HomeMy WebLinkAbout11-ATTACHMENT CDocusign Envelope ID: 9B36COB2-9518-4F53-A002-5F84613649FD
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I Z F,AGENDA REPORT
MEETING DATE
TO
FROM
NOVEMBER 17, 2025
PLANNING COMMISSION
COMMUNITY DEVELOPMENT DEPARTMENT
Attachment C
SUBJECT: ZONE CHANGE (ZC) 2025-0001, VESTING TENTATIVE TRACT MAP 19390
(SUB 2025-0001), DESIGN REVIEW (DR) 2025-0004, AND CONSIDERATION
OF A FINAL ENVIRONMENTAL IMPACT REPORT FOR THE DEVELOPMENT
OF 145 RESIDENTIAL UNITS AT THE SOUTHEAST CORNER OF 17TH
STREET AND PROSPECT AVENUE
APPLICANT: KB TUSTIN PLAZA, LLC (KINGSBARN REALTY CAPITAL)
ATTN: JOHN STACK
2500 SAND HILL ROAD, SUITE 320
MENLO PARK, CA 94025
PROPERTY OWNER: KB TUSTIN PLAZA, LLC (KINGSBARN REALTY CAPITAL)
ATTN: PHILIP MADER
2500 SAND HILL ROAD, SUITE 320
MENLO PARK, CA 94025
LOCATION: 17772, 17862, 17822, 17782, & 17852 17TH STREET
(AP Ns: 401-401-12, -13, -14, -15, -16, AND -17)
GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL/BUSINESS (PCCB)
ZONING: EXISTING: PLANNED COMMUNITY BUSINESS PARK (PC BUS
PARK)
PROPOSED: PLANNED COMMUNITY RESIDENTIAL (PC RES)
REQUESTS: 1. ZONE CHANGE (ZC) 2025-0001 TO REZONE THE SITE FROM
PLANNED COMMUNITY BUSINESS PARK (PC BUS PARK) TO
PLANNED COMMUNITY RESIDENTIAL (PC RES), AND ADOPT
A NEW PLANNED COMMUNITY DEVELOPMENT PLAN TO
ESTABLISH RESIDENTIAL USES AND DEVELOPMENT
STANDARDS FOR THE CONSTRUCTION OF 145 RESIDENTIAL
CONDOMINIUMS ON AN 8.5-ACRE SITE.
2. VESTING TENTATIVE TRACT MAP (VTTM) 19390/SUBDIVISION
(SUB) 2025-0001 TO SUBDIVIDE THE PROPERTY FOR
CONDOMINIUM PURPOSES TO CONSTRUCT A TOTAL OF 145
RESIDENTIAL CONDOMINIUMS.
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3. DESIGN REVIEW (DR) 2025-0004 TO ADOPT THE DESIGN AND
SITE LAYOUT OF 145 RESIDENTIAL CONDOMINIUMS ON
APPROXIMATELY 8.5 ACRES.
4. CONSIDERATION OF FINAL ENVIRONMENTAL IMPACT
REPORT (FEIR) FOR ZC 2025-0001, VTTM 19390/SUB 2025-
0001, AND DR 2025-0004.
RECOMMENDATION:
That the Planning Commission:
Adopt Planning Commission (PC) Resolution No. 4535, recommending that the City Council
(CC) adopt CC Resolution 25-65, certifying the Final Environmental Impact Report (FEIR)
and adopting the Findings of Fact, Statement of Overriding Considerations, and Mitigation
Monitoring and Report Program (MMRP) for Zone Change (ZC) 2025-0001, Vesting
Tentative Tract Map (VTTM) 19390/Subdivision (SUB) 2025-0001, and Design Review (DR)
2025-0004.
2. That the Planning Commission adopt PC Resolution No. 4536, recommending that the City
Council adopt Ordinance No. 1573 to approve:
a. ZC 2025-0001 to rezone the site from Planned Community Business Park (PC BUS
PARK) to Planned Community Residential (PC RES) and adopt a new development
plan to establish permitted residential uses and development standards for the
construction of 145 residential condominiums on approximately 8.5 acres.
