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RESOLUTION NO. 4536
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT ORDINANCE NO. 1573,
APPROVING ZONE CHANGE 2025-0001, TO APPLY THE
PLANNED COMMUNITY RESIDENTIAL ZONING DESIGNATION TO AN 8.5-ACRE SITE (ASSESSOR
PARCEL NUMBERS (APNS) 401-401-12, -13, -14, -15, -16,
AND -17) TO ACCOMMODATE THE CONSTRUCTION OF A 145-UNIT RESIDENTIAL CONDOMINIUM PROJECT
The Planning Commission of the City of Tustin, California does hereby resolve as follows:
I. The Planning Commission finds and determines as follows:
A. That a proper application has been submitted by John Stack on behalf of KB
Tustin Plaza, LLC. for Zone Change (ZC) 2025-0001, a request to change the
zoning designation of the 8.5-acre site identified as Assessor Parcel Numbers (APNs) 401-401-12, -13, -14, -15, -16, and -17 from Planned Community
Business Park (PC BUS PARK) to the Planned Community Residential (PC RES)
zoning designation, to accommodate the construction of a 145-unit residential condominium project.
B. That a public hearing was duly called, noticed, and held on said application on November 17, 2025, by the Planning Commission.
C. That the subject property has an established Planned Community Commercial Business (PCCB) General Plan land use designation that provides opportunities
for commercial, industrial, and residential development.
D. That the proposed amendment to the Zoning Ordinance is in the best interest of
the public in that it establishes a zoning designation for the project site that is
consistent with the site’s Planned Community Commercial Business (PCCB) General Plan land use designation and establishes permitted uses and
development standards for the development of the site with residential uses.
E. That the proposed zone change is consistent with the subject site’s established
General Plan land use designation of PCCB and the policies of the General Plan,
as evidenced by the following findings:
(a) That the site is developed with an underutilized office complex.
(b) That residential uses are complementary and beneficial to adjacent residential and commercial uses.
(c) That the project is adjacent to other residential uses, particularly
ATTACHMENT 6
Resolution No. 4536 Page 2
single-family dwellings.
(d) That the proposed zone change is consistent with the General Plan
in that the PC RES zoning designation allows for the development of planned residential uses and is consistent with the following goal
and policies of the General Plan Land Use Element:
1. Goal 1: Provide for a well-balanced land use pattern that
accommodates existing and future needs for housing, commercial
and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate
to provide future City services.
2. Policy 1.1: Preserve the low-density quality of Tustin’s existing single-family neighborhoods while permitting compatible multi-family
development to meet regional housing needs where best suited
from the standpoint of current development, accessibility,
transportation, and public facilities.
3. Policy 1.5: Encourage compatible and complementary infill of
previously bypassed parcels in areas already predominately
developed.
4. Policy 1.7: As part of the City's attraction to business and industry,
provide adequate sites to house future employees.
5. Policy 1.10: Ensure that the distribution and intensity of land uses
are consistent with the Land Use Plan and classification system.
6. Goal 2: Ensure that future land use decisions are the result of sound
and comprehensive planning.
7. Policy 2.2: Maintain consistency between the Land Use Element,
Zoning Ordinances, and other City ordinances, regulations and
standards.
F. That pursuant to the California Environmental Quality Act (CEQA) (Public
Resources Code Section 21000 et seq.), the City of Tustin, as lead agency, determined that an Environmental Impact Report (EIR) should be prepared to
analyze all potential adverse environmental impacts of the Project and
corresponding Zone Change, Subdivision, and Design Review which together are referred to as the “Proposed Project.”
G. That all of the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City of Tustin in the Final EIR, which is sufficiently detailed so
that all of the potentially significant environmental effects of the Proposed Project
have been adequately evaluated.
Resolution No. 4536 Page 3
H. That the EIR prepared in connection with the Proposed Project found that it
would result in a significant and unavoidable impact to historical resources, and
that the EIR sufficiently analyzes both the feasible mitigation measures necessary to avoid or substantially lessen the Proposed Project’s potential
environmental impacts and a range of feasible alternatives capable of eliminating
or reducing these effects in accordance with CEQA and the State CEQA Guidelines.
I. That the Planning Commission has considered the Final EIR along with its Mitigation Monitoring and Reporting Program (MMRP) in its recommendation that
the City Council approve ZC 2025-0001.
