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HomeMy WebLinkAbout14 TENTATIVE PARCEL MAP 2022-161 SUBDIVISION 2026-0002 TO SUBDIVIDE ONE EXISTING 4.43 ACRE PARCEL.pdDocusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 s�AGENDA REPORT MEETING DATE: JUNE 16, 2026 TO: ALDO E. SCHINDLER, CITY MANAGER Agenda Item 14 Reviewed: City Manager a`L� Finance Director N/A FROM: ALEXA SMITTLE, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: TENTATIVE PARCEL MAP 2022-161/SUBDIVISION 2026-0002 TO SUBDIVIDE ONE EXISTING 4.43 ACRE PARCEL (1421, 1451 AND 1481 EDINGER AVENUE) INTO TWO PARCELS AND SPECIFIC PLAN AMENDMENT 2025-0004 TO AMEND THE PACIFIC CENTER EAST SPECIFIC PLAN ALIGNING THE BOUNDARY LINES OF PLANNING AREAS 3 AND 4 SUMMARY: The applicant, Rob Guthrie of Guthrie Edinger LLC, requests approval of Tentative Parcel Map 2022-161/Subdivision 2026-0002 to subdivide the existing parcel into two parcels, and approval of Specific Plan Amendment 2025-0004, which amends the Pacific Center East Specific Plan planning area/land use boundaries to align with the property line created through the subdivision located at 1421, 1451 and 1481 Edinger Avenue. RECOMMENDATION: Recommend the City Council adopt Resolution No. 26-31 approving Tentative Parcel Map 2022-161/Subdivision 2026-0002 and introduce and have first reading by title only of Ordinance No. 1577 adopting Specific Plan Amendment 2025-0004, to align the planning area/land use boundaries with the property line created through the subdivision along with other minor text and graphic edits; and set the second reading of the ordinance for the next City Council meeting. FISCAL IMPACT: There is no fiscal impact associated with this item. CORRELATION TO THE STRATEGIC PLAN: This project supports Strategic Plan Goal A— Economic and Neighborhood Development, by maintaining the existing, planned land uses and character of the area by simply realigning a boundary to match a new property line and preserving the integrity of the associated Planning Areas. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 City Council Agenda Report TPM 2022-161/SUB 2026-0002/SPA 2025-0004 to Subdivide Existing 4.43 Acre Parcel into Two Parcels and Specific Plan Amendment 2025-0004 to Align the Boundary Lines of Planning Areas 3 and 4 with the Property Line Created by the Subdivision June 16, 2026 Page 2 BACKGROUND AND DISCUSSION: The Pacific Center East Specific Plan (PCESP) establishes land uses and development parameters for properties located within the PCESP boundaries. The PCESP is comprised of approximately 126 acres and is bounded on the west by State Route 55 Freeway, on the north by the Santa Ana — Santa Fe Channel, on the east by Red Hill Avenue and on the south by Valencia Avenue. The PCESP is divided into four key land use designations, which are referred to as planning areas. These planning areas allow for a range of commercial, hospitality, office and research and development uses. The subject site is approximately 4.43 acres and is located at the northwest corner of Red Hill Avenue and Edinger Avenue. In November 2024, the Planning Commission approved the demolition of the existing restaurant at 1481 Edinger Avenue and construction of a new automated self -serve carwash. The project is currently under construction. The applicant has now submitted a Tentative Parcel Map (TPM)/Subdivision (SUB) to subdivide the one legal parcel into two parcels, separating the existing office development from the carwash under construction. In doing so, a Specific Plan Amendment (SPA) is required to realign the affected planning area boundary line that transects the property to match the proposed parcel line. Planning Commission Action The Planning Commission considered this request at a public hearing on May 12, 2026, and unanimously approved Resolution No. 4541 (Attachment D) and Resolution No. 4542 (Attachment E) recommending that the City Council approve the subdivision and adopt Ordinance No. 1577, approving SPA 2025-0004. The Planning Commission staff report (Attachment C) and meeting minutes (Attachment F) are attached for reference. ENVIRONMENTAL REVIEW: The proposed SPA, TPM and SUB are not subject to the California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code Section 210000 et seq.) pursuant to Section 15061 (b) (3) and Section 15315 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, and the subdivision of the property is in conformance with the General Plan and Zoning designations and will result in four or fewer parcels. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 City Council Agenda Report TPM 2022-161/SUB 2026-0002/SPA 2025-0004 to Subdivide Existing 4.43 Acre Parcel into Two Parcels and Specific Plan Amendment 2025-0004 to Align the Boundary Lines of Planning Areas 3 and 4 with the Property Line Created by the Subdivision June 16, 2026 Page 3 Alexa Smittle Jay Eastman, AICP Director of Community Development Assistant Director - Planning Attachments: A. Ordinance No. 1577 Exhibit A: PCESP Text and Graphic Amendments B. City Council Resolution No. 26-31 Exhibit A: Conditions of Approval Exhibit B: TPM 2022-161 C. Planning Commission Agenda Report, May 12, 2026 D. Planning Commission Resolution No. 4541 May 12, 2026 (Recommending Approval of TPM/SUB) E. Planning Commission Resolution No. 4542 May 12, 2026 (Recommending Adoption of Ordinance No. 1577) F. Planning Commission Minutes, May 12, 2026 Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 ATTACHMENT A DRAFT ORDINANCE NO. 1577 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING SPECIFIC PLAN AMENDMENT 2025-0004 TO AMEND THE PLANNING LAND USE DESIGNATION BOUNDARIES BETWEEN PLANNING AREA THREE AND PLANNING AREA FOUR OF THE PACIFIC CENTER EAST SPECIFIC PLAN TO ALIGN WITH THE PROPERTY LINE CREATED THROUGH TENTATIVE PARCEL MAP 2022-161/SUBDIVISION 2026-0002 LOCATED AT 1421, 1451 AND 1481 EDINGER AVENUE (ASSESSOR PARCEL NUMBERS 430-263-10 AND 430-263-11) 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 Specific Plan Amendment (SPA) 2025-0004 was initiated by Guthrie Edinger, LLC.; Guthrie Edinger Development Company to amend the land use designation and boundaries between Planning Area (PA) 3 and PA 4 of the Pacific Center East Specific Plan (PCESP) to align with the property line created through Tentative Parcel Map (TPM) 2022- 161/Subdivision (SUB) 2026-0002. B. That the purpose of the PCESP, adopted on February 19, 1991 by Ordinance No. 1057, is to allow for a variety of commercial, professional and corporate office uses along with research and development. There is no development proposed in conjunction with the SPA, however both existing office use and a previously approved carwash use are permitted within the PCESP. C. That the existing boundary between PA 3 and PA 4 coincides with the existing assessor parcel map line, which is not the property line. SPA 2025-0004 would clarify the planning land use designation and boundaries between PA 3 and PA 4 of the PCESP to align it with the property line created in conjunction with the TPM 2022-161/SUB 2025- 0004. D. That the existing boundaries between PA 3 and PA 4 are "L" shaped and are aligned with the existing tax assessor boundary lines which transects the project site. SPA 2025-0004 would align the boundary between planning areas with the newly created property line resulting from the subdivision, creating two separate parcels. The SPA would provide greater clarity as to the actual boundaries and land use designation between PA 3 and PA 4 within the PCESP. E. That SPA 2025-0004 is consistent with Senate Bill 330, which prohibits a county or city, from enacting a development policy, standard, or condition Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Ordinance No. 1577 SPA 2025-0004 Page 2 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 is Planned Community (PC) which allow a variety of commercial, professional and corporate office uses along with research and development and does not allow residential uses or mixed -use residential, which was referenced with the adoption of the PCESP in February 1991. SPA 2025-0004 will not change the density or intensity of PA 3 and PA 4 of the PCESP. F. That SPA 2025-0004 complies with the Tustin General Plan, in that amending the land use designation and boundaries between PA 3 and PA 4 complies with the following goals, policies, and special management areas: Land Use Element 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. Policy 1.6: Ensure an adequate supply of commercial and industrial land use within the City of Tustin for potential commercial and industrial expansion and development. Policy 1.10: Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system. SPA 2025-0004 complies with the Tustin General Plan Land Use Element Goal 1, in that amending the land use/planning area boundaries provides clarity for future use of either parcel. The proposed amendment would continue to achieve the goals and objectives of the PCESP and foster a well-balanced land use pattern for commercial, professional and industrial uses. G. That a public hearing was duly called, noticed, and held on said application on May 12, 2026, by the Planning Commission. Following the public hearing, the Planning Commission adopted Resolution No. 4542 recommending that the Tustin City Council approve SPA 2025-0004 by adopting Ordinance No. 1577, and Resolution No. 4541, approving TPM 2022-161/SUB 2026-0002. H. That on June 16, 2026, a public hearing was duly noticed and called concerning SPA 2025-0004 (Ordinance No. 1577), and the public hearing was held by the City Council. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Ordinance No. 1577 SPA 2025-0004 Page 3 That SPA 2025-0004 is not subject to the California Environmental Quality Act (CEQA; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) and 15315 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 and the subdivision is in compliance with the General Plan and Zoning designations and will result in four or fewer parcels. SECTION 2. The PCESP is hereby amended by revising certain pages and exhibits clarifying the PA boundary line between PA 3 and PA 4 associated with 1421, 1451 and 1481 Edinger Avenue, 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. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this day of July 2026. AUSTIN LUMBARD, Mayor ATTEST: ERICA N. YASUDA, City Clerk APPROVED AS TO FORM: DAVID E. KENDIG, City Attorney Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Ordinance No. 1577 SPA 2025-0004 Page 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE )SS CITY OF TUSTIN ) CERTIFICATION FOR ORDINANCE NO. 1577 I, Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify: (1) that the full title of the above and foregoing Ordinance No. 1577 was included on the City Council's published agendas for its meetings on the 16th day of June 2026, the _ day of July 2026; (2) that a copy of the full ordinance was made available to the public online and in print at the meeting prior its passage; (3) that the whole number of the members of the City Council of the City of Tustin is five; and (4) that the ordinance was duly and regularly introduced at the regular meeting of the City Council held on the 16th day of June 2026 and was given its second reading, passed and adopted at a regular meeting of the City Council held on the day of July 2026, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: COUNCILMEMBER RECUSED: ERICA N. YASUDA, City Clerk Exhibit A: SPA 2025-0004 (Text and Graphic Amendments — PCESP) Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Exhibit A to Ordinance No.1577 3.3 Land Use Plan (Pages 10 and 14 of the PCESP) REDLINE VERSION BELOW: Commercial Center: The Ccommercial Ceenter designation ("9 9_1 net acres) provides for freestanding or commercial center uses and is well suited to the development opportunities offered by SR-55, local streets, and nearby employment centers. Uses permitted within the CEommercial Cc -enter designation include financial institutions, sporting goods, clothing, business/office supply, and other designation and service uses. The Ceommercial Cc -enter will establish its own identity and is not exclusively reliant on surrounding uses. Technology Center: The Ttechnology Ceenter designation (44.2 net acres) provides for research and development uses, with supporting office and commercial use. The designation reflects existing research and development, light industrial and business commercial uses east of Del Amo Avenue. CLEAN VERSION BELOW: Commercial Center: The Commercial Center designation (9.1 net acres) provides for freestanding or commercial center uses and is well suited to the development opportunities offered by SR-55, local streets, and nearby employment centers. Uses permitted within the Commercial Center designation include financial institutions, sporting goods, clothing, business/office supply, and other designation and service uses. The Commercial Center will establish its own identity and is not exclusively reliant on surrounding uses. Technology Center: The Technology Center designation (44.2 net acres) provides for research and development uses, with supporting office and commercial use. The designation reflects existing research and development, light industrial and business commercial uses east of Del Amo Avenue. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Exhibit 4 of the PCESP: Land Use Plan +MAPICM ,IVBA! Existing: PCESP Land Use Boundaries Use Plan c Center East ustin SCALE IN FEET Exhibit 4 Commercial Center Regional Center Office Center Technology Center Proposed: PCESP Land Use Boundaries Land Use Plan Pacific Center East City of Tustin I� SCALE INFEST Exhibit 4 _ Commercial Center Regional Center _ Office Center Technology Center Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Exhibit 5 of the PCESP: Planning Areas ED"041 ue 7 11 eoweri •due 7 3 8 13 12 3 E-3 Existing: PCESP boundary line between r --- PA 3 & PA 4 4 IMAWWm 9m 13 � r i — z 12 Planning Areas Pacific Center East City of Tustin SCALLIN FEET Exhibit 5 Proposed: PCESP boundary line between PA 3 & PA 4 Planning Areas Pacific Center East City of Tustin SCALE IN FEET Exhibit 5 Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Exhibit 17 of the PCESP: Land Use Plan/Planning Areas A� Existing: PCESP boundaries Land Use Plan/ Planning Areas Pacific Center East City of Tustin Exhibit 17 _ Commercial Center Regional Center Office Center Technology Center 8 Planning Area ------------------ --- Proposed: 3 PCESP boundaries Land Use Plan/ Planning Areas Pacific Center East City of Tustin Y � � { i 12 1 �5 i 1�) MR Exhibit 17 - Commercial Center - Regional Center - Office Center Technology Center 8 Planning Area Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Table 4 of the PCESP — Maximum Square Footage Authorized in the Specific Plan Table 4 MAXIMU M SQUARE I-DOTACH AUTHORIZED IN THE SPECIr1C PLAN {Set Table 6 for Use Limilatiam far Individue] Planning Arta Flow 250- K— MLYLighl TOTAL Crn[er F'Lxnoiog NOA—"ULTwr Arcs P.nnn lintel C—aL LndLeurvL A.LITliLIklTFfS A—' 5QUA.&E FUUTh(;L: Cwomenial C-L. Vbmigg Agra 2 7.$ O35 1 [9,000 i 10,6OO Pbmnn A=4 1.1 1.3 tu3 6,i0[1 6,2Ub RogLLJNI C L'n1rS PI. —A A—S 8.2 &M M.UOO 7,000 30AOO Maw Pb— A—f, MD 0Aa 75AOD 31mbf, 40L,466 Fb—g A— 7 4.0 Obi 113,300 113,300 1'Lmnmg Am. ll 5.9 OAS K" 132A06 1db,OOO 11—g Ama Li 5.2 0+10 1 L9.9T9 111,429 [31T— C-LQ PI.—SA-9 21.2 OSO 7,000 4S1,700 46L,700 19mnm8 Am. I 13.1 110 M,195 7iO'J54 855SASd I'I.-ing Am. 13 2.4 O_d8 so.2n 9)-W 'reoho ALW Center PbrotirhgAo L 1.0 OAU L7AU0 17,400 Pb—ng,-- 3 5.1 5.9 "a 40,M a3.390 Iafi W Fb—E A-4 1.7 O.AU 6A.3U0 K500 11—g Ama 11 8.6 "a 4,49d W-106 144,NU Plmmmg Am. 15 24A "13 L2,961 C9,137 434LOU TOTAL SPL ARE FwTAcE 123.0 0.61 L45.U170 166.17, 1,996.95-1 7L1.721 3.2691R14 Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 ATTACHMENT B RESOLUTION NO. 26-31 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 2022- 161/SUBDIVISION 2026-0002 TO SUBDIVIDE ONE EXISTING 4.43-ACRE PARCEL INTO TWO PARCELS (1421, 1451 AND 1481 EDINGER AVENUE) The Tustin City Council of the City of Tustin, California finds and determines as follows: A. That a proper application has been submitted by Guthrie Edinger, LLC.; Guthrie Development Company for Tentative Parcel Map (TPM) 2022- 161/Subdivision (SUB) 2026-0002 and Specific Plan Amendment (SPA) 2025-0004, a request to subdivide one existing 4.43-acre parcel into two parcels and amend the planning land use designation and boundaries between Planning Area 3 and 4 of the Pacific Center East Specific Plan (PCESP) to align with the property line created in conjunction with the subdivision. The subject parcels include 1421, 1451 and 1481 Edinger Avenue (APNs 430-263-10 and 430-263-11). The purpose of the subdivision is to allow the property owner to sell the parcels separately. B. That the development application includes the following requests: • TPM 2022-161/SUB 2026-0002 — A request to subdivide an approximate 4.43-acre property into two parcels. • SPA 2025-0004 — A request to amend minor graphics and text within the PCESP to align with the proposed parcel lines. C. That the purpose of the PCESP adopted on February 19, 1991, by Ordinance No. 1057, is to allow for a variety of commercial, professional and corporate office uses along with research and development. D. That there is no development proposed in conjunction with the project, however both existing and a previously approved carwash use are permitted within the PCESP. E. That the project has been reviewed for consistency with the Air Quality Sub -element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. F. That the subject property has an established Planned Community Commercial Business (PCCB) General Plan land use designation that provides opportunities for a mixture of uses permitted within Community Commercial, Professional Office and Industrial land use designations. G. That the subject site is zoned Pacific Center East Specific Plan (PCESP) Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 26-31 TPM 2022-161/SUB 2026-0002 Page 2 and located within Planning Area 3 and Planning 4. H. That on May 12, 2026, a public hearing was duly called, noticed, and held for TPM 2022-161/SUB 2026-0002 and SPA 2025-0004 by the Planning Commission. That Tustin City Code (TCC) Section 9323b1 requires a TPM be prepared for subdivisions creating four or less parcels as defined in Section 783 of the California Civil Code. The applicant has submitted TPM No. 2022-161 that has been reviewed for compliance with the Subdivision Map Act and applicable provisions of the TCC. J. That as conditioned, the map would be in conformance with the State Subdivision Map Act and TCC Section 9323 (Subdivision Code) in that: 1. The proposed TPM 2022-161 (Exhibit B) is consistent with the PCCB General Plan land use designation, SPA 2025-0004, the TCC, PCESP, and the Subdivision Map Act. 2. The site is physically suitable for the proposed subdivision and the site complies with the development standards set forth in the TCC and the PCESP. Parcel 1 will maintain the existing office building and Parcel 2 will contain a previously approved automatic carwash which is currently under construction; both land uses are within the allowable square footage of Table 4 of the PCESP. 