3. That the Planning Commission adopt PC Resolution No. 4537, recommending that the City
Council adopt Resolution No. 25-66 to approve:
a. VTTM 19390/SUB 2025-0001 to subdivide the property for condominium purposes to
construct 145 residential condominiums on approximately 8.5 acres.
b. DR 2025-0004 for the design and site layout of 145 residential condominiums on
approximately 8.5 acres.
APPROVAL AUTHORITY:
• Zone Change
Government Code Section 65854 requires that the Planning Commission hold at least one (1)
public hearing before making a recommendation to the City Council on a Zone Change. Tustin
City Code (TCC) Section 9244e states that a zone change to establish a Planned Community
(PC) District shall be made pursuant to TCC Section 9295. TCC Section 9295 authorizes the
City Council to consider ZCs upon recommendation of the Planning Commission.
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Vesting Tentative Tract Map/Subdivision
TCC Section 9321 b authorizes the Planning Commission to take action on Tentative Maps;
however, since the proposal includes a Zone Change application, which requires City Council
approval, VTTM 19390/SUB 2025-0001 shall be forwarded to the City Council for concurrent
consideration.
• Design Review
TCC Section 9272 authorizes the Community Development Director to consider DR
applications; however, since the proposal includes a Zone Change application, which requires
City Council approval, DR 2025-0004 shall be forwarded to the City Council for concurrent
consideration.
• Final Environmental Impact Report (FEIR)
Pursuant to CEQA Guidelines Section 15025(c), when an advisory body, such as a Planning
Commission, is required to make a recommendation on a project to a decision -making body,
such as the City Council, the advisory body shall also review and consider the EIR in draft or
final form.
SUMMARY:
The applicant proposes to construct Cypress Grove, a 145-unit residential condominium
community on an 8.5-acre site (17.06 dwelling units per acre). The project requires the demolition
of five existing commercial office buildings that occupy the site, presently known as Tustin
Financial Plaza. The proposed construction includes 62 single-family detached cluster units and
83 single-family attached townhomes. The applicant requests a Zone Change from Planned
Community Business Park (PC BUS PARK) to Planned Community Residential (PC RES), a
Vesting Tentative Tract Map (VTTM) to subdivide the property for condominium purposes, and
Design Review for the site layout and architecture.
Pursuant to the California Environmental Quality Act (CEQA), an environmental assessment was
conducted to determine if the proposed project would have a significant impact on the surrounding
area, and if so, whether those impacts can be mitigated to a level that is less than significant. As
part of the analysis, the Tustin Financial Plaza was identified as being eligible for listing in the
California Register of Historical Resources. Consequently, its proposed demolition constitutes a
significant and unavoidable impact under CEQA, which necessitated the preparation of an
Environmental Impact Report (EIR). The EIR also evaluated other environmental categories, and
concluded that for the other considerations the project either had no potential to cause a
significant impact, or the significant impacts that could be created, such as impacts to air quality
and tribal cultural resources, can be mitigated to a level that is less -than -significant.
The Planning Commission's role is to provide a recommendation on the application requests to
the City Council, including a request regarding the Final EIR. Because the project would result in
a significant and unavoidable impact, CEQA requires the City Council to adopt a Statement of
Overriding Considerations if it chooses to approve the project. Staff recommends the Planning
Commission recommend certification of the FEIR and approval of the project to the City Council.
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BACKGROUND:
Site Location and Existing Conditions
The 8.5-acre project site is located at the southeast corner of 17th Street and Prospect Avenue.
The site consists of six parcels (APNs 401-401-12 through -17) and is currently developed with
the Tustin Financial Plaza, a commercial office complex constructed in the early 1970s (Fig. 1).