II. The Planning Commission hereby recommends that the City Council adopt Ordinance
No. 1573 approving ZC 2025-0001, amending the City’s zoning map to establish a
zoning designation of Planned Community Residential (PC RES) for the 8.5-acre site identified as APNs 401-401-12, -13, -14, -15, -16, and -17, and establishing development
standards for this planned community, as identified in Exhibit A and B attached hereto.
Resolution No. 4536 Page 4
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a special meeting on the 17th day of November, 2025.
TANNER DOUTHIT
Chairperson
ALEXA SMITTLE
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________ MICHAEL DAUDT Assistant City Attorney
Resolution No. 4536 Page 5
STATE OF CALIFORNIA ) COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Alexa Smittle, the undersigned, hereby certify that I am the Planning Commission
Secretary of the City of Tustin, California; that Resolution No. 4536 was duly passed
and adopted at a special meeting of the Tustin Planning Commission, held on the 17th day of November, 2025.
PLANNING COMMISSIONER AYES: _______________________________
PLANNING COMMISSIONER NOES: _______________________________
PLANNING COMMISSIONER ABSTAINED: _______________________________ PLANNING COMMISSIONER ABSENT: _______________________________
ALEXA SMITTLE
Planning Commission Secretary
Exhibit A: Draft Ordinance No. 1573
Exhibit B: Zone Change Exhibit
DRAFT ORDINANCE 1573 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA APPROVING ZONE CHANGE 2025-
0001 TO AMEND THE CITY’S ZONING MAP TO APPLY THE
PLANNED COMMUNITY RESIDENTIAL ZONING
DESIGNATION TO AN 8.5-ACRE SITE (ASSESSOR
PARCEL NUMBERS (APNS) 401-401-12, -13, -14, -15, -16,
AND -17) TO ACCOMMODATE THE CONSTRUCTION OF A
145-UNIT RESIDENTIAL CONDOMINIUM PROJECT
The City Council of the City of Tustin, California does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows
A. That a proper application has been submitted by John Stack on behalf of KB Tustin Plaza, LLC. for Zone Change (ZC) 2025-0001, a request to change the
zoning designation of the 8.5-acre site identified as Assessor Parcel Numbers
(APNs) 401-401-12, -13, -14, -15, -16, and -17 from Planned Community Business Park (PC BUS PARK) to the Planned Community Residential (PC RES) zoning designation to construct 145 residential condominiums.
B. That a public hearing was duly called, noticed, and held on said application on
November 17, 2025, by the Planning Commission.
C. That a public hearing was duly called, noticed, and held on said application on
December 2, 2025, by the City Council, where Ordinance 1573 was introduced and read by title only.
D. That the subject property has an established Planned Community Commercial Business (PCCB) General Plan land use designation that provides opportunities
for commercial, industrial, and residential development.
E. That the proposed amendment to the Zoning Ordinance is in the best interest of the public in that it establishes a zoning designation for the project site that is consistent with the site’s Planned Community Commercial Business (PCCB) General Plan land use designation and establishes permitted uses and
development standards for the development of the site with residential uses.
F. That the proposed zone change is consistent with the subject site’s established General Plan land use designation of PCCB and the policies of the General Plan, as evidenced by the following findings: (a) That the site is developed with an underutilized office complex.
EXHIBIT 6A
(b) That residential uses are complementary and beneficial to adjacent
residential and commercial uses.
(c) That the project is adjacent to other residential uses, particularly single-family dwellings.
(d) That the proposed zone change is consistent with the General Plan in that the PC RES zoning designation allows for the development of planned residential uses and is consistent with the following goal and policies of the General Plan Land Use Element:
1. Goal 1: Provide for a well-balanced land use pattern that
accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services.
2. Policy 1.1: Preserve the low-density quality of Tustin’s existing single-family neighborhoods while permitting compatible multi-family development to meet regional housing needs where best suited from the standpoint of current development, accessibility, transportation, and public facilities.
3. Policy 1.5: Encourage compatible and complementary infill of previously by-passed parcels in areas already predominately developed.
4. Policy 1.7: As part of the City's attraction to business and industry,
provide adequate sites to house future employees.
5. Policy 1.10: Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system.
6. Goal 2: Ensure that future land use decisions are the result of
sound and comprehensive planning.
7. Policy 2.2: Maintain consistency between the Land Use Element, Zoning Ordinances, and other City ordinances, regulations and standards.
