HomeMy WebLinkAboutORD 1057 (1991)1�
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ORDINANCE NO. 1057
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE
90-04, AN AMENDMENT TO THE TUSTIN ZONING MAP
TO RECLASSIFY CERTAIN PROPERTIES WITHIN THE
PACIFIC CENTER EAST PROJECT AREA FROM THEIR
EXISTING M (INDUSTRIAL) DISTRICT IN ORDER TO
ESTABLISH CONSISTENCY WITH GENERAL PLAN
AMENDMENT 90-03(a). THE PROPOSED REZONING
ALSO INCLUDES ADOPTION OF THE PACIFIC CENTER
EAST PLAN AS DEVELOPMENT STANDARDS FOR THE
PROPERTY.
The City Council of the City of Tustin does hereby
resolve as follows:
I. The City Council finds and determines as follows:
A. An application was filed by the City of Tustin
requesting amendment of the Zoning Map and
adoption of a Specific Plan for property shown
on Exhibit A attached hereto and incorporated
herein by reference and generally bounded by
Red Hill Avenue on the east, Valencia Avenue
on the south, the SR -55 (Costa Mesa) freeway
on the west and an Orange County Flood Control
Channel on the north parallel to and just
directly north of Edinger Avenue.
B. That a comprehensive planning study covering
the subject property was commissioned and
completed.
C. That as a result of the planning study, the
Planned Community zoning designation for the
property is desired and a Specific Plan Was
prepared as the development standards for the
property in accordance with Section 65450 et
seq. of the California Government Code. The
Specific Plan is detailed in Exhibit B
attached hereto and incorporated herein by
reference.
D. The Planning Commission at a regular meeting
on January 14, 1991 held a public hearing and
recommended Zone Change 90-04 including
adoption of the Pacific Center East Specific
Plan as the development standards for the
subject site. ,
E. A public hearing was duly noticed, called, and
held on the application by the City Council on
February 4, 1991.
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Ordinance No. 1057
Page 2
F. Zone Change 90-04 has been reviewed in
accordance with the California Environmental
Quality Act and Final Environmental Impact
Report (EIR) 90-01 has been prepared,
certified and considered which adequately
addresses the general environmental setting of
the proposed project, its significant
environmental impacts and the project
alternatives and mitigation measures related
to each significant environmental effect for
the proposed project.
All impacts, mitigation measures and project
alternatives identified in Final EIR 90-01
have been reviewed. and considered,, mitigation
measures have been incorporated into the
proposed project that eliminate or
substantially lessen the significant
environmental effects as identified in the EIR
and it is determined that any remaining
significant effects on the environment found
to be unavoidable have been balanced against
the benefits of the project and against the
project alternatives and those benefits have
been found to be overriding on each
significant impact identified in the EIR.
Findings are comprehensively listed in Exhibit
A of City Council Resolution No. 90-158 which
is incorporated herein by reference. A
Statement of Overriding Consideration' is
contained in Exhibit B of City Council
Resolution No. 90-158 which is incorporated
herein by reference; and all mitigation
measures contained in Final EIR 90-1 were
adopted with City Council Resolution No. 90-
158 and are automatically incorporated as
conditions of approval at subsequent
discretionary actions at the appropriate level
of project implementation.
F. That a Zone Change should be granted for the
following reasons:
1. The proposed Planned Community_ Zoning
District is consistent with all elements
of the General Plan and in particular,
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Ordinance No. 1057
Page 3
the Land Use Element which is being
concurrently amended.
2. The proposed rezoning of the property to.
Planned Community and adoption of the
Specific Plan will allow for compatible
uses and orderly development of the
subject properties. Said zone will not
be detrimental to the health, safety,
morals, comfort or general welfare of
persons residing or working in the
neighborhood since the Planned Community
zoning designation and the Specific Plan
document establish development standards
which ensure land use compatibility
between existing and adjacent uses.
3. Reasonable alternatives to the project
and their implications have been
considered.
4. The scope and depth of planning analysis
for the Zone Change was commensurate with
the level of detail contained in the
Specific Plan and the specificity of land
use entitlement its adoption will
authorize.
5. The Zone Change including various
components of the Specific Plan as Well
as the Specific Plan in its entirety are
sensitive to the environmental and public
policy impacts of the proposed
development.
6. Administration of the Specific Plan is
thoroughly integrated into the City's
development processing system.
7. All subjects required in a Specific Plan
by the California Government Code and
applicable City ordinances are
appropriately and adequately covered.
II. The City Council hereby approves Zone Change 90-04
rezoning property within the Pacific Center East
project area to Planned Community (PC) as shown on
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Ordinance No. 1057
Page 4
Exhibit A incorporated herein by reference and
adopts the Pacific Center East Specific Plan as the
regulatory document for the Pacific Center East
project area.
PASSED AND ADOPTED by the City Council of the City of
Tustin at a regular meeting held on the 19th day of
February, 1991.
RICHARD EDGAR
Mayor
MARY E. WYNN '
City Cl rk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1057
Mary E. Wynn, City Clerk and ex -officio Clerk of the City
Council of the City of Tustin, California, does herbby
certify that the whole number of the members of the City
Council is five; that the above and foregoing Ordinance
was duly and regularly read and introduced at a meeting
of the City Council held on the 4th day of February,
1991,.and was given its second reading and duly passed
and adopted at a meeting of the City Council held on the
1qe;& day of 1991, by the following
roll call vote:
COUNCILMEMBER AYES: Edgar, Puckett, Pontious, Potts, Prescott
COUNCILMEMBER NOES: None
COUNCILMEMBER ABSTAINED: None
COUNCILMEMBER ABSENT: None
Mary E. lfynn, Citt Clerk
J
PROPOSED ZONING DESIGNATION
PACIFIC CENTER EAST
ZONE CHANGE 90 - 04
IICT)
EXHIBIT A
ACIFIC
ENTER
EXHIBIT B
AST
S P E C I F I C P L A N
VOLUME 2
CITY OF TUSTIN
DECEMBER 1990
PACIFIC CENTER EAST SPECIFIC PLAN
Prepared for:
CITY OF TUSTIN
Prepared by:
PBR
18012 Sky Park Circle
Irvine, California 92714
Contact: Sid Lindmark, AICP
(714) 261-8820
December 1990
ACKNOWLEDGEMENTS
City of Tustin
City Council
Richard Edgar, Mayor
Charles Puckett, Mayor pro tem
Leslie Pontious
Jim Potts
f Earl Prescott
Planning Commission
Don LeJeune, Chairman
Edmund Shaheen, Vice Chairman
Alden Baker
Casper Kasparian
Marge Kasalek
City Manager
William Huston
Community Development Department
Christine Shingleton, Director
Rita Westfield, Assistant Director
Daniel Fox, Senior Planner -Current Planning
Laura Kuhn, former Senior Planner
Steve Rubin, former Senior Planner
Technical Consultants
PBR - land planning
Austin -Foust Associates - traffic engineering
Robert Bein, William Frost & Associates (RBF) - civil engineering
Western Laboratories - soils engineering
PACIFIC CENTER EAST SPECIFIC PLAN
TABLE OF CONTENTS
1.0
INTRODUCTION
1
1.1 Background
1
1.2 Purpose
1
}
1.3 Authority
2
1.4 California Environmental Quality Act Compliance
2
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2.0
PROJECT SETTING
3
2.1 Project Location
3
2.2 Area Development Trends
3
2.3 Issues, Constraints, and Opportunities
3
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3.0
PROJECT DESCRIPTION
6
3.1 Introduction
6
I'r
3.2 Urban Design Concept
6
3.3 Land Use Plan
10
3.4 Circulation Plan
14
3.5 Landscape Concept Plan
14
3.6 Grading Concept Plan
21
3.7 Utilities Concept Plan
22
}
3.8 Signage Concept Plan
25
3.9 Phasing Concept Plan
27
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4.0
LAND USE AND DEVELOPMENT STANDARDS
33
4.1 Introduction
33
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4.2 Commercial Center
33
4.3 Regional Center
38
4.4 Office Center
41
4.5 Technology Center
43
4.6 Off -Street Parking Requirements
45
4.7 Off -Street Loading
51
4.8 General Regulations
52
5.0
IMPLEMENTATION PLAN
60
5.1 Responsibility
60
5.2 Interpretations
60
5.3 Development Processing
60
5.4 Minor Modifications/Adjustments
62
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PACIFIC CENTER EAST SPECIFIC PLAN
TABLE OF CONTENTS (cont'd)
5.5 Specific Plan Amendments 63
5.6 Enforcement 64
5.7 General Notes 64
5.8 Severability Clause 64
5.9 Consistency with General Plan 65
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LIST OF EXHIBITS
Exhibit No.
Title
Follows Page No.
1
Regional Location
1
2
Site Vicinity
3
3
Urban Design Concept
6
4
Land Use Plan
13
5
Planning Areas
13
6
Circulation Plan
14
7a
Street Sections
15
7b
Street Sections
15
8
Landscape Concept Plan
18
9a
Thematic Intersection Plan View
19
9b
Thematic Intersection Elevation
19
9c
Primary Intersection Treatment
19
9d
Secondary Intersection Treatment
19
9e
Red Hill Avenue
20
9f
Edinger Avenue
20
9g
Valencia Avenue
20
9h
Newport Avenue North of AT&SF Railroad
20
9i
Newport Avenue South of AT&SF Railroad
20
9j
Del Amo Avenue
20
9k
Industrial Drive
21
91
SR -55 Edge
21
10
Grading Concept
22
11
Water Concept Plan
22
12
Sewer Concept Plan
23
13
Storm Drain Concept Plan
23
14.
Electrical Concept Plan
23
15
Natural Gas Concept Plan
24
16
Signage Concept Plan
27
17
Land Use Plan/Planning Areas
33
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LIST OF TABLES
Table No. Title Page No.
1 Building Material/Color Criteria Matrix 11
2 Plant Palette 22
3 Project Phasing 29
4 Density/Traffic Assumptions Used in the EIR 33
5 Parking Standards 47
6 Use Limitations 54
1
City of Tustin
1.0 INTRODUCTION
1.1 Background
The Pacific Center East project area includes approximately 126 gross acres in a highly
urbanized area located in the southern portion of the City of Tustin. The regional location
is shown in Exhibit 1. Regional influences to the site include the John Wayne Airport
jlocated two miles to the south, several major regional shopping centers such as South Coast
Plaza in Costa Mesa, MainPlace in Santa Ana, the nearby Orange County administrative
complex, several major freeways including the adjacent Costa Mesa Freeway, and extensive
nearby major convention facilities. The Costa Mesa Freeway is a main transportation
corridor linking employment opportunities in central Orange County with other areas. The
U.S. Marine Corps (Helicopter) Air Station is located immediately east of the project site.
The project area is significant in that it constitutes a major entry to the city from the Costa
M Mesa Freeway (SR -55) and offers major opportunities for freeway -oriented development.
However, inadequate circulation and infrastructure improvements in the area have been a
major obstacle to further development.
Congestion on areawide arterials serving the project area, unacceptable levels of service at
area intersections and at freeway ramps and limited access characterize the local circulation
system. In response to these issues, numerous previous planning studies have been comple-
ted for the project area evaluating various proposals including additional access from
Newport Avenue, and possible reconfiguration of the Edinger Avenue/SR-55 northbound
(eastside) off- and on- ramps.
Since projected circulation improvement costs were prohibitive and an acceptable technical
j design solution was not identified, these plans were not pursued. Alternative circulation
designs for Newport Avenue's extension included an at -grade solution or an overpass of the
railroad tracks and flood control channel north of Edinger Avenue with the northbound
(eastside) SR -55 ramps located near Valencia Avenue. Recognizing constraints for
development within the project area, the city did include the project area within the
South/Central Redevelopment Project Area in 1985 in an effort to provide additional
development and financial mechanisms for upgrading of the area. More recently,
preliminary design plans have been prepared for the extension of Newport Avenue,
reconfiguration of the SR -55 northbound (eastside) ramps and an underpass design to
extend Newport Avenue beneath the railroad and flood channel. The Department of
Transportation has also completed plans and began widening of SR -55 and Interstate 5,
which removed uncertainty related to the area and regional circulation system surrounding
the project. The widening of SR -55 is now complete adjacent to the project site.
1.2 Purpose
The policies, plans and programs of the city's General Plan and the South/Central
j Redevelopment Plan establish the basic regulatory framework for the development of the
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PACIFIC CENTER EAST
CITY OF TUSTIN
SAN DIEGO COUNTY
EXHIBIT 1
Pacific Center East Specific Plan
Pacific Center East Specific Plan. Moreover, this specific plan is a major device for
implementing the City of Tustin's General Plan for the specific plan area.
i
This specific plan is designed as a planning tool to develop the necessary detailed planning,
' support services and facilities, and implementation programs to provide for buildout of the
' area. The plan further provides as an integrated component, the necessary environmental
considerations required under state law. The specific plan, when adopted by city legislative
action, serves both a planning function and a regulatory function.
1.3 Authority for the Specific Plan
Government Code Section 65450 establishes the authority for a legislative body to adopt an
lordinance or resolution requiring that a specific plan be prepared when it is in the public
interest to do so.- Specific plans are to implement the General Plan for all or part of an
area covered by he general plan. As with General Plans, the Planning Commission must
hold a public hearing before the planning agency can recommend the adoption of a specific
plan. The City Council may then adopt a specific plan by ordinance or resolution.
{ ' After it is adopted, a specific plan has an effect similar to the local general plan. The
specific plan may also address other subjects which in the judgment of the city are necessary
j or desirable to implement the general plan.
1.4 California Environmental Quality Act
A key function of the specific plan is to reduce the need for future detailed planning and
environmental review procedures related to future development of the study area. The
specific plan and accompanying environmental impact report (EIR) provide the necessary
regulations and environmental documentation so that future development proposals in
conformance with this specific plan may proceed without a requirement for new or
additional environmental documentation.
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1
City of Tustin
2.0 PROJECT SETTING
2.1 Location
The Pacific Center East project area is located in the southern portion of the City of Tustin.
It is bounded on the west by the Costa Mesa Freeway (SR -55), on the north by the northern
limit of the Santa Ana -Santa Fe Channel (F-10), on the east by Red Hill Avenue and
MCAS (H) Tustin, and on the south by Valencia Avenue. The local context of the site is
shown in Exhibit 2.
2.2 Area Development rends
The site is partially developed; the northeasterly and easterly portions of the Pacific Center
East project area are largely already developed with research and development, office, light
industrial, and/or commercial uses. The southwesterly portion of the site is either vacant
or used in an interim agricultural use for strawberry production.
Within the city limits south of the project area, there are similar light industrial and research
and development uses. The U.S. Marine Corps (Helicopter) Air Station -Tustin is located
immediately to the east across Red Hill Avenue.
The northern edge of the project area across the AT&SF railroad track and flood control
channel are considered as residential development and school district and city corporation
yard activities.
West of the Costa Mesa Freeway (SR -55), within the City of Santa Ana, are existing and
proposed light industrial and commercial uses including the Santa Ana Auto Mall and the
Pacific Center West project which also includes the McDonnell Douglas Industrial Park.
Over the next five years, approximately 2.5 million square feet of office space, 1.5 million
square feet of industrial space, 400,000 square feet of commercial space could be developed
including the possibility of a major 20,000 -seat sports arena facility.
Area growth trends continue to stimulate office/industrial development in the City of Tustin
as intensification occurs in the Irvine Industrial areas and in the City of Santa Ana north of
John Wayne Airport. Development along the freeway, corridors throughout central and
north Orange County is continuing including demand for additional office/industrial
facilities in prime locations. In recognition of these trends, the Southern California
Association of Governments has adopted employment projections which identify the specific
plan area as one of the rapidly growing employment areas in Orange County.
2.3 Issues, Constraints, Opportunities
The development of the Pacific Center East Specific Plan was accomplished through an
orderly process of data collection, issues analysis, definition of alternative planning solutions,
3
-= PROJECT AREA
- CITY BOUNDARIES
Site Vicinity NOT TO SCALE
PACIFIC CENTER EAST • •
CITY OF TUSTIN EXHIBIT 9
Pacific Center East Specific Plan
and refinement of the preferred design concept. Scoping meetings, study sessions and
meetings with the Planning Commission, City Council, city staff, property owners, and
interested businesses and residents were held in order to solicit input, establish direction and
reach a consensus through a process of plan revision and refinement.
In the early stages of plan formulation a number of issues and constraints and opportunities
for future development were identified. The identification and resolution of these concerns
has been a central factor in developing a plan and the development guidelines and stand-
ards. If the plan is to be successful in meeting the city's objectives, it must address the local
issues and constraints and capitalize on the area's advantages.