3. The design of the proposed subdivision will result in four or fewer parcels and does not include any new development or other improvements. As a result, 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, TPM 2022-161/SUB 2026-0002 is exempt from the requirements of the CEQA. 4. The design of the proposed subdivision does not include any new development or other improvements and is not likely to cause serious public health problems. The project is in compliance with the Zoning Code, and any future development will be required to comply with the applicable building and life safety codes. 5. That the design of the subdivision will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. 6. That the proposed TPM is consistent with all applicable plans, ordinances, and policies in effect at the time the map is approved or conditionally approved. There is no new development project Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 26-31 TPM 2022-161/SUB 2026-0002 Page 3 proposed with the subdivision. Any future development of Parcel 1 and/or Parcel 2 shall be consistent with the development standards included in the PCESP and TCC. K. That the City's Public Works Department has reviewed the map and determined that, as conditioned, it is technically correct. L. That TPM 2022-161/SUB 2026-0002 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 was in effect on January 1, 2018, in that the zoning of the properties in effect on January 1, 2018 is Planned Community (PC), which allow a variety of commercial, professional and corporate offices uses along with research and development and does not allow residential uses or mixed -use residential uses, which was referenced with the adoption of the PCESP in February 1991. M. That TPM 2022-161/SUB 2026-0002 complies with the Tustin General Plan, in that amending the land used designation boundaries between PA 3 and PA 4 complies with the following goals, policies, and special management areas: Land Use Element 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. Policy 1.6: Ensure an adequate supply of commercial and industrial land use within the City of Tustin for potential commercial and industrial expansion and development. Policy 1.10: Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system. TPM 2022-161/SUB 2026-0002 complies with the Tustin General Plan Land Use Element Goal 1, in that amending the land use designation and boundaries is minor in nature and will provide clarity for future use of either parcel. The proposed subdivision would continue to achieve the goals and objectives of the PCESP and foster a well-balanced land use pattern for commercial, professional office and industrial uses. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 26-31 TPM 2022-161/SUB 2026-0002 Page 4 N. That on June 16, 2026, a public hearing was duly called, noticed, and held for TPM 2022-161/SUB 2026-0002 and SPA 2025-0004 by the City Council. O. The City Council finds that the proposed TPM 2022-161/SUB 2026-0002 is not subject to the California Environmental Quality Act (CEQA; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) and 15315 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 and the subdivision is in compliance with the General Plan and Zoning designations and will result in four or fewer parcels. II. The City Council hereby adopts Resolution 26-31 approving TPM 2022-161/SUB 2026-0002 to subdivide an existing 4.43-acre parcel into two parcels subject to the Conditions of Approval attached hereto as Exhibit A. PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin held on the 16th day of June, 2026. AUSTIN LUMBARD, Mayor ERICA N. YASUDA, City Clerk APPROVED AS TO FORM: DAVID E. KENDIG, City Attorney Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 26-31 TPM 2022-161/SUB 2026-0002 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) CERTIFICATION FOR RESOLUTION NO. 26-31 I, Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 26-31 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 16th day of June, 2026, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: COUNCILMEMBER RECUSED: ERICA N. YASUDA, City Clerk Exhibit A: Conditions of Approval Exhibit B: TPM 2022-161 Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 EXHIBIT A SPECIFIC PLAN AMENDMENT 2025-0004 TENTATIVE PARCEL MAP 2022-161/SUBDIVISION 2026-0002 CONDITIONS OF APPROVAL 1421, 1451 & 1481 EDINGER AVENUE TCC SECTION GENERAL 9291 d 1.1 The proposed use shall substantially conform to the project description and Tentative Parcel Map date stamped February 2, 2026, on file with the Community Development Department, except as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code (TCC) and other applicable codes. COMPLETE RESPONSIBLE DEPT Ongoing Planning 9293(b) 1.2 This approval shall become null and void unless the use is established within twenty- Ongoing Planning four (24) months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee are received by the Community Development Department within thirty (30) days prior to expiration. 9291 a 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied Ongoing Planning with as specified, subject to review and approval by the Community Development Department. *** 1.4 Approval of Tentative Parcel Map (TPM) 2022-161/Subdivision (SUB) 2026-0002 is Prior to Planning contingent upon the applicant and property owner signing and returning to the Recordation Community Development Department a notarized "Agreement to Conditions Imposed" of Final Map form and the property owner signing and recording with the County Clerk -Recorder a "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Exhibit A - Conditions of Approval TPM 2022-161/SUB 2026-0002/SPA 2025-0004 May 12, 2026 Page 2 shall be established by the Community Development Director, and evidence of recordation shall be provided to the Community Development Department. *** 1.5 As a condition of approval of Specific Plan Amendment (SPA) 2025-0004, Tentative Parcel Map (TPM) 2022-161/Subdivision (SUB) 2026-0002, the applicant and property owner shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision -making body, including staff, concerning this project. The City agrees to promptly notify the applicant and/or property owner of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. Ongoing 1162(a) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Ongoing Administrative Citation pursuant to Tustin City Code Section 1162(a). 1123(a) 1.7 The applicant and/or property owner shall be responsible for costs associated with any Ongoing necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. Planning Planning Planning *** 1.8 If any ground -disturbing activities related to Tentative Parcel Map (TPM) 2022- Ongoing Planning 161/Subdivision (SUB) 2026-0002 take place at the site, the applicant shall notify Planning Division staff so that the Gabrieleno Band of Mission Indians - Kizh Nation can be notified of such activities. *** 1.9 Subdivider shall prepare an agreement between property owners of Parcel 1 and Prior to Planning Parcel 2 for ongoing repair and maintenance of the shared driveway access off of Recordation Edinger Avenue. Said agreement shall be reviewed by the Community Development of Final Map Director and recorded with the Orange County Recorder. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Exhibit A - Conditions of Approval TPM 2022-161/SUB 2026-0002/SPA 2025-0004 May 12, 2026 Page 2 PUBLIC WORKS DEPARTMENT (1) 2.1 The Subdivider shall prepare and record a final subdivision map to subdivide Parcels Prior to TPM Public Works 1 and 2. 