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HomeMy WebLinkAboutORD 0978 (1986) '-.2E F<ECORDIN LFnder:~bvt, C de Sec. 6103. ORDINANCE NO. 978 -'nt,_~.~ '7. ~- ~' ~ EXEMPT Mary E. W, n, °-I AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN ADOPTING A DEVELOPMENT AGREEMENT (EXHIBIT A 3 ATTACHED HERETO), AS DEFINED BY SECTION 65865,2 OF THE CALIFORNIA GOVERNMENT CODE, BETWEEN THE' CITY OF TUSTIN AND THE IRVINE COMPANY PERTAINING TO CITY OF TUSTIN DEVELOPMENT WITHIN THE 'EAST TUSTIN SPECIFIC PLAN 300 CENTENNIAL WAY TUSTIN, CA 92680 PROJECT. AREA. The City Council of the City of Tustin does herby ordain as follows: I. The City Council finds and determines as follows: 8 AL That on April 7, 1986 the East Tustin Specific Plan was adopted 9 by the City Counci 1. 10 B. That prior to final adoption of the East Tustin Specific Plan, Environmental Impact Report '85-2 prepared in conjunction with 11 the project was certified as final by the City Council. 12 ,C. . That as a required element of the East Tustin Specific Plan, a development agreement must be adopted by the City prior to 13 authorization of any development within the project area. ]i D. That a proposed Development Agreement has been submitted by The Irvine Company pursuant to applicable provisions of state laws 15 and local ordinances and with the concurrence of the City of Tu sti n. E. That a public hearing before the Planning Commission was duly 17 called, noticed and held in consideration of the proposed Development Agreement. 18 F. That the Planning Commission, by minute order has recommended to 19 City Council adoption of the proposed Development Agreement. 90 G. That a public hearing before the City Council was duly called, noticed and held in consideration of the proposed Development 21 Agreement. 22 H. That a supplement to Final Environmental Impact Report (EIR) 85-2 has been prepared in conjunction with the proposed I)3 Developemnt Agreement and-in conformance with applicable provi si ons of the Cal i.forni a Envi tonmental Qual i ty Act 2t: Guidelines. 25 I. That the Planning Commission by the adoption of Resolution No. 2367 recommended to City Council Certificaiton of Final EIR 85-2 96 as supplemented. 27 J. That pursuant to the California Environmental Quality Act Final EIR 85-2 as revised by the SEIR, has been prepared, certified 98 and considered which adequately addresses the general environmental setting of the proposed project, it significant . T Dti T.5 1 Ordinance No. 978 2 Page 2 environmental impacts, and the' alternatives and mitigation 4 measures related to each significant environmental effect for the proposed project. The City Council, having final approval 5 authority over this project has reviewed and considered the information contained in Final EIR 85-2 as revised by the SEIR 6 prior to approval of this project. 7 Changes or alterations have been incorporated into the project which mitigate or avoid certain of the significant environmental 8 effects thereof. Pursuant to Sections 15091 and 15092 of the State CEQA Guidelines all significant environmental effects and 9 corresponding mitigation measures together with the requisite findings and facts related thereto have been comprehensively 10 set forth in Attachment A to Resolution 86-28, and in Attachment A to Resolution 86-126, both of which are 11 incorporated herein by this reference. Conditions have been adopted as part of this project or will be incorporated at the 12 appropriate level of development review which inforporates 'at the appropriate level of development review which incorporate 13 all of the mitigation measures identified in the EIR and SEIR. The benefits of the project have been balanced and considered 14 against its possible unavoidable environmental risks and against the project alternatives identified in the final environmental ]5 impact report and those benefits are found to be overriding, all as set forth in Attachment A to Resolution 86-28, and in 16 Attachment A to Resolution 86-126, which are incorporated herein by this reference. 17 K. That establishment and implementation of the plan as submitted, 18 under the circumstances of this case, will not be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed 19 use, evidenced by the following findings. 20 1. The residential and commercial development referenced within the proposed Development Agreement is consistent 21 with the Tustin Area General Plan as amended and adopted. 22 2. That residential and commercial development referenced 23 within the proposed Development Agreement is consistent with the East Tustin Specific Plan as adopted. 24 L; That the establishment, maintenance, and operation of the Development Agreement as submitted will not be injurious or 25 detrimental to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City 26 of Tustin, and should be approved. 27 Ordinance No. 978 Page 3 4 II. The City Council hereby adopts the Development Agreement as presented in Exhibit "A" attached hereto. 5 PASSED AND ADOPTED at~a regular meeting of 'the Tustin City Council, held on 6 the 3rd day of November , 1986. ? gJ DONALD J.~L~ARELLI, Mayor 10 11 ATTEST: ~5 16 18 19 20 ~3 28 i,67'5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) § CITY OF TUSTIN ) MARY E. WYNN, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five: that the above and foregoing Ordinance No. 978 was duly and regularly introduced and read at a regular meeting of the City oC'6'Q'~cil held on the 22rid day of October, 1986, and was given its second reading and duly passed and adopted at a regular meeting held on the 3rd day of November, 1986, by the following vote: AYES : COUNCILPERSONS: Edgar, Hoesterey, Kelly, Kennedy, Saltarelli NOES : COUNCILPERSONS: None ABSENT: COUNCILPERSONS: None ' City of Tustin, California Published Summary: October 30, 1986 November 13, 1986 ~ ~,.,,. .,.,~. RECORDING REQUESTED HY AND WHEN RECORDED RETURN T0: City Clerk City of Tustin 300 Centennial Way Tustin, California 92680 NO CONSIDERATION NO RECORDING FEE PER GOVERNMENT CODE SECTION 6103 EAST TUSTIN DEVELOPMENT AGREEMENT Approved by Ordinance No. Adopted November 3 1986 Effective December 3 1986 ~'.,.,.~.~ .~ Qr+ ,~ <~,,, _ `~ EAST TUSTIN DEVELOPMENT AGREEMENT TABLE OF CONTENTS RECITALS OF PREMISES, PURPOSE, AND INTENT 1-7 I DEVELOPER'S COMMITMENTS AND ASSURANCES TO CITY 7 1.1 Improvement Phasing 7-8 1.2 Dedications 8 1.3 Park Dedications and Improvements 9-10 1.4 Mixed Use and Commerical Acres 10 1.5 Schools 10-i1 1.6 Golf Course ~ 11 1.7 Residential Development 11 1.8 Hillside Grading Ordinance 11-12 1.9 Development Phasing and :fiscal Impact Review 12-19 1.10 Fire Protection Facility 19-22 1.11 Public Improvements Outside of East Tustin Area 22-27 1.12 Satisfaction of Provisions of Government Code Section 65915 27-28 II COMMITMENTS TO DEVELOPER AND DEVELOPER ENTITLEMENTS 28 2.1 Permitted Uses 28-29 2.2 Heights and Sizes 2g 2.3 Conditions 29-30 2.4 Subsequent Discretionary Action 30-31 2.5 Progress of Development 31 2.6 Environmental Review 31-32 2.7 Consistence with Laws in Force 32 2.8 Integrated Project 32-33 2.9 Cooperation in Funding ~ 33 A. Housing Bond Programs 33 B. Assessment and Special Tax Districts 33 III ADMINISTRATION 33 3.1 Annual Review 33-35 3.2 Notice of Non-Compliance 35-36 3.3 Modification or Termination 36-37 3.4 Amendment and Cancellation ~ 37-38 3.5 Enforcement and Other Remedies 38-39 3.6 Other Factors Relating to Developer's Performance 39 i IV GENERAL PROVISIONS 39 4.1 Term 39 4.2 Hold Harmless and Defense 39 4.3 Notices 40-41 4.4 Assignment 41 4.5 Binding Effect of Agreement 41 4.6 Time is of the Essence 41 4.7 Waivers 41-42 4.8 Relationship.of the Parties 42 ' 4.9 Developer's Insurance 42-43 4.10 Specific Performance 43 EXHIBITS Designation Description Page Reference A Real Property Description 1 H Real Property Delineation 1 C Specific Plan 1 ~ D Phasing Schedule g E School Agreement 10 F Hoffman Report 12 ii ,• G .~ EXHIBITS Designation A B C D E F Description Page Reference Real Property Description 1 Real Property Delineation 1 Specific Plan 1 Phasing Schedule 8 School Agreement 10 Hoffman Report 12 .~.~., ~;~,,., ., ,, ,,6 a WHEN RECORDED RETURN TO: d i ~. (Space above this line for Recorder's use only) DEVELOPMENT AGREEMENT THIS AGREEMENT is entered into this _3rd__ day of ' November 1986, by and between The Irvine Company, a Michigan corporation ("Developer"), and the City of Tustin, a California municipal corporation ("City"), hereinafter sometimes referred to individually as "Party" and collectively as "Parties." T RECITALS ~ __ p,. This Agreement concerns all of that real property described in Exhibit "A" hereto and delineated on Exhibit "B" hereto, which description and delineation are incorporated herein by this reference (the "Property"). Developer is the fee owner of the Property, and desires to develop the Property consistent with the provisions of the East Tustin Specific Plan adopted by ' City on March 17, 1986 (the "Specific .Plan"), which Specific Plan is attached hereto as Exhibit "C" and incorporated herein by this reference. B. The Property is one of the last large undeveloped areas of the City. Due to its size and location, planned development 1 „' :'~; of the Property consistent with the Specific Plan and the City's fiscal goals is of vital concern to City and to City's goal of being a balanced community, as reflected in its General Plan. It is intended that development of the Property in accordance with the Specific Plan~and this Agreement provide the City with ade- quate controls over the fiscal and land use impacts of develop- ment of the Property to avoid the fiscal and planning problems associated with piecemeal development. C. Some of the public improvements and dedications to be provided as a part of the Specific Plan, while necessary to serve the private. development of the Property, are also needed to serve the ultimate development and completion of the City according to its General Plan, and of adjoining areas. Given the regional significance of some of these public improvements, the City desires to obtain and the Developer is willing to assist in providing these public improvements as a part of the Specific Plan in early phases of the development of the Property, through the formation of Assessment Districts and other financing vehicles acceptable to Developer and City, prior to the time they would otherwise be required to serve the private development portions of the Specific Plan, and therefore prior to the time when the Developer would otherwise be legally entitled to com- plete the private development portions of the Specific Plan that alone justify the expense of such public improvements. The Developer is also willing to assist in providing public improve- ments whose capacities exceed the needs created solely by the development of the Property. The Developer is willing to assist in providing these public improvements earlier than otherwise 2 . , required-for its private development.of the Property, and to ultimate sizes, only upon the assurance of the City that the Developer will be able to complete its private development at least at the total density and intensity of use set forth in the Specific Plan. In this respect, the public improvements and ` dedications called for as part of the Specific Plan, together with the private development portions at the ultimate density and x intensity of use~set forth in the Specific Plan, are dependent on one another, and together comprise an indivisible project (the "Project"). D. In accordance with the legislative findings set forth in Government Code Section 65864, City wishes to attain certain public objectives that will be furthered by this Agreement. This ~ Agreement will provide for the orderly implementation of the General Plan of the City of Tustin, and the phased development and completion of the Project in accordance with the Specific Plan. This Agreement will further a comprehensive planning objective contained within the City's General Plan, which is: "To promote an economically balanced community with complimentary and buffered land uses to include industrial, commercial, professional, multi-family and single- family development." . E. The Specific Plan and the development under the Speci- fic Plan require a substantial early investment of money and planning and design effort by Developer. Without the .protection provided by this Agreement, uncertainty that the Project may be completed in its entirety could result in a waste of public 3 .~. ``"~++~ ''"""' resources, escalate the cost of public improvements, and dis- courage Developer participation in the comprehensive traffic, drainage, and other public improvements in the ,Specific Plan. The Developer's participation in the implementation of the Speci- fic Plan through this Agreement and, among other things, through participation in assessment districts to finance the public improvements required by the Specific Plan, will result in a number of public benefits. These benefits include, among others: 1. Securing phased completion of the public. improvements and accomplishment of the dedication portions of the Specific Plan; 2. Assuring adequate funding and dedication for the public improvements required by the Specific Plan; 3. Clarifying the respective responsibilities of the City and the Developer for implementation of those public improvements and dedications, which clari- fication is needed to provide a basis for the City's fiscal planning; and 4. Providing a program for monitoring and controlling the impacts of the Project on the City's fiscal resources, so that the phased development of the Property and the completion of the Project will not result in a negative fiscal impact to the City. These public benefits require the cooperation and participation of City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the Specific Plan. 4 ""~ , F. Developer wishes to avoid certain development risks and uncertainties that would, in the absence of this Agreement, deter and discourage Developer from making a long-term commitment to implement the Specific Plan. These are as follows: 1. It is generally, the law in California that, absent extraordinary circumstances or the approval of a vesting subdivision map, an owner of land does not obtain a vested right to improve land until the issuance of a building permit for the improvements and commencement of substantial construction pur- f suant to that permit. The result is a disincen- tive for landowners to invest monies in the early completion of major infrastructure and other pub- , lic improvements as part of any project or in early ' comprehensive planning and design studies. 