The Tustin Financial Plaza includes five buildings totaling approximately 193,000 square feet of
office space. Four two-story buildings are situated at the corners of the property, with a larger
four-story building in the center. The remainder of the site consists of surface parking lots, drive
aisles, and ornamental landscaping. Vehicular access is currently provided from both 17th Street
and Prospect Avenue.
Figure 1. Existing Site
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The project site is located in a developed urban area and is surrounded by a mix of land uses. To
the north, across 17th Street, and to the west, across Prospect Avenue, are commercial and office
uses located within Tustin's jurisdictional boundary. The site directly abuts single-family
residential neighborhoods to the east and south, which are within the unincorporated community
of North Tustin (County of Orange jurisdiction).
The property has a General Plan land use designation of Planned Community
Commercial/Business (PCCB), a flexible designation that correlates with both commercial and
residential zones. The site is zoned Planned Community Business Park (PC BUS PARK), which
limits the site to office and business park uses. Therefore, a Zone Change Planned Community
Residential (PC RES) is requested to allow a new development plan for the site, which would
allow residential uses and establish residential development standards consistent with the
General Plan.
Project Description
The applicant proposes to redevelop the 8.5-acre Tustin Financial Plaza site with a 145-unit for -
sale residential community known as Cypress Grove (Fig. 2). The project involves the demolition
of the five existing commercial office buildings and the construction of 62 single-family detached
cluster homes and 83 single-family attached townhomes. The overall density of the project is
17.06 dwelling units per acre.
40
Nil
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The project includes significant site improvements, including the closure of existing driveways on
17th Street and the reconstruction of a new, single vehicular access point on Prospect Avenue.
An internal private drive will provide circulation throughout the site. The development will feature
a variety of three-story homes with different architectural styles, including Spanish, Farmhouse,
Craftsman, and Abstract Traditional. A 0.19-acre recreational park is proposed as a central
amenity. Each home will have a two -car garage (total of 290 garage spaces), and 40 unassigned
guest parking spaces will be provided on -site.
ANALYSIS:
Zone Change (ZC) 2025-0001
The site is currently zoned Planned Community Business Park (PC BUS PARK), which does not
permit residential development (Fig. 3). The applicant requests a Zone Change to Planned
Community Residential (PC RES) to establish development standards for, and allow construction
of, the proposed 145-unit residential community (Fig. 4).
Figure 3. Existing Zoning
Single Family Residential,
A County of Orange
ArboEada Way IF
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Figure 4. Proposed Zoning
Single Family Residential,
County of Orange j,
Arbolada Way
The site's General Plan designation is Planned Community Commercial/Business (PCCB), which
accommodates zoning districts that allow commercial, office, and residential uses. The General
Plan PCCB designation establishes a maximum residential population density of 54 persons per
acre.
As detailed in the Draft EIR, the average household size for comparable medium -density
residential development in Tustin is 2.73 persons per dwelling unit. For the 145 proposed
residential units, this yields an estimated project population of 396 new residents (145 units x 2.73
persons/unit). When this population is distributed over the 8.5-acre site, the project results in a
population density of approximately 46.6 persons per acre (396 residents = 8.5 acres). This
density is within the maximum of 54 persons per acre permitted by the PCCB General Plan
designation. Because the proposed residential use is consistent with the density and use
provisions of the General Plan, the requested Zone Change to PC RES is considered compatible
with the General Plan.
The application for a Zone Change to PC RES includes a new Development Plan for the site,
otherwise referred to as the Cypress Grove Planned Community Regulations (see Exhibit 6A).
Approval of the Zone Change would formally adopt this document and establish the permitted
land uses, development standards (such as setbacks, building height, lot coverage, required
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parking, etc.), and landscaping requirements that will govern the construction and operation of
the Cypress Grove planned community.