G. That pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.), the City of Tustin, as lead agency, determined that an Environmental Impact Report (EIR) should be prepared to analyze all potential adverse environmental impacts of the Project and
corresponding Zone Change, Subdivision, and Design Review which together are referred to as the “Proposed Project.”
H. That all of the requirements of CEQA and the State CEQA Guidelines have been
satisfied by the City of Tustin in the Final EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Proposed Project have been adequately evaluated.
I. That the EIR prepared in connection with the Proposed Project found that it would
result in a significant and unavoidable impact to historical resources, and that the EIR sufficiently analyzes both the feasible mitigation measures necessary to avoid or substantially lessen the Proposed Project’s potential environmental impacts and a range of feasible alternatives capable of eliminating or reducing these effects in accordance with CEQA and the State CEQA Guidelines.
J. That on November 17, 2025, the Planning Commission considered the Final EIR along with its MMRP in its recommendation that the City Council approve ZC 2025-0001.
SECTION 2: That the City Council hereby adopts Ordinance 1573, approving Zone
Change 2025-0001, amending the City’s zoning map to establish a zoning
designation of Planned Community Residential (PC RES) for the 8.5-acre
site identified as APNs 401-401-12, -13, -14, -15, -16, and -17, and
establishing development standards for this planned community, as identified in Exhibit A and B attached hereto. SECTION 3. Severability. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City
Council of the City of Tustin hereby declares that it would have adopted this
ordinance and each section, subsection, sentence, clause, phrase, or
portion thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin on
the __th day of _____, 202_.
AUSTIN LUMBARD Mayor
Exhibit A: Zoning Map Existing/Proposed
Exhibit B: Development Standards (Cypress Grove Planned Community Regulations)
ATTEST:
ERICA N. YASUDA City Clerk
APPROVED AS TO FORM:
DAVID E. KENDIG,
City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, ERICA N. YASUDA, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the member of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1573 was duly introduced and read by title only at a regular meeting of the City Council held on December 2, 2025, and was given its second reading, passed, and adopted at a regular meeting of the City Council held on _______ __, 202_, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED: COUNCIL MEMBER ABSENT:
ERICA N. YASUDA City Clerk
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EXHIBIT A to Ordinance 1573
Amendment to the Zoning Land Use Designation from Planned Community Business Park (PC BUS PARK) to Planned Community Residential (PC RES)
Existing Zoning
Proposed Zoning
CYPRESS GROVE
PLANNED COMMUNITY DISTRICT REGULATIONS
Prepared for the City of Tustin, California
November 2025
EXHIBIT B to Ordinance 1573
City of Tustin | Cypress Grove Planned Community District
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Table of Contents
Cypress Grove Planned Community District Regulations ................................................................................................ 2
1. INTRODUCTION ......................................................................................................................................................... 2
1.1. Project Objectives ................................................................................................................................................ 2
1.2. Project Setting ....................................................................................................................................................... 2
1.3. Existing Conditions .............................................................................................................................................. 3
1.4. Key issues ............................................................................................................................................................... 4
2. STATISTICAL SUMMARY .............................................................................................................................................. 4
2.1. Cluster .................................................................................................................................................................... 4
2.2. Townhomes........................................................................................................................................................... 5
3. LAND USE REGULATIONS ............................................................................................................................................ 5
3.1. Purpose and Intent .............................................................................................................................................. 5
3.2. Permitted and Conditionally Permitted Uses .............................................................................................. 5
3.3. Development Standards ..................................................................................................................................... 5
3.4. Open Space ............................................................................................................................................................ 6
3.5. Fences and Walls ................................................................................................................................................. 6
3.6. Signage ................................................................................................................................................................... 7
3.7. General Parking Requirements ......................................................................................................................... 7
3.8. Private Drives ........................................................................................................................................................ 8
3.9. Other Development Standards ......................................................................................................................... 8
4. IMPLEMENTATION AND ADMINISTRATION ............................................................................................................ 8
4.1. Responsibility ......................................................................................................................................................... 8
4.2. Interpretations ...................................................................................................................................................... 8
4.3. Modifications .......................................................................................................................................................... 9
4.4. Subdivisions ............................................................................................................................................................ 9
4.5. Variances, Conditional Use Permits, and Other Discretionary Actions .................................................. 9
4.6. Amendment to District Regulations ................................................................................................................ 9
4.7. Enforcement .......................................................................................................................................................... 9
4.8. Severability Clause ............................................................................................................................................... 9
4.9. Design Review ...................................................................................................................................................... 9
5. CONCEPTUAL DEVELOPMENT PLANS. .................................................................................................................... 10
Figure 1: Local Vicinity ................................................................................................................................................................ 3
Table 1: Proposed Home Types ................................................................................................................................................ 5
Table 2: Parking Requirements ................................................................................................................................................. 7
Figure 2: Conceptual Development Plan.............................................................................................................................. 10
Figure 3: Conceptual 17th Street and Prospect Ave. Elevations ...................................................................................... 10
Figure 5: Typical Paseo Concepts ........................................................................................................................................... 12
Figure 6: Recreation Center Concept ................................................................................................................................... 13
Figure 7: Conceptual Monumentation Signage .................................................................................................................. 14
City of Tustin | Cypress Grove Planned Community District
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Cypress Grove Planned Community District Regulations
1. INTRODUCTION
The Cypress Grove Planned Community District (“PCD”) Regulations represent the orderly plan to
develop a new high-quality residential community in the City of Tustin. This section outlines the project
objectives, project setting, existing conditions, and keyways in which the Cypress Grove Planned
Community implements the City’s General Plan vision and improves the quality of life in the City.