1 Expiration (1) 2.2 The Subdivider shall satisfy dedication and/or reservation requirements as applicable, Show on the Public Works including, but not limited to, dedication in Fee Title Edinger Avenue to the City of Final Map Tustin at no cost to the City. The Subdivider shall dedicate vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. (1) 2.3 The Subdivider shall release and relinquish to the City of Tustin all vehicular access Show on the Public Works rights along Edinger Avenue and Red Hill Avenue except at approved access Final Map locations and street intersections, at no cost to the City. (1) 2.4 The Subdivider shall release and relinquish all rights to underground water without Shop on the Public Works the right of surface entry to the City of Tustin. Final Map (1) 2.5 The Subdivider shall dedicate easements for emergency vehicle access and public Show on Public Works services ingress and egress purposes over the private drives and driveways, at no the Final cost to the City. Map (1) 2.6 The applicant shall execute a monumentation agreement and furnish monumentation Prior to the Planning bonds on forms acceptable to the City. Recordation of the Final Map Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Exhibit A - Conditions of Approval TPM 2022-161/SUB 2026-0002/SPA 2025-0004 May 12, 2026 Page 2 FEES 3.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Qualitv Act could be significantly Ienathened. After Approval Final Map of Planning Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 0 A CITY OF TUSTIN TENTATIVE PARCEL MAP (FOR FINANCIAL PURPOSES) PARCEL MAP NO. 2022-161 A.T. & S.F. RAILWAY CO. an, LL1-0-0 I�°� PAVEXiENT 04 � III III�� 1421 EDINGER AVE 2 " L FEX. VEMENT L2 '^ CO Ld 0o -_ o� ^ Lf CV co M O �I �� SSFI �oaP GRASSB P� P��EP N49'21'10"W 141.49' EX. R/W EX. CURB & GUTTER N49'21'10"W 696.00' R L3 AA d A TIE - -IFU T I EX. PAVEMENT N I , ------- �1---------- - -------------------- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - till ------------- ------------------------- RECIPROCAL INGRESS/EGRESSACCESS EASEMENT PER SEPARATE ; 29, INSTRUMENT No. 202500028324634 I u - 1451 EDINGER AVE I ;D,1 N PROP. R/W coff ' NI I I W I � I O I Lo co 1 1f I I , I 1 I 114'i14' I I EX. PAVEMENT DEDICATED IN FEE TO b THE CITY OF TUSTIN PER THIS MAP NORTHERLY LINE OF INST. NO. 2025000316819 N49'21'10"W 756.00' EDINGER AVE RECIPROCAL INGRESS/EGRESS o ACCESS EASEMENT PER SEPARATE LO INSTRUMENT No. 2025000283246 R N '21'10"W r IV71 58' 2" 17. 3' EX. R/W :e / STREET & UTILITY EASEMENT DEDICATED PER CO � 76 INST. NO. i� N `� ; 71' 2025000316824 ------ -- --- - - ------- --- ----Z-- EX. R/W i 0 '03'18"W_�� 18' i ®Iloo 24.54' 1 TYP. 20' a EX. N rn WESTERLY LINE WPAVEMENT � OF INST. NO. 1 2025000316819 O o o rn C r P u EX. CURB "' J n &GUTTER 1 LLI s� o w S pREP EX. co ON�� PREP SIDEWALK 04 _ 0 z M Q . I T zs EXISTING BUILDING Z T- vI 29' 1481 EDINGER AVE w ❑ 60' TO BE REMOVED - 0 1 EX. SIDEWALK FF- EX. R/W r� LO PROP. R/W St' N49'21'10"W 122.59' 0 I EX. R/W 0 c' EX. CURB SURVEYOR'S BOUNDARY NOTE LEGAL DESCRIPTION CONTINUED: TAX PARCEL NO. THERE ARE NO CONFLICTS WITH EXISTING VISIBLE IMPROVEMENTS AND THE ALSO EXCEPT ALL OIL, GAS AND OTHER HYDROCARBON AND MINERAL SUBSTANCES 430-263-10, 430-263-11 EXTERIOR BOUNDARY LINE (DISTINCTIVE BORDER) OF THIS SURVEY AS LYING NOT LESS THAN ONE HUNDRED (100) FEET BELOW THE SURFACE OF SAID ESTABLISHED HEREON. LAND, PROVIDED THAT GRANTOR, HIS SUCCESSORS AND ASSIGNS, SHALL NOT HAVE TITLE INFORMA TION THE RIGHT TO GO UPON THE SURFACE OF SAID LAND FOR THE PURPOSE OF LEGAL DESCRIPTION: EXTRACTING SAID OIL, GAS OR OTHER HYDROCARBON OR MINERAL SUBSTANCES, THE TITLE INFORMATION SHOWN HEREON IS PER AMENDED PRELIMINARY REPORT NOR FOR ANY PURPOSE IN CONNECTION THEREWITH BUT SHALL HAVE THE RIGHT TO , FOR TITLE INSURANCE ORDER NO. NCS-1147273-ONTI DATED DECEMBER 11, REAL PROPERTY IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF EXTRACT AND REMOVE SAID OIL, GAS AND OTHER HYDROCARBON AND MINERAL 2025 AS PREPARED BY FIRST AMERICAN TITLE INSURANCE COMPANY, 901 WA CALIFORNIA, DESCRIBED AS FOLLOWS: SUBSTANCES BY MEANS OF SLANT -DRILLED WELLS LOCATED ON NEARBY LAND, OR PIEMONTE, SUITE 150, ONTARIO, CALIFORNIA [TITLE OFFICER. KIMBERLY BY ANY OTHER MEANS WHICH SHALL NOT REQUIRE ENTRY UPON THE SURFACE OF DELPOLITO, TELEPHONE: (909) 510-6202] NO RESPONSIBILITY OF CONTENT, TENTATIVE PARCEL MAP NO.2022-161, BEING A SUBDIVISION OF THE FOLLOWING.• SAID LAND, AS RESERVED IN THE DEED FROM SANTA FE LAND IMPROVEMENT COMPLETENESS OR ACCURACY OF SAID COMMITMENT IS ASSUMED BY THIS MAP COMPANY, A CORPORATION, AND RECORDED OCTOBER 2, 1959 AS INSTRUMENT NO. OR THE SURVEYOR. THAT PORTION OF LOT 66 IN BLOCK 10 OF IRVINE'S SUBDIVISION, AS PER MAP 15387, IN BOOK 4909, PAGE 154 OFFICIAL RECORDS RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS RECORD MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS.- ALSO EXCEPT THAT PORTION CONTAINED IN THAT FINAL ORDER OF CONDEMNATION RECORD OWNER RECORDED MAY 21, 2004 AS INSTRUMENT NO. 04-458058 AND AMENDED FINAL BEGINNING AT A POINT ON THE SOUTHWESTERLY LINE OF THE RIGHT OF WAY OF ORDER OF CONDEMNATION RECORDED AUGUST 13, 2004 AS INSTRUMENT NO. OWNER. • GUTHRIE EDINGER, LLC. THE ATCHISON, TOPEKA AND SANTA FE RAILWAY COMPANY, 100.00 FEET WIDE, AS O4-737306 BOTH OF OFFICIAL RECORDS OF SAID COUNTY. ADDRESS.- 2392 MORSE AVE., STE. 150 DESCRIBED IN THE DEED RECORDED DUNE 14, 1887 /N BOOK 245, PAGE 22J OF IRVINE, CA 92614 DEEDS IN THE OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY, ALSO EXCEPTING THAT PORTION GRANTED TO THE CITY OF TUSTIN BY GRANT DEED CON TACT.• ROB GUTHRIE CALIFORNIA, SOUTH 50' 10' 50" EAST 1854.77 FEET FROM THE INTERSECTION OF RECORDED NOVEMBER 17, 2025 AS INSTRUMENT NO. 2025000JI6819 OF OFFICIAL PHONE: 949-933-6151 EMAIL: ROBC�GUIHRIEDEVELOPMENT.COM SAID SOUTHWESTERLY LINE WITH THE SOUTHEASTERLY LINE OF NEWPORT AVENUE, RECORDS 60.00 FEET WIDE, AS SHOWN ON A MAP FILED IN BOOK 34, PAGE 17 OF RECORD EASEMENTS OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID ORANGE COUNTY, LEGEND: THENCE, CONTINUING SOUTH 50' 10' 50" EAST 726.00 FEET, MORE OR LESS, TO THE THE FOLLOWING ITEMS WERE FOUND IN TIRE REPORT NO. 00896671-988-DN1 NORTHWESTERLY LINE OF RED HILL AVENUE, 60.00 FEET WIDE, AS SHOWN ON SAID DATED NOVEMBER JO, 2022 BY FIRST AMERICAN 77TLE.• MAP, THENCE, ALONG SAID NORTHWESTERLY LINE, SOUTH 39' 48' 40" WEST 300.00 TO BE DEDICATED IN FEE TO THE CITY OF FEET TO A LINE PARALLEL WITH AND DISTANT SOUTHWESTERLY 300.00 FEET FROM TUSTIN ON THIS MAP 12. AN EASEMENT FOR PUBLIC UTILITIES PURPOSES TO SOUTHERN SAID SOUTHWESTERLY RIGHT OF WAY LINE, ]HENCE, ALONG SAID PARALLEL LINE, !, CAL/FORN/A ED/SON COMPANY, RECORDED MAY 1, 1986 AS RECORDING NORTH 50' 10 50 WEST 726.00 FEET TO A LINE PARALLEL WITH SAID NOTES• NO. 86-175288 OFFICIAL RECORDS EASEMENT AFFECTS SUBJECT NORTHWESTERLY LINE OF RED HILL AVENUE THAT PASSES THROUGH THE POINT OF 1. THE SUBDI VIDER SHALL DEDICA TE IN FEE TO 7HE CITY PROPERTY AND IS PLOTTED HEREON AS �A TO REMAIN. BEGINNING, THENCE NORTH 39' 48' 40" EAST 300.00 FEET TO THE POINT OF OF TUSTIN, AND AT NO COST TO THE CITY, ALL BEGINNING. PORTIONS FRON77NG EDINGER AVENUE EXCEPT THA T PORTION THEREOF DESCRIBED AS FOLLOWS• J. NO IMPROVEMENTS ARE PROPOSED AS PART OF THIS BEGINNING AT THE INTERSECTION OF THE SOUTHWESTERLY LINE OF THE MAP SUBDIVISION NORTHEAS7FRL Y 350.00 FEET OF SAID LOT, WITH THE NORTHWESTERLY LINE OF THE SOUTHEASTERLY 30.00 FEET OF SAID LOT; THENCE, ALONG SAID NORTHWESTERLY LINE, NORTH 39' 48' 40" EAST 40.00 FEET; THENCE, PARALLEL WITH THE NORTHEAS7FRL Y LINE OF SAID LOT, NORTH 50' 10' 50" WEST 20.00 FEET, THENCE SOUTH 39' 48' 40" WEST 20.00 FEET, PARALLEL WITH THE SOUTHEAS7ERLY LINE OF SAID LOT, THENCE SOUTH 84' 48' 39" WEST 28.28 FEET TO THE INTERSECTION OF THE SOU7HWESTFRLY LINE OF THE NORTHEASTERLY 350.00 FEET OF SAID LOT, WITH THE NORTHWESTERLY LINE OF THE SOUTHEAS7FRL Y 70.00 FEET OF SAID LOT; 7HENCE SOUTH 50' 10' 50" EAST 40.00 FEET TO THE POINT OF BEGINNING. & GUTTER 1 I Line Table Line # Length Direction L1 19.49 N84'43 20.58 E L2 46.24' N49'21'09.88"W L3 22.63' N4'21'09.88"W L4 22.63' N85'38'50.12"E L5 52.49' N49'21'09.88"W L6 22.62' N4'21'09.88"W L7 15.62' N70'04'44.88"W L8 60.00' N49'21'09.88"W L9 15.62' N28'37'34.88"W L10 22.62' N85'38'50.12"E 1-11 48.53' N49'21'09.88"W L12 22.63' N4'21'09.88"W L13 2.67' S49'23'47.47"E L14 22.48' N40'38'50.12"E Curve Table Curve # Length Radius Delta C1 15.39 41.00 21.50 C2 21.34' 59.00' 20.73' C3 21.34' 59.00' 20.73' C4 15.39' 41.00' 21.50' SURVEYOR'S STATEMENT THIS MAP WAS PREPARED BY ME OR UNDER MY DIRECTION. SAND S w . Lq p F� JAKE W. LAPPERT s� LS 9303 PLS 9303 9TF o EMAIL: j7oppert@drc-eng.com o F C A `F DA TE.