2. Development under the Specific Plan requires a substantial early investment of money and planning and design effort by Developer. Uncertainty about the City's land use policies, rules and ' regulations could result in a waste of private resources, escalate the cost of required public improvements, and escalate costs of proposed housing and other uses. G. The following assurances are of vital concern to Developer to offset or remove the disincentives and uncertainties „~. set forth in Paragraph F above: 1. Assurance to the Developer that, in return for the 5 ~ ~ , ~ ~ .,~.. Developer's commitment to the comprehensive '"~' planning for the Property that is the Specific Plan, the City will in turn remain committed to the Specific Plan; 2. Assurances to the Developer that as the Developer becomes obligated for the costs of designing and constructing the public improvements included in the Specific Plan, and makes dedications, the Developer will become entitled to complete the private development portions of the Specific Plan that justify those obligations; and 3. Assurances to the Developer that in the City's administration of the Specific Plan, the Developer will be allowed the flexibility, consistent with the Specific Plan, required for it to respond to the marketplace in terms of housing types and intensities, the development of mixed uses, and reconfiguration of land uses, so long as in so doing the overall intensity and density of devel- opment, and the range of uses within sectors iden- tified in the Specific Plan are not exceeded. These assurances require the cooperation and participation of City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has .resulted in the Specific Plan. .,, H. California Government Code Sections 65864 et seq. authorize local agencies to enter into binding development agreements with persons having legal or equitable interests in 6 ,,,~,~, real property for the development of such property. City wishes to enter into a development agreement with Developer to secure the public benefits described in Paragraph E above, and Developer wishes to enter into a development agreement with City to avoid the development risks and uncertainties and to obtain the assur- ances described in Paragraphs F and G above. I. Pursuant to the authorization set forth in California Government Code Sections 65864 et seg., City adopted Ordinance No. 923, Section 1, establishing procedures and requirements for consideration and execution of Development Agreements by City. In accordance with such procedures and requirements, as set forth in Tustin City Code Sections 9600'-9617, City has undertaken the necessary proceedings, has found and determined that this Agree- ,~. ment is consistent with City's General Plan and the Specific Plan,. and has adopted Ordinance No. 978 approving this Agree- = ment, which Ordinance became effective on December 3, 1986. z AGREEMENT NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereafter contained, and for the purposes stated above, City and Developer hereby agree as follows: I DEVELOPER'S COMMITMENTS AND ASSURANCES TO CITY 1.1 ImErovement_Phasing. The circulation system improvements shown on the "Circulation Plan" of the Specific '"~' Plan, and the drainage and flood control facilities shown on the "Drainage and Flood Control Plan" of the Specific Plan 7 .,~«~ .~ i~ (hereinafter collectively known as the "major public improvements") shall be provided in accordance with the phasing schedule attached as Exhibit "D" hereto, to the design and capacity standards specified in the Specific Plan. Developer agrees that completion of the major public improvements will be accomplished to the satisfaction of the City in accordance with adopted City standards, and will be financed by assessment dis- trict(s), other public financing (without cost to City or to property, businesses or homeowners within the present corporate limits of City not included ~.:*ithin Tract No. 12345, Parcel Map No. 84-1032, or the Property), or by Developer. Construction of all other arterial highways within the Specific Plan area shall °'~ precede or be constructed concurrently with all residential con- struction within 1,000 feet of the subject roads. 1.2 Dedications. All public improvements completed by Developer under the "Agreement for Payment of Costs for Infra- structure Improvements, East Tustin Assessment District 85-1", between City and Developer dated April 30, 1986, as amended and/or supplemented and/or replaced by other such agreements, shall be dedicated and accepted by City in accordance with the provisions of that Agreement. All other public improvements constructed by Developer that are ultimately to be owned and maintained by the City or by some other public agency or entity shall be dedicated to the City, or such other public agency or entity upon completion and acceptance by City or other public agency. 8 ' ,~ , ,„~. • • ~ _ ,; ,~,~, ,~,~, 1.3 Park Dedications and Improvements. A. As provided in the Agreement in Satisfaction of ' Parkland Dedication Conditions: for Tentative Tract No. 12345, dated as of May 25, 1986, ( "Park- land Agreement") between Developer and City, Developer shall be required to dedicate land for 3 community park purposes in Sector 11 of the Speci- fic Plan area. Developer's excess parkland dedi- cations for neighborhood park purposes, if any, as determined in accordance with the Parkland Agree- ment, will be credited to subsequent builder ten- s tative tract maps within the Specific Plan Area, °'"` as a partial park dedication credit. The numbers of acres allowed as a credit shall be determined in accordance with City'Ordinances in effect on the effective date of this Agreement. B. Developer agrees that dedications and improvements for park purposes within the Specific Plan area shall be as prescribed in the Specific Plan and ordinances applicable thereto in effect on the effective date of this Agreement. C. Developer acknowledges that if the County of Orange ("County") decides to create the proposed Peters Canyon Regional Park (the "Park") its acreage, location, design, access and facilities '"' are of importance to City. Developer therefore • agrees that it shall not dedicate land within the City for the Park to the County until Developer 9 has reached an agreement with the County accept- ' able to the City regarding City involvement in the park planning, access and development. 1.4 Mixed Use and Commercial Acres. The fiscal integrity of the development of East Tustin is a crucial issue to City. Of paramount importance is the City's desire to maintain a level of service to East Tustin consistent with that provided to the balance of the City. To assist in achieving this goal, Developer agrees that in Sector 12 of the Specific Plan Area designated as "Mixed Use", a minimum of 70 gross acres shall be developed for retail/commercial uses. In addition, a hotel shall be con- structed with a minimum of 250 rooms and with customary support- ing facilities, and, if proposed by Developer to be built in more '`~ than one phase, such phasing shall be as approved by City. 1.5 Schools. In accordance with the School Facilities Agreement between the Developer and the Tustin Unified School District dated January 27, 1986, and amended as of March 12, 1986, attached hereto as Exhibit "E" (the "School Agreement"), the Developer shall make provision for up to eight school sites in the Project, as provided in the Specific Pian, and shall comply with the provisions of the School Agreement. Prior to the time that tentative residential subdivision maps are approved for Sectors 2, 3, 7, 8, 10 or 11 of the Specific Plan, the need for the potential school site shown in the Specific Plan for that Sector to serve students of the Specific Plan area shall be F determined pursuant to the School Agreement and, if needed to serve those students, the precise location of that site shall 10 ~~. m. • t,,~, also be determined. In determining the .precise locations for these new school sites, and the amount of land that will be reserved for each site, the City will give due consideration, consistent with the Recreation Element of its General Plan, to locations adjacent to City parks and to the joint use by the Tustin Unified School District of adjacent City parks for school recreation facilities. 1.6 Golf Course. The Project shall include an eighteen- - hole golf course, open to the public, of at least 150 acres in size generally in the area indicated as the conceptual location the Specific Plan. Customary ancillary improvements, such as club house, pro shop, restaurant, and cart storage facility, shall be permitted, consistent with the Specific Plan. Prior to construction, Developer shall submit a report detailing the ownership, planned operation of the course, design and layout and i proposed facilities to serve the course. 1.7 Residential Development. Only single family detached residential units shall be constructed in the estate, low and medium low density residential land use categories. In all other residential land use categories, single-family attached and detached residential units shall be permitted, and apartment projects shall be allowed subject to conditional use permit. 1.8 Hillside Grading Ordinance. Notwithstanding Sections 2.3 and 2.4 below, development of the hillside district areas of the Specific Plan shall be subject to any hillside grading ordi- ~"" nance that is adopted by the City subsequent to the execution of . this Agreement. City shall diligently proceed with the prepara- tion .and adoption of the hillside grading ordinance. Developer 11 ,`'~..r, agrees to -work and cooperate with City in the preparation of a hillside grading ordinance and to that end, Developer agrees to bear the reasonable costs, not to exceed 525, 000, without prior written approval of Developer, for the preparation of the hill- side grading ordinance. Any subsequently adopted hillside grad- ing ordinance shall be consistent with accepted engineering practices and standards and shall be in conformance with the Hillside District Guidelines in the Specific Plan except insofar as inconsistent with accepted engineering practices and stand- ards. 1.9 Development Phasing and Fiscal Im act Review. A. The overall fiscal impact of development of the East Tustin area, which includes the Property, Tract No. 12345 and Parcel Map No. 84-1032 (all of which comprise the "Fiscal Plan Area" ), is of substantial concern to the City. As a part of the planning process for the Fiscal P1an~Area, a fis- cal impact analysis (Hoffman Re ort attached here- to as Exhibit F) was conducted for the purpose of '~n-°` evaluating the plan of development to determine that it would not be likely to result in any substantial negative fiscal impact to City during the assumed phasing or at the completion of that development. Cumulatively, the development phasing plan as evaluated in the Hoffman Report projects fifteen (15) percent excess of revenues over costs, although some years are somewhat below the 12 ,,Y .~,, fifteen (15) percent figure. These projected excess revenues provide greater assurance that the City will be protected as fully as possible from unanticipated adverse financial impacts in the future. Zt is the intent of the phasing plan to balance the development of uses which are net revenue generators in the Fiscal Plan Area with development of uses that create costs of City services in excess of revenues to City so that an overall surplus of revenues over costs is achieved. The phasing plan for the Fiscal Plan Area, which has been tested and validated by the Hoffman Report, is as follows: 13 EAST TUSTIN PHASING PLAN ` CUM. CUM. AUTO DWELLING DWELLING SQ. FT. RETAIL CENTER HOTEL UNITS UNITS RETAIL SQ. FT. DEALERS* ROOMS 955 955 0 3 740 1,695 0 4 1,095 2,790 0 2 1,303 4,093 400,000 400,000 1 1,273 5,366 400,000 800,000 0 250 1,192 6,558 0 0 1,212 7,770 0 0 339 8,109 80,000 880,000 0 336 8,445 0 0 187 8,632 220,000 1,100,000 0 188 8,820 0 0 180 9 , 000 0 0 9,000 1,100,000 10 250 B. The above phasing plan is hereby established as the Approved Phasing Plan and satisfies the fiscal phasing requirements for the Fiscal Plan Area, except as pzovided in Section 1.9D and E. The cumulative number of residential units for which certificates of occupancy may be issued shall not exceed the corresponding cumulative total or square footage of occupied revenue generating uses (retail, auto, hotel) or their equivalents, speci- fied in the Approved Phasing Plan. For example, upon occupancy of nine auto center dealers, occu- pancy permits may be issued for up to 4, 093 dwell- ----------------- * An Auto Center dealership is a single owner br business that engages in the sale of at least one type of vehicle. Under this Agreement, in order for a single owner or business to qualify for more than one auto center dealership, it must ~. engage in the sale of more than one vehicle type, and the ~;,> total annual anticipated sales for all dealers (counting such single owner as two or more dealers)must average $10,900,000 per dealership, or more, in 1985 dollars. 14 '~ .~.. ing units. For the revenue generating uses, the determination of occupancy will be: certificate ` of occupancy for a non-speculative development (i.e., one that is pre-leased or pre-sold); a total of fifty (50) percent actual occupancy of gross floor area for a speculative project (i.e., ) one that is not pre-leased or pre-sold). At the discretion of the Developer, retail square footage, auto dealers, and hotel rooms of equal revenue may be interchanged at any period according to the following formula: 1,000 square l feet of retail = .967 hotel rooms or .0135 auto `'"~" dealers; 1 hotel room = .0139 auto dealers or ~^ 1, 034 square feet of retail; 1 auto dealer = 71.81 hotel rooms or 74, 251 square feet of retail. An entire revenue use as shown in the Approved Phas- ing Plan and as indicated in Section 3.8.2 of the Specific Plan cannot be eliminated through the application of this formula without an amendment to the Specific Plan. C. The City will monitor performance of the Approved Phasing Plan in conjunction with the annual re- views provided in Section 3.1 of this Agreement. If development is proceeding in compliance with 15 "^ the Approved Phasing Plan, the City shall find that the Developer has met the fiscal phasing requirements of this Agreement, unless a substan- tial event occurs, as described in 1.9D. D. It is acknowledged that while the Hoffman Report projects a positive. fiscal balance for the Fiscal Plan Area, the City cannot itself secure the "."*, 15 -p, • ~ ~`""' revenues to be received from the Fiscal Plan Area, and the costs of services to the Fiscal Plan Area may be adversely impacted by a significant unfore- seen event outside the City's control and not considered in the Hoffman Report (such as, but not limited to, a change in State or Federal law or mandate of a State or Federal court, but not such anticipated events as inflation which is contem- plated in the Hoffman Report, including by its reference to constant 1985-86 dollars). There- fore, if because of a significant unforeseen event outside of the City's control and not considered a in the Hoffman Report, and after testing through the use of the fiscal model and assumptions set forth in the Hoffman Report adjusted for such significant unforeseen event, the City determines that the ratio of revenues to costs for the Fiscal Plan Area is less than one to one (a "Fiscal Deficit") because either (i} the revenues being received from the Fiscal Plan Area are signif i- cantly less than the revenues projected by the Hoffman Report, or (ii) the costs of services provided to the Fiscal Plan Area are higher than projected in the Hoffman Report, then City shall ~. provide written notice to Developer, along with supporting data, that City may decide that it is necessary to withhold approval of tentative maps based upon such Fiscal Deficit. Notice shall be 16 ' fir" ~ ''~++~++~' ~"~" provided 60 days in advance of any City action to withhold tentative map approvals to provide time for Developer to review City's data and method- ology and for the parties to begin negotiations under 1.9E below. Developer shall have the right to respond in writing and/or orally at the City Council meeting wherein the proposed action will be considered. Sixty days following its notice to Developer, City may determine in the reasonable exercise of its discretion to withhold or delay further approvals of proposed tentative maps based on its determination that City is experiencing a ' Fiscal Def icit due to such events, that no solu- tion to the Fiscal Deficit has been identified through negotiations under Section 1.9 E, and that the developments proposed at that time will not eliminate the Fiscal Deficit. Such withholding or delaying may continue until a solution to the Fiscal Deficit is identified and implemented. E. In the event there is a determination by the City that there is a Fiscal Deficit under Section 1.9D, City and the Developer shall enter into good faith negotiations to eliminate the Fiscal Deficit. The intent of these negotiations is to identify a way "' to formulate a program to eliminate the Fiscal Deficit and allow development of the Specific Plan to proceed. Until such time as City and Developer have reached agreement on how to eliminate the E ~. ,. ~ Fiscal Deficit, City may with old tentative map approvals for the Property. The good faith nego- . tiations shall address the following: 1. The permanence of the revenue changes. 