1.1. Project Objectives
The regulations set forth in this set of District Regulations for the Cypress Grove Planned Community District
have been established to satisfy the Planned Community District requirements of the Tustin City Code
and to provide diversification among the relationship of uses, buildings and structures in planned building
groups. These regulations provide direction for the orderly development of 145 attached and detached
residential units on the existing 8.50-acre Tustin Financial Plaza office park site in the City of Tustin. The
application of these regulations and development standards are intended to achieve the following major
objectives:
• Creation of site development standards that are compatible and complimentary to the surrounding
character and existing uses of the Project site.
• Increase the number of housing opportunities available in Tustin to ensure the City provides its fair share
of housing units within a variety of income categories.
• Increase flexibility in allowed uses and development potential in an underutilized area of the City of Tustin.
• Promote a diverse housing stock with products that are offered at a range of sizes and density.
Development within the Cypress Grove Planned Community shall occur consistently with these Planned
Community District Regulations, including the Conceptual Development Plans in Section 5.0.
1.2. Project Setting
The Tustin Cypress Grove project is a 8.50-acre site located at the southeast corner of 17th Street and
Prospect Avenue in the City of Tustin, east of California State Route 55 (Costa Mesa Freeway).
Regional Location
The City of Tustin is located in central Orange County and is bordered by Irvine to the south and east,
unincorporated portions of the County of Orange and the City of Orange to the north, and Santa Ana to the
south and west. The City encompasses 11.082 total square miles, with a population of approximately
80,276 residents (2022). Access to the Cypress Grove site is provided via I-5 and SR-55 (Costa Mesa
Freeway), which intersect directly southwest of the project area.
City of Tustin | Cypress Grove Planned Community District
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Figure 1: Local Vicinity
Local Context
The Cypress Grove site is located 1.6 miles north of the Old Town Commercial area in Tustin. To the north
of the project area is retail and office development along with the Trinity United Presbyterian Church. The areas to
the east and south are single-family residential neighborhoods. There is retail and office west of the project.
Existing vehicular access to the site is provided along 17th Street to the north and Prospect Avenue to the
west.
1.3. Existing Conditions
Property on the site currently serves as office park with five (5) buildings and associated parking. None of
the existing structures will be retained as part of the project, and demolition of any existing on-site
structures will occur before project grading begins.
City of Tustin | Cypress Grove Planned Community District
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General Plan
Under the Tustin General Plan, the project site is designated Planned Community Commercial/Business (“PCCB”)
in the City’s General Plan (“GP”). The GP states that the PCCB designation permits residential in addition to a
mix of commercial and office uses such as hotel/motels, commercial centers, research and development, and
professional offices. (GP Land Use Element at p.34.) “The Planned Community Commercial designation may also
permit other uses (such as residential uses)” and establishes an overall population density range for residential
uses within the PCCB designation of 2 to 54 persons per acre. (GP Land Use Element at p. 44.)
Zoning
The project includes a request to rezone the site from Planned Community Business Park (PC BUS PARK)
to Planned Community Residential (PC RES) which allows for development consistent with an approved
development plan. Tustin City Code Section 9244 explains that the purpose of the Planned Community
District is to allow “diversification of the relationships of various buildings, structures and open spaces in
planned building groups while ensuring substantial compliance with the district regulations and other
provisions” of the Tustin City Code. The development standards applicable to a Planned Community District
are those identified in the adopted Planned Community District and development plan.