Design Review (DR) 2025-0004
The project site is located at the intersection of two arterial streets, 17th Street and Prospect
Avenue. 17th Street is generally characterized by a mix of multi -story commercial, office, and
institutional uses with building heights and massing distinct from the surrounding single-family
neighborhoods, as exemplified by the existing office buildings to be demolished, which are two
and four stories tall. The proposed three-story townhomes, with a maximum height of 40 feet, are
designed to be compatible with this existing commercial scale along the street frontages. The
proposed townhome placement creates an urban edge along the corridors, while the interior of
the site consists of detached cluster homes.
Architecture
The project proposes a mix of architectural styles. All buildings of both the single-family attached
townhomes and single-family detached cluster homes are three stories in height, and will not
exceed a maximum height of 40 feet. The project complies with the proposed Planned Community
Regulations (see Exhibit 6A) including standards such as setbacks, lot coverage, height, parking,
and more.
The attached townhomes will be located along the north and west extent of the site, closer to the
street frontages. Townhomes will feature a Spanish architectural style and will range in size from
three -unit to nine -unit townhome buildings (Figures 5A and 5B). There townhomes propose a total
of three available floor plans, ranging from three (3) bedrooms/2.5 baths and 1,782 SF to four
bedrooms/3.5 baths and 2,100 SF (see Attachment 3A for complete floor plans and elevations).
Figure 5A. Three -unit Townhome Elevation
PLAN 2XR PLAN '
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Figure 513. Nine -unit Townhome Elevation
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The single-family detached cluster homes will incorporate Farmhouse, Craftsman, and Abstract
Traditional designs (Fig. 6). The designs use varied rooflines, articulated facades with decorative
materials, such as board and batten siding, and a complementary color palette to reduce the
perceived mass and scale of the buildings. The homes will have a total of four available floor
plans, ranging from four bedrooms/3.5 baths and 2,281 SF to five bedrooms/3.5 baths and 2,891
SF (see Attachment 3A for complete floor plans and elevations).
Figure 6. Cluster Unit Architectural Styles
_'"I
B-CRAFT MAN
A - ABSTRACT TRADMO N qL
lag
I I
C - FARMHOUSE
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Open Space
The project provides 46,131 square feet (SF) of common open space for residents, including a
0.19-acre central recreational park that will serve as a community focal point with a gathering
space, lawn, and play elements (Fig. 7). Each home will also have at least 100 SF of private open
space (such as a yard, patio, or balcony), with some units having more than 500 SF, depending
on the floor plan.
Figure 7. Central Recreation Area
Legend
OCOMMUNITY GAT HE R ING SPACE(59GSF)
OLAW N AREA(3.3 SF)
ONATURE PLAY ELEMENT AREAS
(APROX. 900 SF TOTAL]
OADVENTURE PLAY
OSEATING
OACCENT TREE
OPARKING
OADJACENT PASEO CONNECTION
gO BICYCLE RACKS
Imepes belowpmvide design mtenL full specifi'calrvns,
cobrs and maferrals wilt he provided Tar reurew and
approval with the Consrtucliwr Gocamenh,
Parkland Dedication (Quimby Act)
Pursuant to the Quimby Act and TCC Section 9331d, the applicant must dedicate land or pay an
in -lieu fee for park and recreational facilities. Based on the project's density of 17.06 dwelling units
per acre, the code requires a parkland dedication of 0.0067 acres per unit. For the 145 proposed
units, this results in a total requirement of 0.9715 acres.
TABLE 1
Required Park Land Dedication
TCC Requirement 9331d2 Park Land Per Proposed Units Total Required
Unit Park Land Dedication
Formula for Dedication 0.0067 acres 145 units 0.9715 acres
Park In -Lieu Fee Fee Based on Value of Land, Based on Fair Market Value as
Determined by TCC
TCC Section 9331 d(5) allows for the allocation of a "credit" for recreational areas provided on -
site that exceed the TCC requirements. The applicant is not proposing to dedicate a common
open space area in excess of the minimum required for the project, therefore the applicant must
pay an in -lieu fee for the full 0.9715-acre requirement. Pursuant to TCC Section 9331 d(3), the fee
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would be based on the fair market value of the land, and must be paid prior to issuance of a
certificate of occupancy.