2. The short-term and long-term revenue and cost ` impacts to the City. 3. Proposed adjustments to the Specific Plan and the Approved Phasing Plan that will eliminate short-term and long-term adverse reve:zue ' ~ impacts to the City as related to the Fiscal Plan Area. The goal of the negotiations shall be to achieve ,.. the percentage of excess revenues over costs pro- jected in the Hoffman Report. The minimum ' acceptable level of achievement shall be a ratio of revenues to costs of one to one as measured by the Hoffman Report model. F. In regard to the adjustments outlined in 1.9 E, the City and the Developer agree to seek to ,increase ' the revenues and/or decrease the costs in order to eliminate the Fiscal Deficit by taking one or more of the following actions: 1. A change in the phasing of residential or commercial developments as identified .in the Approved Phasing Plan, which change may result in an Amended Approved Phasing Plan; 2. An increase in the scope of revenue generat- • ing uses in she Fiscal Plan Area. The in- 18 ~'" crease in revenue uses shall be restricted to commercially zoned or mixed use areas. If these areas have been fully developed, resi- dential areas shall be considered. Any con- sideration of residential areas will require an amendment to the Specific Plan, and any transfer of residential units will be subject to the requirements and limitations of the Specific Plan. Areas designated as low -den- sity or estate density shall not be subse- quently used for commercial uses; and,'or mixed use; 3. The Developer, at its discretion, may identi- fy and commit to alternative revenue sources to make up for any shortfall in revenues created by the unforeseen event. 4. The City at its discretion may make downward adjustments in levels of service provided, 5. The City at its discretion may identify addi- tional sources of revenue including but not limited to service districts, user fees, etc. 1.10 gire Protection Facility. The City has determined the need for an additional fire protection facility to serve th-e East Tustin area (consisting of the land included in the Property, Tract No. 12345, and Parcel No. 84-10321). Developer shall make available to City without cost to City a parcel of land (not to exceed one acre in area) adequate to support a facility of 8,000 square feet.. Developer shall provide for the construction of 1° C ~ ""a, a ,, C that facility per City standards and the acquisition of a new engine-pumper for that facility at total costs not to exceed $1.3 million in 1986 dollars, excluding land. Acquisition of the land and engine-pumper and construction of the fire facility may be financed through the formation of a Mello-Roos district or other similar assessment or special tax district, or through fee pro- grams as may be adopted by the City, payable upon issuance of building permits, to finance such acquisition and construction or, if no similar financing method is approved by City, by Developer dedication of that parcel and by Developer advancing the funds for such construction and acquisition directly to the City, or by a combination of the foregoing, as reasonably deter- mined by the City after consultation between the City and the Developer. In the event that the City and Developer determine that the provisions of the fire protection facility should and can be financed through the imposition of a fee payable upon issuance of a building permit, and the total amount of such fees held by the City at the time the fire protection facility is needed are not sufficient to pay for such acquisition and con- struction, then the Developer shall advance to the City such additional funds as may be needed for that acquisition and con- struction, subject to reimbursement from any such fees subse- quently collected. The total of such fees and advances shall not exceed the acreage and dollar limit established in this Section. 20 ,: The City shall proceed expeditiously to complete the con- e struction of that facility and the-acquisition of the engine- pumper, once the land and the funds for such construction and acquisition are available, so as not to delay the construction and occupancy of any buildings in the East Tustin area. The City agrees that a facility consisting of 8,000 square feet con- structed on one acre or less of land and housing a single engine- pumper will satisfy all of the requirements for fire protection to serve the East Tustin Area. Nothing in this Agreement shall preclude City from determining that the facility can and should serve additional territory outside of the East Tustin area. At City's discretion the facility may be enlarged, but without additional cost to Developer, unless such enlargement is at ... Developer's request and upon subsequent agreement between City and Developer. If the Developer dedicates the parcel of land for fire protection facility to City, the instrument of conveyance for the parcel of land for the fire protection facility shall include language clearly specifying that such dedicated land shall be /// /// /// /// /// /// /// /// 21 ~~ used for fire protection facility purposes only, and that if a fire protection facility is not constructed on the dedicated land within a three-year time period, the land shall be returned to the Developer. 1.11 Public Improvements Outside of East Tustin Area. A. Environmental Impact Report 85-2 identified that the development of the Property under the Specific Plan will have an impact on Irvine Boulevard, determined at thirty (30) percent of the total traffic impact. The Developer shall be respon- Bible for and shall contribute a fair-share por- _ tion of funds required for the widening of Irvine Boulevard to a six-lane Primary Highway status. The Developer's fair share contribution shall ", not exceed thirty ( 30) percent of the actual con- struction and right-of-way acquisition costs at the time of construction award and commencement; provided, however, that in no event shall such contribution exceed $300,000 adjusted for infla- tion. The required improvements to Irvine Boule- " yard include restriping the right-of-way to a six- . lane primary, and the acquisition of approximately five properties and improvements to the right-of- way for these properties. The contribution by Developer shall be paid ""'~"'° at the time of building permit issuance and shall be pro-rated based on an estimate developed by the City Engineer. This figure may, at City's discre- 22 ~^ tion, be updated yearly due to the effects of . inflation. The monies received by City shall be deposited into an interest-bearing account until such time as monies are required for the widening project. If a contract for the Irvine Boulevard widen- ing project is awarded by the City prior to the termination of this Agreement, the Developer shall pay on demand, .prior to or concurrent with the award, the full amount of its fair share portion of funds, as described above, required for the project. The full amount shall be determined by subtracting the funds available to City .from out- `; side sources, e.g. F.A.U. funding, etc., for this project, and any funds collected at the time of issuance of building permits from the total amount of monies of the awarded contract attributed to the Specific Plan impact. At the point in time that the Developer pays this full amount, no fur- ther contribution for this widening project shall be required at time of building permit issuance. If the subject project is not commenced with- in the term of this Agreement, all unused monies collected from Developer for such project shall be returned to Developer. B. In order to serve development in the East Tustin area, the City will need tb hire additional personnel, which in turn will contribute to the 23 ~ ,pad , • ~1/ ~,,, City's need to expand its existing Civic Center facilities. The City has determined that the East , ~ Tustin area's contribution to the need for expan- Sion of the City's existing Civic Center facili- ties, and therefore the Developer's fair share contribution to the costs of that expansion, is and shall be the lesser of forty percent ( 40$) of the total construction costs of that expansion, or S2, 000, 000.00 ( adjusted for increases or decreases in costs of construction from the date hereof until made, as computed by reference to the con- , struction cost index over the same time period) ~~~°~ ( the "Developer's Contribution" ). ~'~..- Upon sixty days' prior written demand by the City and based upon the City's reasonable determi- nation of the need therefor, the Developer shall deliver to the City a letter of credit in the amount of S2, 000, 000.00 ( adjusted for increases or ' decreases in costs of construction from the date hereof to the-date the letter of credit is pro- vided, as computed by reference to the construc- tion cost index over the same period) to secure payment of the Developer's Contribution. After such a call for a letter of credit City shall proceed expeditiously with the planning, design and improvement of the Civic Center improvements. The amount of any letter of credit delivered to and held by the City pursuant to this section 24 ~,,, shall be adjusted for increases or decreases in the costs of construction on each anniversary of the date of the original delivery. The City and the Developer agree that the Developer's Contribution may with approval of City be made through the City's formation, and the Developer's cooperation in the formation, of a Mello-Roos special tax district encompassing the Property or portions thereof, and the sale or issuance of bonds or other debt or participation instruments by that district which will yield to the City net proceeds equal to the Developer's `~~ Contribution . Upon the formation of such a district or other financing vehicle agreed to by City and City's receipt of the funds required for such project, any letter of credit then being held by the City shall be released and returned to the Developer, and the Developer shall thereafter be relieved of any obligation to thereafter deliver any such letter of credit to the City, and any further obligation to make the Developer's Contri- bution except through participation in the dis- . tract or other financing vehicle agreed to by City. In the event that in order to commence the construction for the expansion of the Civic Center 25 ;., facilities the City requires the Developer's Con- tribution prior to the time that any district has been formed and bonds or other debt or participa-' tion instruments have been sold or issued, it is s agreed that the City will, if determined by City to be feasible, independently obtain financing which does not involve assessments on property in the East Tustin area for the Developer's Contribu- tion, from such other financing sources as then may be available to the City as~ part of the City's financing of the total costs of constructing that expansion, and that the City shall only be entit- led to make periodic demands against the letter of `~.~~ credit and the Developer in such amounts as may be {. required to service the principal and interest payments that are otherwise incurred by the City in so financing the Developer's Contribution as a part of the total financing of the expansion con- ' struction. Any such draws against the letter of credit and/or payments in lieu thereof by Devel- t oper shall be reimbursed upon the receipt by City of any proceeds from the sale or issuance of bonds or other debt which are based on assessments upon property in the East Tustin Area. It is further agreed that the City shall give the Developer ,~ reasonable prior written notice of the amount of ~ an such rinci al and interest Y P P payments that will become due, and an opportunity to make those pay- 26 .J ,' ments, prior to the time the City makes any demands or draws against the letter of credit. Notwithstanding the foregoing, either the City or the Developer may propose an alternative to the formation of a Mello-Roos special tax dis- trict as an alternative method for financing the Developer's Contribution, which alternative shall be considered by the other party in good faith, and if agreed to by the City and Developer such alternative will be substituted for the Mello-Roos special tax district as the financing method. The parties agree not to unreasonably refuse to agree upon any such alternative financing method. 1.12 Satisfaction of Provisions of Government Code Section 65915. The Specific Plan permits Developer to construct a wide C variety of residential units, including apartments, and allows for a range of residential land use densities, including medium high density. that together offer Developer the flexibility, in its discretion consistent with construction financing, to provide housing in a mix of price ranges, including housing that may be affordable to persons of low and moderate income. Developer agrees that the City has provided adequate incentives in the Specific Plan for the development of housing pursuant to Govern- ment Code Section 65915, if Developer so elects, although Devel- oper has not agreed to construct nor will be required to con- struct any percentage or number of units as described in Govern- ment Code Section 65915(a). Developer is fully aware of the 27 ~ provisions of Government Code Section 65915 and Developer hereby waives all rights and benefits which Developer may have under the statute to assert that the City may be required to provide any n additional incentives for residential development of the Property consistent with the Specific Plan. II CONIl~SITMENTS TO DEVELOPER AND DEVELOPER ENTITLEMENTS 4 2.1 Permitted Uses. The permitted uses of the Property, and the intensity and density of such uses for the term of this Agreement, shall be as provided in the Specific Plan and this Agreement. As a standard governing the exercise of the City's discretion to issue conditional use permits for the construction of apartment projects under the Specific Plan, the City agrees that the Developer will be allowed to construct apartment pro- ~ jeots in the medium high and medium density areas of the Property a totalling 25~ of the total allowable number of dwelling units in r the Specific Plan and Tract No. 12345. The City recognizes that, given the size of the Property and the length of time it will take to complete development .of the Property, Developer may decide to propose adjustments in terms of the precise boundaries of the Sectors and subsectors, the precise location of roads, parks, and other public use areas to be dedicated, the precise location of the golf course, and, subject to the density limita- tions of the Specific Plan, the precise densities of development as distributed in the various Sectors and subsectors described in the Specific Plan. For purposes of this provision, therefore, the City agrees to cooperate with Developer in any such proposed adjustments, so long as: 28 ,~r^,,.. A. The permitted uses, and the ultimate density and intensity of such uses for the Property overall, are consistent with the ultimate uses and densi- ties contained in the Specific Pian as currently approved and contained in this Agreement; B. The environmental impacts are within the limits identified in EIR No. 85-2 and the Supplement thereto; and C. The adjustments would not, in the sole exercise of City's discretion, be inconsistent with the pro- visions of Section 1.9 herein. No change, modifi- cation, revision or alteration may be made in the ~~ Specific Plan without review and approval by those ~'' agencies of City whose approval is currently required under the existing rules, ordinances and procedures of City. A change, modification, revision or alteration in the Specific Plan shall not be effective as to Developer without the prior express written approval of City and Developer. 