Environmental Issues
The following environmental issues were identified or evaluated in the planning process:
1. Potential unstable soil conditions.
2. Onsite drainage, storm drain and water and sewer deficiencies in the project
area.
3. Potential for cumulative air quality impacts upon adjacent areas.
4. Unacceptable level of service at area intersections and on arterials near the
project area.
5. Identification of potential impacts of the project on surrounding land uses,
including aesthetics, rail access, and housing demand.
6. Potential impacts of the project on public services.
Project Design Issues
The following design issues were identified or evaluated in the planning process:
1 1. Lack of an identified image for the project area and the need for design
guidelines and development standards to unify the area, provide an identity
and define the architectural character of .the area.
2. Opportunity for freeway -oriented development adjacent to SR -55 and the
existing and planned northbound (eastside) ramps to SR -55.
3. Provision of a variety of business park uses, including commercial, office
development, light industrial, and research and development in locations
which are compatible with adjacent uses.
4
J
City of Tustin
4. The need to assemble parcels for public right-of-way to implement a viable
circulation system for the area.
5. The opportunity to create consistent and attractive streetscapes throughout the
project.
Urban Infrastructure Issues
The following infrastructure issues were identified or evaluated in the planning process:
1. Limited access to the project area and examination of the extension of
Newport Avenue as an opportunity to provide additional circulation capacity
for the project area and relocation of existing northbound (eastside) ramps to
provide efficient access to and from SR -55.
2. Identification of necessary onsite and offsite infrastructure improvements
within the project area including provision of necessary public services.
3. The fiscal impacts of the project and the type of financing mechanisms
necessary to implement the plan.
5
Pacific Center East Specific Plan
3.0 PROJECT DESCRIPTION, PROGRAMS AND GUIDELINES
3.1 Introduction
The overall concept for the Pacific Center East Specific Plan is intended to provide a
planned community development which encourages a variety of office, commercial, regional
and technology uses. These intense land uses are to be concentrated at the southwesterly
portion of the project area with the potential development intensity diminishing toward the
north and northwesterly edges of the site in proximity to existing residential uses. The major
components of the plan include the following:
. Land Use Plan
► Urban Design Concept
► Circulation Plan
► Landscape Concept Plan
Utilities Concept Plans
Signage Concept Plan
Phasing Concept Plan
The procedures and components of each of the above plans are outlined in this chapter of
the specific plan. Some material set forth in this chapter is intended to be as directives and
shall be implemented according to language contained herein. Other material is conceptual
and intended to guide and not restrict creative solutions.
3.2 Urban Design Concept
The design concept for the Pacific Center East Specific Plan provides for an integrated
environment of commercial, office, regional and technology uses. The project is to be linked
physically through the plan's arterial system and provide opportunities , for public
transportation and internal pedestrian access. Aesthetic integration will be achieved through
the development of architectural standards, streetscape design, landscaping and entry
features (Exhibit 3).
Design objectives for the specific plan are listed below:
1. To provide a range of uses and intensities which meet the city's future needs
for mixed land uses and wide variety of facilities and services in the project
area. Technology uses would be retained as a key component of the project
area with its conversion to office use discouraged. Commercial, daycare and
hotel uses would take advantage of the existing freeway interchange locations
and the market opportunities of the area.
2. To promote building forms that relate to the scale and character of surround-
ing development while also relating new development to pedestrian functions.
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Urban Design Concept
PACIFIC CENTER EAST
CITY OF TUSTIN
LEGEND
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RESEARCH AND REDEVELOPMENT2
9-1
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HEIGHT OF BUILDING (IN NUMBER OF FLOORS)
E]
RIGHT -IN / RIGHT -OUT ACCESS ONLY
FUTURN ACCESS*
AUTO CRCULATK>N / DROP OFF
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PEDESTRIAN CIRCULATION
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SIGNALIZED INTERSECTION
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SPECIAL LANDSCAPE FEATURE
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POTENTIAL SIGNALIZED INTERSECTION
VOTE: Sec; Exhibit 8, 9h, and 9f for median detail.
* Full turn access may be restricted due to added traffic volumes.
EXHIBIT 3
City of Tustin
3. To design height and bulk limitations which conform to the land use intensity
in a given "planning area."
4. To create a project identity for the Pacific Center East Specific Plan Area
encouraging architectural design of the highest quality.
5. To integrate existing.uses, new development and potential future redevelop-
ment uses.
6. To consider, subject to the constraints of proper community design, the
existing patterns of ownership and land use in the alignment of major streets,
the definition of "planning areas," the allocation of building intensities, and
the distribution of uses by land use types.
In order to accomplish the above objectives, design principles or guidelines to be applied
within the project area are described on the following pages. These guidelines are depicted
graphically on Exhibit 3.
Intersections
1. A thematic gateway entry should be developed at the Newport Avenue and
Del Amo Avenue intersection. This major intersection should include special
landscape architectural accent features to suggest a "sense of place" or arrival
statement to the project. The design elements should contain monument
signage, accent landscape and some type of special focal point feature.
2. Setback areas at major arterial intersections should contain project identity
through use of signage monumentation, accent landscaping and berming.
Buildings should be set back from the ultimate right-of-way of major arterials
utilizing an 80 -foot right angle or radius distance from the intersection of ulti-
mate extended right-of-way as shown in Urban Design Concept.
3. Setback areas/secondary intersections should also contain accent landscape
and berming. This setback is obtained by placing a 60 -foot right angle or
radius distance from the intersection of extended right-of-way lines as shown
in the Urban Design Concept. Secondary intersections occur at Newport
Avenue and Valencia Avenue, Industrial Drive and Red Hill Avenue, and
Santa Fe Drive and Red Hill Avenue.
Project Circulation
1. The circulation system should be designed to accommodate both area and
project traffic, including public transit, rail access and pedestrian networks.
Convenient and direct linkages should be provided between uses and within
nearby, complementary uses.
7
Pacific Center East Specific Plan
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2. A special treatment of promenade crossings should be encouraged at major
intersections to indicate a major pedestrian crossing is being approached.
Where applicable, median planting, seating areas and special features may
complement this treatment. The promenade crossing may consist of special
paving to separate vehicular and pedestrian space. The promenade should
extend through the core of the office center and continue its link with the
regional center, and would encourage pedestrian access to surrounding
development.
3. Access points to individual sites within the project area should be located as
far as possible from street intersections with the actual location of all access
points to be subject to City Engineer approval.
4. The parking areas should be designed to link buildings to onsite pedestrian
walkways and the street sidewalk system and to minimize potential pedestri-
an/vehicle conflicts.
5. Wherever possible, facilitate public access across sites where important
pedestrian movement occurs.
Streetscape/Edge Treatment
1. A visually integrated project area is desired and should be created by
providing continuity in the edge treatments, streetscape design and landscape
treatments for the project. These treatments should emphasize a human scale
to the traveler and soften building architectural treatments. More detail on
the landscape concept for the project is provided in Section 3.5 of the specific
plan. -
Buildings, Form, Access, Scale, Siting
1. Architectural variety and diversity should be promoted within the project area,
while maintaining the identity for the entire project.
2. Multiple buildings on a given site should be situated to create pedestrian
spaces, courtyards and create a strong identity for building entries.
3. A variation of building height and massing in groups of buildings and within
individual buildings should be encouraged.
4. Building entrances should create a series of steps or transition, as follows, in
the process of arrival:
First - transition from the street scene to the site, then transition to a parking
area, then to the parking space.
NO
City of Tustin
Second - transition from the walk from parking to the pedestrian collector
walk, which is connected to the building courtyard.
Third - transition from the courtyard (drop-off area) to the building entrance
and into the building itself. This process is one of slowing down, an ever-
increasing enrichment of materials, textures, ornament, shade, fragrance, etc.,
which culminates in the entrance and the courtyard and arrival at the building.
Entrances must be placed in such a way that people who approach the
building see the entrance. The entrance must also be ornamented.
5. Remove unsightly and cluttering elements from street right-of-way. Clutter
is produced by unplanned elements in street right-of-way. The placement of
overhead wires underground, where feasible, should continue at the most
rapid pace possible. Every other element in street areas, including public
signs, should be examined with a view toward improvement of design and
elimination of these unnecessary elements to improve visual clarity.
6. Building ornaments should be used to identify special parts of the building,
to break down elements into comprehensible parts of human scale, to give
texture to the building, to add interest, and to express a common vocabulary.
Ornamentation can be as simple as a color change, a change of plane, and
application of pattern or as complex as carved stone in intricate patterns.
7.' Ranging of elements from front to rear:
The concept places the enriched elements closest to the building users. It is
closely linked to the front and high elements to the rear. The architectural
form is stepped up and away from the use, giving depth to the overall
architectural form. This is also consistent with the design principle of
courtyards; the highest level of detail should be placed within the courtyard.
Street facades if removed from pedestrian access will have a lower level of
detail. The ranging of elements from the front to rear is also consistent with
the courtyard design principle, the greatest amount of stepping within the
architectural form should be placed on the courtyard side of the buildings.
The street sides of the buildings if removed from pedestrian access will be
vertical in nature. The use of geometric form, composition and roof variation
will be employed in these areas to vary the architectural form.
8. With orientation and visibility opportunities at the SR -55 freeway, special
emphasis should be given to architecture, including building geometry and the
relationship of building forms oriented toward the freeway, Newport Avenue,
Del Amo and Edinger.
9
Pacific Center East Specific Plan
I�
r
9. Development within the project should be encouraged to use sufficient
vertical and horizontal articulation to avoid "box" architecture and long,
uninterrupted blank walls. r
10. Structures should be designed to create transition in form and scale between
large buildings and adjacent smaller buildings.
11. Site buildings to create pedestrian spaces, courtyards and plazas. The
experience should be visually diverse, stimulating and create a sense of vitality
and excitement.
► Internal walls shall be utilized to provide continuous pedestrian access
from parking (surface and structured) to plazas and entry points to
buildings.
► To encourage pedestrian movement along a designated route, building
materials shall be coordinated with hardscape to provide a continuous
and clearly identifiable walkway.
► Where a pedestrian walkway meets a vehicle drive, pathway material
or other accent/special paving material shall be utilized to highlight
the pedestrian crosswalk.
12. Color, material, textures and finishes which shall be used to achieve the
maximum quality and which are encouraged, as well as those elements and
materials which are to be avoided, are listed in Table 1.
3.3 Land Use Plan
The land use plan for Pacific Center East shown in Exhibit 4 designates a variety of land
uses linked by an appropriate proposed circulation system. Four major land use
designations are designated within the specific plan boundary. (A graphic display of these
areas is shown on Exhibit 5.) The approximate net average within each center and each
land use designation's purpose can be described as follows:
Commercial Center: The commercial center designation (8.9 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 destination and service uses. The commercial center will
establish its own identity and is not exclusively reliant on surrounding uses.
Regional Center: The regional center designation (28.0 net acres) is formed by the revised
circulation system and provides opportunities for a mix of land uses, including hotels,
commercial and office uses. Both onsite employees and area commuters are potential users
10
City of Tustin
i Table 1
BUILDING MATERIAL/COLOR CRITERIA MATRIX
MATERIALS
Encouraged
Commercial Center
► Warm, reflective, light -tinted glass
(includes high-performance glass)
► Exterior wood must be painted or
solid base paint
Regional Center
► Hotel/Commercial
► Smooth precast concrete
► Concrete with light-colored aggregate
or integral color
► Stucco or similar materials are per-
mitted only in areas of secondary
visual importance such as soffit
► Tinted or lightly reflective glass
► Office
► Same criteria as Office Center
Office Center
Windows
► Transparent glass
► Tinted glass
► Lightly reflective color glass
11
Discouraged
► Untinted, mirrored glass and highly
reflective gold glass
► No build-up on membrane roofing
► Wood beams and siding
► Tilt -up concrete
► Concrete block massing
P. Same criteria as Office Center
Windows
► Mirror glass
► Black -tinted glass
Pacific Center East Specific Plan
Encouraged Discouraged
Walls Walls
► Concrete with light-colored aggregate Wood
or integral color Tile with concrete
► Painted concrete Concrete block masonry
► Light-colored metal systems
► Stucco or similar materials are per-
mitted only in areas of secondary
visual importance such as soffits
► Marble, stone veneer
Roofs
► Wood shingles
► Asphalt shingles
► Spanish the
Land Use - Technology Center
► Smooth, precast or tilt -up concrete Wood beams and siding
► Smooth metal panel systems Brick, Spanish the
► Tinted or lightly reflective glass Corrugated metal
► Ribbed concrete
► Highly reflective glass
All Materials are Subject to Approval of the City Pursuant to Design Review
COLOR
Encouraged
Commercial Center
► Light natural concrete or stone finish
► Generally one wall color
12
Discouraged
► Dark natural finish
► Dark wall finishes
► Multiple colors, stripes
i
I
Encouraged
Regional Center
1. Hotel/Commercial
► Accent colors and subtle changes in
wall color may be used in a limited
manner to add interest and to identify
entries.
Office
Same criteria as Office Center
Office Center
► Wall colors should generally be one
shade unless otherwise approved by
owner or its designee
► Accent colors and subtle changes in
wall color may be used in a limited
manner to add interest and to identify
entries
► Accent colors may be used on archi-
tectural elements (ie., reveals, mul-
lions, or special features).
► Roof materials shall be light colors.
Land Use - Technology Center
► Light, natural concrete or stone finish
► Generally one wall color
► Generally one accent color
► Accent only on special features, re-
veals and mullions
► Service door colors the same as adja-
cent walls
13
City of Tustin
Discouraged
► Dark natural finishes
► Accent applied to wall surface
► Roof materials shall be light color
Same criteria as Office Center
► Accent colors may not be painted
directly on wall surfaces or used as
wide bands.
► Dark wall finishes
► Multiple colors, stripes
► Accent applied to wall surface
i
LEGEND
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Land Use Plan
PACIFIC CENTER EAST
CITY. OF TUSTIN
COMMERCIAL CENTER
REGIONAL CENTER
OFFICE CENTER
TECHNOLOGY CENTER
EXHIBIT 4
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EXHIBIT 4
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Circulation Plan
PACIFIC CENTER EAST
CITY OF TUSTIN
LEGEND
NOTE: Actual design and specific location for bikeway will be
determined during specific planning area concept review
and will be subject to review by Communtiy Development
and the City Engineer.
EXHIBIT 6
BIKEWAY
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SECONDARY
LOCAL
EXISTING BUS STOPS
PROPOSED BUS STOP
PROPOSED BUS TURNOUTS
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SIGNALS
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RECONFIGURATION
UNDERPASS
RAILROAD RIGHT OF WAY
SCENIC HIGHWAY
NOTE: Actual design and specific location for bikeway will be
determined during specific planning area concept review
and will be subject to review by Communtiy Development
and the City Engineer.
EXHIBIT 6
City of Tustin
of the center, as well as area business travelers. Four separate planning areas in close
proximity will be identified by their architectural and landscape elements.
The focus of the regional center is commercial use, which provides specialized services to
consumers, including specialty restaurants, lodging, commercial recreation, daycare, and
selected personal services. The specific plan encourages a mix of commercial uses which
provide both daytime and evening activity.
Office Center: The office center designation (36.7 net acres) provides for professional and
corporate office areas within the specific plan area. Both mid -rise and low-rise offices are
encouraged, with Planning Area 10 proposed as a corporate headquarters office complex.
Future office development would also be expected adjacent to the Pacific Bell facilities
including professional offices south of Industrial Drive.
The specific plan allows a mixture of office products onsite, including corporate and general
offices in small and large facilities. The specific plan encourages the integration of office,
support commercial and selected employee services in Planning Area 10, encouraging a
distinct identity as a major office center.
Technology Center: The technology center designation (49.4 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.
The technology designation encourages continued development of research and development
uses and discourages intrusion of exclusive office use in these areas.
3.4 Circulation Plan
The circulation plan (Exhibit 6) provides the internal circulation system and basic standards
for safe, efficient vehicular movement within and around the specific plan area. This plan
consists of mandatory alignments for arterial roadways and their right-of-way, as well as the
reconfiguration of the northbound (eastside) SR -55 ramps into the specific plan area. The
circulation plan also proposes the extension of Newport Avenue through the project area
as recommended by the Circulation Element of the General Plan. Further, this plan
specifies typical roadway sections to be implemented as development occurs.
The circulation plan reflects the following elements:
Future traffic projections for onsite land uses.
Future traffic projections for cumulative projects and areawide traffic growth
in the surrounding vicinity.
14
Pacific Center East Specific Plan
I. Circulation needs for emergency vehicles.
Plans for reconfiguration of the northbound (eastside) SR -55 ramps.
► The city's proposed goals, objectives and policies included in the circulation
element.