Circulation, Parking and Access
The community is organized around a central looped drive aisle, with homes oriented inward. A
key design feature is the reconfiguration of site access: the two existing driveways on 17th Street
will be removed and replaced with a new Class I off-street bike path, enhancing pedestrian and
bicycle safety and connectivity along the 17th Street corridor. Improvements will be made to the
easterly signalized intersection at Prospect Avenue and 17th Street, in order to accommodate the
proposed project.
All vehicle access will be consolidated to a single entry point on Prospect Avenue. The internal
private drive provides access to each home's two -car garage (total of 290 garage parking spaces)
as well as 40 surface guest parking spaces, for a total of 330 parking spaces on site. This is
consistent with the parking requirement within the proposed Cypress Grove Planned Community
Regulations, which is one two -car garage and 0.25 guest parking spaces per unit.
The proposed parking standard has been compared to the parking requirements in the Zoning
Code. The proposed standard for the townhome units is consistent with the Zoning Code's multi-
family residential parking, which requires two resident parking spaces per unit, and one guest
space for every four units. The applicant's proposed standard of two garage spaces for each unit
slightly deviates from the Zoning Code's single-family dwelling parking requirement, which
requires a five -bedroom dwelling to have a three -car garage, though the Zoning Code does not
require guest spaces for single-family dwellings. However, in regard to guest parking, it should
be noted that traditional single-family developments have driveways for a residence's private use,
which the proposal does not provide.
Lighting, Landscaping and Privacy
The proposed outdoor lighting is typical of residential uses and includes light poles, bollard
lighting, wall lights, and more. Light fixtures will be installed or equipped in such a way as to
eliminate light spillover on adjacent residential properties along the eastern and southern property
lines. Lighting will comply with the Tustin Security Ordinance, and compliance will be verified at
plan check, pursuant to the conditions of approval.
The proposed landscape plan features water efficient design and includes a variety of plant
species. Shrubs, trees, and groundcover will provide screening and aesthetic treatment along all
property lines. To provide privacy for adjacent residents, a six -foot -high wall will be maintained
along the eastern and southern property lines as required by the City Code (TTC Sec.
9271 i(2)(b)). Additionally, to create a buffer between the new community and the existing single-
family homes, and the project will be conditioned to provide an evergreen hedge along the east
and south property lines, which will be a minimum of eight (8) feet tall at installation, and
maintained at a minimum height of 15 feet at maturity (Fig, 8). Final landscape plans will be
submitted to staff prior to issuance of building permits.
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Figure 8. Edge Condition at Existing Residential Boundary
OF
- MIN.
f
Walk
Proposed Development
Existing
Residence
Subdivision (SUB) 2025-0001 / Vesting Tentative Tract Map 19390
Vesting Tentative Tract Map (VTTM) 19390 is a subdivision of the 8.5-acre property to facilitate
the creation of 145 for -sale residential condominium units. This map is the necessary entitlement
to create individual ownership of the proposed homes and to formally establish the common areas
for shared use by future residents, which will be managed by an HOA. These common areas
include features such as the internal access drive aisle, recreational common space, guest
parking areas, and more. Covenants, Conditions, and Restrictions (CC&Rs) would be required
for the project, as these mechanisms are necessary to provide for the maintenance of the common
areas and facilities throughout the project site.
The "vesting" nature of the map provides the applicant with the right to proceed with development
in substantial compliance with the ordinances, policies, and standards in effect at the time the
map application was deemed complete. Staff has reviewed the proposed map and has
determined that it is consistent with the requirements of the Subdivision Map Act, the Tustin
Subdivision Code, and the General Plan.