2.2 Heights and Sizes. The maximum allowable size and height of ail buildings constructed on the Property shall be as provided in Section No. 3 of the Specific Plan and shall not violate the terms of the Browning Corridor Agreement among Developer, City, City of Irvine and the United States of America. 2.3 Conditions. For the term of this Agreement, the condi- ,,~*,. tions, terms, restrictions and requirements for any subsequent discretionary actions by City concerning the development of the 29 V °.,~, Property shall be as set forth in this Agreement and as set forth in the Tustin City Code as currently in force, as applied through the Specific Plan. City may increase the amount of fees~applic- able to the development of the Property so long as the amount of the increase corresponds to the costs of services, labor or materials for which the fee is collected. Fees' for permits and development processing shall be those in effect at the time payment is required. This section shall not be construed to limit the authority of the City to charge processing fees for land use approvals, building permits, and other similar permits and entitlements either currently in force and effect or as r established in accordance with Government Code Section 65456. _~"'~ 2.4 Subsequent Discretionary Action. Except as provided in this Agreement, any subsequent discretionary actions by City for 1 development of the Property for the term of this Agreement shall ,~ be governed only by those rules, regulations and official policies governing design, improvement and construction standards and specifications in force at the time of the execution of this ` Agreement, except as they may be modified by changes in uniform codes. It is understood that City may apply rules, regulations and policies of general application adopted after execution of this Agreement in subsequent discretionary actions, if any, applicable to the Property, but only to the extent permitted by law, and then only to the extent that such new rules, regulations and policies do not conflict with currently existing rules, regulations and policies, and this Agreement. City agrees that any moratorium on the issuance or approval of any permits or the approval of any subdivision maps shall be inconsistent herewith. 30 . ~ yam, This provision regarding limitations on the imposition of mora- torium shall not be construed to limit actions by City pursuant to the provisions of Section 1.9(D) and (E) herein. This Development Agreement shall not prevent the City from denying or conditionally approving any subsequent development project appli- cation submitted for other real property which is not related to the Property or this. Development Agreement on the basis of exist- ing or new rules, regulations and policies. In the event that any subsequent change in the laws or regulations of a federal or state agency prevents or precludes compliance with one or more provisions of this Development Agreement, such provision shall be modified or suspended only to the extent necessary to comply with such new federal or state law or regulation. ~` 2.5 Progress of Development. Developer represents that it intends to pursue development of the Property in accordance with this Agreement with reasonable diligence as it deems appropriate in its sound business judgment, in light of market conditions and internal business needs, and agrees that-it shall not unreasonably delay pursuing such development of the Property.. City agrees to cooperate with Developer to accomplish this intent. 2.6 Environmental Review. In approving the Specific Plan and entering into this Agreement, the City as lead agency ha.s reviewed and considered the potential adverse environmental impacts related to the Specific Plan, including the potential future infrastructure and utility needs of the development of the Property, such as the potential demands the development will make 31 ^'"""~,,,,a ,, on local and regional streets and highways, water capacity and water lines, sewer capacity and sewer lines, and storm drainage systems, and related energy conservation, traffic, noise, and air quality impacts. The City has further reviewed and considered projected future regional and cumulative infrastructure and utility demands that will compete with the Specific Plan for available capacities and cumulatively add to potential adverse impacts. After assessing these and other potential adverse environmental impacts associated with the Specific Plan, the City has imposed mitigation measures as apart of the Specific Plan and this Agreement, including, among other things, requiring that the Developer commit to contributing at least its full, fairly allocated share of the costs and dedications for providing traf- ~~ fic capacities prior to full and final completion and occupancy g of the private development allowed under the Specific Plan. 2.7 Consistency With Laws in Force. City finds, based upon all information available to the City prior to or concurrently with the execution of this Agreement, that there are no rules, regulations, ordinances, statutes, or official policies of, or applicable to, the City in force as of the date of execution of this Agreement that would prohibit or prevent the full completion and occupancy of the private development allowed by the Specific ' Pian, at the uses, densities, intensities, designs and heights, and as agreed to herein. 2.8 Integrated Project. City acknowledges that the public improvement and private development portions of the Specific Plan are intended to constitute a single, integrated Development 32 ., r'"""e Arm' Project, that each component of the Project is intended to be related to completion of each other component, and that the viability of each component of the Project is intended to be dependent upon completion of each other component to achieve the full performance of this Development Agreement. 2.9 Cooperation in Funding. A. Aousing_Bond Programs. The City agrees to cooperate with Developer in participation in the housing bond programs of the County of Orange to assist in the financing of housing develcPment in the Project. ,,~.~. ~~ B. Assessment and Special Tax Districts. The City shall process all applications by the Developer for formation of assessment districts or special tax districts•to finance any of the major public improvements and, to the extent feasible, in the exercise of the City's discretion, shall cause such districts to be formed. The City shall cooperate in the formation of any special tax district by the Tustin Unified School District to finance the acquisition of new school sites or the construction of new schools in the Project. III ADMINISTRATION 3.1 Annual Review. A. The City Council shall review Developer's per- formance under this Agreement at least every 33 f j , ~ ..u~rA~1~Ae+•. twelve (12) months from the date this Agreement is entered into until expiration of the term of the Agreement. In connection with such review, both City and Developer shall have a reasonable oppor- tunity to assert matters which either believes have not been undertaken in accordance with this Agreement, to explain the basis for such asser- tion, and to receive from the other party a justi- fication of its position on such matters. B. The Director of Community Development shall give the Developer or successor in interest thereto at least sixty ( 60 ) days' advance notice of the time °"~'' at which the City Council will review the Agree- ment. C. The City Council may refer the matter to the Planning Commission for further proceedings or for a report and recommendation. D. The Developer or successor in interest thereto shall demonstrate good faith compliance with the terms of this Agreement and shall furnish evidence of good faith compliance, as the City, in the reasonable exercise of its discretion, may require. Evidence of good faith compliance may include the following: (1) Conformance with the requirements of the Specific Plan; (2) Conformance with the Approved Phasing Plan as 34 i 1 • ~,° set forth in Section 1.9; (3) Conformance with provisions of this Agreement identified by City. E. If, as a result of such periodic review, the City Council finds and determines, on the basis of substantial evidence, that the Developer or successor in interest thereto has not complied in good faith with the terms or conditions of the Agreement, the City Council may issue a written "Notice of Non-Compliance" pursuant to Section 3.2 herein and may thereafter, as provided in Section 3.3, commence proceedings to enforce, modify, or terminate this Agreement. 3.2 Notice of Non-Compliance. If on the basis of the annual review the City determines, or at any other time during the term of this Agreement, either Party concludes that the other party has not complied in good faith with the terms of this Agreement, then such Party may issue a written "Notice of Non- Compliance" specifying the grounds therefor and all facts demon- strating such non-compliance. The Party receiving a Notice of Non-Compliance shall have forty-five (45) days to respond in writing to said notice by specifying either how its non-compli- ance has been cured or the grounds upon which it believes that it is complying with this~Agreement. The time to respond to the Notice of Non-Compliance may be extended by mutual agreement of the Parties. If the response to the Notice of Non-Compliance has not been received in the offices of the party alleging non- 35 `' ~~ •` , r'wR"`. ~v~,,,,. compliance within the prescribed forty-five (45) days, or within such other period of time as mutually agreed, the Notice of Non- ' Compliance shall be conclusively presumed to be valid, and if the non-complying party is Developer, the City may commence proceed- ings on termination or modification of the Agreement pursuant to Sections 9617(d)-(e) and 9618 of the Tustin City Code and Section 3.3 herein. If the party receiving a Notice of Non-Compliance responds within the time period provided above, the parties agree to meet in good faith at reasonable times and from time to time for a period of at least sixty (60) days to arrive at a mutually acceptable resolution of the matter(s) asserted in the Notice of Non-Compliance and disputed in the response. If after sixty (60) days, or any extension of time as mutually agreed to by the t parties, the parties have failed to arrive at a mutually accept- f able resolution of such matter(s), either party may pursue any remedy at law or in equity, and the City may commence proceedings on termination or modification of this Agreement pursuant to Sections 9617(d)-(e) and 9618 of the Tustin City Code and Section 3.3 herein. 3.3 Modification or Termination. A. If the City Council determines to proceed with modification or termination of this Agreement after following the procedure for a Notice of Non- Compliance under Section 3.2 of this Agreement, the City Council shall give notice to the Devel- oper or successor in interest thereto of its intention to do so. The notice shall contain: 36 ~~. `~o.. (1) The time and place of the hearing; (2) A statement as to whether or not the City Council proposes to modify or terminate this Agreement; (3) Any proposed modification to the Agreement; (4) Other information which the City Council considers necessary to inform the Developer or successor in interest .thereto of the nature of the hearing. B. At the time set for the hearing on the modification or termination, the City Council may refer the matter back to the Planning Commission for further proceedings or for report and -~ recommendation. The City Council may take such action as it deems necessary to protect the interests of the City, including but not limited to, the receipt of additional evidence as to Developer's compliance with the terms and conditions of this Agreement. 3.4 Amendment and Cancellation. A. Either the City, Developer or Developer's successor in interest thereto may propose an amendment or cancellation in whole or in part of this Agreement. B. The procedure for proposing and approving an amendment to or cancellation in whole or in part of this Agreement shall be the same as the 37 procedure set forth in the Tustin City Code for entering into a development agreement. C. Except as provided for in Section 9618 of the Tustin City Code, this Agreement may only be amended or cancelled in whole or in part by the mutual consent of all parties to this Agreement. 3.5 Enforcement ~Il$ Other Remedies. A. Unless amended, terminated or cancelled as pro- vided herein, this Agreement is enforceable by any Party notwithstanding achange in the General or Specific Plan, zoning, subdivision or building regulations (other than changes in uniform build- ,.~~.., ing codes) adopted by City which alters or amends ~ the rules, regulations or policies governing per- ' mitted uses of the land, density, design, improve- ment and construction standards and specifica- tions. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in the City's ordinance governing development agreements are available to the Par- ties to pursue in the event there is a breach. Notwithstanding the foregoing, in the event of any failure of City to provide Developer its rights as specified in this Agreement for reasons beyond the control of the City Council of City, Developer waives all ri hts to recover dama es from, and g 9 covenants not to sue, City, its officers, agents, employees and representatives, for any money damages except such as may be claimed by Developer for its actual costs of construction of public _~ l.J improvement infrastructure to the extent it has been installed for the use and benefit of proper- ties which by the provisions of this Agreement it is entitled to develop but which has not been developed and cannot be developed due to actions of the. City. B. Both, parties agree to cooperate and vigorously defend any action challenging the validity and ,,, ,~ enforceability of this l~grecn:ent. 3.6 Other Factors Relating to Developer's Performance. A. City does not waive any claim of defect in performance by Developer if at the time of annual review City does not determine to issue a Notice of Non-Compliance and to subsequently propose to modify or terminate this Agreement. B. An express repudiation, refusal or renunciation of this Agreement, if the same is in writing and signed by the Developer or successors in interest, shall be sufficient to terminate this Agreement. IV GENERAL PROVISIONS 4.1 Term. Except as provided in Section III, this Agreement shall remain in effect for an initial term of fifteen (1~ ) years, and may be extended by either Party upon written notice prior to expiration for a second additional period of five (5) years. 