1.4. Key issues
The land uses and design standards for the PC align with Tustin General Plan goals to:
• Provide high quality residential development that is consistent with the residential density assumptions in
the General Plan.
• Establish a well-planned development that provides visual and functional compatibility with adjacent
residential neighborhoods.
• Create a walkable and bikeable environment by strategically placing residential uses near commercial uses
and transit options.
• Provide housing to assist the City in meeting its Regional Housing Need Allocation (RHNA) as identified by
Southern California Association of Governments (SCAG) and assist in reducing the housing shortage in
southern California.
• Provide housing in areas that have existing family services, such as schools and parks.
• Promote a diverse housing stock with products that are offered at a range of sizes and density.
• Increase flexibility in allowed uses and development potential in an underutilized area of the City of Tustin.
• Provide new for-sale market rate housing options in the City of Tustin.
2. STATISTICAL SUMMARY
The Cypress Grove project includes two product types (Cluster and Townhomes) that have been designed
to blend harmoniously with the surrounding neighborhood and the existing single-family homes. The project
supports a range of unit sizes from three- and five-bedroom floor plans that meet the housing needs of the
community. The Cypress Grove project allows for the development of 145 residential units. Table 1 outlines
the proposed product details.
2.1. Cluster
Cluster homes range in size from 2,280 to 2,920 square feet, utilizing four (4) different creative floorplans. A
total of 62 Cluster units are proposed. Cluster units are Single Family detached buildings and are three (3)
stories tall. All Cluster units include two-car attached garages (side-by-side) or two one-car garages accessed
from private drives.
City of Tustin | Cypress Grove Planned Community District
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2.2. Townhomes
Townhomes homes range in size from 1,782 to 2,100 square feet, featuring three (3) separate floorplans.
Townhomes homes are in packs (for a total of 83 units) and are generally located along the project’s western
and northern boundary parallel Prospect Ave and 17th Street. All Townhomes units are three (3) stories. All
Townhomes units include two-car attached garages (side-by-side) accessed from private drives C, D, E, F,
G and H. Table 1: Proposed Home Types
Home Type Units Range of Unit Sizes (approximate) Unit Groupings Cluster 62 2,280 SF – 2,920 SF 1 unit/building
Townhomes 83 1,782 SF – 2,100 SF 3 – 9 units/building
3. LAND USE REGULATIONS
The land use regulations and development standards contained within this document act as a principal
part of the controlling mechanism for implementation of the Planned Community District designation.
Standards set forth in this Section will ensure that development within the Cypress Grove Planned
Community proceeds in a consistent and appropriate manner.
3.1. Purpose and Intent
To accommodate the proposed development’s variety of home types, variations from the City zoning
regulations are necessary. The City’s Planned Community Residential district provides the mechanism for
creating special land use regulations to best meet the needs of the project area. These custom-tailored
regulations support the project’s integration into the existing neighborhood and help create a more
pedestrian-friendly, walkable environment along 17th Street to take advantage of the urbanized, in-fill
character of the area.
3.2. Permitted Uses
The following uses shall be permitted in the Cypress Grove Planned Community:
• Single-family dwellings
• Multiple-family dwellings
• Home occupations
All uses not specifically listed above are prohibited in the project area. Additionally, temporary uses are
subject to provisions of Tustin City Code.
3.3. Development Standards
The development standards contained in this PCD document solely apply to the subject site and supersede
all provisions, standards, and requirements of Tustin City Code, except in instances where the district
regulations remain silent. If a conflict arises between the regulations contained in this code and the Tustin
City Code, then the standards in this chapter shall take precedence.
• Gross Density: 17.06 du/ac (averaged across the 8.5-acre project site)
• Maximum Lot Coverage: 45%
• Maximum Height: 40 feet/3 stories
City of Tustin | Cypress Grove Planned Community District
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Setbacks to Buildings and Property Lines:
• Minimum setback building-to-property-line: 6 feet
• Minimum setback building-to-building: 8 feet
• Minimum setback building-to-interior-street/sidewalk: 2 feet.
Setbacks for Accessory Structures (firepits, trellises, patio covers, etc.)
• Trellises, patio covers, walls, fire pits, and other similar accessory structures and/or equipment are
permitted to encroach within any setback as long as the structure and/or equipment complies with
applicable Building Code requirements.