The circulation element relies primarily on the existing major arterials in the project area,
included Red Hill Avenue and Edinger Avenue. Newport Avenue would be extended
through the site as a major arterial. An underpass for Newport Avenue will allow traffic
to pass under the railroad tracks and flood control channel.
Street Cross -Sections
Street cross-sections have been designed for the specific plan area and are shown on
Exhibits 7a, 7b. These may be redesigned with minor changes per the approval of the
Director of Public Works without requiring an amendment to the specific plan.
Standard arterial highway cross-sections represent the obvious and accepted answer to most
situations, and the logical point of departure of any consideration of alternative cross-
sections. However, the standard cross-sections do not always provide the best solution to
any given need or set of objectives. Reasonable flexibility should be available in how
arterial highway capacity and functional requirements can best be satisfied.
In certain instances it may be desirable to encourage variety in the cross-section of various
routes or different portion of the same route to satisfy intersection capacity requirements,
create visual identity and landscaping opportunities, etc. An off -center or non -symmetrical
design may be appropriate where conditions are different on opposite sides of the highway,
particularly with respect to such factors as the adjacent land uses, slope conditions,
intersections, sidewalks, parking lanes, utilities and bikeways.
The following is a brief description of each of the proposed roadway classifications identified
in the specific plan and illustrated in Exhibits 3-5.
Major Arterial Highway - is designed as a six -lane divided roadway with a typical right-of-
way width of 120 feet and a roadway width from curb to curb of 102 feet. Where a full 120
feet of right-of-way is not feasible due to existing structures or topography, a 100 -foot right-
of-way can be developed to accommodate a six -lane divided facility. This requires no on -
street parking. Access is restricted to local intersections and commercial driveways as
approved by the City Engineer.
Secondary Arterial Highway - is designed as a four -lane roadway, with a typical right-of-way
width of 80 feet and a roadway width from curb to curb of 64 feet. Access should be
restricted to local intersections and commercial driveways as approved by the City Engineer.
15
MAJOR
ARTERIAL HIGHWAY
(Newport Avenue, Edinger Avenue,
Red Hill Avenue)
LEGEND
R/W=WIDTH IN FEET
P=WIDTH OF PAVEMENT IN FEET
PK=WIDTH OF PARKWAY IN FEET
Street Sections
PACIFIC CENTER EAST
NOTE: See plan views for median, bikeway, sidewalk
detail and transition of Newport Avenue from
120' ROW south of Kenyon Drive to 100' ROW
to Edinger Avenue
SOURCE: AUSTIN-FOUST ASSOCIATES
CITY OF TUSTIN EXHIBIT 7a
SECONDARY ARTERIAL
(Valencia Ave./ Del Amo Ave.)
LOCAL STREET
(Industrial Drive)
(Woodlawn Ave.)
(Santa Fe Drive)
Street Sections
PACIFIC CENTER EAST
LEGEND
R/W=WIDTH IN FEET
P=WIDTH OF PAVEMENT IN FEET
PK=WIDTH OF PARKWAY IN FEET
SOURCE:AUSTIN-FOUST ASSOCIATION INC.
CITY OF TUSTIN NOTE: See plan views for median and sidewalk detail EXHIBIT 7b
1
F1
City of Tustin
Local Collector Street (Two -Lane Undivided) - The standard local street provides two traffic
lanes with an eight -foot parking lane and a ten -foot parkway on each side of the street. The
overall right-of-way width varies from 56 feet to 60 feet dependent upon the width of the
parkway and whether or not parking is prohibited. Roadway width should be less than 40
feet curb to curb. Direct access is possible subject to the approval of the City Engineer.
Major and secondary arterial intersections should be designed to maximize capacity. Design
features may include the need for additional right-of-way to accommodate dual left-hand
turn lanes and designated right -turn lanes.
In addition to actual street classifications, the Circulation Plan also identifies a number of
other circulation components as follows:
0. Newport Avenue extension
► Proposed SR-55/Edinger Avenue northbound (eastside) ramps upgrade
► Railroad
P. Bus stops
b. Scenic highways
► Bikeways
A discussion of each of these components follows.
1. Newport Avenue Extension - could be implemented either as an overpass or an
underpass. The extension would occur within a 120 -foot right-of-way and be striped for six
lanes with no on -street parking. The proposed Newport Avenue extension will transition
from a 100 -foot right-of-way in proximity to Kenyon Drive to a 120 -foot right-of-way within
)75 feet and continue within a 120 -foot right-of-way to Valencia Avenue (Exhibits 9h, 91).
If an overpass is implemented, the extension will be highly visible from adjacent properties
but the roadway would not be subject to potential flooding. As conceptually proposed as
an underpass, the extension would require construction of temporary railroad and flood
channel structures while the underpass is under construction. The railroad plans require
approval by AT&SF and the California Public Utilities Commission. The flood channel
designs require approval by the Orange County Flood Control District. When fully
constructed, a pump system would assure ponding does not occur beneath the underpass.
Either an overpass or underpass design likely requires acquisition of public right-of-way on
both sides of the extension. The east side properties below Kenyon Drive would likely be
impacted and it is estimated that approximately 25 units on the east side of the roadway
must be acquired for right-of-way and to maintain access via a new frontage road. The
flood channel conduit necessitated by an underpass is discussed in Section 3.6. Conceptual
16
Pacific Center East Specific Plan
r
f
plans for the Newport Avenue extension and underpass are included in Appendix E of the
Draft EIR. t
2. SR-55/Edinger Avenue Northbound (Eastside) Ramps Upgrade - an upgrade of the
ramps has been conceptually designed by Dokken Engineering and is currently being
reviewed by Caltrans (more detail is.provided in Appendix E of the Draft EIR). The ramp
redesign would allow appropriate stacking distance for vehicular traffic and facilitate
weaving movements with the SR -55 traffic flows. The Del Amo Avenue redesign also
distributes traffic flows to two intersections with Edinger Avenue. Both of the Newport
Avenue intersections with Del Amo Avenue and with Edinger Avenue would be signalized.
3. Railroad Spurs/Crossings - occur throughout the project site. Newport Avenue
extension will be separated from rail operations. An existing rail spur located west of the
existing Del Amo Avenue alignment will be removed prior to grading. The eastern spur will
remain and crosses both Valencia Avenue and Edinger Avenue. Since the spurs are used
at slow speeds and only periodically, only the crossings are signalized.
4. Bus Stops - are currently located at two locations on Edinger Avenue and at three
locations southbound along Red Hill Avenue, as shown in Exhibit 3-4. Existing bus stops
are signposts, without benches, shelters or bus pads. If the Orange County Transit District
or City of Tustin requests expanded facilities, additional right-of-way or facilities will be
required by dedication from adjacent developments. Design of turnouts shall be to Orange
County Transit District standards. Two additional bus turnouts and one additional bus stop
are proposed onsite (Exhibit 6).
5. Scenic Highways - The scenic highways and roadways plan provides an official city guide
for the identification of scenic amenities within the city. Objectives which will be
implemented within the specific plan area are: 1) creation of landscaped _major arterials
along the Newport Avenue extension south of the flood control channel, 2) buffering of
freeway frontages by slopes and landscaping, and 3) incorporation of bicycle lanes and
landscape areas along Newport Avenue and Edinger Avenue for transportation, recreation,
and aesthetic benefits.
The specific plan proposes either painted or raised medians along Edinger Avenue subject
to further planning by the city and county for super streets, and landscaped medians along
Newport Avenue.
6. Bikeways - are designated for two streets in the site vicinity. The east side of Red Hill
Avenue which is outside the project site, is designated as a Class II (on -street) bikeway in
the General Plan and Newport Avenue south of Sycamore is a local bikeway. An on -street
bikeway is proposed along Valencia Avenue and along Newport Avenue north of Edinger
Avenue. The bikeway along Newport Avenue between Edinger Avenue and Valencia
Avenue could be either an off-road bikeway or on -street bikeway The actual design and
location for bikeways will be determined during specific planning area concept review and
during roadway design subject to final approval of the Community Development Department.
17
City of Tustin
General Circulation Standards
a. No development shall be permitted on parcels without improved street access. For
purposes of this standard, a street is a maintained public street subject to the
approval of the City Engineer and Public Works Director.
b. Portions of any lot within any future right-of-way shown in this specific plan shall not
be occupied by structures, other than those encroachments normally permitted in
rights-of-way. All other required setbacks, yards and open spaces shall be calculated
on the basis of the establishment of the future right-of-ways; future right-of-way lines
shall be considered to be lot lines for purposes of determining such setbacks, yards
and open spaces.
C. Dedication of the right-of-way shown or in this specific plan shall be required as a
condition of approval for any development.
d. Installation of curbs, gutters, sidewalks, street and alley paving, street lighting and
street trees shall be subject to the provisions of the Tustin city code.
e. No structures shall be permitted to be developed over existing pipeline power line
or railroad alignments or easements, except where these can be relocated.
f. Full -turn access or right -turn in and out access points shall be conceptual only subject
to traffic verification by City Traffic Engineer and acceptance by City Engineer
during site plan review.
3.5 Landscape Concept Plan
The landscape concept plan (Exhibit 8) is an integral element of achieving a distinctive
development character for the specific plan area and a means of integrating the diverse uses
proposed within the specific plan area. This character shall be reinforced through the
coordinated design of entry monumentation, integration of each land use designation and
emphasis on access, signage, building height and streetscapes.
Required guidelines are specified for the following categories:
Major entries
0. Streetscapes
0. Plant palette
Hardscape
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Pacific Center East Specific Plan
The landscape concept plan establishes a guideline for evaluating consistency of design
between the ultimate development pattern and its incremental buildout. As development
and redevelopment occur, landscape plans shall be approved which are consistent with and
implement these. concepts. The categories listed above are described in the following
exhibits and tables.
The primary objectives of the landscape concept are as follows:
a. To design a streetscape for Newport Avenue which becomes a focal point for
the specific plan area.
b. To unify diverse uses and differing architectural styles and building heights.
C. To integrate existing projects and existing landscaping within the landscape
concept and utilize ornamental plantings which fit with the vegetative types
currently established in the specific plan area.
d. To enhance and maintain view corridors and building prominence within the
project area, through use of vertical trees, accent shrubs, broad plant spacing
and sensitive siting of development.
e. To provide an attractive project edge adjacent to SR -55 which announces
arrival to the project and provides a scenic corridor.
Landscape elements which provide landscape continuity include major entries, streetscapes,
and hardscape elements. Guidelines for each of these elements are discussed below and
illustrated in the following exhibits. Signage is discussed in Section 3.7.
Major Entries
a. Entries to Pacific Center East shall be designed as special accent points which
"announce" site entry and establish the unique theme and character of the
development (Exhibits 9a -9d).
b. The character and concept of entry ground signs and intersection treatment
will provide initial impressions of the development. The scales, form and
materials of signing shall be consistent with materials used elsewhere in the
landscape concept.
Streetscapes
a. The design of streetscapes will provide a sense of continuity and relationship
between various uses and locations within the project. Landscape details
along streets include parcel entry monumentation, streetscapes and vegetation
to reinforce a "cosmopolitan" atmosphere.
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EXHIBIT 9d
Cit}? of Tustin
b. Extensive visibility of the buildings will be incorporated into the overall
concept.
C. Existing street landscaping will be extended to provide continuity between
existing projects and infill development or redevelopment.
d. A special intersection treatment for Newport Avenue/SR-55 ramps shall be
designed to add accent to the regional center and provide identity and
direction toward major elements.
e. Remove unsightly and cluttering elements from street right-of-way. Clutter
is produced by unplanned elements in street right-of-way. Utility lines serving
the site shall be placed underground. Every other element in street areas,
including public signs, should be examined with a view toward improvement
of design and elimination of these unnecessary elements to improve visual
clarity.
A narrative description of landscape treatments for certain streets follows. Exhibits 9e -9j
illustrate these concepts.
Red Hill Avenue - The existing landscaping at Red Hill Avenue and Edinger Avenue
adjacent to the Pacific Bell project will remain and the current landscape palette should be
extended in both directions. The meandering sidewalk should also be matched and
extended along the west side of Red Hill Avenue and the south side of Edinger Avenue
within the proposed 30 -foot landscape setback.
Edinger Avenue - The north side of Edinger Avenue should indicate a proposed 20 -foot
landscape setback. Existing landscaping at the corner of Red Hill Avenue and Edinger
Avenue should remain and blend westerly into the new landscape.
Valencia Avenue - The existing landscape on the south side of Valencia Avenue outside of
the project area would remain, but a northside 25 -foot landscape setback is proposed.
Newport Avenue - The proposed landscape concepts along both sides of Newport Avenue,
between Edinger Avenue and Valencia Avenue, should incorporate a 30 -foot landscape
setback. North of Edinger Avenue, the setback may be reduced with the proposed retaining
wall. The setback for Newport Avenue between Edinger and Sycamore will be established
during review of street improvement plans.
Del Amo Avenue - The Del Amo Avenue streetscape proposes a landscape treatment on
both sides of the street within a 30 -foot setback. A meandering sidewalk should be included
along both sides of the street. The landscape palette should propose a primary streetscape
treatment because of the image when entering the project from the freeway.
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NOTES:
1)A sidewalk easement and landscape
maintenance ogooennont must bevacpndod
by the developer when sidewalks doour
outside of the street right-of-way.
2) A nine foot sidewalk width is required
wh*nsidewalks extend 10the curb along |
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Red H°NN Avenue
PACIFIC CENTER EAST
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landscape maintenance agreement
must be recorded by the developer
when sidewalks occur outside -of the �I
street right-of-way. 1 �1'Di"►r `I
2)A nine feet sidewalk width is required when
sidewalks extend to the curb along major
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3) Either a raised or painted median may be developed
Edinger Avenue
PACIFIC CENTER EA;
CITY OF TUSTIN
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I� � 1 /i1��1'YDEf�InG B/DEW�
_5(0 /
80 ' }aovl I
NOTES:
t) A sidewalk easement and landscape maintenance
agreement must be recorded by the developer when
sidewalks occur outside of the street right-of-way.
2)'A nine feet sidewalk width is required when sidewalks
extend to the curb along major arterial.
Valencia Avenue
PACIFIC CANTER EAST
CITY OF TUSTIN
EXHIBIT 9q
I
S' 5/n5w,
TP'\7/AaP I�T�°`IrIN
/-CGqVF a`iRUE
LPW 6lwe
0j'qouNx'0yv
I
1 W -Ay'
K'
/11**eP11N
ffwb
BXTv/`�P j�py�viNG-
hLL
v�
�' S/PSNhL�
&744"P6d Vel
NOTE: 1) Right -of way transitions from
100' at Kenyon Drive to 120'
at AT&SF overcrossing.
2)5' sidewalk at some locations
may need to be wider to
accomodate street light sign
locations, etc.
bl A L
L1yVG�i°�6
14' � u�1
yy�� /a4a r
Newport Avenue North of AT&SF
PACIFIC CENTER EAST
CITY OF TUSTIN
EXHIBIT 9h
51G11_�/YD T/`ZIF
T/'"� /`�,GEN7- T 2�
NOTES:
1) A sidewalk easement andlandscape
maintenance agreement must be recorded
by the developer when sidewalks occur outside
of the street right-of-way. .
2) A nine feet sidewalk -width is required when
sidewalks extend to the curb along a major arterial
3)Actual bikeway locations could either be
off-road or on -street 7A_
5'001q,0(11YD 774�
T� 14 0:7947 77;F;;�.
4"EaU/i'1 19rtg413
30% 61,RaAD 001151`,
A,CCF4 ' GOLO/,Z,
70�
�IDEl�1U`
k � �
loryPf'.� (mss)
e�rri�cr� 7�oir.
Ne w� ort Avenue South of AT&SF Railroad
PACIFIC CENTER EAST ..
CITY OF TUSTIN EXHIBIT 9i
sr-EEr r�-
5 '40<0N O
90% GROUND
i4,1662EVT
5M&)5 -
�CEJYT
77��
8'
5/,
STiT
NOTES:
1)A sidewalk easement and landscape maintenance agreement must be
recorded by the developer when sidewalks occur outside of the street
ht f2) R' ht of-wa transition to 120'
rig o. -way. ig - y
ROW occurs toward Newport Avenue.
�
LL�AY' 1
30 30
- 80;,r
Del Amo Avenue
PACIFIC CENTER EAST
CITY OF TUSTIN
^\CCE/VT
STi�ET Tf�
're. Q� 7?*V
�tv5NrE Tiffs)
�°° C-�'`OUNF�
D 00�
17/51F
EXHIBIT 9.
Pacific Center East Specific Plan
Woodlawn Avenue Industrial Drive. Santa Fe Drive - All streets should incorporate the
proposed landscape treatment within a 25 -foot setback. A standard sidewalk parkway
treatment is proposed for these streets (Exhibit 9k).