4.2 Hold Harmless and Defense. Until such time as the public improvements required by this Agreement to be constructer ~o ~~ ~ .,~.,, . ,iir.~' have been completed and accepted by City, Developer agrees to and shall indemnify, pay all costs, defend and hold City, its offi- cers, agents, employees and representatives harmless from lia- bility for damage or claims for damage for personal injury including death and claims for property damage which may arise from the direct or indirect operations of Developer or those of its contractors, subcontractors, agents, employees or other per- sons acting on its behalf which relate to Developer's performance .under this Agreement. The foregoing provision applies to all damages and claims for damages suffered or alleged to have been suffered by reason of the operations referred to in this section, regardless of ~. n whether or not City prepared, supplied, or approved plans or ~ specifications, or both, or all, for the Project. ' 4.3 Notices. All notices under this Agreement shall be given to the following representatives of the parties at the addresses indicated below by personal service or by registered or certified United States mail, postage prepaid, return receipt requested, addressed as follows: If to the City: City of Tustin 300 Centennial Way Tustin, CA 92680 Attn: City Clerk Copy to: City Attorney If to the Developer: ',,,,r The Irvine Company P.O. Box I Newport Beach, CA 92658 Attn: President 40 '~ .~• . Copy to: General Counsel Either party may change its address or specify another person to whom any notice should be directed by giving notice in writing to the other party. 4.4 Assignment. Developer may at its discretion ,join and associate with other .entities and joint ventures, partnerships or otherwise for the purpose of performing under this Agreement, except that the rights of Developer under this Agreement may not be transferred or assigned in whole by Developer unless the written consent of the City is first obtained, which consent City agrees not to unreasonably withhold. The development rights for specific areas may be assigned to successors in interest in such areas in the ~" ordinary course of Developer's business. However, Developer shall still remain bound by all the obligations of this Agree- ment, other than all obligations assessed or imposed upon real property so conveyed and obligations imposed upon issuance of building permits for improvements within such parcels of real property. 4.5 Binding Effect of Agreement. The provisions of this Agreement shall be binding upon and inure to the benefit of the parties and their respective successors and assigns. 4.6 Time is of the Essence. Time is of the essence of each provision of this Agreement of which time is an element. 4.7 Waivers. No waiver of any provision of this Agreement shall be 41 _' "", effective unless contained in a writing signed by a duly authorized representative of the party against whom enforcement of a waiver is sought, and no waiver of any right or remedy in respect of any occurrence or event shall be deemed a waiver of any right or remedy in respect of any other occurrence or event. 4.8 Relationship ,~ ~ Parties. The covenants, obligations and liabilities of the parties are intended to be several and not joint or collective, and nothing herein contained shall ever be construed to create :n association, joint venture, trust or partnership, or to impose a trust or partnership covenant, obligation or liability on or with regard to either party. Each party shall be individually ` responsible for. its own covenants, obligations and liabilities as herein provided. Neither party shall be under the control of or shall be deemed to control the other party. Neither party shall be the agent of or have a right or .power to bind the other party without such other party's express written consent. 4.9 Developer's Insurance. Developer shall not commence work under this Agreement until Developer shall have obtained the following insurance and the coverage and certificate thereof shall have been approved by the City, through the City Attorney's office, as to form, amount and carrier. A. Contractual liabi lity insurance for liability assumed by Developer pursuant to this Agreement with City. The minimum limits of liability for this insurance shall be as indicated in either (1) ~~ ~~,/ ,~"'"~. ~: ,,,. or ( 2 ) as follows (1) Bodily Injury $500,000 $1,000,000 Liability: Each Person Each Occurrence Property $250,000 S 500,000 Damage Each Occur- Aggregate Liability: rence (2) A single $500,000 $1,000,000 limit for Each Occur- Aggregate Bodily Injury rence Liability and Property Damage Lia- bility com- biped of: B. An additional insured endorsement to the Developer's liability insurance policy naming the City, its officers and employees, as additional { ~^^ insureds . Insurance coverage in the minimum amounts set forth herein shall not be construed to relieve Developer for liability in excess of such coverage, nor shall it relieve Developer of City's security and insurance requirements for subdivision improvements, nor shall it preclude City from taking such other actions as are available to it under any other provision of this Agreement or otherwise in law. 4.10 Specific Performance. Except as otherwise expressly provided in this Agreement, in the event that either party brings an action to specifically ' enforce the terms and provisions of this Agreement, the prevail- ing party in that action shall be entitled to recover its. costs of suit, including reasonable attorneys' fees, as a part of its judgment. IN WITNESS WHEREOF, the parties have each executed this 43 Agreement on the date first above written. CITY OF TUSTIN i ATTEST: ' ~ ~ t,c~ ~w_ -~ .C y Cler { JGR:LEJ:1w:R:6/25/86(34.cj) - .•- By ~~~ ~ ~. M r THE IRVINE COMPANY Hy President By Secretary 44 STATE OF CALIFOF~~~r+~ j ` ss. COUNTY OF ORANGfi~ ) On .1986 before me, the undersigned, a Notary Public in a d for id State, personally appeared and personally known to me, or proved to me on basis of satisfactory evidence, to be the persons=who executed a within instrument as Mayor and City Clerk on behalf of the ty Tustin, the'California municipal corporation therein med, a acknowledged to me that such corporation executed a within i strument pursuant to a a reso- lution adopted by i City Council. WITNESS my h d and official seal. NOTARY PUBLIC (SEAL) STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On ~ ~, (I S ~ c~ ~ 1986, before me, the undersigned, a Notary Public i'n^,~nd for said State, personally appeared )t~~th ~ . ~~C~'~"~`d~id ~~~~ q~ . ~~~'r personally known to me, or proved to me on the basis of satisfactory evidence, to be the persons who executed the within instrument as President and Secretary, on behalf of The Irvine Company, the corporation therein named, and acknowledged to me that such corporation executed the within instrument pursuant to its by-laws or a resolution of its Board of Directors. WITNESS my hand and official seal. OFFICIAL SEAL ~~ ~ NINA MIRABELtA ccr,11 m - NOTARY PUDLIC - CALIFOR I ~ ~~' ~~W NA NOTARY PUBLIC r'R4NGF COUNTY tAy come. expires 1~1AR 30, 1°f0 (SEAL) CERTIFIC~'T!"'~OF ACKNOWLEDGEMENT - WITNESS LIC AGENCY' STATE OF CALIFORNIA ) COUNTY OF ORANGE ) On this 4th day of November, 1986, before me, a Notary Public in and for the County of Orange, State of California, personally appeared MARY E. WYNN, personally known to me to be the witness who subscribed her name to the within instrument and acknowledged to me that DONALD J. SALTARELLI subscribed the within instrument as MAYOR of the City of Tustin, a municipal corporation, and that he acknowledged that the City of Tustin, a municipal corporation, executed it, and that MARY E. WYNN sub- scribed her name thereto as a witness. IN WITNESS WHEREOF, I hereunto set my hand and official seal. ~, G~FG'?AL SZAL ' va A. Nava Notary Publ ie in and for said County and State . rJO-~,~r Pu~uc - c:,Ll~o~ulA ~.,~._ . \ ~~`" ~` nay comm. expires CEC 3, 1988 ~~ ~~~--_~_-~ STATE OF CALIFORNIA ) COUNTY OF ORANGE ) On this 4th day of November, 1986, before me, the undersigned, a Notary Public in and for the County of Orange, State of California, personally appeared MARY E. WYNN, personally known to me, or proved to me on the basis of satisfactory evidence, to be the person who executed this instrument as CITY CLERK of the City of Tustin, a municipal corporation, and acknowledged to me that the City of Tustin, a municipal corporation, executed it. IN WITNESS WHEREOF, I hereunto set ,\~ "~/Y Eva A. Nava ' ~~-~ ~~~~~~~/ Notary Public in and for ~ ~==~'~° said County and State ~ hand and official seal. G::='•.C?AL SEAL ~V;~ A nhVA rJO;:,:Y PU3LtC - CAL}+=ORPJIA 0°,~+~GE COlI';Tr hty comm. expires CEC 3, 1988 ..A~;..r:>aaao.wu.>.:.xla.ht.~.>:1.:..~..~.>aalala.>a.>a.r.,.>~..n.r._a.>..r..,,:...;,uu~t,uuo.>ao.~u.,~..o.a.ronuuu«,uu:>...h..xxxn,a.>cwa.w ~. .x..,.. ...........,..~.uo~..... ...,......... ...................... .... ... ., 83286 i 3i 043i R ,ww,,,~ 4i 9 DESCRIPTION: PARCEL is ~? 7ICOR.'iITLE INSURANCE `~wrMl F X H I R t T A COMPANY OF CALIFORNIA ALL OF BLOCKS 4i, 42, 66, 67 AND 8i OF IRVINE'S SUBDIVISION, PARTLY IN THE CITY OF TUSTIN, COUNTY OF ORANGE, AND PARTLY IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK i F'AGE 88 OF i~ISCELLANEOUS RECORD MAP'S, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPT THEREFROM, THAT PORTION OF BLOCK 4i, LYING WITHIt•! THE BOUNDARY OF TRACT 5369 AS F'ER MAP' RECORDED IN BOOK 435 F'AGES ~~ THROUGH 34, INCLUSIVE OF MISCELLANEOUS MAP'S, RECORDS OF SAID COUNTY. ALSO EXCEPT THEREFROM, THAT PORTION OF BLOCK 4i LYING OUTSIDE SAID TRACT N0. 5369 AND INCLUDED WITHIN THE LAND DESCRIBED IN THE DEED TO C.E. UTT, kECORDED JULY i8, i934 IN ROOK 40i F'AGE 233, OFFICIAL RECORDS OF SAID COUNTY. ALSO EXCEPT THEREFROM THAT F'OfiTION OF SAID BLOCK 4i LYING WITHIi'! THE BOUNDARY OF TRACT N0. 927i ; AS F'ER MAP' RECOF;DED IN I+OOK 424 F'AGES 5 AND b OF MISCELLANEOUS MAP'S, IN THE OFFICE OF THE COUNTY RECOFtUEFti OF SAID COUi~lTY. ALSO EXCEPT THEREFROM, THAT FOFiTION OF SAID BLOCK 42 LYIi'!G YJITHIN THE BOU't'lDAFiY OF TRACT N0. 2846, AS F'ER MAP RECORDED IN HOOK i 32 FY-AGES 48, 49 AND 5~D OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY. ALSO EXCEPT THEREFROM, THAT PORTION OF E{LOGIC 42 LYING WITHIN THE BOUNDARY OF TRACT N0. 3883, AS F'ER MAP RECORDED IN E{OOK ibb F'AGE 5 OF MISCELLANEOUS MARS, RECORDS OF SAID COUNTY. Al,SO EXCEPT THEREFROM, THAT PORTION OF SAID BLOCK 42 LYING OUTSIDE SAID TRACT N0. 3883, INCLUDED WITHIN THE LAND DESCRII{ED IN THE DEED TO SHERMAN STEVENS, RECORDED JULY ib, i9i3 IN BOOK 2i8 FACE 23i, OF DEEDS. ALSO EXCEPT THEREFROM, THAT F'URTION OF SAID IeLOCK 42 LYING WITHIN TRACT N0. 694, AS FER MAF RECORDED IN BOOK 3i PAGE 30 OF MISCELLANEOUS MAP'S, RECORDS OF ORANGE COUNTY. ALSO EXCEPT THEREFROM, THAT ROkTION OF SAID BLOCK 42 LYING WITHIN THE LAND DESCRIE+ED IN THE DEED TO CHARLES E. UTT, RECORDED SEF'TEMDER i b, i 9i 9 IN E~OOK 32i PAGE ii8 OF DEEDS, RECORDS OF SAID COUi~lTY. ALSO EXCEPT Ti-IEREFROM, THAT PORTION OF SAID BLOCK 42 LYING WIT!-lIN THE LAND DESCRIBED IN THE DEED TO CHARLES E. UTT, RECORDED JUTE i2, i9ii, IN BOOK i97 F'AGE 230 OF DEEDS, RECORDS OF SAID COUNTY. ALSO EXCEPT THEREFROM, THAT PORTION OF SAID BLOCK 4? LYING WITHIN THE LAND DESCRIBED IN THE DEED TO CI-lAF.LES S. GEARBART, RECORDED SEF'TEME;ER 2$. i 946 IN HOOK i28 PAGE 382 OF DEEDS, RECORDS OF SAID COUNTY, ALSO EXCEF:T TI-IEREFROM, THAT PORTION OF SAID BLOCK 4~ LYING WITI-IIN THE LAND DESCRIBED IN THE DEED TO C.E. UTT, RECORDED JUNE 5, i9~3 IN BOOK 473 PAGE 350, OFFICIAL RECORDS OF SAID COUNTY. 83286 1 31043 i k D i g ._ y TICOk TITLE~SURANCE COM A Y ~I P N OF CALIFOR A ALSO EXCEPT THEREFROM, THAT PORTION OF SAID BLOC{< 42 LYING WITI-IIN TRACT N0. 61, AS PEk MAP kECOkDED IN BOOK i0 PAGE 5 OF MISCELLANEOUS MAPS, kECOkDS OF SAID COUNTY. ALSO EXCEPT THEREFROM, THAT F'OkTION OF SAID BLOCK 8i LYING 1JITHIN THE LAND DESCRIBED IN THE DEED TO THE 'MUNIGIF'AL WATER DISTRICT OF ORANGE COUNTY', A METROPOLITAN WATEk DISTRICT, RECORDED MAY 2i, i982 AS INSTRUMENT N0. 82-i7bii6, OFFICIAL RECORDS OF SAID COUNTY. ALSO EXCEPT THEREFROM THAT PORTION OF BLOCK 81 LYING WITHIN THE LAND DESCRIBED IN THAT CERTAIN DOCUMENT, RECORDED DECEMBER b, 1963 IN 8004( 6833 F'AGE 736, OFFICIAL FiECORDS. PARCEL 2: ALL OF LOTS 320, 32i, 322, 323, 324, 339 AND 340 OF BLOCK 43; LOTS 5 THROUGH i2, INCLUSIVE AND LOTS 2i THROUGH 28, INCLUSIVE OF BLOCK 44; LOTS 173, 174, 179 AND i80 OF BLOCK b4: AND LOTS 325 THROUGH 328 OF BLOCK 65; ALL. OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAF' RECORDED IN E{OOK 1 F'AGE 88 OF i~ISCELLANEOUS MAPS, IN THE OFFICE OF THE CDUNTY kECORDER OF SAID COUNTY. EXCEPTING TI-IEF;EFROi~f THAT F'OF;TION OF SAID 1_OT i2 BI_OCI~ 44, LYING utIT!-III! THE LA?~~D DESCF~IE:E.D IN THE DEED TO :>i;ItTHEF;~! CALI'r-0r CIF EL•~:f.~>Or~ ~,li~•iF'rj~~`;`_. t~ECOFiDED OCTOBER 1 i , i :'S7 IN BOOB 4~~b6 PAGE 2b3, OFFICI~iL F;ECOF;DS. ALSO EXCEPT THEREFROM THAT PORTION OF SAID LOT 5, BLOCK 44, LYIi•1G WITHIN THE f.0U~2DARY OF TRACT N0. 6628, AS F'ER MAF--' RECOF;DED IN BOOK ?46 F'AGES 36 THROUGf-! 38 INCLUSIVE OF MISCELLANEOUS MAP'S, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. ALSO EXCEPT THEREFF~OM THAT PORTION OF SAiD LOT 339, DLOCK 43, LYING WITHIN THE BOU~!DARY OF TRACT I`!0. 3i 19, AS f-'EF•; MAP' RECORDED Ii`2 I,001C i ~J2 F'AGE 32 OF MISCELLANEOUS MAP'S, RECORDS OF SAID COUNTY. ALSO EXCEPT THEREFROM THAT PORTION OF SAID LOT 339, I,LOCK 43, LYING WITHIN THE BOUNDARY OF TRACT N0. 2939, AS F'ER MAP RECORDED IN BOOK 1C-2 F'AGE 34 OF MISCELLANEOUS MAP'S, RECORDS OF SAID COUP~!TY. ALSO EXCEPT THEREFROM THAT POF~TION OF SAID LOT 340, BLOCK 43, LYING WITHIN 'THE LAND DESCRIBED IN THE DEED TO `TUSTIN SCht00L DISTRICT OF ORANGE COUNTY', RECORDED OCTOBEk 26, 1955 IN BOOK 3259 F'AGE 292, OFFICIAL RECORDS. ALSO EXCEPT THEREFROM THAT f-'OF;TION OF SAID LOTS 320 AND 340, BLOCK 43, LYING WITHIN THE BOUNDARY OF TRACT N0. 2942, AS FEk MAP kECORDED IN BOOK 91 PAGE 48 OF MISCELLANEOUS MAP'S, F:ECORDS OF SAID COUNTY. ALSO EY.CEF'T THEREFROM THAT F'QRTION OF SAID LOT 32Q, BLOGK 43, 1_YING WITHIN THE BOUNDARY OF TRACT N0. 2943, AS F'ER MAP' RF_GOl;DED IN 8001( 98 F'AGE 38 OF MISCELLANEOUS MAP'S, RECORDS OF SAID COUNTY. ALSO, EXCEPTING THEREFROM Ti-IAT P'ORT'ION OF SAID LOTS 320 AND 322, BLOCK 43, LYING WITHIN THE BOUNDARY OF TRACT N0. 2806, AS F'EFt MAP' RECORDED IN BOOK i32 F'AGE 48 OF MISCELLANEOUS MAP'S, RECORDS OF SAID COUNTY. ALSO, EXCEPT THEREFROM THAT PORTION OF SAID LOTS 25, 26, 27 AND 28, BLOCK 44 AND LOTS i79 AND 180, BLOCK b4, LYING WITI-PIN THE I-5 FREEWAY. AS DESCRIE+ED IN 8386 i 3i 0431 R 4i 9 . ' TICOR TITLE INSURANCE COMPANY OF CALIFORNIA THE FOLLOWING DEEDS TO THE STATE OF CALIFORNIA; IN BOOK bi3 F'AGE 445, IN BOOK 4072 PAGE 65, IN BOOK 4368 PAGE 558 AND IN BOOK ii372 F'AGE 250, ALL OF OFFICIAL RECORDS. ALSO EXCEF'TiNG THEREFROM THAT PORTION OF 5AID LOT i80, BLOCK 64, LYING WITHIN THE LAND DESCRIE;ED IN THE DEED F:ECORDED OCTOHEF~ 3~J, i 9i 8 IN Et00K 328 F'AGE 88 OF DEEDS, RECORDS OF SAID COUNTY.. ALSO, EXCEPT THEREFROM THAT PORTION OF SAID BL.OCK.S b4 AND b5 LYING tJIThlIN TRACT N0. 