3.4. Open Space
The Cypress Grove community presents a complete landscape program with ample private and common
open space to serve the active and passive recreation needs of its residents. Private open space will be
maintained by the property owner and common open space will be perpetually owned and maintained by
the Homeowners Association.
Private Open Space
Private open space provides individual outdoor areas where residents can enjoy themselves in relative
privacy. These spaces may take the form of yards, patios, or balconies and be designed to allow residents to
relax, gather, garden, and/or eat in an outdoor environment. Cypress Grove requires a minimum of 100
square feet of private open space per unit.
Common Open Space
Cypress Grove also provides common open space, and pedestrian paseos. A minimum of 300 square feet
of common open space is required per unit, including both active and passive elements like a central
activity area and pedestrian paseos. The landscape area near the vehicle entrance into the community has
an informal “garden” aesthetic to fit the existing streetscape character. The recreation area central to the
project features a natural play element, adventure play, seating and bike racks with central decorative
features and lawn area.
The pedestrian paseos provide passive open spaces where people can walk, sit or gather in small groups
located between residential buildings. Landscaped parkways are located throughout the community,
providing an additional amenity for residents looking to take a leisurely walk with their family or pet. “No
outlet” signage will be installed at the entrance of all alleys to convey paseo access is for residents only.
3.5. Fences, Walls, and Signage
Cypress Grove is designed to blend harmoniously with the existing urbanized nature of the surrounding
area, which includes single-family homes, professional offices, commercial, and institutional uses, and as
such, the project features only a limited number of fences and walls. The intent is for the community to
feel open and welcoming, while still providing the necessary protection and security for its recreational
facilities, residents and guests. A minimum 6-ft tall fence will be installed along the eastern and southern
property lines where the site abuts existing single-family homes, and an evergreen hedge will be installed
alongside the fence that will be a minimum of 8-ft tall at installation and be maintained to a minimum height
City of Tustin | Cypress Grove Planned Community District
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of 15 feet at maturity.
Private Front Yards
Private open space is delineated on the architectural open space exhibit to mark the difference between
personal private space belonging to a specific unit (and maintained by that unit) and common open space
accessible to the community (maintained by the homeowner’s association).
Signage
Monumentation identifying the project will be sited within the project site boundary on the southeast
corner of Prospect Avenue and 17th Street, in compliance with the Tustin City Code and subject to final
approval of a master sign program. Signage may read “Cypress Grove”; final signage content and design
will be provided by the City prior to issuance of building permits.
3.6. General Parking Requirements
A minimum of two (2) enclosed garage spaces shall be provided for each dwelling unit (290 covered
spaces). In addition, a minimum of 0.25 guest spaces per unit is required (36 uncovered guest spaces). Table 2: Parking Requirements
Home Type Units Required Covered Spaces Required Guest Spaces Cluster 92 124 15
Townhomes 48 166 21
Total 145 290 36
On-site, the project provides the required 290 covered parking spaces and exceeds the required guest
spaces by providing 40 guest spaces (4 more than required); overall, the project provides 330 parking
spaces on-site.
Parking area dimensions, locations, and access shall conform to the Tustin City Code. At a minimum,
garages shall be 20’x20’ inside clear dimension. Each residential garage shall be designed and constructed
to be electric vehicle charging station (EVCS) ready. Open parking spaces shall be a minimum of 9’x19’
feet deep including any bumper overhang and 8’ x 22’ parallel stalls. Up to a two (2) foot overhang may
be permitted into a landscape planter or sidewalk area provided the sidewalk has sufficient width to
comply with accessibility requirements. In the guest parking area, at least one space shall be EVCS ready.
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3.7 Private Roads
Private roads with no guest parking (parallel or pull-in) within the travel way shall have a minimum travel
way width of 20 feet curb face-to-curb face. Private roads with on-street guest parking shall have a
minimum travel way width of 24 feet.
Sidewalks are not required within private roads but are provided to create key pedestrian connections
within the community. Sidewalks, where provided, shall be designed in accordance with Standard B102 of
the City’s Construction Standards for Private Streets, Storm Drains, and On-Site Private Improvements,
and shall be subject to compliance with applicable accessibility requirements of the Americans with
Disabilities Act, Title 24 of the California Building Code as locally amended, and the Department of
Housing and Urban Development’s Fair Housing Accessibility Guidelines.