SR -55 Freeway - The SR -55 freeway portion of the development is the most visible aspect
of the project. From an image identity standpoint, the edge condition (Exhibit 91) should
indicate quality characteristics through landscape treatment. While a 20 -foot landscape
buffer is proposed along a majority of the freeway frontage, this width may be reduced to
range of between six and fifteen feet in Planning Areas 1 and 5 due to site and slope
constraints subject to design review processing.
The plant palette listed in Table 2 is an example of appropriate plant materials which could
be used in all street sections within Pacific Center East including parking structure edges,
and is designed to enhance the urban design concept for the project. Equivalent species
may be substituted for those listed with approval by Public Works and Community
Development.
Submittal of concept landscaping and final landscaping plans will be evaluated during design
review and plan check processes and will be subject to City of Tustin landscaping standards
and submittal requirements.
Hardscape Elements
Hardscape design elements to be incorporated into the landscape treatments in the Pacific
Center East project area shall include, but not be limited to, light fixtures, bollards, special
pavement and walkway treatments, trash receptacles, planters, walls and fences. Hardscape
elements shall function to allow a coordinated and consistent visual and physical connector
between buildings and landscape treatments within the project.
3.6 Utilities Concept Plan
The utilities concept plan primarily describes the manner in which water, sewer, and storm
drain facilities will be provided for the specific plan area. Proposed upgrading of drainage,
sewer and water facilities has been designed to provide an adequate level of service for the
maximum level of planned development.
GRADING CONCEPT PLAN
The grading proposed onsite provides development areas and roadways with proper surface
drainage. Currently, drainage on the site is southerly and southeasterly towards the existing
storm drain facility in Red Hill Avenue. Grading will generally occur within these trend line
areas (see Exhibit 10).
The grading concept is based upon certain design assumptions which may change as
development occurs. Design options are permissible, based upon approval of the City
21
Sf 1i�8 ffE�GE �;, r
5' S1DEl��
5'
TVIQ-�
5118 f 1EDGE
Industrial Drive
PACIFIC CENTER EAST
CITY OF TUSTIN
EXHIBIT 9k
cvsT�
(s.
557-5ACr"-'�
VE�FIGf�, Tf1ENL 77kFE
(G0N7-1(VING l/r� OF Dom[.
" fiVENUE)
5ACi-&FOUND
TIZEES
7AU�
V �S 2-C NOTE: Landscape setback in planning areas
G�N�SC�E 1 and 5 maybe reduced with city
approval.
SR -55 Edge
PACIFIC CENTER EAST
CITY OF TUSTIN
Q ..
EXHIBIT 91
LEGEND:
A = Thematic intersection
B = Primary entry
C = Secondary entry
D = Newport Avenue
E = Del Amo Avenue
F = Edinger Street
G = Red Hill Avenue
H = Local
J = Valencia Avenue
K = Newport Avenue retaining wall north of Edinger Avenue
L = SR -55 edge
M = Parking structure edge (Valencia Avenue only)
�
�
LEGEND:
A=Thematic intersection
B=Primary entry
C=Secondary entry
D=Newport Avenue
E=Del Amo Avenue
F=Edinger Street
G=Red Hill Avenue
H=Local
J=Valencia Avenue
K=Newport Avenue retaining wall north 0fEdinger Avenue
L=SR-65edge
M=Parking structure edge (Valencia Avenue only)
Table 2(Cont Id)
PLANT PALETTE
11. Japanese live oak
x
((]V8n:uS mny[sinifn|io)
�
12. Laurel sumac
X
(Rhu3|auhna)
13.�nO�wo�U
{�
)(
�{
){
(CupaniopsioanaCardioides)
14.American sweet gum
^'.���!�!������~ ����!��!'��!��� X �'����'�!�,���)�'!
X ����X��.�
X'
(Uquidnmbarotvraof|ua
'Palo Alto')
15. Indian |aung\
°
X
(FlCuunniCroCarpanidda)
Shrubs
16. Compact xWosma
X
X
(XyOxnna c0ng8StUm
'Compacta')
17. Boxwood
){
X
(8uxu3sornpenvinans)
18. Compact eScaUonia
- x
(EsCaUonia'Pink PrinoeSS')
�
19. Wheeler dwarf pittnSpnrVnn
(Pittnepnrunntnbira
'Wheeler's Dwarf')
LEGEND:
A=Thematic intersection
B=Primary entry
C=Secondary entry
D=Newport Avenue
E=Del Amo Avenue
F=Edinger Street
G=Red Hill Avenue
H=Local
J=Valencia Avenue
K=Newport Avenue retaining wall north 0fEdinger Avenue
L=SR-65edge
M=Parking structure edge (Valencia Avenue only)
Table 2(Cont'd)
PLANT PALETTL
_~~ _
20, Amphkde 'okndkca
%
(Raphio|epim indica)
(BnUehna.Clara Coates,
Crimson, Pinkdoud.Rosea
dwarf)
GounUoovor/Vine
21. Star jasmine
}{
(T/achoiospernnunnjuanninoidou)
22. Trai|in0Gazania
x
(Gazaniahgana|oyColaeno)
23. Boston ivy
(parthonooisnuS\ricuopiUa\a)
Fescue/Perennial
24. "Gem Turf"
% x x
(Turf 'Gem Turf')
Accent/Color
26.Day lilies
X X
(Hemernoa|ioohybrds)
26. Bird nfparadise
X X
(Stre|itdarnginae)
27. Ded|yuCca
x X
(Yucca baccata)
28. Bergenia |igu|atu
(Borgeniaoi|iata)
29. Spanish bluebell
X X
(Endymionhiopanious)
30. |nnpati9nsweUenana'
X~ �^X��
(|moadonnsuhanii)
LEGEND:
A=Thematic intersection
B = Primary entry
C=Secondary entry
O=Newport Avenue
E=Del Amo Avenue
F=Edinger Street
G=Red Hill Avenue
H=Local
J=Valencia Avenue
K=Newport Avenue retaining wall north ofEdinger Avenue
L=SR-56edge
M Parking structure edge (Valencia Avenue
only)
%
X
Grading Concept
PACIFIC CENTER EAST 0�
CITY OF TUSTIN FxHiaiT 10
City of Tustin
Engineer, which are consistent with the provisions of this specific plan as well as the
provisions of the City of Tustin. All earthwork shall be conducted in accordance with the
city's grading ordinance and manual.
3.7 Utilities Concept Plan
The utilities concept plan primarily describes the manner in which water, sewer, and storm
drain facilities will be provided for *the specific plan area. Proposed upgrading of drainage,
sewer and water facilities has been designed to provide an adequate level of service for the
maximum level of planned development.
WATER CONCEPT PLAN
The water and sewer concept plans were developed in consultation with the City
Engineering Department staff of the City Water Department, and a hydrological analysis
prepared by Robert Bein, William Frost and Associates (RBF) in January 1990. The City
of Tustin provides water service to the project site. The city's water distribution network
which serves the project site includes 12 -inch water mains in Valencia Avenue, Del Amo
Avenue and Red Hill Avenue; 10 -inch mains in Santa Fe Drive, Industrial Drive and
Woodlawn Avenue; and an 8 -inch main in Edinger Avenue. These lines primarily will serve
existing and proposed development to the west of the project site and improve fire flows
throughout the lines' service area. City fire flow criteria for commercial and light industrial
uses requires a flow of 3,000 to 4,000 gallons per minute (gpm) delivered at a minimum
pressure of 20 psi for a duration of four hours.
Recommended improvements include increasing the main in Edinger Avenue from 8 to 12
inches and installing a 10- and 12 -inch line along Newport Avenue (Exhibit 11). Feeder
lines serving individual developments will be extended from the main lines. The proposed
water distribution system must be reviewed by the Tustin Water District.
A final decision on water line and sewer line locations and sizing shall be determined and
approved by the City Engineer and the Tustin Water District as part of subsequent
development approval. All water distribution infrastructure will be located within existing
and future planned streets.
SEWER CONCEPT PLAN
The Tustin Water District is also responsible for the collection of wastewater within the
project area, while effluent is treated at the County Sanitation District of Orange County
(CSDOC) Fountain Valley facilities.
Existing CSDOC trunk sewer lines which serve the project area are located in Red Hill
Avenue, Valencia Avenue and Edinger Avenue. Local, City of Tustin collector sewers (10 -
inch diameter) which feed into the trunk lines currently existing in Industrial Drive, Santa
Fe Drive, and Del Amo Avenue. While there are no current capacity problems in the area,
22
-A I.— 1f I-
1
o 1 10" 12"
%I
_ 10" 10"
12" 12"
w
Z
W
12" 12" '<
2�
q
09
10' _
10■
rn
'< 0
O
0—
O
O
O
O
Cr
j 12"
12"
12"
Water Concept Plan
PACIFIC CENTER EAST
CITY OF TUSTIN
12"
LEGEND
EXISTING
PROPOSED
00 TO BE ABANDONED
SOURCE: Robert Bein, William Frost & Associates
EXHIBIT 11
Pacific Center East Specific Plan
CSDOC plans to construct a 27 -inch parallel sewer line in Red Hill Avenue by 1996 or
1997. New 10 -inch sewer lines will be constructed within the proposed Newport Avenue
extension and portions of the existing line within Del Amo Avenue will be abandoned. An
additional 10 -inch line will be provided parallel to the existing line in Valencia Avenue
(Exhibit 12).
STORM DRAIN CONCEPT PLAN
As stated previously, drainage on the site is in a southerly and southeasterly direction toward
the existing storm drain facility (FO9P15) in Red Hill Avenue. Drainage north of the site
is conveyed southerly to the Santa Ana -Santa Fe Channel (1710) which is parallel to the
northern project boundary and the AT&SF railroad. Drainage west of the site is conveyed
via a drainage ditch to the F08 drainage facility.
The recommended onsite storm drain facilities proposed for the drainage concept plan are
shown in Exhibit 13. The conceptual drainage plan is based on the proposed land plan and
building intensity anticipated in the specific plan area. Final precise size and locations of
proposed storm drain lines shall be subject to approval by the City Engineer subject to the
provisions of the city's standard improvement plans. The storm drain concept plan was
developed in consultation with staff of the Orange County Flood Control District, Dokken
Engineering, RBF and ASL Engineering. As recommended in the technical analysis
prepared by RBF, both onsite storm drains and reconstruction of the flood channel overpass
are required to mitigate potential 100 -year storm flows.
The conceptual plan for the Newport Avenue underpass, flood channel and railroad
extension was previously illustrated in Exhibit 8. The flood conduit is sized to accommodate
100 -year storm flows. In addition, a pump drain system in the Newport Avenue underpass
will prevent flooding of the street, assuring safe passage during rainstorm or flood events.
Although right-of-way impacts would increase compared to an underpass, if an overpass
alternative is implemented, then channel improvements will be made as specified in the
Santa Fe Channel Hydrology Report (OCEMA 1986). As noted in the RBF engineering
report, channel improvements are required to prevent flooding of the project area in the
event of a 100 -year flood. Either flood channel design must be approved by the Orange
County Flood Control District and by the City Engineer.
OTHER UTILITIES
Electricity
Electricity service to the project area is provided by Southern California Edison Company.
Power is presently supplied to the project area via overhead and underground lines including
the 66 kv overhead lines along Del Amo Avenue. The 66 kv lines are proposed to be
relocated along the future extension of Newport Avenue (Exhibit 14).
23
\ LEGEND
- -- — ---- s.wi• e. SANTA r[ noon cwiRa cr
-A 12 EXISTING•u.
� •119r RR �ISF R
zm� I- - - — -- - j - -- - 21.: 36" PROPOSED
o o TO BE ABANDONED
$9 .... i. 24"....... ..... 21" ...... 21"
--�� •ih.-..H .tTtTT1TTiT 7iiTifTTT TT1 ••�.
EDINV N
GER
}•t ••••••• .auuaauuaaGER •• au • iauu.uu . ..aaaaau .
\ 15' �5" 15" ' •• 27"
36"
21':
1 I 10" FUTURE CSDOC PARALLEL IN REDHILL ' 9
SKYLINE (NORTH OF PROJECT) TO MCG.
\ 10" 0" (SOUTH OF PROJECT) SCHEDULED
INDUSTRIAL DRIVE CONSTRUCTION 1996/97,
T � �
,
0 '. 21" 3"
6
0O
0..... .$A.:TA FE DRIVE •4 %
M
/ O
O 1 0I,
•
O
0 10" /, 36"
/ 21"
:
10"
10"
10"
36"
10" 21"
27'
Sewer Concept Plan SOURCE: Robert Bein, William Frost & Associates
PACIFIC CENTER EAST Ef
••
CITY OF TUSTIN EXHIBIT 1
Zm� ' LEGEND
EDINGER AVENUE ..� EXISTING
7w
L
42" '
r
1
INDUSTRIAL DRIVE
SANTA FE DRIVE
'
1
5 A
....�
Storm Drain Concept Plan
PACIFIC CENTER EAST
CITY OF TUSTIN
PROPOSED
SOURCE: Robert'Bein, William Frost & Associates
EXHIBIT 13
S�NI� waw S�N�.E EE fl OOa COaIaIX CN�NLI
i
EDINGER
fists ttitsTfls•r—
R
AVENUE
INDUSTRIAL DRIVE
:I
SANTA FE DRIVE
VALENCIA AVENUE
Electrical Concept Plan
PACIFIC CENTER EAST
CITY OF TUSTIN
LEGEND
IfFTS-1r.1 EXISTING
rS4PROPOSED UNDERGOUND
TRANSMISSION LINE
NOTE: Undergrounding is preferable but may
be cost prohibitive; the final decision
on whether to underground the 66KV
line shall be determined by the
Community Development Department
and Public Works Department
EXHIBIT 14
City of Tustin
Telephone
Pacific Bell provides telephone service to the project site from existing underground
facilities. Appropriate easements will be provided for any new telephone facilities as
required by Pacific Bell. The existing underground cable lines and conduits will require
modification to provide service to the entire project area.
Natural Gas
The Southern California Gas Company provides natural gas service to the project area from
4 -inch gas mains located in Red Hill Avenue and a 30 -inch main in Edinger Avenue. The
gas company has indicated that adequate gas service can be extended throughout the site.
The proposed distribution system is shown in Exhibit 15.
Cable Television
Continental Cable Television and Community Cable Vision provide service to the project
area. They have indicated that they will be able to provide all necessary facilities for the
proposed project.
Railroad Operations
The main track of the AT&SF railroad runsparallel to Edinger Avenue north of the site.
The west lead track (Newport Lead) extends from the main track onto the project site west
of Del Amo Avenue. The east lead track (Irvine Lead) is a longer track east of the
Newport Lead which extends to the 405 freeway. One to twenty road switchers operate on
the Irvine Lead Monday through Friday. Current daily operations on the main track include
16 Amtrak trains, two freight trains, and one road switcher. There are no current operations
on the west lead track.
Project implementation will result in removal of the Newport Lead prior to initial grading.
However, AT&SF railway company has indicated that their removal of the track will not
impact operations since there are no active customers on this lead. The Irvine Lead will
remain to serve customers to the south.
The existing at -grade railroad track north of Edinger Avenue may be reconstructed as an
underpass or an overpass. Either plan will require approval of the city, the Atchison
Topeka and Santa Fe Railroad and the Public Utilities Commission. Plans for construction
will be phased so that current rail service is not interrupted.
General Utility Standards
1. No structures shall be permitted to be developed over existing pipeline, power line
or other similar easements, except where these can be relocated, and with the
approval of the City Engineer.
24
\ i
- - - -- - SARA ARA 911?1 FE ELO LOPIR(N. C A-
""" AtlSf PR
Ail3� RR
30N
9�
.rte. -- — — — — — — — -- — �--___— —__—
EDINGER AVENUE
sasaa �a �
z
� 3
SANTA FE DRIVE
>f /
3"
INDUSTRIAL DRIVE
VALENCIA AVENUE
s`77`8`7
`7 a.= =aaaaa as
4"
Natural Gas Concept Plan
PACIFIC CENTER EAST
CITY OF TUSTW
4"
LEGEND
EXISTING
PROPOSED
SOURCE: Robert Bein, William Frost & Associates
EXHIBIT 15
Pacific Center East Specific Plan
2. All onsite water supply, wastewater collection, storm drainage, and sewage lines and
facilities shall be provided by a developer in accordance with the provisions of the
adopted master plans for water, sewers, and drainage, unless costs are otherwise
determined as a result of a negotiated development agreement or borne by the
Redevelopment Agency.
3. All utility lines exclusively serving a development shall be placed underground by the
developer in accordance with the city's policies for undergrounding utilities.