282, AS PER MAF' RECORDED IN E~OOK i4 PAGE 3, OF MISCELLANEOUS MAPS, IN THE OFFICE OF Tf-IE COUNTY RECORDER OF SAID COUNTY. ALSO, EXCEPT THEREFROM THAT PORTION OF LOTS 32~ AND 322, BLOCK 43, LYING WITHIN THE BOUNDARY OF TRACT N0. 3883. AS F'ER MAf--' RECORDED IN BOOK ib5 F'AGE S OF MISCELLANEOUS MAPS, RECORDS OF SAiD COUNTY. ALSO, EXCEPT THEREFROM THAT PORTION OF SAID BLOCK 44 LYING WITHIN THE BOUNDARY OF TRACT N0. 12345, AS PER MAP RECORDED IN BOOK 560 PAGES 9 THROUGH 16, INCLUSIVE, OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY. ALSO, EXCEPT THEREFROM THAT PORTION OF SAID BLOCK.44 LYING WITHIN THE BOUNDARY OF PARCEL MAP N0. 84-1032 AS PER MAP RECORDED IN BOOK 200 PAGES 19 THROUGH 24, INCLUSIVE, OF PARCEL MAPS, RECORDS OF SAID COUNTY. ~~ ~.: .~., 1 ~w . I, : :.ti:.:~ ..•, -~::: t~'Y ~5 i P M ~`Ti t } v ~, c ~' 1_ ~ f3a _~: -- ~---~_ _=_-~-. ~i.:^ . ~ ,~ -:::: GOMMEAGAL/BUSlHE53 O NEiGil01lg00 COrvl.ACML _ ®ODERILL ~,p1~lEACML ,~ O MXm . .. ~- ~-- I ~ : '_ ~ ' _ ,-~ ~ j ~'; Land Use Pion EXHtBtT ~ EAST TUSTIN SPECIFIC PLAN City of Tustin ~ LEGEND 1 r~s~oomAL / ,' ~ y ~ ~ TM. L ~o~!°~~ ~~~, ~ . O IED4AF~lOW DOllRY ~. Q l~.,r ncs~ oo+prr s `i ~ lISTIMIONAVRECREATWNAL 1 Q ,. ~ O P01'E!(iIAL ELD+E7(TARI' 3GgOl ® IfTDWEDIATE 5C1100L M ~ l~fiM SC7100L FIS ' ,~ oc ®col.wrr rA~ ©~olt couwc . .~ nec~owu d.,~wi i. ® ~, mew ice. o ~ EXHIBIT C EAST TUSTIN SPECIFIC PLAN Prepared. for: City of Tustin - - Prepared by: Urbanplan 17952 Sky Park Circle, Suite J Irvine, California 92714 • (7 14) 26 I _2404 • and EDAW, Inc. 18002 Cowan, Suite 100 Irvine, California 92714 (714) 660-8044. C - March, 1986 C ~ 2.0 SPECIFIC PLAN POLICIES, PROGRAMS A1~ GUIDELIPES The- overall land use concept for the East Tustin Specific Plan is intended to provide a planned: community that expands and enhances the existing amenities of the City. In .order to accomplish this, the Plan allows a wide variety of residential product types, employment centers, commercial complexes, school facilities, parks, recreation and open space amenities; and a comprehensive vehicular circulation system. More intense land uses, consisting of commercial, mixed use, higher density residential uses and active recreation areas are concentrated at the southeastern end of the Specific Plan area. As development extends towards the existing community at the western edge of the site and northward into the foothills, the intensity of development diminishes. The arterial circulation system will provide sufficient access around the site and to and from the existing community. It also provides the opportunity to, connect with the regional eirculotion system, for a broader level of service. The parks, open space, riding/hiking trails and golf course,. when viewed together offer opportunities for a wide range of active, passive and cultural recreational activities. Also, these areas coupled with streetseape elements and other visual buffers, create a continuum of open space amenities extending from the I-5 Freeway northward into the foothill region of the site. There are a number of Components to the Plan which include, (I) Land Use; (2) Circula- tion; (3) Housing; (4) Infrastructure; (5) Parks; (6) Recreation and Open space; (7) Schools; (8) Urban Design; and (9) Hillside District Guidelines. The procedures and programs of each of these components are outlined below and are to be regarded as general guidelines for development. The development objectives set forth in this section are intended to be directives for development and shall be implemented according to the guidelines set forth herein. Policies and exhibits contained within this section provide conceptual directions ore intended solely to guide and not to restrict creative design solutions. 2.1 Land Use The Land Use Plan, illustrated in Exhibit C, incorporates the planning goals and objec- tives in designating a variety of residential and non-residential land uses circumscribed and linked by an appropriate arterial circulation system. Each of the parcels within the plan having a specific land use designation is referred to as a "land use area". These areas have been aggregated into 12 easily identifiable zones called "Sectors". The sector boundaries are defined by major roadways and topographical features; each sector con- tains one or more land. use area. Table 2.1 summarizes the land use statistics. More detailed statistics for each sector ore provided in the Section 2.14. Gross acres have been used for .computing acreages and residential densities on the fol- lowing tables. Gross acres include all land within a sector or land use area exclusive of arterial street rights-of-way. 2-I . - ..:~ (. ,/ `~~ l:>:: f -' ~s •~ !\'.Cn s ~t~ M ;s• ., ~. s~ ~ r:, ~~i: +~gg. ~`j ;l.~+: y v' •4 a'_ :~~:; ,M~ •l~ ~~ ~~{' ;}l~ '~ ,~~; .iyM F t~~~- - j ~. -- - I _ _L ~i- ~-- „ ~ :., -- ~.. t. _3" ir'F ~'l ::7` /~~~ i- LEGEND ® ~wp~rAp~~~ r© i~rfi~/al IJ ~`~O~il01AR11 ~M OB~lMT11 ~lY1~1O010ft prf{v/~ai NaTIT1lf 10NA V NATI ONAL O PO4Bf11~L BJaBfMN1 fCJ1O0L ® NTBM~UTE lCJgOL ® 1/01 iC11O0. ® /ORIRIAL /~ONgOp Milli ® CgYMry -MK ® 1l0O11~L T11AL © GOLF COI~MR 100O11K COMIlIICIAVMliM1E8s ®I~OQIOOp CpMIC111L ~ ~~ Q 1Hm 111[ V I i i M- I l F )_ ~ ,' ~ i i e Land Use Plan EXHIBIT C EAST TUSTIN SPECIFIC PLAN ® rv-i City of Tustin ® m„w,~. ~ ~ Table 2.I StQtistical summary Land Use Designation Acreage Residential + Estate (up to 2 dulac) 415 Low (up to 5 du/ac) 287 Medium Low (up to !0 du/ac) 50 Medium (up to I8 du/ac) 239 Medium-High (up to 25 du/ac) 178 Open Space Public Neighborhood Parks* 14 Commmun~ity Parks 37 Golf Course I50 Commerciai/Business Nei~borhood Commercial 10 General Commercial • 31 Mixed Use 121 Institutional Elementary Schools* 58 Intermediate Schools 15 High School 40 Other Uses Roads (arterial and major only'') .101 * Certain park and school site acreages have not been established. Such acreage will be taken from residential land-use area ~ Acreage for all roads other than arterial and major roads, has been included in the acreage for the surround- ing land uses. Residential Land Use: The Land Use Plan designates five residential categories, each of which has maximum density. Residential densities are controlled in all of the following: land use areas, sectors and the Specific Plan Area. For any residential subdivision map the maximum density range cannot be exceeded for a particular land use area. Lower densities will be permitted in any area. The boundaries and acreage of the land use areas shown on the Land Use Plan are approximate and will be precisely determined in the future when subdivision Maps are reviewed. The loud use areas described within each sector are subject to the policies specific to 0 given sector. These policies are auttined in Section 2.14. ,. 2_2 The total number of dwelling units for the overall Specific Plan Area may not exceed 7,950 units. However, if the total allowable units in Tentative Tract Map No. 12345 are not constructed, the unbuilt units may be transferred to the Specific Plan Area in accordance with the provisions of the following paragraphs. The total number of dwelling- units in each Sector may not exceed the figures specified Table 2.4. If a sector is developed with less than the maximum number of units per- mitted within the sector, then a transfer of units will. be permitted from sector to sector within the Specific Plan Area. These transfers will be closely monitored. When pro- posing unit transfers, compatibility with adjacent land use areas must be considered. Specific requirements for allowing unit transfers and maximum unit increases in Sectors are outlined in the Development Standards in Section 3.0. Also, in Section 3.0 there are more definitive standards for development of each residential density category. Mixed Use Designation: The Land Use P Ian designates 121 acres in the southeast corner of the site, in Sector 12 between Bryan Avenue and the I-5 Freeway, as a mixed use area. A 70-acre commercial center and hotel/motel will be developed in this area. Additional commercial uses or office and research and development uses may also be developed within this area. The Mixed Use designation permits flexibility for location and configuration of these uses. It also creates the opportunity for development to respond to future changes in economic and market forces. The Development Standards for the Mixed Use Area are defined in Section 3.0. Non-Residential Land Uses: The Land Use Plan (LUP) includes a number of non- residential uses such as: (I) Schools, (2) Parks, (3) Open Space and Recreation Facilities, and (4) Commercial Land Use designations. These are summarized in the following table: Table 2.2 Land Uses Integral. to the LUP Approximate Institutional Use (3uantity Total Acreage. Intermediate School ~ I I S High School I 40 Community Park 3 37 Golf Course I I50 Commercial/Business Use General Commercial 31 Neighborhood Commercial 10 2-3 C Table 2.3 Land Uses Arrticipated in LUP Institutional Use Duanti Elementary School 3-6 Public Neighborhood Parks ~+ Private Neighborhood Parks- Varies * * The exact number, location and size of private neighborhood parks will be established with subdi- vision maps. 8-10 3-4 * Varies One high school site is reserved along Irvine Boulevard and one junior high school site is designated for the area along Peters Canyon Wash in Sector 2. Five elementary school sites are to be distributed throughout the Specific Plan area, and one elementary school has been sited with ~ adjacent neighborhood park, which encompasses the redwood/cedar stand situated on Sector 3. Four other neighborhood parks are generally located in various sectors of the Plan. Three community parks are more specifically located; they include an eight-acre site near the junior high school, a 16-acre site near the high school, and a 13-acre site incor- porating aknoll situated south of Portola Parkway. . Elementary and Intermediate schools and public neighborhood parks are symbolically illustrated on the Land Use Plan. The specific sizes, location and numbers of these facilities will be determined in accordance with the provision of Subsection 2.8. 22 C'~rcvlation The Circulation Plan, Exhibit D, illustrates the backbone vehicular circulation system for the Specific Plan area. This section describes the existing and planned arterial highway circulation system for the~East Tustin Specific Plan. Established Arterial Highway Alignments h City of Tustin Street Classification Irvine Boulevard Major Bryan Avenue• Primary Portola Parkway - Santa Ana Freeway Freeway Browning Avenue Secondary Future Road Major* Myford Road Major* Weir Canyon Road - Eastern Transportation Corridor - EI Camino Real Secondary *Conceptually Proposed Approximate Site Acreage County of Orange Classification Major Primary Major* Freeway Secondary Major or Primary* Primary Freeway* 21i C sr` 1 ~, ~ , : ,~ ~.: . ~~ ~-::~. ~~ ~, . -~ f~, ',~ ~r > 11~ ~ ~ r „-a ~, , .... .~ ;~~~aa ~f~r~; ~~•y ~ 6 1~~-~~r"~-~ ,l~~o ~ ~ ,`~ : mac. I l - F ..~ ~ i ~ ~ tC= s ' . ~~ ~ .Y l '~ J` `: ~< _~~~-~"~~c ~~~ Imo., ..... .r _ ,',~_ F=::,,~~ --- _~.~ _~I '~~ ~= ,i Circulation f'i~n EXHE3IT D EAST TUSTIN SPECIFIC PLAN ® ru=-~ City of Tustin ~ .. mew ,~. ''"~4, ~.G~ ~~ t~ •: ~ .~ •ti~+o~ •Mwr~r s ' ~ ~~r tw-ui~r :.. ~k- ~ ~ i L, ~~T!". J~YA~ ,', ~ ~ r"' 15 .` ; ~.. ~cP .. `~ ~ ~ ~ '. TYi~ICAL SECTION ARTERIAL HIGHWAY ,~iw = ~ Raw T'~ - rzo' --- so' sl' 9' ,4, ~..,,, 2. ~ .; ~' Rc.c. . TYPE A-2 C~lNt9 8 BUTTER C1At>i a GUTTER s10E1NA61t MAJOR HIGHWAY ~ 120' R/W1 E Riw ~ ~w ~.--,~1~ -loo' so' •42' 33' `_ R/ NOTES: 2'J6 -~- .,...._ .. 4'.RC.C. ~ TYK A TYPE A~2 SIOE1NAUc CURS A GUTTER CURD d 6iITTf.1t PRIMARY HIGHWAY (100 R/W ) Z' P. C.C. OEINALX SECOIVOARY HIGHWAY t80~ R/W1 2' Street ross Sections EXHIBIT E.1 EAST TUSTIN SPECIFIC PLAN sOURCis: CITY OP TuSTIi~ City of Tustin ~ ~„w,,~ f e' ~~ . TYPICAL SECTION LOCAL STREET R/w w r dz w PK. ~~ $r r~~ ^--PI~C '8' f.1 I. ~•~er.~ CROWN W P PK [EGENO w~ wiOTN of STREET /N FEET. 60' ~O' /O' P + w/OTN Of PAVEA/EJYT /N FEET ' ' / ' /K ~ 1170TH Of PARKWAY /N ET Street ross Sections EX~~ E.z ., EAST TUSTIN SPECIFIC PLAN sOUnce: CITY OF TU8T1N City of Tustin ~ ~-w ~~. O J Street Standards Street cross sections have been designed for the Specific Plan Area. These. may be redesigned with minor changes per the approval of the Director of Public Works without requiring an Amendment to the Specific Plan. These cross sections can be seen in Exhibits E.I and E.2, 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 instcnces it may be desirable to encourage variety in the cross-section of various routes or different portions of the same route to satisfy intersection capacity require- ments,. create visual identity and landscaping opportunities, etc. An off-center or non- symmetr~icai design may be appropriate where conditions are different on opposite sides of the highway,. particularly with respect fo 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 .multi-lane arterial highway classifications identified in the East Tustin Specific Plan and illustrated on Exhibit D. Maior Hiahway (Six-Lane Divided) The standard major arterial highway .provides six tr ffic 1 ~ a curbed median together with an eight foot parking lane and a nine foot sidewalk on each side of the highway. The overai! right-of-way width is 120 feet.. Access should be restricted to local street. intersections and commercial driveways as approved by the City Engineer. Primary Hiah_, wad (Four-Lane Divided) The standard Primary arterial highway provides four traffic. lanes and a curbed median together with a ten foot parking lane and an eight foot sidewalk on each side of the highway. The- overall right-of-way width is 100 feet. Access should be restricted to local street intersections and commercial driveways as approved by. the City Engineer. Secondary Highway (Four-Lane Undivided) The standard Secondary arterial highway pro- vides our traffic lanes together with an eight foot parking lane and an eight foot side- walk on each side of the highway. This classification does not include a median, how- ever, for reasons of capacity and safety, it can be striped to provide a painted median though this requires the elimination of the parking lane. The overall right-of-way width is 80 feet. Access should be restricted to local street intersections and commercial driveways as approved by the City Engineer. 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. Direct access is possible subject to the app rova I of the City Engineer. Highway intersections should be spaced in accordance with good engineering practices which will provide adequate distance between signalized intersections. Local street intersections should be offset to eliminate conflicting left hand turns. Arterial highway intersections should be designed to maximize capacity. These design features may include exclusive dual left hand turn lanes and designated right turn lanes. 