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172 active senior housing units
143,000 square foot assisted living & memory care facility
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THE REQUEST
PROJECT SUMMARY
Design Review Density Bonus
BUILDING 1 • RESIDENTIAL
Active Adult Community
Conditional Use Permit Subdivision Development Agreement
BUILDING 2 • INSTITUTIui��
172 one- and two -bedroom senior apartments
designated for lower income households.
5
stories - 71 ft max
�N
211
parking spaces
Assisted Living & Memory Care
26 Approx. 143,000 sq ft care facility 75 assisted
Living and 28 memory care units, 134 beds.
2
stories - 35.6 ft max
67
parking spaces
Remembering what connects us.
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DESIGN REVIEW
BUILDING DESIGN
Active Adult community
172 apartments • Approx 293,000 sq ft gross floor area
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Assisted Living & Memory Care
103 assisted living units • Approx. 143,000 sq ft gross floor area
Remembering what connects us.
BONUS
AFFORDABLE UNITS EARN ADDED DENSITY
Reserving 26 Active Adult units for lower income households earns a 38.75% density bonus under State Density Bonus law.
124
173
Base units Total units allowed with bonus Units proposed
The request includes one incentive and four waivers of development standards
— CONDITIONAL USE PERMIT
ASSISTED LIVING AND MEMORY CARE
103
Units w/ 134 Beds
Approx. 143,000 sq ft totaL
..ALu. i
75
Assisted living units
Help with daily living
28
Memory care units
Separate secured wing
ENVIRONMENTAL REVIEW
ADDENDUM TO EIR
When a project fits within an environmental study the City has already
certified, CEQA lets the City rely on that study.
2001
Program EIR certified
For the reuse and disposal of MCAS
Tustin.
DEC 20n
TLSP 2025 SEIR adopted
Studied added housing capacity in
Neighborhood D, including this site.
THIS PROJEC
Addendum prepared
No new significant effects; no subsequent or
supplemental EIR needed. Mitigation measures
carry into the Conditions of Approval.
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AUGUST 11, 2026
PLANNING COMMISSION ACTION
On August 11, 2026, the Planning Commission adopted:
RESOLUTION NO. 4554
Recommending approval of the
project and Addendum to the
TLSP 2025 SEIR
�N
Remembering what connects us.
STAFF RECOMMENDATION
CITY COUNCIL ACTION
Therefore, staff recommends the City Council adopt:
RESOLUTION NO. 26-43
Adopt the Addendum to the TLSP
2025 SEIR and approve the project
Tentative Parcel Map - Conditional Use Permit - Design
Review - Density Bonus with one incentive and four waivers
�N
ORDINANC F: NO. 1580 (FIRST READING BY TITLE ONLY)
Adopt the Development Agreement
Sets the terms and public benefits for building on and
conveying the 6.14-acre City -owned site.
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Remembering what connects us.
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THE REQUEST
APPLICATIONS
01 TO COUNCIL
Design Review
Architecture, site layout, parking and
Landscaping. DR 2025-0008
E
TO COUNCIL
Tentative Parcel M a p
Splits 6.14 acres into two parcels for
conveyance. TPM 2025-151
iN
02 TO COUNCIL
Density Bonus
For 38.75% density bonus to the 124 base
units; one incentive and four waivers.
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TO COUNCIL
Development Agreement
Sets the terms and public benefits for
building and conveying the site. DA
2025-0001
03
TO COUNCIL
Conditional Use Permit
Allows the assisted living and memory
care facility to operate. CUP 2025-0012
02
Remembering what connects us.
I"qFIUILDING
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DESIGN REVIEW
MATERIALS AND FINISHES
Limestone the
Emser, honed finish
12"x24"
I lh
Siding
Hardie board,
Antiquarian Brown
Siding
Hardie board,
Umber
&11
Plaster
Smooth texture,
Pure White
Plaster
Fine Sand texture,
Felted Wool
Roofing
Sika Sarnafil,
880 Charcoal
DENSITY BONUS
INCENTIVE AND WAIVERS
5ft
Corner feature projection
3 ft allowed
Over 3 ft
Patio wall on Warner
Noise and privacy
3-5 ft
Setback encroachments
Four places
127
Units under 100 sq ft
private open space
Balconies average 117 sq ft
INCENTIVE Affordable bedroom mix 23 one -bedroom, 3
two -bedroom for Active Adult community
10