4. Adequate water for estimated domestic consumption and for fire flow requirements,
as determined by the Orange County Fire Department, shall be provided by a
developer, unless costs are otherwise determined as a result of a negotiated
development agreement.
5. Costs for improvements to water drainage, and sewer systems included in the
adopted master plans for water, drainage and sewers shall be assigned to each
development lot or parcel in accordance with a cost -benefit formula enabled by the
City Engineer, based on current engineering construction costs, as amended from
time to time, or as otherwise determined as a result of the negotiated development
agreement.
6. Development of the project area shall comply with the requirements of the Orange
County Fire Department in providing adequate fire flow, number and location of
hydrants, building clearances, and street turning radii for access.
3.8 Signage Plan
The purpose of this section is to provide guidelines and standards for project identification
signage throughout the specific plan area to achieve a visually coordinated, balanced and
appealing signage system particularly one which promotes compatibility with the
architectural design concept, the circulation plan and the landscape concept plan.
General Provisions
1. Prior to painting, erecting, constructing, altering, rebuilding, replacing or moving any
sign, except those exempt from a permit by the Tustin sign code, approval of the
Community Development Department is required.
2. Applications shall be accompanied by information as required for a standard sign
plan or master sign plan pursuant to the Tustin City Code. A master sign plan is
required for all new developments and is subject to design review approval. In
addition to requirements for standard sign plans, a master sign plan submittal shall
include the following information on the proposed signage program for the site:
a. Plan specifications including the type of texture of materials and colors
proposed for the signs and the building facade.
25
City of Tustin
b. A colored elevation of the proposed signs and the building facade.
r
r
C. Drawings illustrating the lettering styles and sizes proposed and the use of ►
logos, if any. r
d. Photographs of buildings and signs on adjacent sites.
e. Any restrictions on the use of temporary signs.
3. General criteria applicable to all signs - proposed signs and their materials, size,
color, lettering, location and arrangement shall conform to the following criteria:
a. Signs shall be consistent throughout a development site by incorporating
common design elements such as quality of materials, letter style, colors (not
more than three excluding black and white per individual sign), illumination,
sign type or sign shape. All signs and letter colors are subject to the city's
design review procedures.
b. Signs shall be compatible with, and bear a harmonious relationship to the
visual image and architectural design of the buildings they identify in terms
of materials, colors, and design motif within the specific plan area and also
identify with the primary signage elements shown on Exhibit 16.
C. Signs shall relate to a human scale, and shall be directed toward pedestrians
as well as motorists.
d. Signs shall contain only that information necessary to identify the businesses
or uses of the property on which the sign is located.
e. Signs shall be appropriately visible, legible, as far as spacing and proportion
of letters and details, and shall not dominate the visual quality of the site or
obscure from view existing or adjacent signs.
f. Signs shall be compatible with the visual characteristics of the development
and signs in the surrounding area and shall not detract from, or cause
depreciation of the value of adjacent developed properties.
g. New signs in existing developments shall be designed in accordance with the
established master sign plan for the building or center where the sign is to be
located. If no such plan exists, any new signs shall be designed to be
harmonious with other existing signs on the property and/or architectural
theme or design features of the building(s).
h. Freestanding signs may be located in required setback areas provided the
following criteria are met:
26
Pacific Center East Specific Plan
h. Freestanding signs may be located in required setback areas provided the
following criteria are met:
1) Said location is not within a required visual clearance area as
identified by the City Engineer.
2) Said location in the event of a lighted sign will not cause negative light
and glare impacts on adjacent sensitive land uses.
All signs shall conform with provisions contained in the Tustin City Code
unless otherwise noted in this section.
4. Criteria applicable to master sign plan - In addition to general criteria listed
in item 3 above of this section, master sign plans shall be reviewed for
conformance with the following criteria:
a. Signs shall reflect a common theme, incorporating similar design
elements in terms of materials, letter styles, colors, illumination, sign
type and sign shape.
b. Signs shall utilize materials, colors, and a design motif which is
compatible and which reflects the special qualities of the architecture
of the buildings on the site in both daytime and nighttime situations
and also identify with primary signage elements shown in Exhibit 16.
C. Directional signage shall identify and direct traffic to SR -55, Edinger
Avenue and to the City of Santa Ana.
d. Selected signage shall direct users to subareas of the project.
5. A master sign program may deviate from specific Tustin City Code standards
for proposed/center identification and business identification signs subject to
submittal and approval of a Conditional Use Permit application. Pacific
Center East project area signs shall be permitted in addition to the center
identification sign standards in the Tustin City Code provided they are
consistent in their location with Exhibit 16 and are the maximum area of 30
square feet and maximum height of five feet from grade.
3.9 Phasing Concept Plan
The phasing concept outlines the amount of permitted development based on the sequence
of circulation improvements anticipated within the specific plan area. Development phasing
is also tied to market demand, development opportunities, circulation capacity and financing
factors not currently available.
27
EDWGER
I fA AIM • H IA Il 11000 Cp11tt01 bW1Y
AVENUE
9
INDUSTRIAL DRIVE
0
SANTA FE DRIVE
FV
�I
0
VALENCIA AVENUE
Signage Concept
PACIFIC CENTER EAST
CITY OF TUSTIN
US
Freeway Oriented Signage
[� Center Identification or
Development Site Signage
Specific Plan Project
Area Signage
/� � / 1 11 /'1 1 T • I\
City of Tustin
The phasing of development is closely tied to available circulation capacity, approval of
circulation plans by state agencies and approval of the railroad/flood channel overpass or
underpass north of Edinger Avenue at Newport Avenue.
With these constraints, the phasing concept is influenced by these public infrastructure
improvements:
1. Acquisition of public right-of-way and westerly railroad spur removal.
2. SR -55 eastbound ramps are constructed/extended to Del Amo Avenue.
3. Newport Avenue is extended from Edinger Avenue to Valencia Avenue and
existing SR -55 eastbound ramps are removed.
4. Public utilities and services are extended or relocated concurrently with street
extensions or widenings.
5. Newport Avenue underpass is constructed.
6. Development proceeds to buildout.
Based on the above sequencing, the available environmental analysis and financing
constraints, the proposed phasing of the project is presented in three phases (Table 3).
Each phase defines the parameters necessary for development to occur within the study area
at any given time and the magnitude of development which can occur. Following is a brief
description of each phase, location and sequencing of public improvements necessary.
Table 3
PHASING SCHEDULE
PHASE 1
City of Tustin
Building Permits or Certificates
Improvement or Action Needed of Occupancy May Be Issued For
A. Compliance with all conditions of approval and
compliance with original development and
Conditional Use Permit (CUP) 54-20, including
any necessary infrastructure improvements.
B. Required Plan Submittals
1. Project study report to Caltrans for New-
port Avenue/SR-55 interchange
northbound ramp reconfiguration.
2. Plans, specifications, agreements for:
a. SR -55 northbound ramp configuration
b. Newport Avenue extension south of
Edinger Avenue to Valencia Avenue.
c. Edinger Avenue widening east of SR -
55.
d. Del Amo Avenue extension and widen-
ing from reconfigured SR -55 ramp to
Edinger Avenue.
3. Approved plans for additional traffic im-
provements needed to mitigate impacts of
Phase 1 square footage for which certificate
of occupancy will be issued, including:
Within Citv of Tustin
Red Hill Avenue and Edinger Avenue2
Add third northbound through lane
Add third westbound through lane
Add second southbound left -turn lane
Within City of Santa Ana
SR -55 SB ramp and Edinger Avenue2
Add second westbound left -turn lane
29
Permits for 224,520 square feet of office and certifi-
cate of occupancy for 224,520 square feet of office
already entitled by CUP 84-20 to be located in
Planning Area 8 only (must be consistent with
approved development plan for CUP 84-20).
Permits for 100,000 square feet of office, minimum
250 -room hotel and 100,000 square feet of com-
mercial in Phase II.B and permits for 224,520
square feet of additional office in Planning Area 8
in Phase IA (in the event proposed development
does not comply with CUP 84-20 entitlement).
C
Pacific Center East Specific Plan
Table 3 (cont'd)
Building Permits or Certificates
Improvement or Action Needed of Occupang May Be Issued For
C. Plan Approvals or Construction Completions
1. Approval of all submittals, plans shown in
IB1 and IB2.
2. Completion of all improvements as shown
in I133.
PHASE II
Improvement or Action Needed
A. Required Plan Submittals
1. Plans, specifications, and reports for New-
port Avenue extension north of Edinger
Avenue.
2. Approved plans for all traffic improvements
noted in EIR and necessary to mitigate
traffic impacts of Phase II square footages
for which certificates of occupancy will be
issued, including:
Within City of Tustin
Red Hill at Walnut and Sycamorel
Remove parking and stripe northbound
and southbound through lanes
Del Amo and Edinger'
Add second northbound left -turn lane
Red Hill and Valencia
Add second northbound left -turn lane
Within City of Santa Ana
SR -55 SB ramp and Edingcrl, 3
Add third eastbound through lane
Add third westbound through lane
Edinger intersections in Santa Anal (at
Ritchey, Lyon and Grand)
Participate in improvements through
TSIA fees3
30
Certificate of occupancy for permits authorized to
be issued for in Phase IB and IA (in the event
proposed development does not comply with CUP
84-20 entitlement).
Building Permits or Certificates
of Occunancv May Be Issued For
Permits for 500,000 square feet of office, 50,000
square feet of commercial
Table 3 (cont'd)
Improvement or Action Needed
Within Project Area
B. Plan Approvals or Completion of Construction
1. Completion of all improvements as shown
in IIA.2.
2. Completion of improvements shown in
IB.2.
PHASE III
Improvement or Action Needed
A. Required Plan Submittals or Approvals
1. Approved plans for additional traffic im-
provements needed to mitigate impacts of
Phase III square footages for which certifi-
cates of occupancy will be issued, including:
Within Citv of Tustin
Newport and Walnuts
Add third nortbhound through lane
Add third southbound through lane
Add eastbound right -turn lane
Add second .southbound left -turn lane
Newport and Sycamore2
Add westbound left -turn lane
Add second eastbound through lane
Add second eastbound left -turn lane
Add second northbound left -turn lane
Add third northbound through lane
Add third southbound through lane
Red Hill and Valencia
Add southbound right -turn lane
Add westbound right -turn lane
Add eastbound free right -turn lane
31
City of Tustin
Building Permits or Certificates
of Occupancy May Be Issued For
Certificate of occupancy for permits authorized to
be issued in Phase II
Building Permits or Certificates
of Occupancy May Be Issued For
r
C
City of Tustin F,
4.0 LAND USE AND DEVELOPMENT REGULATIONS
4.1 Introduction
i
The Land Use and Development Regulation section acts as a principal part of the
controlling mechanism for implementation of the Pacific Center East Specific Plan. The
standards set forth in this section will ensure that future development within the specific
plan area proceeds in a consistent and appropriate manner. Future review of subdivisions
and site plans by the City of Tustin will provide assurance that these standards are realized.
Land use and development standards are provided for four separate land use designations.
Land use designations and planning areas are shown on Exhibit 17. The square footage
allocation and floor area ratios identified in Table 4 for each planning area shall govern the
overall maximum intensity and scale of development within each land use designation or
planning area without the necessity of additional or new environmental documentation.
However, the square footage for each specific use may be exchanged (eg., commercial versus
office) within an individual planning area. These estimates reflect the proposed circulation
system, urban design concept and the recommended site development standards. However,
all acreage data is approximate and is based on concept plans only; no specific entitlement
may be based on these acreages and future entitlements will be based on final maps.
4.2 Commercial Center
A. Purpose and Intent
This land use designation is intended for development of commercial uses which
complement surrounding, existing and planned land uses. Regulations provide an
appropriate amount of flexibility to anticipate future conditions and to integrate properly
a mixture of commercial uses.
B. Location
Planning areas designated as Commercial Center in the Land Use Plan are Planning Areas
2and 4.
C. Permitted Uses and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P" occurs or by conditional
use permit where the symbol "C appears, subject to any identified limitations or uses
contained herein or in Section 4.8, Table 6.
33
Pacific Center East Specific Plan
Table 3 (cont'd)
Improvement or Action Needed
Within City of Santa Ana
Edinger intersections in Santa Anal, 3 (at
Ritchey, Lyon and Grand)
Participate in improvements through
TSIA fees3
Within Cities of Tustin and Santa Ana
Red Hill and Warner'
Add southbound right -turn lane
Red Hill and Dyert
Participate in improvements through
TSIA fees3
Building Permits or Certificates
of Occupancy May Be Issued For
2. Approval of plans and issuance of con- Permits for 300,000 square feet of office and 10,000
struction permits for Newport Avenue square feet of commercial
extension north of Edinger Avenue includ-
ing approvals from Orange County En-
vironmental Management Agency and
AT&SF railroad.
3. Approved plans for all traffic improvements
noted in EIR necessary to mitigate traffic
impacts of remaining specific plan buildout
square footage, as listed in III A.1.
B. Completion of Construction
1. Completion of improvements shown in III
A.1 and III A.2.
Permits for remaining buildout square footages
authorized by the specific plan
Certificate of occupancy for permits authorized to
be issued in Phase III, including buildout of the
specific plan
1 Project contribution to this improvement.
2 Project mitigation improvement.
3 Improvements to Edinger Avenue in proximity to the SR -55 overpass are linked to the design of Newport
Avenue extension north of Edinger Avenue. Other improvements along Edinger in the City of Santa and
actual improvement design and timing for completion of these improvements will be subject to approval by
the City of Santa Ana. However, since the project is contributing to areawide improvements, any discretion
on design or timing as determined by Santa Ana will not affect issuance of entitlements on the Pacific Center
East project in Tustin. Since this section of roadway is part of the CMP network, improvements will be
designed for this location so that adequate levels of service will be attained to meet CMP eligibility
requirements.
32
P, ,.... 1.„���P,P.
A�IY PP
•1
31
4'
air
•1•i
••.EDINGER .' AVENUE
• •'I INDUSTRIAL DRIVE
:9::�13
>
_
.4 r 'SANTA FE DRIVE
y . -
,A
u.
.I
.1.4,: '� ���• .. X15
a•f.
e.�.
'VALENCIA AVENUE `
Land Use Plan/Planning Areas
PACIFIC CENTER EAST
�rry ^r TI IOT1t.1
0
cc
LEGEND
COMMERCIAL CENTER
REGIONAL CENTER
OFFICE CENTER
TECHNOLOGY CENTER
PLANNING AREA
EXHIBIT 17
Table 4
MAXIMUM SQUARE FOOTAGE AUTHORIZED IN THE SPECIFIC PLAN
(See Table 6 for Use
Limitations for Individual Planning Area)
August 1, 1990
TOTAL
Floor
250+ Room
R&D/Light
AUTHORIZED
Center/Planning Area *
Net Acres**
Area Ratio
Hotel Commercial
Office
Industrial SQUARE
FOOTAGE
Commercial Center
Planning Area 2
7.8
0.35 '
119,000
119,000
Planning Area 4
1.1
0.13
6,200
6,200
Regional Center
Planning Area 5
6.2
0.45
6,050
114,950
121,000
Planning Arca 6
12.0
1.03
176,000 75,000
287,400
538,400
Planning Area 7
4.0
0.65
113,300
113,300
Planning Area 11
5.8
0.65
8,000
156,200
164,200
Office Center
Planning Arca 8
21.2
0.50
7,000
454,700
461,700
Planning Area 10
13.1
1.50
85,595
770,359
855,954
Planning Area 13
2.4
0.48
50,200
50,200
Technology Center
Planning Area 1
1.0
0.40
17,400
17,400
Planning Area 3
6.1
0.40
40,920
65,380
106,300
Planning Area 9
3.7
0.40
64,500
64,500
Planning Area 12
8.6
0.40
4,494
145,306
149,800
Planning Area 14
5.2
0.40
90,600
90,600
Planning Area 15
24.8
0.40
12,963
419,137
432,100
TOTAL SQUARE FOOTAGE
123.0
0.61
176,000 365,222
1,947,109
802,323
3,290,654
* Footnotes for each planning are listing options available for development included in the specific plan are listed
below;
PA 2 - Office use is permitted but shall not exceed 10 percent of the gross floor area for buildout of each parcel
and for the planning area. A minimum of 70 percent of the gross floor area of any development within PA 2 shall be
retail -generating uses.
PA 6, 7 - There shallb c a hotel use of a minimum of 250 rooms.
PA 5 - 7 - A minimum of 75,000 sf of retail commercial use is required. The general locations shall be delineated
during development processing and planning area conceptual reviews.
PA 6 - Office use is limited to 60 percent of the total gross square footage if PA 6 includes the hotel and 85 percent
if there is not hotel in PA 6. Retail commercial use within the hotel shall range from a minimum of 5 percent but not
a maximum of 10 percent of the hotel's gross floor area.