- 2 2 2026 - -- -- --PROPERTY/LOT LINE - - - - CENTER LINE UNDERLYING LOT LINE -- EASEMENT BUILDING FOOTPRINT BUILDING OVERHANG EXISTING WA 7FRCOURSE TOTAL SITE ACREAGE GROSS AREA NET AREA PARCEL 1 J.20 ACRES J. 08 ACRES PARCEL 2 1.22 ACRES 1.18 ACRES SI TE TOTAL 4.42 ACRES 4.26 ACRES NOTE: THERE ARE NO NEW IMPROVEMENTS BEING PROPOSED. FEMA NOTE THE LAND SHOWN ON THIS SURVEY LIES ENTIRELY WITHIN FLOOD ZONE "X" (UNSHADED), AREAS DETERMINED TO BE OUTSIDE THE 0.29 ANNUAL CHANCE FLOODPLAIN PER FLOOD INSURANCE RATE MAP (FIRM) - COMMUNITY PANEL NUMBER 06059CO277J, DA 7FD DECEMBER 3, 2009. BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF EDINGER AVE SHOWN AS N 50'10'50" W ON THE ORANGE COUNTY HIGHWAY DEPT. RIGHT OF WAY MAP C.S. 150J DATED 1012411950. A COPY OF WHICH IS RECORDED WITH AN IRREVOCABLE OFFER TO CONVEY EASEMENT IN BOOK 5547 PAGE 399, O.R. ANNOTATION/SYMBOL LEGEND CENTERLINE EX EXISTING +O+ FIRE HYDRANT C- GUY ANCHOR �x LIGHT POLE PALM TREE POWER POLE PROP. PROPOSED R/W RIGHT -OF- WA Y SIGN S7REET LIGHT SEWER MANHOLE 7E TRASH ENCLOSURE (D TREE ® WATER VALVE 40' 0' 40' 80' 120' GRAPHIC SCALE: 1 "=40' o0 � o o co � N Cr cn UT Q O �00 C=) CD N _ CD cn a cfl � � I o = o _ _ u � a a� T - C >- rn > c Lu J a, a� d LU V 11= W F z W V a W W Q �a 0 pC J V LU W Ca 0 z Z w 0 O a I- LU00 a � V..00 N o� W r > Q � W C0 = r �■■■ z a LU N 0 w a z N U z Ld z 0 U a o C F entative Parcel Map /2/2026 JV DRAWN: MAB LE: 22401tm101 O.:22-401 BER: SHEETS SCALE: AS SHOWN �t N N - U) o � U .- a E o CD N N I N LJ N U "- z N LJ N ft� o LU N L� "- Ld af J 41 Q � z Q �z � w x Ld LL Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 ATTACHMENT C MEETING DATE TO FROM AGENDA REPORT MAY 12, 2026 PLANNING COMMISSION COMMUNITY DEVELOPMENT DEPARTMENT ITEM #2 SUBJECT: TENTATIVE PARCEL MAP 2022-161/SUBDIVISION 2026-0002 AND SPECIFIC PLAN AMENDMENT 2025-0004 TO SUBDIVIDE ONE EXISTING 4.43 ACRE PARCEL INTO TWO PARCELS AND AMEND THE PLANNING AREA LAND USE DESIGNATION BOUNDARIES BETWEEN PLANNING AREAS 3 AND 4 OF THE PACIFIC CENTER EAST SPECIFIC PLAN TO ALIGN WITH THE PROPOSED PROPERTY LINE CREATED THROUGH THE SUBDIVISION PROPERTY OWNER/APPLICANT: ROB GUTHRIE GUTHRIE EDINGER, LLC 36 EXECUTIVE PARK, SUITE 250 IRVINE, CA 92606 LOCATION: 1421, 1451 AND 1481 EDINGER AVENUE GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL / BUSINESS (PCCB) ZONING: PACIFIC CENTER EAST SPECIFIC PLAN (PCESP/SP-11) ENVIRONMENTAL: THE PROPOSED PROJECT IS NOT SUBJECT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA"; CAL. PUB. RESOURCES CODE SECTION 21000 ET SEQ.) PURSUANT TO SECTION 15061(B)(3) AND SECTION 15315 OF THE STATE CEQA GUIDELINES (CAL. CODE OF REGS., TITLE 14, SECTION 15000 ET SEQ.). REQUEST: A REQUEST TO SUBDIVIDE ONE EXISTING PARCEL INTO TWO SEPARATE PARCELS AND AMEND THE PACIFIC CENTER EAST SPECIFIC PLAN PLANNING AREA/LAND USE DESIGNATION BOUNDARY ASSOCIATED WITH THE PROJECT SITE TO ALIGN WITH THE BOUNDARIES OF THE PROPOSED SUBDIVISION. NO NEW DEVELOPMENT IS PROPOSED AS PART OF THIS REQUEST. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Planning Commission Agenda Report SPA 2025-0004/TPM 2022-161/SUB 2026-0002 May 12, 2026 Page 2 RECOMMENDATION: Recommend the Planning Commission do the following: • Adopt Resolution No. 4542, recommending that the City Council adopt Ordinance No. 1577, approving Specific Plan Amendment 2025-0004 amending the boundary line between Planning Areas 3 and 4 to align with a proposed property line created through the subdivision; and • Adopt Resolution No. 4541, recommending that the City Council approve Tentative Parcel Map 2022-161/Subdivision 2026-0002, subject to the Conditions of Approval. APPROVAL AUTHORITY: • Specific Plan Amendment 2025-0004: California Government Code Section 65453 and Pacific Center East Specific Plan Section 5.5 require amendments to be processed by ordinance. Government Code Section 36931 requires ordinances to be enacted by the City Council. • Tentative Parcel Map 2022-161/Subdivision 2026-0002: Tustin City Code Section 9321(b) authorizes the Planning Commission to take action on parcel maps; however, 9321(e) requires projects with multiple land -use permits to be approved by the highest-ranking decision body. In this case, approval of the Tentative Parcel Map 2022-161/SUBDIVISION 2026-0002 is being forwarded to the City Council for concurrent consideration. BACKGROUND AND DISCUSSION: Site and Surrounding The Pacific Center East Specific Plan (PCESP) was adopted on February 19, 1991, by Ordinance No. 1057 establishing land uses and development parameters for properties located within the PCESP boundaries. The PESP is comprised of approximately 126 acres and is bounded on the west by State Route 55 Freeway, on the north by the Santa Ana — Santa Fe Channel, on the east by Red Hill Avenue and on the south by Valencia Avenue. The PCESP is divided into four key land use designations, or planning areas (PA), that allow for a range of commercial, hospitality, office and research and development uses (Figure 1). Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Planning Commission Agenda Report SPA 2025-0004/TPM 2022-161/SUB 2026-0002 May 12, 2026 Page 3 Figure 1 — PCESP Boundaries and Planning Areas The subject site is approximately 4.43 acres and located at the northwest corner of Red Hill Avenue and Edinger Avenue. The site overlaps the Technology Center (PA-3) and Commercial Center (PA-4) land use/planning areas. Surrounding properties to the west and south are also located within the PCESP, the area to the north is zoned Public and Institutional (PI), and the properties to the east, across Red Hill Avenue, are zoned Industrial (M), as shown in Figure 2. The site has a Planned Community Commercial/Business (PCCB) General Plan Land Use designation. The applicant submitted a Tentative Parcel Map (TPM)/Subdivision (SUB) to subdivide one legal parcel into two parcels. In doing so, a Specific Plan Amendment (SPA) is required to realign the affected PA boundary line that transects the property with the proposed parcel line. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Planning Commission Agenda Report SPA 2025-0004/TPM 2022-161/SUB 2026-0002 May 12, 2026 Page 4 Figure 2 — Surrounding Zoning Prior Approvals In November 2024, the Planning Commission adopted Resolution No. 4508 approving Conditional Use Permit 2024-0005 and Design Review 2024-0005 for the demolition of an existing restaurant building at 1481 Edinger Avenue and the construction of a new automated self -serve carwash. Building permits were issued by the City of Tustin in December 2025 and the project is currently underway. PROJECT DESCRIPTION/ANALYSIS The applicant submitted a TPM/SUB to subdivide one legal parcel into two legal parcels. In doing so, a SPA is required to maintain consistency with the City's General Plan policies and goals. Tentative Parcel Map 2022-161/Subdivision 2026-0002 The applicant requests to subdivide the 4.43-acre parcel into two parcels (Figure 3). One of the two proposed parcels will be approximately 3.2 acres in size and is currently developed with a two-story office building and other improvements. The second proposed parcel is approximately 1.2 acres in size. A new car wash facility, approved by the Tustin Planning Commission in November, 2024, is currently under construction on Parcel 2. No Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Planning Commission Agenda Report SPA 2025-0004/TPM 2022-161/SUB 2026-0002 May 12, 2026 Page 5 construction is proposed as part of this subdivision request. The project site is currently assigned two Assessor Parcel Numbers for tax purposes; however, the project site is currently one parcel. Figure 3 — Tentative Parcel Map 2022-161 A T. & S.F. Ft -A LWAY cD. r o _ '. Acres P ■t�ifki�iwi��■®■I s�- _N—- r a I Based on staff analysis, the proposed TPM is consistent with the site's General Plan land use designation, the Tustin Subdivision Code, the Subdivision Map Act and the PCESP. Further, the site is partially developed and currently under construction and complies with the PCESP development standards. A copy of proposed TPM 2022-161 was routed to outside agencies having jurisdiction over a title interest in the subject property for review and/or recommendations, as required by California Government Code. No comments were received during the required agency notification period. The Planning Commission shall make a recommendation on the TPM/SUB to the City Council. Required findings and Conditions of Approval are incorporated within Resolution No. 4541. Specific Plan Amendment 2025-0004 The project site is located within the PCESP, PA 3 (Technology Center) and PA-4 (Commercial Center). The boundary line of the two PAs aligns with existing tax assessor boundary lines, which transects the project site. The new parcel lines that would be created by the proposed subdivision do not align with the current PA boundary lines, or anticipated future tax assessor boundary lines; therefore, a SPA is necessary to ensure the PA boundary lines are adjusted to coincide with the proposed property line (Figure 4). Minor text and map amendments are necessary to adequately describe and illustrate the revised attributes and boundaries of each PA as shown in Exhibit 1 to Ordinance No. 1577. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Planning Commission Agenda Report SPA 2025-0004/TPM 2022-161/SUB 2026-0002 May 12, 2026 Page 6 Figure 4 — Existing and Proposed PA 3 and 4 Boundary Lines Existing: Proposed: Ob - t 3 3 = CU Edinger Ave Edinger Ave SPA 2025-0004 includes minor graphic and text amendments that would illustrate the revised PA boundaries associated with the project site. The proposed amendments would be consistent with the objectives, policies, general land uses, and programs specified in the Tustin General Plan. The Planning Commission shall make a recommendation on SPA 2026-0004 to the City Council. The required findings are incorporated within Resolution No. 4542 and Draft Ordinance No. 1577. Senate Bill No. 330 SPA 2025-0004 is consistent with Senate Bill (SB) 330, as the PCESP does not currently allow residential uses on the project site. For background, SB 330 prohibits a county or city from enacting a development policy, standard, or condition that would have the effect of changing a residential land use designation, or zoning of a parcel or parcels of residential property to a less intensive residential use, or reducing the intensity of residential 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 City in effect on January 1, 2018. The zoning of the property in effect on January 1, 2018, was the PCESP, which like now, did not allow residential or mixed -use residential uses, and the proposed SPA does not include allowance for residential uses on the property; therefore, there is no inconsistency with SB 330. Native American Tribal Consultation Pursuant to California Government Code Section 65352.3 (Senate Bill 18), the City followed the statutory Native American tribal consultation requirements by obtaining a tribal consultation list from the Native American Heritage Commission (NAHC) and notifying representatives of the 15 identified Native American Tribes of SPA 2025-0004. City staff did not receive a request for consultation from any of the tribal representatives in response to this tribal consultation notice. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Planning Commission Agenda Report SPA 2025-0004/TPM 2022-161/SUB 2026-0002 May 12, 2026 Page 7 Public Noticing A public notice was published in the Tustin News, posted to the project site, and mailed to property owners within 300 feet of the subject site on April 30, 2026. As of the preparation of this report, no public comment, for or against the project, was submitted to the Planning Division. Environmental Review SPA 2025-0004 and TPM 2022-161/SUB 2026-0002 are not subject to the California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) and Section 15315 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. CONCLUSION: The proposed TPM is consistent with City policies; and the proposed SPA would result in minor text and graphic edits that will not result in any substantive changes to the land use designations of the PCESP and supports the objective of the applicant which is to subdivide the existing parcel. Accordingly, staff recommends that the Planning Commission adopt Resolution No. 4541, recommending that the City Council approve TPM 2022-161/SUB 2026-0002 and Resolution No. 4542, recommending that the City Council adopt Ordinance No. 1577. Prepared by: tvica vt,K'6 i(/y Erica H. Demkowicz, AICP Senior Planner Approved by: Klul61o1/j 13Avv"fAA, Raymond Barragan, Principal Planner Jay Eastman, AICP Assistant Director of Community Development Alexa Smittle, Community Development Director Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Planning Commission Agenda Report SPA 2025-0004/TPM 2022-161/SUB 2026-0002 May 12, 2026 Page 8 Attachment(s): Resolution No. 4541 (TPM 2022-161/SUB 2026-0002) a. Conditions of Approval b. TPM 2022-161 2. Resolution No. 4542 (SPA 2026-0002) a. Draft Ordinance No. 1577 Exhibit 1 — PCESP Text and Graphic Amendments 3. Radius Map Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 ATTACHMENT D RESOLUTION NO. 4541 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE TENTATIVE PARCEL MAP 2022-161/SUBDIVISION 2026-0002 TO SUBDIVIDE ONE EXISTING 4.43-ACRE PARCEL INTO TWO PARCELS (1421, 1451 AND 1481 EDINGER AVENUE) The Tustin Planning Commission of the City of Tustin, California, finds and determines as follows: A. That a proper application has been submitted by Guthrie Edinger, LLC.; Guthrie Development Company for Tentative Parcel Map (TPM) 2022- 161/Subdivision (SUB) 2026-0002 and Specific Plan Amendment (SPA) 2025-0004, a request to subdivide one existing 4.43-acre parcel into two parcels and amend the planning land use designation and boundaries between Planning Area 3 and 4 of the Pacific Center East Specific Plan (PCESP) to align with the property line created in conjunction with the subdivision. The subject parcels include 1421, 1451 and 1481 Edinger Avenue (APNs 430-263-10 and 430-263-11). The purpose of the subdivision is to allow the property owner to sell the parcels separately. B. That the development application includes the following requests: • TPM 2022-161 /SUB 2026-0002 — A request to subdivide an approximately 4.43-acre property into two parcels. • SPA 2025-0004 — A request to amend minor graphics and text within the PCESP to align with the proposed parcel lines. C. That the purpose of the PCESP adopted on February 19, 1991, by Ordinance No. 1057, is to allow for a variety of commercial, professional and corporate office uses along with research and development. D. That there is no development proposed in conjunction with the project, however both existing and a previously approved carwash use are permitted within the PCESP. E. That the project has been reviewed for consistency with the Air Quality Sub -element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. F. That the subject property has an established Planned Community Commercial Business (PCCB) General Plan land use designation that provides opportunities for a mixture of uses permitted within Community Commercial, Professional Office and Industrial land use designations. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 4541 TPM 2022-161/SUB 2026-0002 Page 2 G. That the subject site is zoned Pacific Center East Specific Plan (PCESP) and located within Planning Area 3 and Planning 4. H. That a recommendation from the Planning Commission to the City Council to approve SPA 2025-0004 will be made under a separate action considered concurrently with this resolution. That TCC Section 9323b1 requires a TPM be prepared for subdivisions creating four or less parcels as defined in Section 783 of the California Civil Code. The applicant has submitted TPM No. 2022-161 that has been reviewed for compliance with the Subdivision Map Act and applicable provisions of the TCC. J. That as conditioned, the map would be in conformance with the State Subdivision Map Act and TCC Section 9323 (Subdivision Code) in that: 1. The proposed TPM 2022-161 (Exhibit B) is consistent with the PCCB General Plan land use designation, SPA 2025-0004, the TCC, PCESP, and the Subdivision Map Act. 2. The site is physically suitable for the proposed and the site complies with the development standards set forth in the TCC and the PCESP. Parcel 1 will maintain the existing office building and Parcel 2 will contain a previously approved automatic carwash which is currently under construction; both land uses are within the allowable square footage of Table 4 of the PCESP. 3. The design of the proposed subdivision will result in four or fewer parcels and does not include any new development or other improvements. As a result, 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, TPM2022-161/SUB 2026-0002 is exempt from the requirements of the CEQA. 4. The design of the proposed subdivision does not include any new development or other improvements and is not likely to cause serious public health problems. The project is in compliance with the Zoning Code, and any future development will be required to comply with the applicable building and life safety codes. 