2-5 2.3 Housing Program The objective of the Housing Component is to comply with the housing element in the General Plan. Within the City, almost 60 percent of the total housing units are renter occupied. The City's policy is to promote and encourage owner occupied housing to correct this imbal- ance between rental and owner occupied- housing. Therefore, ..the major thrust of the residential development within the Specific Plan area- wilt be toward owner-occupied housing. Furthermore, the responsibility of the City is to encourage the construction of affordable housing to meet the needs of the city residents. The City, in its General Plan Housing Element, has identified its housing needs as 1.,100 total units of very low to moderate income housing over a projected five year growth in housing city-wide. The East Tustin Specific Plan provides for a variety and a wide range of housing types to meet the varied housing needs of the- City. The mix of housing. types includes a range from luxury estate units to medium high- .units.. Within this range, there are approxi- mately -400 acres designated for the medium and medium high densities.. These areas could accommodate approximately 70 percent of the 7,950 total residential units planned or roughly 5,565 units. If affordable housing is to be developed, it would most likely occur within these areas due to the high market price of lower density housing. At the end of the five year term of the current Housing Element of the General Plan, the City will review its progress- toward meeting its housing objectives. The City's current Housing Program consists of a number of implementation programs which are designed to help achieve its housing objectives. The measures which are most appropriate for the East Tustin Specific Plan Area deal with-home. ownership programs and streamlining land use control/approval procedures. The City will seek to apply these implementation measures in the East Tustin area by: o Encouraging the use of bonding programs of the :State and County to enable below market interest rate construction and long term financing of residential development projects. o Encouraging the use of programs such as HUD Section 235 and California Housing Finance Agency which provide interest reduction/below-market interest mortgage loans for the purchase of new homes. o Adopting the East Tustin Specific Plan to enable a more efficient and timely approval process for new development. 2.4 Drainoge/Flood Control Concept Plan Peters Canyon Wash and Tributaries The existing Peters Canyon Channel will convey the expected discharge from a storm of 100-year frequency within the main channel and its limits. The Flood Insurance Rate Maps from which flood plains are determined also indicate that flows in excess of 100- year frequency could breach the existing channel within the Specific Plan area just before the main channel leaves the Specific Plan area to the east. This excess runoff would flow to the south toward the EI Modena-Irvine Channel (see Exhibit F). 2-6 o ~ Development of the Specific Plan area will require improvement to portions of Peters Canyon Wash and tributaries within the Specific Plan area to adequately convey the flood . waters.. This improvement is necessary to insure the flood carrying capacity of the channels, limit the meandering and erosion presently occuring along the channel and protecting roadways adjacent to the channels. . In considering the vl?imate design of Peters Canyon Wash and major tributaries, the following. are examples of channel sections that could be used. Reinforced concrete pipe for the smaller drainage areas. - Vertical walled or trapezoidal concrete channel. - Trapezoidal soil. cement channel. 'Trapezoidal riprap channel. - Greenbelt channel with drop structures. - Natural channel with drop structure. - Retention basins combined with low-flow facilities. The type of channel selected will depend upon the proximity to development areas, right- of-way available, aesthetics, flood. carrying reliability, and construction and maintenance costs. EI Modena-Irvine Channel The EI Modena-Irvine Channel exists as an earthen trapezoidal channel along the northerly side of Bryan Avenue easterly of Browning Avenue. Since the channel has a < - tributary area greater than 4,000 acres, it must be designed fora 100-year storm per • County of Orange standards. The channel follows the southerly boundary of Sectors 10 and I I and then turns in a southerly direction approximately 1,500 lineal feet west of Myford Road. This north-south reach of the existing channel bisects Sector 12. The ultimate f00-year peak. runoff is estimated at 7,900 cfs per a recent County of Orange analysis. The El Modena-Jrvine Channe! along Bryan Avenue can presently only convey less than the runoff expected during afive-year storm. Bryan Avenue is frequently closed during heavy storms. Improvement of the EI Modena-Irvine Channel is necessary in order to confine the overflow and floodplain, and keep Bryan Avenue open during time of heavy rain. The channel is proposed to be improved as a soil cement trapezoidal channel, concrete vertical walled channel, or trapezoidal concrete channel through the Specific Plan area. Thee north-south reach of the channel is proposed to be relocated adjacent to the future Auto Center which is located adjacent to Sector 12. As a condition of the Auto Center project, the box culvert crossing of Bryan Avenue and an interim earthen channel for the north-south reach of Bryan Avenue are proposed to be constructed along the boundary between Sector 12 and the Auto Center. ' Other Drainage Facilities Orange County Flood Control District Facility No. F07P08 is located adjacent to Sector 10 and exists as an 84-inch storm drain. It was constructed as part of the adjacent Ranchwood Tract. Development of the Specific Plan area will require upstream and downstream extensions of the pipe within Sectors 7, 9 and. 10. If the storm drain has a tributary area between 500 and 4,000 acres, it should be designed fora 25-year storm. 2-7 __. 4 ~` . ,, - !~~ ~ar 1 6i .':~: L .. ~~r t ~+ ~) .~~a , ~_~::: ..~`1;, gip.. ,:~;Gij: ;p, t ,. ~1~'II~*-~~1 I ~~~_ ~~ ,~ -; , . .:~' :~ ..~~= ~'~'~~` ~;< ~t~; ~"- ,.... .. •. ir,~'r ~ . _ .. ~ .. TWA 11 A MYIMC AVMApTAT1011 M A IMIII~N/YWIYIIU~ OOMOMT. f~Al MMOI AOIYTgIN OLLL 11 fllOfO~~. 4AMO Mt•~O U fAIIT M AWMOyIT (nAr ArrASViu. w ~ !'. ~ ~ . ~ ~~', ,. ---_ _ ~ F~- ~ = - a _: , . __, - - s ~~ •~, , '. ,;_,~ 1 :~ ~, Drains a end Flood Control 9 Concept Plan .a,•eal EXHIBIT F EAST TUSTIN SPECIFIC PLAN ~ ® rtr-~ City of Tustin ~ ®~w ,~. O J The opportunity exists within the Specific Plan area to plan and construct retarding/ detention basins on Peters Canyon Wash in order to reduce downstream flooding and minimize future construction .costs. Three. potential sites have been identified. One is the existing Lower Peters Canyon Reservoir in Sector I. Another is located within the future golf course area in Sector 7. A third site is located just northerly of Irvine Boulevard and out of the Specific Plan area. This basin could be combined with the proposed Rattlesnake Channel diversion. basins at sites the. first and the third sites have been presented to the County and cities affected in the report entitled "1-5 Freeway Study -Development of Regional Master Plan of Drainage Concepts" by John M. Tettemer and Associates dated February 1985. Implementation Policies/Criteria/Procedures It is the. policy of the Orange County Flood Control District and the City of Tustin to provide 100-year flood. protection for homes and other non-fioodproof structures. Small drainge areas up to about 500 acres are to be served by storm drains designed for peak flows obtained by the use of 10-year storms, larger downstream facilities with drainage areas up to 4,000 acres are to be designed with the use of 25-year frequency rainfall curves, and channels serving drainage areas larger than approximately 4,000 acres use a 100-year storm. Streets will be designed to convey runoff where storm drains cannot convey the 100-year storm in order to protect structures. - ~ Interim improvements will occur on the EI Modena-Irvine Channel as part of the Auto Center and Browning residential projects located outside of the Specific Plan area. Development within Sectors 7, 8, 9, 10, II, or 12 will require construction of the ultimate E] Modena-Irvine Channel improvements from Browning Avenue to the Santa Ana Freeway. The Et Modena-Irvine Channel and its crossing at the Santa Ana Freeway currently is not capable. of conveying the 100-year storm. This results in flooding of portions of the Specific Ptan area in~ Sector 12, south of Bryan Avenue, including the Santa Ana Freeway. Current flood insurance maps published by the Department of Housing and Urban Development indicate flood levels to elevation 81.0 adjacent to the freeway just west of Myford Road. A detailed flooding study with mitigating measures will be presented to the Federal Emergency Management Agency upon completion of the channel construction, in order to remove the floodplain zoning. The Orange County Flood Control District has limited funding for new channel con- struction, therefore, the developer will most likely construct and dedicate the facility to the County.. 2.5 Sewer Concept Plan The Specific Plan area is located within the boundaries of the Irvine Ranch Water District (IRWD) and sphere of influence of the City of Tustin. Because the area is undeveloped and used for agricultural purposes, there are currently no sewers located in the Specific Plan area. The area has been studied and is currently shown to be part of the December 1979 IRWD Master Plan Sewer System. Therefore, hewers will be extended into the area from existing IRWD sewers located immediately downstream of ` the Specific Plan area. The major facility currently planned for the area is called the Harvard Trunk Sewer. This facility will sewer the entire service area and convey raw 2-8 ~rr+a.. r+ ~!, :f i ~if±~ :*, :7: .F~,` :' ~ II rl ~ _= L. j a.3'~. Sewer Conc Plan ~OIMCtt 1Of EXHIBIT G \. ~ ~V , Y Y ~V~NI ~~ , ~/ U Y City of Tustin ~ ^~ `..~ ~ 8M _ _. { i R -~ ~' `. L~ ~ ._ _ } - -_ - I ~ ' nN a w wr«ta MarNwTwTMw i er w ra~MrnwrMUNMn~ aorwrt. (^ Irau~a NOIM a0aYT10MM nna as rMOroNM •MO NT1a000 N -110T W aNNOYa11T IranM uraevaas. I~rsTa f.awr~[a r aeauareM aTMNTM MOT ~MO~M. /'. .r ~ ~ i ~ /, t~, ® ~~ ®~w ~~. C J wastewater to the County Sanitation District of Orange County. The proposed alignment of the Harvard Trunk Sewer is northerly along Myford Road to Portola Parkway and then along the planned residential estate area. In addition, sewer mains extending westerly from .the Harvard Trunk Sewer along the Santa Ana Freeway, Bryan Avenue and Irvine Boulevard are• necessary to provide sewering of the west side of the Specific Plan area. Pipe sizes range from 12 inches to 27~ inches and are subject to change pending the current capacity and alignment study. The attached exhibit shows the alignment and sizes of •the proposed Harvard Trunk Sewer. (see. Exhibit G). 2.6 Water Concept Plan Oomest.ic Water System The Specific Plan area is located within the boundaries of the Irvine Ranch Water District (IRWD) and within the sphere of influence of the City of Tustin. The Specific •Plan area is currently undeveloped land used for agriculture by The Irvine Company (TIC). IRWD currently does not provide domestic water service to the Specific Plan area (see. Exhibit H). The July 1983 Water Master Plan shows that the District has sufficient water capacity rights in their overall system to provide water service to the Specific Plan area. The Specific Plan area lies within pressure zones (, 2, and 3. Pressure Zone I extends sou- therly of Irvine Boulevard and has a hydraulic grade line of 290 feet. Pressure Zone 2 extends northerly from Irvine Boulevard to the proposed Portola Parkway and has a hydraulic grade line of 355 feet. Pressure Zone 3 extends to the northerly limit of the Specific Plan area and has a hydraulic grade line of 470 feet. The proposed preliminary infrastructure domestic water improvements are based upon review of the Specific Plan Area Map and the IRWD Water Master Plan. All infrastructure pipelines are to• be located in future planned streets. The proposed facilities include a 16-inch water line in future Myford Rood from the Santa Ana Freeway to Portola Parkway, a 12-inch water line in future Jamboree Road from the Santa Ana Freeway to Portola Parkway, 12-inch water lines in Irvine Boulevard and Bryan Avenue between Jamboree Road and Myford Road, and a 12-inch looping water main in pressure Zone 3 north of Portola Parkway. No reservoirs are included as part of the infrastructural facilities for the Specific Plan area. Irriaation/Reclaimed System The Irrigation/Reclamation System Master Plan was prepared in June 1984. The proposed preliminary infrastructure reclaimed water system improvements are based upon review of the Specific Plan Specific Plan area and the IRWD Irrigation/Reclamation Master Plan. The Master Plan shows a 12-inch reclaimed water line in proposed Myford Road extending from the Santa Ana Freeway to Bryan Avenue. Also, 12-inch mains are proposed for Bryan Avenue east of Jamboree Road and Irvine Boulevard east of Myford Road. Additional eight-inch mains are planned in Jamboree Road north to Irvine Boulevard, Irvine Boulevard east to Myford Road, and Myford Road between Bryan Avenue and Irvine Boulevard. All the irrigation water used in the above-discussed network system is effluent from the IRWD Michelson Water Reclamation Plant.. ~- 2_9 • `~., Wit?'' : s~ •ST 4 ~' :. Water Concept Plan 1 i i ..~ 1 d' '~ ~~. ` i .. ~ 1" _ \ ~ ' ~' {' ~ f ~ n ~ wrwo tsawr~rat or t rutiatiaamtrt.wtttrr. ~ M MtNll W WrIM~t ALL tt ~tOIOMY its taw~a w rur or twatuar rur tnto~ua. . -. 7 ~ /-, IIOT4 /110Yfgt M aLL/OTM . tJMtT}~IOT ~11., . ' = ~. U ~,,' ~ , EAST TUSTW SPECIFlC PLAN City of Tustin ~ ,. ~~ ~y~. ~, 'b C y .n:~ r~ --' J .. wMCa~ r EXHIBIT H ® - r~.1-~ lDAw Inc. G ~ The Master Ptan also identif ies a second looped network that connects to the untreated Irvine Lake Pipeline, located along the northerly boundary of the District. The system consists of 14-inch and 12-inch mains extending southerly in Myford Road to the proposed Portola Parkvyay and eight inch mains east of Myford Road. The attached exhibit indicates the size and alignments of both reclaimed water ne#work systems. 