PA I I - A minimum of 8,000 sf of retail commercial use (eg. freestanding restaurant) shall be developed.
PA 8 - Retail and service commercial use shall nto exceed 3 percent of the gross floor area, as calculated for buildout
of each parcel. In any event, the maximum retail and service commercial use in PA 8 shall not exceed 7,000 st.
PA 10 - Retail and service commercial use within the planning area shall range from a minimum of 5 percent but not
exceed a maximum of 10 percent of the gross floor area, as calculated for buildout of the planning area.
Technology Center - Office use for new uses or alternations to existing development which creates new floor area shall
not exceed 50 percent of the gross floor area in buildings of each parcel. Accessory commercial use for new uses or
alterations to existing development which creates new floor area shall not exceed 3 percent of the gross floor area of
each parcel. Existing entitlements eithin PA 3 for the Resco property allow 36,000 st of retail commercial use.
All Planning Areas - Consistent with authorized uses within each planning area by each land use designation,
exchanges between permitted uses (eg. commercial versus office) may be permitted subject to the Use Limitations
contained in Table 6, provided such exchanges are approved by Public Works and Community Development and are subject
to revciw of the total trips generated for the planning area.
** All acreage data is approximate and is based on the land use plan and urban design concept plan. Actual net acreages
will be refined during the Planning Area Concept Plan and Design Review process.
Pacific Center East Specific Plan
1. Commercial Uses
a. Retail businesses conducted within a building including:
alcoholic beverage sales subject to the following criteria:
C
offsite sales establishments shall be located a
minimum distance of 100 feet from any residen-
tially zoned or used properties, 300 feet from any
other existing offsite sales establishment, 600 feet
from any church, public or private school, play-
ground or hospital.
antique shops
P
apparel stores
P
appliance and hardware stores
P
automobile parts and supplies
C
automobile service station
C
bakeries, retail only
P
books, gifts and stationary
P
coffee houses/cafes
P
convenience markets
C
delicatessen/cafeterias
P
department stores
P
drug stores, pharmacies
P
florists
P
furniture stores
P
general retail stores
P
hobby stores
P
IM
91
City of Tustin
household goods and services P
jewelry stores P
office supplies and equipment P
pet stores, pet supplies, pet grooming C
photography gallery P
restaurants, family and specialty P
restaurants, fast food without drive-through C
restaurant with drive-through service C
service stations C
shoe stores P
sporting goods
P
supermarkets, grocery stores
P
theaters
C
tire sales and service
C
variety stores
P
Service businesses including retail sales incidental to subject to use limitations
contained in Section 4.8, Table 6:
banks and financial institutions
P
barber, beauty salons
P
coin-operated cleaning or laundromat
C
cocktail lounges and bars
C
(when not an integral part of a restaurant)
daycare/nursery schools
C
laundry and dry cleaners
C
35
Pacific Center East Specific Plan
P
locksmith
P
print shop
P
tailor shop
P
telephone answering service
P
training/technical schools
C
travel agencies
P
2. Office Uses
Office uses are permitted, provided that they shall be limited to ten percent
of gross floor area for individual projects developed in this land use category.
a. Professional offices, exemplified by the following, including retail sales
incidental thereto:
accountants
P
architects
P
attorneys
P
chiropractors
P
dentists
P
doctors and dental offices, clinics and related
P
laboratory facilities
engineers
P
optometrist
P
other similar professional, licensed by the State of California P
b. General offices, exemplified by the following:
advertising agencies P
36
City of Tustin
contractors and building consultants, not including P
the parking of commercial vehicles or equipment
escrow companies P
insurance companies P
interior decorator P
public utility offices P
real estate sales office P
D. Temporary Uses
Temporary uses shall be regulated pursuant to the applicable section of the Tustin City
Code.
E. Unlisted Uses
Those uses not specifically listed are subject to a determination by the Community
Development Director as either permitted, subject to a Conditional Use Permit or
prohibited consistent with the purpose of the specific plan and this land use category.
Decisions of the Director are appealable to the Planning Commission.
F. Site Development Standards
1. Minimum building site - 5,000 square feet with a minimum lot width of 100
feet.
2. Maximum building height limit with screening - 35 feet pursuant to any
limitations contained in Section 4.8, Section A and Section C.
3. Minimum building setbacks'
a. Front and streetside and rear yard setbacks adjacent to a street - 25
feet, which can be reduced to 15 feet for parking only
b. Interior side yards between parcels - 5 feet
C. Rear yard or interior side yard (adjacent to railroad) - 10 feet
' Building setbacks are measured from property lines or future rights-of-way. Landscape setbacks are a
combination of parkway, sidewalk and planting areas and are measured from curb.
37
Pacific Center East Specific Plan
d. Minimum space between buildings - 10 feet
4. Landscape setbacks'
a. Newport Avenue - 30 feet
b. Edinger Avenue - 20 feet
C. Red Hill Avenue - 30 feet
5. Maximum floor area ratio - Planning Area 2 = 0.35, Planning Area 4 = 0.13
6. Landscaping - compliance with City of Tustin landscaping and irrigation
requirements and Section 3.5 of this specific plan.
7. Parking - compliance with off-street parking standards contained in Section
4.6.
8. Loading - compliance with loading standards contained in Section 4.7.
9. General regulations - refer to Section 4.8 for other compliance general
regulations.
4.3 Regional Center
A. Purpose and Intent
This land use designation is intended for the development of a mixed use commercial and
office center, with opportunities for both office and commercial uses whose focus is beyond
services for the immediate project area. Regulations integrate properly a mixture of hotel,
office and commercial uses. Principal land uses for the Regional Center are limited to
office, hotel and commercial uses with certain limitations noted in this Section and in
Section 4.8.
B. Location
Planning areas designated in the Land Use Plan as Regional Center are Planning Areas 5,
6, 7, 11.
C. Permitted Uses and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P" occurs or by conditional
use permit where the symbol "C appears, subject to any identified limitations contained
herein or in Section 4.8.
City of Tustin
1. Commercial uses
Subject to use limitations contained in Section 4.8, Table 6.
a. Retail businesses - all provisions applicable to the Commercial Center
designation P/C
2. Service businesses
All use provisions applicable to the Commercial Center designation P/C
a. Hotel (minimum of 250 rooms) P
r
r
b. Racquetball/health club C
t..
C. Movie theaters C
t
3. Office Uses
Subject to use limitations contained in Section 4.8, Table 6.
All office uses permitted in the Commercial Center designation P
D. Temporary Uses
Temporary uses shall be regulated pursuant to the applicable section of the Tustin City
Code.
E. Unlisted Uses
Those uses not specifically listed and subject to a determination by the Community
Development Director as either permitted, permitted subject to Conditional Use Permit or
prohibited consistent with the purpose of the specific plan and this land use category.
Decisions of the Community Development Director are appealable to the Planning
Commission.
F. Site Development Standards
1. Minimum site building area - 20,000 square feet with a minimum lot width of
100 feet.
2. Maximum building height limit with screening - If located in the southern
portion of Planning Area 6, 120 feet or eight stories for a hotel otherwise, the
39
Pacific Center East Specific Plan
maximum height for a hotel in other locations is 100 feet; 35 feet for
freestanding commercial uses and 65 feet for office uses pursuant to any
i limitation contained in Section 4.8.
3. Minimum building setbacks2
i
` a. Front and street side and rear yards - 35 feet
b. Interior side* yards between parcels - 5 feet
C. Rear yard or interior side yard (adjacent to railroad) - 10 feet
d. SR -55 freeway and interchange ramp right-of-way line - 25 feet
e. Minimum space between buildings - 10 feet plus 1 additional foot for
each two feet of the proposed building height from the closest adjacent
buildings
f. Any portion of a building which exceeds 35 feet in height shall be set
back from the lot line no less than the minimum sideyard setback
requirement plus one foot for each three feet by which the individual
building height exceeds 35 feet. Setbacks are to property lines or
rights-of-way.
4. Landscape setbacks2
a. Edinger Avenue - 30 feet
b. Newport Avenue - 30 feet
C. Del Amo Avenue - 30 feet
d. SR -55 - 20 feet
5. Maximum floor area ratio - Planning Area 5 = 0.45, Planning Area 6 = 1.03,
Planning Areas 7 and 11 = 0.65
6. Landscaping - compliance with City of Tustin landscaping and irrigation
requirements and Section 3.5 of this specific plan.
7. Parking - compliance with off-street parking standards contained in Section
4.6.
2 Building setbacks are measured from property lines or future rights-of-way. Landscape setbacks are a
combination of parkway, sidewalk and planting areas and are measured from curb.
40
City of Tustin
8. Loading - compliance with loading standards contained in Section 4.7.
9. General regulations - refer to Section 4.8 for other compliance general
regulations.
4.4 Office Center
A. Purpose and Intent
This land use designation is intended for the development of corporate, professional and
general offices with limited supporting commercial uses (see Table 6). Regulations provide
an appropriate character which complements surrounding, existing and planned uses.
Principal land uses for the office center are primarily corporate and professional offices with
certain limitations noted in this Section and in Section 4.8. It is intended that commercial
retail and service uses shall be well -integrated components of office uses and serve as
complementary support services.
B. Location
Planning areas designated in the Land Use Plan as Office Center are Planning Areas 8, 10,
13.
C. Permitted Uses and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P" occurs or by conditional
use permit where the symbol "C" appears, subject to any identified limitations contained
herein or in Section 4.8, Table 6.
1. Offices permitted or conditionally permitted in the Commercial Center
designation plus corporate offices P
2. Retail and service uses permitted or conditionally permitted in the Commer-
cial Center designation PSC
3. Restaurants, family or specialty, only in Planning Area 8 and 10 P
D. Temporary Uses
Temporary uses shall be regulated pursuant to the applicable section of the Tustin City
Code.
E. Unlisted Uses
Those uses not specifically listed and subject to a determination by the Community
Development Director as either permitted, permitted subject to Conditional Use Permit or
41
r
Pacific Center East Specific Plan
prohibited consistent with the purpose of the specific plan and this land use category.
Decisions of the Community Development Director are appealable to the Planning
Commission.
F. Site Development Standards
i
1. Minimum site building area - 20,000 square feet with a minimum lot width of
100 feet.
2. Maximum building height limit with screening - 50 feet or three stories for
Planning Area 13, 50 feet or three stories for Planning Area 8, and 9 stories
or 140 feet for Planning Area 10 provided that up to two stories or 40 feet of
additional height may be permitted if certain additional amenities are
provided subject to approval by the Planning Commission in conjunction with
Design Review. The maximum height figure includes screening materials.
Specific recommendations for the amenity incentive are:
a. Inclusion of water elements in public plazas
b. Extra monetary contributions toward child care facilities and programs
C. Funding for commissioning of art in public places
d. Extra monetary contributions toward vanpool and ridesharing programs
3: Minimum building setbacks'
a. Front and street side and rear yards - 30 feet, which may be reduced
to 15 feet for parking areas along Industrial, Woodlawn or Valencia.
b. Interior side yards between parcels - 5 feet
C. Rear yard or interior side yard (adjacent to railroad) - 10 feet
d. Minimum space between the proposed buildings - 10 feet plus 1
additional foot for each two feet of the proposed building height from
the closest adjacent buildings
e. SR -55 freeway and interchange ramps - 35 feet
f. Any portion of a building which exceeds 35 feet in height shall be set
back from the lot line no less than the minimum plus one foot for each
3 Building setbacks are measured from property lines or future rights-of-way. Landscape setbacks are a
combination of parkway, sidewalk and planting areas and are measured from curb.
42
City of Tustin
four feet by which the individual building height exceeds 35 feet.
Setbacks are to property lines or rights-of-way.
4. Landscape setbacks3
a. Edinger Avenue - 30 feet
b. Newport Avenue - 30 feet
C. Red Hill Avenue - 30 feet
d. SR -55 - 20 feet
5. Maximum floor area ratio - Planning Area 10 = 1.50, Planning Area 8 and
13 = 0.60
6. Landscaping - compliance with City of Tustin landscaping and irrigation
requirements and Section 3.5 of this specific plan.
7. Parking - compliance with off-street parking standards contained in Section
4.6.
8. Loading - compliance with loading standards contained in Section 4.7.
9. ' General regulations - refer to Section 4.8 for other compliance general
regulations.
4.5 Technology Center
A. Purpose and Intent
This land use regulations section is intended for the development of a general research and
development, industrial and high technology center, with opportunities for limited ancillary
commercial and office uses. Principal land uses for the technology center are limited
primarily to research and development and industrial uses subject to certain limitations
noted in this Section and in Section 4.8.
B. Location
Planning areas designated in the Land Use Plan as Technology Center are Planning Areas
1, 3, 9, 12, 14, 15.
C. Permitted Uses and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P" occurs or by conditional
43
Pacific Center East Specific Plan
use permit where the symbol "C appears subject to any identified limitations contained in
Section 4.8, Table 6:
1. Research and development (including laboratories, product
development and manufacturing) P
2. Light industrial (including manufacturing, assembly and
distribution) P
3. Accessory office uses permitted or conditionally permitted
or conditionally permitted in the Commercial Center
designation P/C
4. Accessory commercial uses permitted or conditionally permitted
in the Commercial Center designation' P/C
5. Day care/nursery schools C
D. Temporary Uses
Temporary uses shall be regulated pursuant to the applicable section of the Tustin City
Code.
E. Unlisted Uses
Those uses not specifically listed and subject to a determination by the Community
Development Director as either permitted, permitted subject to Conditional Use Permit or
prohibited consistent with the purpose of the specific plan and this land use category.
Decisions of the Community Development Director are appealable to the Planning
Commission.
F. Site Development Standards
1. Minimum site building area - 20,000 square feet with a minimum lot width of
100 feet.
2. Maximum building height limit with screening - 50 feet subject to limitations
in Section 4.8.
3. Minimum building setbacks'
a. Front and street side and rear yards - 30 feet
' Accessory uses are incidental to that of the main use of the facility or structure.
5 Building setbacks are measured from property lines or future rights-of-way. Landscape setbacks are a
combination of parkway, sidewalk and planting areas and are measured from curb.
44
City of Tustin
b. Interior side yards between parcels - 5 feet t
C. Rear yard or interior side yard (adjacent to railroad) - 10 feet
d. Minimum space between the proposed buildings - 10 feet plus 1
additional foot for each two feet of the proposed building height from
the closest adjacent building
4. Landscape setbacks
a. Edinger Avenue - 30 feet
b. Newport Avenue - 30 feet
C. Del Amo Avenue - 30 feet
d. Valencia Avenue, Industrial, Woodlawn, Santa Fe - 25 feet
e. SR -55 - 20 feet
5. Maximum floor area ratio = 0.40
6. Landscaping - compliance with City of Tustin landscaping and irrigation
requirements and Section 3.5 of this specific plan.
7. Parking - compliance with off-street parking standards contained in Section
4.6.
8. Loading - compliance with loading standards contained in Section 4.7.
9. General regulations - refer to Section 4.8 for other compliance general
regulations.
4.6 Off -Street Parking Requirements
A. Basic Regulations
1. New Uses - Off-street parking shall be provided for any new building
constructed and for any new use established; for any addition or enlargement
of an existing building or use; and for any change in the occupancy of any
building or the manner in which any use is conducted that would result in
additional parking spaces being required.
2. Existing Buildings and Uses - For additions or enlargements of existing
buildings or uses, or any change of occupancy or manner of operation that
45
Pacific Center East Specific Plan
would increase the number of parking spaces required, the additional parking
would be required only for the proposed change and not for the previous
existing use or building unless as required as a condition of approval of a
conditional use permit.
3. Joint Use of Parking _Areas /Transportation Management - Parking required
by this Section for any building or use shall not be considered as providing
parking for any other building or use, except where a joint parking facility has
been authorized by the Planning Commission.
a. Shared Parking
Parking facilities may be used jointly for uses with significantly
different peak hours of operation. Requests for shared parking must
meet the following requirements:
1) A parking study shall be submitted by the applicant demon-
strating that no substantial conflict will exist in the peak hours
of parking demand for the uses for which joint use is proposed.
The methodology to be utilized in preparing the study shall be
the Urban Land Institute's shared parking study.
2) The number of parking stalls which may be credited against the
requirements for the structures or uses involved shall not
exceed the number of stalls reasonably anticipated to be
available during differing hours of operation.
3) Parking spaces designated for joint use shall be located so that
they will adequately serve the use it is intended.
4) A written agreement shall be drawn to the satisfaction of the
City Attorney and the Director of Community Development and
executed by all parties concerned assuring the continued
availability of the number of stalls designated for joint use.
b. Transportation Management Plans
Transportation management plans shall be prepared where required
as environmental mitigation or by the Air Quality Management
District. Where required, the plan and monitoring data shall be
submitted to the Community Development Department for review and
approval.