5. That the design of the subdivision will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 4541 TPM 2022-161/SUB 2026-0002 Page 3 6. That the proposed TPM is consistent with all applicable plans, ordinances, and policies in effect at the time the map is approved or conditionally approved. There is no new development project proposed with the subdivision. Any future development of Parcel 1 and/or Parcel 2 shall be consistent with the development standards included in the PCESP and TCC. K. That the City's Public Works Department has reviewed the map and determined that, as conditioned, it is technically correct. L. That TPM 2022-161/SUB 2026-0002 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 has in effect on January 1, 2018, in that the zoning of the properties in effect on January 1, 2018 is Planned Community (PC), which allow a variety of commercial, professional and corporate offices uses along with research and development and does not allow residential uses or mixed -use residential uses, which was referenced with the adoption of the PCESP in February 1991. M. That TPM 2022-161/SUB 2026-0002 complies with the Tustin General Plan, in that amending the land used designation boundaries between PA 3 and PA 4 complies with the following goals, policies, and special management areas: Land Use Element 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. Policy 1.6: Ensure an adequate supply of commercial and industrial land use within the City of Tustin for potential commercial and industrial expansion and development. Policy 1.10: Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system. TPM 2022-161/SUB 2026-0002 complies with the Tustin General Plan Land Use Element Goal 1, in that amending the land use designation and boundaries is minor in nature and will provide clarity for future use of either parcel. The proposed subdivision would continue to achieve the Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 4541 TPM 2022-161/SUB 2026-0002 Page 4 goals and objectives of the PCESP and foster a well-balanced land use pattern for commercial, professional office and industrial uses. N. That on May 12, 2026, a public hearing was duly called, noticed, and held for TPM 2022-161/SUB 2026-0002 and SPA 2025-0004 by the Planning Commission. O. The Planning Commission finds that the proposed TPM 2022-161/SUB 2026-0002 is not subject to the California Environmental Quality Act (CEQA; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) and 15315 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 and the subdivision is in compliance with the General Plan and Zoning designations and will result in four or fewer parcels. II. The Planning Commission hereby recommends that the City Council adopt Resolution 4541 approving TPM 2022-161/SUB 2026-0002 to subdivide an existing 4.43-acre parcel into two parcels subject to the conditions of approval attached hereto as Exhibit A. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 12th day of May, 2026. AMY MASON Chairperson ALEXA SMITTLE Planning Commission Secretary APPROVED AS TO FORM: IALidk,a,d va.u,i- MICHAEL DAUDT Assistant City Attorney Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 4541 TPM 2022-161/SUB 2026-0002 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 and that Resolution No. 4541 was duly passed and adopted at a regular meeting of the Tustin Planning Commission held on the 12th day of May, 2026. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: d4l"' 1.—&4 ALEXA SMITTLE Planning Commission Secretary Exhibit A: Conditions of Approval Exhibit B: TPM 2022-161 Douthit, Gullo, Higuchi, Kozak, Mason Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Docusign Envelope ID: A537AE83-600E-87AF-8187-7C8DBB536C00 EXHIBIT A SPECIFIC PLAN AMENDMENT 2025-0004 TENTATIVE PARCEL MAP 2022-161/SUBDIVISION 2026-0002 CONDITIONS OF APPROVAL 1421, 1451 & 1481 EDINGER AVENUE TCC SECTION GENERAL COMPLETE RESPONSIBLE DEPT 9291(d) 1.1 The proposed use shall substantially conform to the project description and Tentative Ongoing Planning Parcel Map date stamped February 2, 2026, on file with the Community Development Department, except as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code (TCC) and other applicable codes. 9293(b) 1.2 This approval shall become null and void unless the use is established within twenty- Ongoing Planning four (24) months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee are received by the Community Development Department within thirty (30) days prior to expiration. 9291(a) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied Ongoing Planning with as specified, subject to review and approval by the Community Development Department. *** 1.4 Approval of Tentative Parcel Map (TPM) 2022-161/Subdivision (SUB) 2026-0002 is Prior to Planning contingent upon the applicant and property owner signing and returning to the Recordation Community Development Department a notarized "Agreement to Conditions Imposed" of Final Map form and the property owner signing and recording with the County Clerk -Recorder a "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Docusign Envelope ID: A537AE83-600E-87AF-8187-7C8DBB536C00 Exhibit A - Conditions of Approval TPM 2022-161/SUB 2026-0002/SPA 2025-0004 May 12, 2026 Page 2 shall be established by the Community Development Director, and evidence of recordation shall be provided to the Community Development Department. "** 1.5 As a condition of approval of Specific Plan Amendment (SPA) 2025-0004, Tentative Ongoing Planning Parcel Map (TPM) 2022-161/Subdivision (SUB) 2026-0002, the applicant and property owner shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision -making body, including staff, concerning this project. The City agrees to promptly notify the applicant and/or property owner of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. 1162(a) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Ongoing Planning Administrative Citation pursuant to Tustin City Code Section 1162(a). 1123(al 1.7 The applicant and/or property owner shall be responsible for costs associated with any Ongoing Planning necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. xxx 1.8 If any ground -disturbing activities related to Tentative Parcel Map (TPM) 2022- Ongoing Planning 161/Subdivision (SUB) 2026-0002 take place at the site, the applicant shall notify Planning Division staff so that the Gabrieleno Band of Mission Indians - Kizh Nation can be notified of such activities. xxx 1.9 Subdivider shall prepare an agreement between property owners of Parcel 1 and Prior to Planning Parcel 2 for ongoing repair and maintenance of the shared driveway access off of Recordation Edinger Avenue. Said agreement shall be reviewed by the Community Development of Final Map Director and recorded with the Orange County Recorder. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Docusign Envelope ID: A537AE83-600E-87AF-8187-7C8DBB536C00 Exhibit A - Conditions of Approval TPM 2022-161/SUB 2026-0002/SPA 2025-0004 May 12, 2026 Page 2 PUBLIC WORKS DEPARTMENT (1) 2.1 The Subdivider shall prepare and record a final subdivision map to subdivide Parcels Prior to TPM Public Works 1 and 2. Expiration (1) 2.2 The Subdivider shall satisfy dedication and/or reservation requirements as applicable, Show on the Public Works including, but not limited to, dedication in Fee Title Edinger Avenue to the City of Final Map Tustin at no cost to the City. The Subdivider shall dedicate vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. I (1) 2.3 The Subdivider shall release and relinquish to the City of Tustin all vehicular access Show on the Public Works rights along Edinger Avenue and Red Hill Avenue except at approved access Final Map locations and street intersections, at no cost to the City. (1) 2.4 The Subdivider shall release and relinquish all rights to underground water without Shop on the Public Works the right of surface entry to the City of Tustin. Final Map (1) 2.5 The Subdivider shall dedicate easements for emergency vehicle access and public Show on Public Works services ingress and egress purposes over the private drives and driveways, at no the Final cost to the City. Map (1) 2.6 The applicant shall execute a monumentation agreement and furnish monumentation Prior to the Planning bonds on forms acceptable to the City. Recordation of the Final Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Docusign Envelope ID: A537AE83-600E-87AF-8187-7C8DBB536C00 Exhibit A - Conditions of Approval TPM 2022-161/SUB 2026-0002/SPA 2025-0004 May 12, 2026 Page 2 FEES (1) 3.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the After Planning Community Development Department, a cashier's check payable to the COUNTY CLERK in Approval of the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental Final Map documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 CITY OF TUSTIN TENTATIVE PARCEL MAP (FOR FINANCIAL PURPOSES' PARCEL MAP NO. 2022-161 ------ ------ ------ ------ ------ A.T,,Q, S.F. RAILWAY CO. R .121 111 I—INT Z 1111 E11-1 11 I'll I—EIT N-1 1 N,--'T ,c. EIL'11'2_N1,F, EDINGER AVE repo VEI lu-1IUII LINE LEGEND TOTAL SITE ACREAGE �fl-'U'Ar:­"AZI `21MONIU ENZE1 BASS Of B£AR/NGS SURY-1YOR'l BOUNDARY 01 1 DESCRIPTION I U D A"� .1, Te I PARCElf, E a� Corm , i� EA- 1-1- 1cn�sysxsre= �.l (11 1. 