3.8. Other Development Standards
Any development standards which are not specifically identified within the District Regulations shall be
subject to the applicable provisions of the Tustin City Code.
City of Tustin | Cypress Grove Planned Community District
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4. IMPLEMENTATION AND ADMINISTRATION
Administration of the provisions of these regulations shall be undertaken by the City of Tustin in
accordance with the State of California Government Code, Subdivision Map Act, the Tustin General Plan
and the Tustin City Code. Other documents have been prepared and processed concurrently with the
adoption of the Cypress Grove Planned Community Regulations, including a Zoning Change.
4.1. Responsibility
The Community Development Department of the City of Tustin shall be responsible for the administration
and enforcement of provisions of these regulations.
4.2. Interpretations
If ambiguity arises concerning the appropriate application of provisions contained in these PC Regulations,
the Community Development Director shall make the appropriate determination. In making a
determination, the Director shall consider the following, but not by way of limitation:
• Prior administrative interpretation of similar provisions;
• General intent and purpose of these District Regulations;
• Provisions contained in the General Plan; and,
• Other provisions of the Tustin City Code where standards do exist.
Any decision of the Director may be appealed to the Planning Commission.
4.3. Modifications
The characteristics and amenities of the Cypress Grove PC are to be implemented through adoption of
development plans. Any modifications to the approved development plans shall be processed in
accordance with the provisions of the Tustin City Code. However, minor modifications that are consistent
with the intent and purpose of this PC may be approved by the Community Development Director.
4.4. Subdivisions
All divisions of land shall be processed in accordance with the Tustin City Code and State Subdivision Map
Act.
4.5. Variances, and Other Discretionary Actions
All applications shall be processed in accordance with the Tustin City Code.
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4.6. Amendment to District Regulations
Any amendment to these PC Regulations contained herein which change the allowed uses within the
development, impose any regulation upon property not henceforth imposed, or removes or modifies any
such regulation shall be initiated and processed in the same manner set forth in the Tustin City Code for
amending the Zoning Code.
4.7. Enforcement
The District Regulations are adopted by Ordinance and are therefore subject to penalty provisions of the
Tustin City Code. Specifically, violations of land use or development standards shall be subject to penalty
provisions and citation procedures of the Tustin City Code, in addition to the City’s authority to seek civil
litigation in a court of law.
4.8. Severability Clause
If any part, section, subsection, paragraph, subparagraph, sentence, clause, phrase, or portion of these
Development Regulations is held to be invalid, unconstitutional, or unenforceable by a court of competent
jurisdiction, such decision(s) shall not affect the validity of the remaining portions of these PC Regulations.
The Tustin City Council hereby declares that these PC Regulations and each part, subsection, paragraph,
sentence, clause, phrase, or portion thereof would have been adopted irrespective of the fact that one or
more portions of the PC Regulations may be declared invalid, unconstitutional, or unenforceable.
4.9. Design Review
The Cypress Grove project is subject to the City of Tustin’s Design Review requirements, as outlined in Tustin
City Code Section 9272, Design Review. The intent of the Design Review process is to ensure high-quality
exterior design, development and maintenance of structures, landscaping, and general appearance. Prior
to the issuance of any building permit, the Community Development Director shall approve, at a minimum,
the site plan, elevations, and landscaping for such development. Development shall commence within two
years of approval, otherwise, a new evaluation and review shall be required prior to any development,
consistent with Tustin City Code Section 9272, unless otherwise authorized by the Community
Development Director.
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5. CONCEPTUAL DEVELOPMENT PLANS
The following pages identify the conceptual development plans included in the original development
application. The conceptual exhibits are provided for reference only, and minor modifications are
acceptable without a change to these PC Regulations so long as the original intent and purpose is
maintained. See the Tentative Tract Map and Architectural Package for complete details on the Cypress
Grove project. Figure 2: Conceptual Development Plan
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Figure 3: Conceptual 17th Street and Prospect Ave. Elevations
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Figure 4: Conceptual Architecture Styles
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Figure 5: Typical Paseo Concepts
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Figure 6: Recreation Center and Public Park Concept
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Figure 7: Conceptual Monumentation Signage
Note: Conceptual only. Signage subject to master signage program ultimately approved by and on file with the Community Development Department.
EXHIBIT 6B
Amendment to the Zoning Land Use Designation from Planned Community Business Park (PC BUS PARK) to Planned Community Residential (PC RES)
Existing Zoning
Proposed Zoning