4. Maintenance - All required off-street parking spaces (Table 5) shall be
available permanently and marked and maintained permanently for parking
46
u
City of Tustin
purposes. Off-street parking areas shall not be used for the sale, display or
repair of motor vehicles or the storage of materials or other goods and
services. Any repair or restriping of parking areas shall not change the
configuration, size or location of parking spaces and landscaping unless
approved by the Community Development Department.
Table 5
PARKING STANDARDS
Required y
Use Parking Spaces
Appliance, hardware store 1 space per 500 square feet of GFA
Service stations 2 spaces plus four for each service bay
Banks, savings and loans, etc. 1 space per 250 square feet of GFA with a
6 -space minimum
Barber, beauty salons 1 space per 200 square feet of GFA
Business supply and support services 1 space per 250 square feet of GFA
Cafeterias 1 space per 75 square feet of GFA
1
Cocktail lounges and bars 1 space for each 3 seats
Coffee houses and cafes 1 space for each 3 seats j
Commercial, ancillary 1 space per 250 square feet of GFA
Dance floor 1 space per 7 square feet of dance floor
area
Daycare center, preschools 1 space per employee and 1 space per five
students
Delicatessens 1 space per 200 square feet of GFA
Dry cleaners 1 space per 250 square feet of GFA i
i
Health clubs and spas 1 space per 100 square feet of GFA (swim-
ming pools shall be included in square
footage)
Racquetball/handball 1.5 spaces for each court plus spaces for
additional uses onsite and for employees on
maximum shift
6 GFA = gross floor area
47
Pacific Center East Specific Plan
Table 5 (cont'd)
PARKING STANDARDS
Required?
Use Parking Spaces
Home improvement/furnishings
Hotels
Laundromats
Manufacturing, assembly
Medical clinics or offices, dental clinics or offices
1 space per 250 square feet of GFA
1 space per unit plus accommodations for
resident manager and space for other uses
onsite
1 space per 3 machines or 1 space per 250
square feet of GFA, whichever is greater
1 space per 500 square feet of GFA but
not less than 2 spaces per 3 employees. If
there is more than 1 shift, the number of
employees on the largest shift shall be
used.
1 space per 150 square feet of GFA
Offices, professional and corporate other than medical or dental 1 space per 250 square feet of GFA for
buildings
Research and development
Restaurants, fast food
with drive-through
businesses except as specified otherwise
\usinesses, general unless otherwise specified
�ts, grocery stores, convenience stores
lies
oss floor area
1�
a•
1 space per 250 square feet of GFA for all
office use and 1 space per 500 square feet
of GFA for manufacture or assembly (but
not less than 2 spaces per 3 employees on
maximum shift)
1 space per 100 square feet of GFA plus
minimum stacking area of seven (7) cards
where a service window is located
1 space per 100 square feet of GFA plus
minimum stacking area of seven (7) cars
where a service window is located
1 space per 200 square feet of GFA
1 space per 250 square feet of GFA
1 space per 200 square feet of GFA
1 space per 3 seats plus 5 spaces for em-
ployees
M
City of Tustin
Table 5 (cont'd)
PARKING STANDARDS
8 GFA = gross floor area
49
Required$
Use
Parking Spaces
Tire sales and service
1 space per 250 square feet of GFA of
sales area and 4 spaces per service bay
Training, technical schools
10 spaces per 1,000 square feet of GFA
Warehouse, storage
1 space per 1,000 square feet of GFA up to
20,000 square feet. 1 space per 2,000
square feet of GFA for second 20,000
square feet. 1 space per 4,000 square feet
in excess of 40,000 square feet plus space
for other uses onsite.
Wholesale establishments and warehouses
1 space per 1,000 square feet of GFA; less
not used exclusively for storage
that area devoted to office or sales which
shall be calculated at 1 space per 250
square feet of GFA
Other light industrial use
1 space per 500 square feet of GFA
8 GFA = gross floor area
49
Pacific Center East Specific Plan
B. Parking Spaces Required
1. All uses shall provide off-street parking in accordance with Table S. The
requirement for any use not listed specifically shall be determined by the
Community Development Director on the basis of the requirements for
similar uses. The number of handicap spaces shall be as required by the
Uniform Building Code and state handicap requirements.
2. Fraction of Parking Spaces - Where the application of the off-street parking
requirements results in a fractional number of spaces required then the
fraction shall be rounded to the next higher whole number.
3. Location of Parking Spaces - All required off-street parking spaces shall be
located on the same lot as the use to be served unless otherwise approved by
the Director of Community Development Department. If required parking
is approved offsite, the following requirements shall be met:
a. The offsite parking shall be located so that it will adequately serve the
use for which it is intended. In making this determination the
following factors shall be considered:
1) Proximity of the offsite parking facilities.
2) Ease of pedestrian access to the offsite parking facilities.
3) The type of use the offsite parking facilities are intended to
serve, ie., offsite parking may not be appropriate for high
turnover uses such as retail.
b. A written agreement shall be drawn to the satisfaction of the City
Attorney and the Community Development Director and executed by
all parties concerned assuring the continued reservation and availability
of the offsite parking facilities for the use they are intended to serve.
4. Restricting the Use of Parking Spaces - All required parking spaces shall be
made available permanently for automobile parking not only for employees
working at the premises for which parking is required but also for customers
and guests having lawful reason to be at the premises for which such parking
is required. In the absence of prior approval from the Community Develop-
ment Department, it is unlawful for any owner, lessee, tenant or any person
having control of the operation of any premises for which parking is required
to prevent, prohibit or restrict authorized persons from using parking.
5. Gates which limit or control access to parking areas require special consider-
ation as their design can significantly impact the parking demand and usage
s0
City of Tustin'
and the vehicular circulation on a site. Gates shall require approval through
the Design Review process. In instances where gates are being requested for
a project that is subject to the review and approval of the Planning Commis-
sion, such request for gates shall be heard by the Planning Commission. The
applicant shall submit to the city a study addressing the following issues:
a. Type and operation of the gate.
b. Adequacy of vehicle stacking area at gate.
C. Effect of gate on parking usage and distribution onsite.
d. Effect of gate on parking for surrounding or adjacent areas.
6. All handicapped parking spaces shall be located as close as is practical to the
entrance(s) to the use they are intended to serve, and oriented so that a user
of the handicapped parking space does not have to go past the rear of
automotive parking spaces in order to reach the building's main entrance.
7. Parking area dimensions, location, aisle width, access, etc. shall conform to the
city design review criteria on file in the Community Development Depart-
ment.
4.7 Off -Street Loading
All buildings containing commercial, office, research and development, or industrial use
types, shall be provided with loading spaces' as follows:
Total Square
Footage/Gross Floor Area
1. Research and Development /industrial Uses
5,000 to 19,999 square feet
20,000 to 39,999 square feet
40,000 to 79,999 square feet
80,000 square feet and over
Number of
Loading paces Required
1
2
3
4 plus 1 space for each additional
50,000 square feet
9 An off-street space or berth used for the loading or unloading of commercial vehicles.
51
Pacific Center East Specific Plan
2. Office Buildings
Less than 50,000 square feet 1
50,000 to 100,000 square feet 2
100,000 square feet and over 3
3. Other Permitted Uses
5,000 to 15,000 square feet 1
15,000 to 45,000 square feet 2
45,000 square feet and over 3
4. Loading spaces shall have safe and adequate means of ingress and egress for trucks
to and from a public street or alley.
5. The size, location, and design treatment of loading spaces shall be subject to design
review approval.
4.8 General Regulations
A. Additional Building Height Limitations
Building height shall not exceed the current regulations for imaginary surfaces, as defined
within the Air Installation Compatibility Use Zone Study for MCAS(H) Santa Ana and the
current land use regulations for John Wayne Airport, as defined in the approach and
transitional surfaces of the Approach and Clear Zone Plan. If conflicts occur between the
stated building/structural height limit in the development standards and MCAS(H) or John
Wayne Airport regulations, the controlling regulation shall be the airport/helicopter land
use regulations. The maximum height allowed in Planning Area 10 consistent with JWA
regulations is approximately 300 feet. Construction shall require review by the Airport Land
Use Commission, as applicable.
B. Limitations On Uses
1. All uses shall be conducted within a completely enclosed building, except for
off-street parking, loading, temporary uses and any outdoor dining space in
conjunction with cafes or restaurants where permitted. In the Technology
Center, minor ancillary activities10 associated with the uses permitted may
be located outside a building provided solid screening is provided and there
are no negative noise impacts on adjacent properties.
10 Ancillary activities include parking of service vehicles, temporary material storage for short durations
(2-3 days) and temporary assembly activities for short durations (2-3 days).
52
u
City of Tustin
2. No overnight parking or vehicles other than those used in conjunction with a
permitted use.
3. Storage shall be permitted only within an entirely enclosed structure, and shall
be limited to accessory storage of commodities sold or utilized in the conduct
of a permitted use on the premises.
4. Table 6 lists specific limitations for each land use designation, planning area
and use.
C. Mechanical Equipment
Compressors, air conditioning units or similar mechanical equipment, located outside the
exterior walls of any building shall comply with the following:
1. All such mechanical equipment shall be screened from view from any abutting
street or highway. Location and architectural design of the enclosure shall be
subject to design review. The screen shall be considered as an element of the
overall design of the project, shall blend with the architectural design of the
buildings, and is included in the maximum height limitation for the building.
2. All such mechanical equipment shall be maintained in a clean and proper
condition to prevent a collection of litter and filth and to avoid the emission
of unnecessary noise, dust or fumes.
D. Fences and Walls
No walls are required, except for those that would be imposed based upon the review of
grading plans for a building permit. Fences, hedges and walls, not greater than six (6) feet,
eight (8) inches in height shall be permitted on or within all rear and side property lines on
interior lots and on or to the rear of all front yard setback lines. No fence, wall or hedge
over three (3) feet in height shall be permitted in any required front yard, or in the required
side yard on the street side of a front yard or in the required side yard on the street side of
a reverse corner lot. All provisions of the Tustin City Code shall also apply to the
construction of walls, fences and hedges.
E. Refuse Collection Areas
All outdoor refuse collection shall be screened visually from streets and highways.
Collection areas shall be shielded from view within a building or enclosed by a wall not less
than six feet in height. Said enclosures shall be designed consistent and to complement
main building materials. The city, during design review, shall require accommodation of
adequate facilities to encourage refuse recycling, including interior storage or source -
separated materials and innovative designs inside and outside of buildings to make recycling
more convenient and accessible.
53
City of Tustin
Table 6
USE LIMITATIONS
Land Plan Planning
Designation Area Designations
Regional Center 6,7 There shall be a hotel use of a
minimum of 250 rooms located in
PA6or7.
5, 6, 7 A minimum of 75,000 total square
feet of retail commercial use is
required within PA 5-7. The gen-
eral location shall be delineated
during development processing
and planning area conceptual
reviews.
6 Office use within PA 6 is limited
to 60 percent of the total gross
square footage if PA 6 includes a
hotel and 85 percent if there is no
hotel use in PA 6.
6,7 Retail commercial uses within the
hotel shall range from a minimum
of 5 percent but not exceed a
maximum of 10 percent of the
hotel's gross floor area.
11 A minimum of 8,000 square feet
of retail commercial use (eg.,
freestanding restaurant) shall be
developed in PA 11.
Office Center 8 Retail and service commercial uses
shall not exceed 3 percent of the
gross floor area, as calculated for
buildout of each parcel. In any
event, the maximum retail and
service commercial use in PA 8
shall not exceed 7,000 square feet.
10 Retail and service commercial use
within the planning area shall
range from a minimum of five
percent but not exceed a maxi-
mum of ten percent of the gross
floor area, as calculated for build-
out of the planning area.
54
Pacific Center East Environmental Impact Report
Table 6 (cont'd)
USE LIMITATIONS
Land Plan Planning
Designation Area Designations
Commercial Center 2 Office uses shall not exceed 10
percent of the gross floor area for
buildout of each parcel and for the
planning area.
A minimum of 70 percent of the
gross floor area of any develop-
ment within PA 2 shall be retail -
generating uses.
Technology Centerl 1, 3, 9, 12, 14, 15 Office use for new uses or alter-
ations to existing development
which creates new floor area shall
not exceed 50 percent of the gross
floor area in buildings on each
parcel.
Accessory commercial use for new
uses or alterations to existing
development which creates new
floor area shall not exceed 3 per-
cent of the gross floor area of
each parcel?
All Planning Areas Consistent with the authorized
uses within each planning area by
Land Use Designations in Table 4,
exchanges of square footage be-
tween permitted uses (eg., com-
mercial versus office) may be
approved subject to the Use Limi-
tations herein in Table 6, provided
that such exchanges are approved
by Public Works and Community
Development and are subject to
review of the total trip generations
for the planning area.
1 In Planning Area 3, existing entitlements on the Resco property permit up to 36,000 square feet of retail
commercial use.
2 Accessory uses are incidental to that of the main use of the facility or structure.
55
C
f
r
Pacific Center East Specific Plan
F. Landscaping and Screening
1. Screening shall be installed along all parking areas abutting streets. Except
as otherwise provided below, the screening shall have a total height of not
more than thirty-six (36) inches.
Where the finished elevation of the property at the boundary line, or within
five (5) feet inside the boundary line, is lower than an abutting property
elevation, such change in elevation may be used in lieu of, or in combination
with, additional screening to satisfy the screening requirements of this section.
A screen as referred to above shall consist of one or any combination of the
following, as reviewed and approved by the Community Development
Department during design review.
a. Walls, including retaining walls: A wall shall consist of conrete stone,
brick, tile or similar type of solid masonry material.
b. Berms: A berm shall be constructed of earthen materials and it shall
be landscaped.
C. Landscaping: Vegetation, consisting of evergreen or deciduous trees
or shrubs shall be employed. Appropriate species are listed in Section
3.5 of this specific plan.
2. An opaque screen consisting of plant material and masonry walls not to
exceed a maximum of six feet, eight inches in height shall be installed along
site boundaries where adjacent to residential areas and railroad (north of
Edinger Avenue only).
3. All landscaping installation shall conform with the City of Tustin landscape
guidelines and submittal requirements. Building setbacks are measured from
property lines or future rights-of-way. Landscape setbacks are a combination
of parkway, sidewalk and planting areas and are measured from curb.
G. Child Care Requirements
1. Background
The Pacific Center East project is a large-scale development which will attract
additional employees to the city, and there is a connection between the
proposed development in the specific plan and the need for additional child
care facilities in the city, particularly child care facilities affordable to
households of low and moderate income.
56
r
City of Tustin I
Uses in the Pacific Center East project area are benefitted by the availability
of child care for persons employed in such uses closer to their place of
employment. Due to a shortage of child care, employers would have difficulty
in securing a labor foce, and employees unable to find accessible and
affordable quality child care will be forced either to work where such services
are available outside of Tustin, or leave the work force entirely, in some cases `
seeking public assistance to support their children. In either case, there will 1
be a detrimental effect on Tustin's economy and its quality of life.
Projections from the EIR for the Pacific Center East Specific Plan indicate
that there will be an increase of approximately 8,200 jobs under the specific
plan.
With the additional employees attracted to the Pacific Center East project and
the scarcity of child care in the City of Tustin, employees of the Pacific Center
East project will be competing with residents for the few openings in child
care programs already available in the city. Competition for child care also
generates the greatest pressure on households of low and moderate income.
At the same time that development of the Pacific Center East project will
generate an increased demand for child care, it is improbable that factors
inhibiting supply of child care will be mitigated by the marketplace; hence, the
supply of child care will become increasingly scarce.
In light of these facts and projected employment associated with the Pacific
Center East project, the city should impose requirements on developments
within the project area designed to mitigate the adverse effects of the
expanded employment facilitated by the project. This will be done through
a requirement that an applicant seeking approval for construction of a
development project within the specific plan area construct child care facilities
or pay a fee into a fund used to foster the expansion of and ease of access to
affordable child care as a condition of development.
2. Imposition of Child Care Requirements
a. The city shall impose conditions of approval on applications for
development projects in order to mitigate the impact on the availability
of child care facilities caused by employees attracted to the proposed
development project. The condition shall require that the applicant
construct child care facilities on the site of the development project,
offsite or pay an in lieu fee to the city which shall thereafter be used
to foster the expansion of and ease of access to child care facilities.
b. New construction, additions, expansions, or enlargement or a combina-
tion thereof to existing buildings which result in a net addition of
100,000 square feet or more in gross floor area, shall be required to
57
Pacific Center East Specific Plan
mitigate the impacts on the availability of child care facilities which
will be caused by employees attracted to the proposed development
project. At submittal of a planning area concept plan, initial subdivi-
sion or in the absence of such requirements submittal of an individual
development plan, the applicant shall indicate whether they wish to
provide a child care facility on the premises, off the premises (in
proximity to the site as determined by the Planning Commission) or
pay a fee in lieu of providing the child care facility.