Other Agencies' Input
In compliance with the State Subdivision Map Act, the City sent letters and a copy of the VTTM
19390 to affected agencies for comment. By the conclusion of the comment period only one
agency had responded with comments (OC Sanitation District) (Attachment 4). The comments
were typical in nature, principally ensuring responsibilities for certain pieces of infrastructure were
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attributed to the proper agency. The comments were addressed to the satisfaction of the OC
Sanitation District, and the updated VTTM is included as part of Attachment 3.
Environmental Review (CEQA)
The City prepared a Final Environmental Impact Report (FEIR) for the project (State Clearinghouse
Number 2025060042) in accordance with the provisions of the California Environmental Quality Act
(CEQA) (Article 6 of the California Code of Regulations, Title 14, Chapter 3).
Prior to the preparation of the Draft EIR, the City circulated a Notice of Preparation (NOP) for a 30-
day public review period from May 30, 2025, to June 30, 2025. The City also held an EIR scoping
meeting on June 16, 2025, in order to receive input from interested parties regarding concerns and
potential issues to be included in the environmental analysis. Table 2-1 of the Draft EIR summarizes
issues identified by respondents to the NOR The table also provides references to the sections of
the Draft EIR in which these issues are evaluated.
Following the scoping meeting, the City completed the Draft EIR for the Cypress Grove project. The
Draft EIR analyzed impacts to:
o Air Quality,
o Cultural Resources,
o Noise, and,
o Tribal Cultural Resources
Table 1-1 of the Draft EIR summarizes the conclusions of the environmental analysis. The Draft
EIR concluded that the project would have a significant and unavoidable impact regarding
Historical Resources (Impact CUL-1) due to the demolition of the Tustin Financial Plaza. Findings
and a Statement of Overriding Considerations for the impact to historical resources have been
prepared and included in Exhibit 5C. With certification of the Final EIR, the City will adopt the
Mitigation Monitoring and Reporting Program (MMRP) to ensure implementation and ongoing
compliance with all mitigation measures.
On August 15, 2025, the City issued a Notice of Availability of the Draft EIR and provided the
public with a 45-day review period ending on September 29, 2025. In response, the City received
11 correspondences from interested parties, including three (3) public agencies and eight (8)
private individuals. Private commenters primarily raised issues with neighborhood -compatibility
(height/massing, privacy/visual character); traffic, parking and single -access safety; and
opposition to demolishing the Tustin Financial Plaza because it is a historic resource. Secondary
themes included construction effects (air/noise/health-risk); tree removal and biological
resources; and public services and utilities (police, fire, schools, water). Public agency input was
limited, as SoCalGas and OCFA noted no conflicts, and OC Public Works flagged spillover -
parking concerns. On November 6, 2025, responses to comments were distributed to those
persons or agencies that provided commented on the Draft EIR. The correspondence
summarized above, and the City's responses to comments received, can be found in the Final
EIR.
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Compliance with SB 330 (Housing Crisis Act of 2019)
Cypress Grove is a housing development project. The site is an existing office park with no
existing or recent "protected" housing units, therefore SB 330's unit-replacement/right-of-return
provisions do not apply. No Preliminary Application under Gov. Code § 65941.1 was filed;
therefore, no SB 330 vesting applies. The proposed Zone Change from PC BUS PARK to PC
RES facilitates the construction of housing pursuant to the existing General Plan land use
designation of PCCB, and does not reduce permitted densities. The City will process the project
within SB 330's five -hearing limit (Gov. Code § 65905.5); this Planning Commission hearing is
the first public hearing for the project.
Public Input
Public Notice
Mailers were sent to property owners within 300 feet of the subject property and interested parties
who participated during the public review periods for the Initial Study or Draft Environmental
Impact Report (Draft EIR), or parties who otherwise expressed interest and provided their contact
information in writing to the City at any other point during the project application phase.
A public notice was published in the Tustin News on October 23, 2025, informing the public of the
Planning Commission meeting. The notice was also posted at Tustin City Hall, the Tustin Library,
and the Tustin Area Senior Center. Public notices were also posted throughout the project site at
vehicle entry points and main entrances to all five existing office buildings.