11-1) 1� —11 Al .1 (1.) TITLE WfORIlATION 11,1,1 DESCRIPTION • W ATATIONI'�7YMWL LEGEND A 11 7 11 77"71 11 —1 N 111 'R,� FA -T Al— 'U"'I Z­01J RECORD OWNER T VT r —yT MIT "f -XW41 1.1,1121' 1 I'l EASEMEN17 LEGEND. ,y I I EIIE 11 111 duo' I L11 1-11 1—A 1— 1-11 T� 7-- 7—:, SU 'R �VE�� O w,r.Y STATf NT, 1— 84 2818 -1 1� _T_ . _T 1-1 11 11 11 1A11 IfIl 11 � Zl% ZITIZI Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 ATTACHMENT E RESOLUTION NO. 4542 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL ADOPT SPECIFIC PLAN AMENDMENT 2025-0004, AUTHORIZING CHANGES TO MINOR GRAPHICS AND TEXT WITHIN THE PACIFIC CENTER EAST SPECIFIC PLAN RELATIVE TO PLANNING AREAS 3 AND 4 AND ASSOCIATED WITH 1421, 1451 AND 1481 EDINGER AVENUE (ORDINANCE NO. 1577) The Planning Commission of the City of Tustin, California, finds and determines as follows: A. That a proper application has been submitted by Guthrie Edinger, LLC.; Guthrie Development Company for Tentative Parcel Map (TPM) 2022- 161/Subdivision (SUB) 2026-0002 and Specific Plan Amendment (SPA) 2025-0004, a request to subdivide one existing 4.43-acre parcel into two parcels and amend the planning land use designation and boundaries between Planning Area 3 and 4 of the Pacific Center East Specific Plan (PCESP) to align with the property line created in conjunction with the subdivision. The subject parcels include 1421, 1451 and 1481 Edinger Avenue (APNs 430-263-10 and 430-263-11). B. That the development application includes the following requests: • TPM 2022-161 /SUB 2026-0002 — A request to subdivide an approximately 4.43-acre property into two parcels. • SPA 2025-0004 — A request to amend minor graphics and text within the PCESP to align with the proposed parcel lines. C. That the subject property has an established Planned Community Commercial Business (PCCB) General Plan land use designation that provides opportunities for a mixture of commercial, professional office and industrial land uses. D. That the subject site is zoned Pacific Center East Specific Plan (PCESP) and located within Planning Area 3 and Planning Area 4. E. That a recommendation from the Planning Commission to the City Council to approve TPM 2022-161/SUB 2026-0002 will be made under a separate action considered concurrently with this resolution. F. That the project has been reviewed for consistency with the Air Quality Sub -element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 4542 SPA 2025-0004 Page 2 G. That the existing boundary between PA 3 and PA 4 coincides with the existing assessor parcel map line, which is not a legal parcel line. SPA 2025-0004 would clarify the PA boundary associated with the project site to align it with the property line created in conjunction with the associated subdivision. H. That SPA 2025-0004 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 has in effect on January 1, 2018, in that the zoning of the properties in effect on January 1, 2018 is Planned Community (PC), which allow a variety of commercial, professional and corporate offices uses along with research and development and does not allow residential uses or mixed -use residential uses, which was referenced with the adoption of the PCESP in February 1991. SPA 2025-0004 will not change the density or intensity of PAs 3 and 4 of the PCESP. That SPA 2025-0004 complies with the Tustin General Plan, in that amending the land used designation/planning area boundaries between PA 3 and PA 4 and other minor text amendments comply with the following General Plan goals and policies: • Land Use Element 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. o Policy 1.6: Ensure an adequate supply of commercial and industrial land use within the City of Tustin for potential commercial and industrial expansion and development. o Policy 1.10: Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system. SPA 2025-0004 complies with the Tustin General Plan Land Use Element Goal 1, in that amending the land use designation and boundaries is minor in nature and will provide clarity for future use of either parcel. The Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 4542 SPA 2025-0004 Page 3 proposed amendment would continue to achieve the goals and objectives of the PCESP and foster a well-balanced land use pattern for commercial, professional office and industrial uses. J. That on May 12, 2026, a public hearing was duly called, noticed, and held for TPM 2022-161/SUB 2026-0002 and SPA 2025-0004 by the Planning Commission. K. That the Planning Commission finds that the proposed SPA 2025-0004 is not subject to the California Environmental Quality Act (CEQA; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) and 15315 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 and the subdivision is in compliance with the General Plan and Zoning designations and will result in four or fewer parcels. II. The Planning Commission hereby recommends that the City Council adopt Ordinance No. 1577, approving SPA 2025-0004 that authorizes minor text and graphic amendments related to Planning Area 3 and Planning Area 4 associated to the project site attached hereto as Exhibit A. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 12th day of May, 2026. AMY MASON Chairperson ALEXA SMITTLE Planning Commission Secretary APPROVED AS TO FORM: k0k,at.(, vattiif MICHAEL DAUDT Assistant City Attorney Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Resolution No. 4542 SPA 2025-0004 Page 4 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 and that Resolution No. 4542 was duly passed and adopted at a regular meeting of the Tustin Planning Commission held on the 12th day of May, 2026. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ALEXA SMITTLE Planning Commission Secretary Douthit, Gullo, Higuchi, Kozak, Mason Exhibit A: Draft Ordinance 1577 Exhibit 1: PCESP Text and Graphic Amendments Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 A i i ACHMENT F ACTION MINUTES COUNCIL CHAMBER & VIDEO CONFERENCE TUSTIN PLANNING COMMISSION MEETING MAY 12, 2026 CALL TO ORDER: 6:01 p.m. PLEDGE OF ALLEGIANCE: Commissioner Gullo ROLL CALL: Present: Chair Mason Chair Pro Tern Kozak Commissioners Douthit, Gullo, Higuchi PUBLIC INPUT: Hurtado confirmed no public input was received. CONSENT CALENDAR: 1. APPROVAL OF MEETING MINUTES — APRIL 28, 2026 10.7xiK0]ulul:11I17ALOLt; That the Planning Commission approve the Minutes of the April 28, 2026 Planning Commission meeting, as provided. Hurtado confirmed no public input was received regarding Item No. 1. Motion: It was moved by Douthit, seconded by Higuchi, to approve the Consent Calendar, as provided. Roll Call Vote: Hurtado Motion carried: 5-0 Action Minutes — Planning Commission Meeting — May 12, 2026 — Page 1 Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 PUBLIC HEARING: 2. TENTATIVE PARCEL MAP 2022-161/SUBDIVISION 2026-0002 AND SPECIFIC PLAN AMENDMENT 2025-0004 TO SUBDIVIDE ONE EXISTING 4.43 ACRE PARCEL INTO TWO PARCELS AND AMEND THE PLANNING AREA LAND USE DESIGNATION BOUNDARIES BETWEEN PLANNING AREAS 3 AND 4 OF THE PACIFIC CENTER EAST SPECIFIC PLAN TO ALIGN WITH THE PROPOSED PROPERTY LINE CREATED THROUGH THE SUBDIVISION PROPERTY OWNER/APPLICANT: Rob Guthrie Guthrie Edinger, LLC 36 Executive Park, Suite 250 Irvine, CA 92606 LOCATION: 1421, 1451 and 1481 Edinger Avenue ENVIRONMENTAL: The proposed project is not subject to the California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(B)(3) and Section 15315 of the State CEQA Guidelines (Cal. Code of Regs., Title 14, Section 15000 et seq. REQUEST: A request to subdivide one existing parcel into two separate parcels and amend the Pacific Center East Specific Plan planning area/land use designation boundary associated with the project site to align with the boundaries of the proposed subdivision. No new development is proposed as part of this request. RECOMMENDATION: Recommend the Planning Commission do the following: • Adopt Resolution No. 4542, recommending that the City Council adopt Ordinance No. 1577, approving Specific Plan Amendment 2025-0004 amending the boundary line between Planning Areas 3 and 4 to align with a proposed property line created through the subdivision; and Action Minutes — Planning Commission Meeting — May 12, 2026 — Page 2 Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 • Adopt Resolution No. 4541, recommending that the City Council approve Tentative Parcel Map 2022-161/Subdivision 2026-0002, subject to the Conditions of Approval. Presentation given by Erica H. Demkowicz, AICP Senior Planner. Hurtado confirmed no public input was received regarding Item No. 2. Higuchi suggested the process for this type of project should be streamlined. Motion: It was moved by Douthit, seconded by Kozak, to adopt Resolution No. 4542, as provided. Roll Call Vote: Hurtado Motion carried: 5-0 Motion: It was moved by Mason, seconded by Douthit, to adopt Resolution No. 4541, as provided. Roll Call Vote: Hurtado Motion carried: 5-0 ICE*to] A_\:4-.1LI ]lIl*U91 rem If) ad9.04.IN] 6011 M501 Alexa Smittle, Community Development Director, shared with the Commission the list of activities taking place next week for Historic Preservation Week. PLANNING COMMISSION COMMENTS AND REPORTS: Higuchi — No report. Kozak asked Smittle about the number of hours the Commission must complete for training purposes. Smittle stated each Commissioner must complete 6 hours of training every calendar year. Gullo commended staff for responding to an eComment regarding the former Taco Bell on Newport Boulevard. She mentioned the City's Sunset Market and the Mr. Tustin Foundation benefit on May 30, 2026. Action Minutes — Planning Commission Meeting — May 12, 2026 — Page 3 Docusign Envelope ID: 358C2907-8737-8327-823E-C74D6AE09DF2 Douthit— No report. Mason — No report. ADJOURNMENT: 6:15 p.m. The next regular meeting of the Planning Commission is scheduled for Tuesday, May 26, 2026. Action Minutes — Planning Commission Meeting — May 12, 2026 — Page 4