C. The Planning Commission shall impose conditions of approval on
affected applications for development of projects requiring the
applicant to construct a child care facility on the site of the develop-
ment project, offsite in reasonable proximity to the development site
or pay an in lieu fee to the City of Tustin which shall thereafter be
used exclusively to foster the expansion of an ease of access of
employees to child care facilities.
d. If the applicant elects to provide a child care facility on or off the
development site, space for such facility shall:
1) Comply with all state and local laws;
2) Be provided to a licensed child care/daycare facility provider;
and,
3) Have a minimum gross floor area of 3,000 square feet or an
area determined according to the following formula, whichever
is less.
office and commercial uses and research f development uses -
net additional square footage times .01 equals feet of child care
facility
light industrial uses - net additional square footage times .05
equals square feet of child care facility
e. If the applicant of a development project elects to pay a fee in lieu of
providing an onsite or offsite child care facility, the fee shall be
computed as follows:
office, commercial, research and development uses - net additional
gross square feet times $1.00 equals in lieu fee
light industrial uses - net additional square feet times $.50 equals in
lieu fee
Said required in lieu fee shall be payable in its entirety prior to
issuance of building permits for any phase of a development project.
r
City of Tustin
Upon payment of the fee in full to the city and upon request of the
applicant, the city shall issue a certification that the fee has been paid.
The applicant shall present such certification prior to issuance by the
Community Development Department of the first building permit for
the project.
f. An applicant can also be conditioned to satisfy child care requirements
by combining construction of an onsite child care facility or offsite in
proximity to the project with payment of an in lieu fee. The child care
facility to be constructed, however, shall be subject to a minimum area
of 3,000 square feet and all other requirements of Subsection d above.
The in lieu fee to be paid under this election shall be subject to the
equivalent fee that otherwise would have been required above the
square footage provided in the child care facility as determined by the
Planning Commission.
g. Upon receipt of in lieu fees for child care needs, the city shall establish
a separate fund set aside for special purpose and all monies contribut-
ed to requirements identified herein shall be deposited in said fund.
All monies deposited in the fund shall be used solely to foster the
expansion of and ease of access to affordable child care facilities. The
fund shall be administered by the Administrative and Community
Services Department, which shall have authority to prescribe rules and
regulations governing the fund, consistent with this section.
59
City of Tustin
5.0 IMPLEMENTATION/ADMINISTRATION
5.1 Responsibility
The Department of Community Development shall be responsible for the administration
and enforcement of provisions of this specific plan.
5.2 Interpretation
If ambiguity arises concerning the appropriate application of provisions contained in this
specific plan, the Director of Community Development shall make the appropriate
determination. In making these determinations, the Director shall consider the following,
but not by way of limitation:
1. Prior administrative interpretation of similar provisions;
2. General intent and purpose of specific plan and land use designation;
3. Provisions contained in the general plan.
Any decision of the Director may be appealed to the Planning Commission.
5.3 Development Processing
The Land Use Plan (Exhibit 4) shall generally guide location of the land use areas within
the Pacific Center East Specific Plan. The following development processes shall be
followed in proceeding with implementation of the specific plan.
Planning Areas Concept Plan Review
Prior to or concurrent with the submission of an initial subdivision map or development
project within Planning Areas 1, 2, 5, 6, 7, 9, 10, 11, conceptual plans for one or more
planning areas shall be submitted for Planning Commission approval. This allows the city
to assess the overall concept proposed for each planning area for its conformity with the
specific plan and to utilize the approved concept plans in review of subsequent increments
of development. Any change in the intent or conditions imposed on a concept plan require
resubmission for Planning Commission approval. Information to be submitted shall include:
1. Preliminary geologic and soils report
2. Overall drainage plan
3. Conceptual median and park -way landscaping plan including master signage
program
Pacific Center East Specific Plan
f
r
4. The proposed uses and intensity of square footage and phasing within a
planning area, including a conceptual site plan illustrating subparcels with a
planning area and the overall external/internal circulation and vehicular 1
access plan.
Development Project Review
Following or concurrently with submittal of a planning area concept plan, an initial
subdivision, or in the absence of the requirement for a concept plan, an individual
development project will require submittal of an application to the Community Development
Department pursuant to its application procedures and adopted fee schedule. Said
application shall be reviewed subject to all site plan and design review requirements and
submittal information required by the Tustin city code and Department of Community
Development.
After acceptance of an application as complete, all development projects shall be reviewed
by the Planning Commission as either permitted by right in a land use zone or as a
discretionary project (ie., a land use or development project which requires a subdivision,
conditional use permit or other special approval). All development projects require design
review of the project by the Planning Commission and the Redevelopment Agency. The
Planning Commission's action on the design review of a development project is a
recommendation to the Tustin Redevelopment Agency who have final authority review for
review of development projects within the South Central Redevelopment Project Area. The
Planning Commission's action on discretionary approvals other than subdivisions, zone
changes, zoning code amendments, and specific plan amendments are final unless appealed
to the City Council.
The review process for minor plans not subject to the planning area concept plan process
or the Planning Commission and Redevelopment Agency design review process or
discretionary approval process, shall be subject to review and approval of the Department
of Community Development. Staff is delegated authority to review individual signage,
interior improvements, final construction drawings, and other minor improvements not
considered a "development project."
Subdivisions
All divisions of land within the Pacific Center East project area shall be processed in
accordance with the Tustin city code and state subdivision map act.
Variances, Conditional Permits, Use Determinations, Temporary Uses and Non -Conforming
Uses
All applications shall be processed in accordance with the Tustin city code.
61
City of Tustin
5.4 Minor Modifications/Adjustments
The Director of Community Development or designee may take action on requests for
minor modifications or adjustments to "site development standards" contained in the specific
plan when such requests constitute a reasonable use of property not permissible under a
strict literal interpretation of the regulations. Administrative adjustments are intended for
special circumstances of hardship and are not intended for uniform application throughout.
Minor modifications/adjustments may allow the following:
► A decrease of not more than five percent in the minimum required building
site area.
► A decrease of not more than ten percent in the minimum required building
or landscaping setbacks.
► An increase of not more than twenty percent in the maximum permitted
height of a fence or wall, subject to city -approved structural design.
► An increase of not more than ten percent of the permitted projection of steps,
stairways,landings, eaves, overhangs, masonry chimneys, and fireplaces into
any required building setback.
► An increase of not more than five percent in the maximum permitted building
height.
► An increase of not more than ten percent in the maximum height or area of
allowable signage.
► A decrease in the number of required off-street parking spaces for uses up to
a maximum of ten percent, not to exceed ten spaces. Requests for larger than
a ten -space reduction may be granted adjustments commensurate with a
Planning Commission approved transportation management plan or shared
parking plan prepared by a qualified traffic engineer. The Director and/or
the Planning Commission shall include findings in its determination addressing
the following:
a. The intent of the parking regulations is preserved.
b. The parking provided will be sufficient to serve the use intended and
potential future uses of the same site.
C. The adjusted decrease in the number of parking spaces shall not be
detrimental to the public health, safety or general welfare or materially
injurious to properties located in the general vicinity.
62
Pacific Center East Specific Plan
Applications
f
A. An application for an adjustment shall be filed with the Community Development
Department pursuant to its current application procedures and fee schedule.
B. The Director of Community Development or designee shall conduct a public meeting
to review the application, statement and drawings submitted. At the meeting, the
Director or designee shall act' on the application and may approve, modify or deny
said application.
C. In granting an adjustment, the Director of Community Development or designee shall
make findings in fact as prescribed by current law for the granting of a variance by
the Planning Commission. In addition, the Director shall find:
1. That there are practical difficulties or benefits of improved design which
justify the deviation.
2. The adjustment, where applicable, shall provide equal or greater benefit to
adjacent property.
3. The adjustment is not in conflict with objectives or the general intent of the
specific plan.
D. If the Director of Community Development or designee denies an application for an
adjustment, or if the applicant disagrees with the conditions imposed on the granting
of an adjustment, if any, the applicant may file for a variance in accordance with the
procedures prescribed in the Tustin city code.
5.5 Specific Plan Amendment
Any amendment to the Pacific Center East Specific Plan which: 1) changes any property
from one land use designation to another, 2) imposes any new regulation upon property not
therefore imposed, or, 3) removes or modifies any such regulation upon property not
therefore imposed, may be initiated and adopted on a planning area or land use designation
basis only.
Amendments to the Pacific Center East Specific Plan shall be initiated and processed in the
same manner set forth by the Tustin city code for amending the city zoning ordinance.
However, only the planning area for amendment shall be reviewed in the amendment and
subject to the public hearing process.
Whenever any portion of the Pacific Center East Specific Plan specifies that a public
hearing be held prior to a decision on a particular application, notice of such hearing shall
be given as provided by the Tustin city code for "Notices of Hearing" of the zoning
ordinance of the City of Tustin.
1�<
City of Tustin
5.6 Enforcement
This specific plan has been adopted by ordinance and is therefore subject to penalty
provisions of the city municipal code. Specifically, violations of land use, development
standards or performance standards shall be subject to Penalty Provisions and Citation
Procedures of the Tustin city code in addition to the city's authority to seek civil litigation
in a court of law.
Subdivision map and development plan conditions imposed pursuant to city code shall also
be subject to penalty provisions and citation procedures of the city municipal code.
5.7 General Notes
1. Where required, approval shall be obtained from the Air Quality Manage-
ment District of any plans, devices or facilities for control of air pollutants and
any Transportation Demand Management program(s).
2. Energy conservation provisions shall be considered when building orientation,
materials and design are developed.
3. As a condition of any increment of a proposed development, any applicant
shall install the necessary infrastructure improvement, as identified by the
specific plan.
4: Whenever the regulations contained herein conflict with the regulations of the
Tustin city code, the Pacific Center East Specific Plan shall take precedence.
Any standard or regulation not covered by the specific plan shall be subject
to regulations contained in the Tustin city code.
5. Businesses located within the Pacific Center East project -area shall not be
operated or maintained in a fashion detrimental to the public health, safety
or welfare or materially injurious to properties or improvements in the
immediate area.
6. Mitigation measures identified and adopted in the environmental impact
report for the specific plan shall be incorporated by reference in the specific
plan and as applicable.
5.8 Severability Clause
If any section, subsection, subdivision, sentence, clause, phrase, or portion of this specific
plan, or the application thereof to any person or place, 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 specific plan or its application to
other persons or places. The City Council hereby declares that it would have adopted this
64
Pacific Center East Specific Plan
r
specific plan, and each section, subsection, subdivision, sentence, clause, phrase or portion
thereof, irrespective of the fact that any one or more sections, subsections, subdivisions,
sentences, clauses, phrases, or portions, or application thereof to any person or place, be
declare invalid or unconstitutional.
5.9 CONSISTENCY WITH THE GENERAL PLAN
The Pacific Center East Specific Plan implements each of the elements of the City of Tustin
General Plan. As such, the specific plan is supportive of and consistent with the existing
goals and policies of the general plan. The following presents a discussion of the
relationship of this specific plan to each of the general plan elements.
Land Use Element
The Land Use Element (LUE) has established nine major land use policies for the purpose
of guiding the land uses within the City of Tustin. Generally stated, the major goals of the
LUE that relate to the Pacific Center East Specific Plan are presented below.
► Promote an economically balanced community with complementary and
buffered land uses to include industrial, commercial, professional, multifamily,
and single family development.
► Establish a city identity as a professional office building area, providing
quality structures with design amenities.
This specific plan provides for a development that has an appropriate mix of land uses and
provides an important element toward achieving an overall balance of land uses within the
city. This project provides new high quality office, commercial, hotel, and industrial
development, promotes the city's identity as a professional office building area, and offers
an opportunity for community betterment.
The project site is currently designated Industrial in the current Land Use Element. The
project will require a general plan amendment to designated the area as Planned
Commercial Mixed Use, with a specific plan overlay. Consideration of the general plan
amendment will occur simultaneously with review of the specific plan.
Housing Element
The Housing Element contains an assessment of housing needs, descriptions of the city's
goals and policies for development and improvement of housing and an implementation
program. The Housing Element. includes a goal of adding 2,085 units between 1989-1994.
Some proportion of future employees of the project will reside within the city and others
will seek housing opportunities within the city. The project is evaluated for its conformity
to job/housing policies in the Draft EIR and mitigations are proposed to reduce vehicle
trips and miles consistent with state implementation plan/SCAG policies.
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City of Tustin
Open Space and Conservation Element
The Open Space and Conservation Element recognizes the loss of natural resources and
prime agricultural land through the expansion of urbanized areas. Goals with policies are
adopted to mitigate against total loss of these resources and to preserve those that are
unique and irreplaceable. Goals that relate to the specific plan include:
► A variety of open space areas will accommodate diverse needs related to
recreation, noise attenuation and visual amenities for Tustin residents.
► A maximum feasible amount and utility of open space area will have minimal
fiscal impact upon community resources for acquisition, development, and
maintenance of the areas.
► Accommodation of health, safety, and utility needs of present and future
residents of the community.
The Pacific Center East Specific Plan implements the goals of the Open Space and
Conservation Element. Open space is provided through landscape setbacks, freeway edge
setbacks, and intersection treatments. The project also encourages courtyards and plaza as
public gathering areas. These spaces will provide opportunities for city residents and
employees to enjoy outdoor areas within an urban setting. The plazas and setback areas will
be owned and maintained by landowners, thus avoiding a fiscal impact to the city. The
specific plan will result in the development of agricultural land. However, agricultural use
is an interim use within the project area.
Noise Element
The City of Tustin Noise Element identifies major noise sources, noise levels, and programs
to reduce current levels as well as rueasures to avoid creation of future noise hazards.
The Pacific Center East Specific Plan is not considered a noise -sensitive land use. Major
sources of noise to the project include traffic on surrounding roadways (including the
Newport Freeway), the railway line north of Edinger Avenue, helicopters from the adjacent
Marine Corps Air Station and aircraft using John Wayne Airport.
According to the Noise Element, portions of the project are located within the 65 dB CNEL.
Acoustical design features that satisfy the interior noise standards of the city will be
incorporated into the final building plans for the project. Plazas and public gathering plazas
will be located outside areas where the CNEL is above 65 dB.
Circulation Element
The Circulation Element identifies traffic deficiencies and presents general guidelines for
the improvement of transportation facilities within the jurisdiction of the City of Tustin.
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Pacific Center East Specific Plan
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Road improvements and changes in traffic resulting from the specific plan are consistent
with the guidelines set forth in the Circulation Element.
Red Hill Avenue and Edinger Avenue are designated as major arterials on the city arterial
highway plan. Valencia Avenue is designated a secondary and the Newport Avenue
extension is listed as a secondary up to Edinger Avenue. However, future traffic volumes
indicate that a major or modified major arterial designation is appropriate for Newport
Avenue through the project site. The city will process a general plan Circulation Element
amendment. Del Amo Avenue will receive a secondary arterial designation, both the
Newport Avenue extension and Newport Avenue (now a primary) will become major
arterials.
The Circulation Element includes general standards for scenic amenities along state
freeways. The typical landscape treatment in industrial areas is stated "as set forth for
Steelcase Tract and the Fesco Tract." Field observation of the Steelcase facilities indicates
the main office is approximately 39 feet from the SR -55 right-of-way and one parking area
is 28 feet from the SR -55 right-of-way. Turf, hedges, vines, London plane trees and purple
leaf plum comprise the landscape treatment.
The specific plan proposes a 20 -foot landscape setback along SR -55, which may be reduced
to 6-15 feet in Planning Areas 1, 5. The required landscape setback from SR -55 is 35 feet
in Planning Area 10 and 20 feet in Planning Areas 1, 5. The landscape con -,-,pt r,- -'-P-
55 edge is shown in Exhibit 9k. The proposed setbacks are generally consistent with the
Steelcase property.
The Master Plan of Tustin Bikeways includes a city trail along Newport Avenue north of
Edinger Avenue. The project proposes to include a bikeway on Newport Avenue southerly
to Valencia. Red Hill Avenue is currently designated as a bikeway but no improvements
are recommended for this street at this time.
Scenic Highway Element
This element provides an official guide for the identification of scenic amenities within the
city. Several objectives relevant to the project are:
► The creation of landscaped major arterials with median islands on Newport,
Red Hill and Edinger Avenues.
► The buffering of freeway frontages by walls, berms, and landscaping.
The eradication of billboards and the prohibition of pole signs along freeways.
► The incorporation of bicycle lanes and landscape areas along Newport Avenue
and Red Hill Avenue.
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