Community Outreach and Public Comments
On July 24, 2025, the applicant hosted a community meeting at the Tustin Library from 6:00 to
8:30 p.m. to present the proposed project to the public. More than 30 community members
attended.
Written comments submitted for specific environmental documents during their respective public
review period are located in the appropriate environmental document, as described in the CEQA
section above. No public comments were received between the end of the Draft EIR public review
period (September 29, 2025) and the time of finalizing this report.
Tribal Consultation
Assembly Bill (AB) 52 (California Public Resources Code Section 21080.3.1) requires that Lead
Agencies evaluate a project's potential to impact "tribal cultural resources" during the CEQA process
and to offer to consult with Native American tribes. Tribes have 30 days to respond to a lead
agency's invitation to consult per AB 52.
On March 26, 2025, the City sent letters to Native American tribes notifying them of the 30-day
consultation invitation period in compliance with AB 52. The Gabrieleno Band of Mission Indians —
Kizh Nation responded to the City on April 4, 2025. Consultation occurred via email and concluded
on July 10, 2025.
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In addition, the Juaneno Band of Mission Indians — Acjachemen Nation responded to the City on
April 24, 2025. Consultation occurred via email and concluded on June 3, 2025. No other tribes
requested to consult.
Mitigation measures were incorporated into the MMRP requiring the retention of a Native
American monitor prior to the commencement of ground -disturbing activities, with first preference
given to the Gabrieleno Band of Mission Indians — Kizh Nation. The mitigation measures further
include provisions describing what is to occur upon discovery of any tribal cultural resources or
remains.
CONCLUSION:
The proposed ZC 2025-0001, VTTM 19390/SUB 2025-0001, and DR 2025-0004 are consistent
with the goals and policies of the Tustin General Plan. While the project results in a significant
and unavoidable impact to an historical resource, the Final EIR has been prepared in accordance
with CEQA, and a Statement of Overriding Considerations has been prepared to document this
impact. Additionally, pursuant to CEQA, a Mitigation Monitoring and Reporting Program (MMRP)
has been prepared to ensure that other potential environmental impacts are mitigated to a less
than significant level.
Accordingly, staff recommends that the Planning Commission adopt the attached resolutions
recommending the City Council certify the Final EIR, adopt the Statement of Overriding
Considerations and the MMRP, and approve ZC 2025-0001, VTTM 19390/SUB 2025-0001, and
DR 2025-0004.
Prepared by:
ISigned by:
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0916B787BBC64A9...
Jorge Maldonado, Senior Planner
Approved by:
Signed by:
C3F97677838E410...
Jay Eastman, Assistant Director - Planning
S,,i��gned by: ((' LLLL//
GLGcy4t .lils�cL
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Alexa Smittle, Community Development Director
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Attachments:
1. Radius and Location Map
2. Land Use Application Fact Sheet
3. Submitted Entitlement Package
• Exhibit 3A: Project Plans and Elevations
4. Public Agency Comments on VTTM 19390
5. Planning Commission Resolution No. 4535 — Final Environmental Impact Report (FEIR)
• Exhibit 5A: Final EIR
o Response to Comments
o Mitigation Monitoring and Reporting Program
• Exhibit 513: Draft EIR
• Exhibit 5C: Findings of Fact and Statement of Overriding Considerations
• Exhibit 5D: Draft CC Resolution No. 25-65
6. Planning Commission Resolution No. 4536 — ZC 2025-0001
• Exhibit 6A: Draft Ordinance No. 1573
o Zone Change Exhibit
o Cypress Grove Planned Community Regulations
• Exhibit 6B: Zone Change Exhibit
7. Planning Commission Resolution No. 4537 — VTTM 19390/SUB 2025-0001 and DR 2025-
0004
• Exhibit 7A: Draft CC Resolution 25-66
o Conditions of Approval
• Exhibit 7B: VTTM 19390