2.7 Utilities Electricity Southern California Edison Company provides electrical service to the pro- ject Existing facilities consist of a substation located at the intersection of Brown- ing Avenue and Bryan Avenue, with a 66 Kilovolt (KV) line extending through the project area. along Bryan Avenue. There are also two 12 KV lines extending into the central por- tion of the project area; and one along Irvine Boulevard to a point approximately 1,300 feet westerly of the easterly project boundary.. A third 12 KV line extends northerly from. Irvine Boulevard for approximately 4,400 fret. A new substation is planned north of the Specific Plan Area in the vicinity of Chapman Avenue and Santiago Canyon Road. This substation which is planned to serve the project jointly with the substation on Bryan Avenue. A 66 KV service will be extended into the project area from Phis new facility. It will enter the site by way of Myford Road. Natural Gas The Southern Califomia Gas Company serves the project area through an eight-inch high pressure line extending along Irvine Boulevard across the site. Various other two-, three- and six-inch gas lines ore located westerly of the project boundary; however, these are not high pressure lines and would not be useful in providing service beyond their existing connections. Service is planned to be extended from the existing eight-inch high pressure line in Irvine Boulevard northerly in the proposed Future Road extension of Jamboree Road to the pro- posed Lower Lake drive, and then westerly and nor#herly to a connection with Myford Rood; and southerly from Irvine Boulevard in the proposed Jamboree Road to Laguna Road. Tel one Pacific Telephone Company will serve the project sites by extension of the existing acilities located within the City of Tustin on Browning Avenue and easterly on Irvine Boulevard. Light service is existing in the area adjacent to the northerly portion of the site, but no major feeders exist there. Service will be extended in a joint trench corridor with electrical and gas services in the proposed extension of the Future Road, and within Myford Road. Cable Television Communicom Cable Television Company of Tustin serves most of the project area, with Times-Mirror Cablevision providing service to the northerly portion of the site. There are Curren#ly no facilities existing on-site, but their existing equipment is capable of being expanded to accommodate the project area. 2_10 2.8 Parks The Specific Plan provides a variety of park lands to serve the anticipated population growth and future demand for outdoor activities. The City's Park Ordinance specifies that for each 1,000 persons, three acres of parkland shall be dedicated, and/or an equiva- lent value of park improvements. shall be constructed,. and/or in lieu fees shall be paid (hereaftgr referred to as the "park requirements"). The purpose of this section is to fur- ther define the type of parks to be located in East Tustin, the criteria for parkland and improvements, and the procedures for implementing the park requirement, consistent with Park and Recreation Element of the General Plan and the Park Ordinance. The specific park requirement for each residential project is based on the number of units constructed in each project and the persons per unit for each density category in each project. The following table will be used to determine persons per unit for each density category: Density Category Persons/Unit Estate 4.2 Low 3.4 Medium low 3.4 Medium 2.8 Medium High ~ 2.2 Park requirements will be determined based on the actual number of dwelling units to be constructed. In the Statistical Summary (Table 2.4) some park credit transferred from Tentative Tract Map No. 1.2345 is assumed. Where park dedication acreage is more than required on any project and/or sector, the excess acreage may be used as credit for other residential development in East Tustin. Park improvement costs of park facilities which are provided in lieu of land dedication by the developer and approved by the City may be credited against the park requirement. There are three types of parks to be located in East Tustin to meet the park require- ment: community park, public neighborhood park, and private neighborhood park. These types constitute a three tiered recreation system, each serving a particular category of recreation need in the community. Fifty percent of the park requirements shall be allo- cated to community parks and 50 percent. shall be allocated to neighborhood parks. Neighborhood parks shall be allocated between public and private parks, provided that private parks do not exceed 25 percent of the total park requirement. For statistical purposes, in this Specific Plan, it is assumed that private neighborhood parks provide 25 percent of the total park requirement (the maximum allowed). Community Parks Three community parks are specifically located on the Land Use Plan, and the acreages are identified on the Statistical Summary, although the actual size and configuration may vary. It is assumed that the entire park requirement for community parks will be ful- filled by land dedication and that the City will be responsible for all improvements and maintenance. However, the City may choose to grant some park credit for developer improvements to the community parks in accordance with the Park Ordinance. 2-II If the actual size of a community park varies from that shown on the land use plan, then acreage adjustment will be made to the land use area in which the park adjustment occurs. This may either. increase or decrease .acreage within a residential land use area. If the actual park acreage is less than that shown on the land use. plan, the acreage of the underlying. residential. land use area, will be revised. However, the maximum number of units permitted within the sector where the average adjustment is made will not change except as provided in Section 3.0. Public Neighborhood Parks For the purposes of clarification and delineation, the Public Neighborhood Parks are con- ceptually located on the Land Use. Plan and acreages are estimated on the Statistical Summary. The actual location, size and configuration may vary,. subject to the criteria in the Park Ordinance. It is assumed that the entire park requirement for public neigh- borhood parks will be fulfilled by land dedication and that the City will be responsible for all improvements and maintenance. However, the City may choose to grant some park credit for developer improvement to the public neighborhood parks in accordance with the. Park Ordinance. if the actual size of a neighborhood park varies from that shown on the land use plan, then acreage adjustment will be made to the land use area in which the park adjustment occurs. This may either increase or decrease acreage within a residential land use area. If the actual park acreage is less than that shown on the land use plan, the acreage will be increased. However, the maximum number of un-its permitted within the section when the acreage adjustment is made will not change except as provided in Section 3.0. Private Neighborhood Parks Private Neighborhood Parks are not shown on the Land Use Plan and Statistical Sum- mary'. They will be identified on the residential subdivision map. Private neighborhood parks will serve the residents. of the subdivision/development in which they are located and will be privately owned and maintained. Eligibility of private park land for the park requirement shall be based on the Park Ordinance criteria L9 Recreation and Open Space Plan The Specific Plan provides for a number of recreational facilities and open spaces to serve expected population growth and augment the demand for outdoor activities. The Land Use Plan Exhibit C, identifies the general location and sizes for the golf course and the location for ariding/hiking trait and a regional park.. Golf Course A prime focal point of the community is to be an 18-hole golf course which is highly visi- ble, and accessible to the public. This golf course is to be a high quality facility, to be developed and owned by a private operator. Direct visual frontage of the golf course from the major arterial roads which serve the community is to be provided but the pre- cise layout of the course may vary from the configuration shown on the Land Use Plan, but will be consistent with Section 2.0. 2-12 n ~:; e Peters Cannon Reaional Park The Plan anticipates a possible acquisition and development by the County of Orange of a regional park in the Upper Peters Canyon Regional area. An asterisk on the Land Use Plan identifies=the general location area under consideration for such a park which might also include lands outside the City of Tustin. Within the City of Tustin, the proposed park might encompass approximately 100 to 125 acres in Sector I. It is intended to include .low intensity recreational facilities which are compatible with the natural environment and existing. and proposed development adjoin- ing the park. Acquisition of the park will not change the total maximum units in East Tustin, the maximum units of Sector I, the transferability of units, nor the residential density cate- gories in areas adjoining the park. Should the park not be acquired by the County, the residential density category shown on the Land Use Map wilt apply. Peters Cannon Reaional Ridina/Hikirxt Trail The Plan identifies the location of the County Regional Trail, generally, through Peters Canyon along the wash: This trail is seen as a method for providing linkages between the parks and open space areas-within the Plan as well as with the broader County Trail Sys- tem. This regional trail system will consists of a riding and hiking trail, and a Class I Bikeway, in accordance with the County of Orange Master Plan. Operation and maintenance of these trail systems by the County of Orange is assumed. 2.10 Sd~ools The Specific Plan area is within the boundaries of the Tustin Unified School District. The school district expects that the completion of the development in the East Tustin Specific Plan Area will require new facilities as well as the use of some of the existing facilities. The Specific Plan symbolically identifies a maximum number of school sites to serve the largest estimated population growth. These schools have all been generally located in areas that are central to estimated student population growth. One junior high school site has been identified for the Specific Plan area. This school has been sited along Peters Canyon Wash, adjacent to the hillside area. One high school site has been reserved for the area just south of Irvine Boulevard, between the future road and Myford Road. The ultimate requirement for the precise number of schools is based on the number of students that are to be generated from the residential areas within the Specific Plan area. The demand for schools may vary depending on the actual type and number of units built in each land use category. The size of school sites may vary depending on specific school district needs and joint school/park programs. Also phasing and precise locations of sites are dependent on timing of development and more precise planning within sectors. The number, location, and size of schools illustrated symbolically on the Specific Plan use exhibit should be considered as a general guide, subject to further eval- uation. As development plans are prepared for each sector the landowner and .school dis- trict will make specific provisions for school facilities. These provisions should be accomplished prior to final development. The actual size and number of sites may cause an adjustment to acreage within the land use areas. If any school that is shown on the 2-13 C J Land Use Plan is not needed or if the site acreage is less than estimated then the acreage that has been allocated to the school site will be reallocated to the underlying residential use. However, the maximum number of units. permitted within the sector where the acreage adjustment is made will not be changed except as provided in Section 3.0. 2.l I Other Public Facilities Police Services Police services for the East Tustin Specific Plan Area are provided by the City of Tustin Police- Department. With development of the East Tustin area, there will be additional police service demands. These will originate from both residential and non-residential land uses. It is anticipated that additional service needs generated by development within the Specific Plan Area will be provided within the City's existing police facilities and that no new facilities will be developed within the Specific Plan Area. Fire Safety Services Fire safety services within the East Tustin Specific Plan Area is currently. provided by Battalion 3 of the Orange County Fire Department. The Orange County Fire Department also provides Fire Safety Services to the entire city as well as the unincorporated areas and several other cities. The Department operates two fire stations which provide first alarm service to the East Tustin Specific Plon Areo. These are located to the west, within developed areas. The two stations are geographically located to serve a broad ores which encompasses the East Tustin Specific Plan Area. There is a station located at 10631 Skyline Drive (Ste- tion ~8) which serves the northern area of the Specific Plan. There is also a station located at 1241 Irvine Boulevard (Station- X21) which serves the southern area of the Specific Plan. The Fire Department anticipates development of three new stations by the year 2000 for the service area of Bataalion ~3 as the entire service area develops. (East Tustin Specific PIS is only one portion of the service area.) The precise location, facility requirements and timing of development have not been determined at this time as the Fire Department will need to assess the most optimum location and facility requirements to serve the larger district requirements.. One new station may need to be located within the East Tustin Specific Plan Area. The Specific Plan has not indicated a specific location for a fire station. If a fire station is determined to be required by the Fire Department, a suitable location would be at the General Commercial site, Sector 6, near the intersection of Portola Parkway and Myford Road. This location would be central to the plan area as well as the larger district and would have good accessibility to the major arterial road system. 2.12 Urban Design Guidelines The purpose of the Urban Design Guidelines is to provide design themes and concepts to promote an identifiable and cohesive image for the East Tustin Specific Plan Area. ., 2-14 2..12.1 Landlscx~ping Guidelines The landscape design guidelines are intended to set forth the general character and visual qualities of major streets and entries within the Specific Plan Area in order to create a cohesive landscape image for East Tustin (see Exhibits I, J.I, J.2, J.3, J.4, J.S, J.6, J.7, J.8, and J.9). " These. guidelines apply to major streets shown on the Landscape Concept Plan and Sections. The intent of the overall design is to draw upon the existing significant landscape features of the site and the landscape heritage of the City of Tustin in order to create an informal, rustic character. The existing eucalyptus character of the Tustin Hills will be expanded throughout the community in parkways and medians, public spaces and within each development. Prior to Tenatative Tract approval, a conceptual landscape plan will be approved by the. Director of Community Development for major streets within and adjoining the subdivision. The plan will identify the specific plant materials to be used along with spacing dimensions of parkway and setback area, type of wall treatment, heights of berms, etc. Primary Tree:. Eucalyptus varieties Accent Trees: Evergreen and flowering deciduous varieties. Spacing: Trees and shrubs in informal drifts or groupings. Occasional pockets of evergreen accents, especially at intersections and entries. a Sidewalks: Varied location within the parkway. Groundcover: Informal groupings of groundcover and shrubs. 2.12.2 Architectural Guidelines for Public Structures Architectural style and character provide a distinct image to a community. Architecture within East .Tustin stwuld be appropriate to the fundamental requirements of the par- ticular use, whether it be residential, commercial, or office development. However, the importance of establishing a relationship between East Tustin and the existing developed portions of Tustin and the need to create a more cohesive appearance to the City cannot be overlooked. One way in which this cohesiveness can be achieved is to establish a rela- tionship in the architectural style of public structures. Public structures such as schools, park buildings, fire stations, etc., are highly visible within a City and provide an excel- lent opportunity for an image to be conveyed. In establishing architectural guidelines, it is necessary to describe some of the major design objectives as follows: o East Tustin should be a part of the City and not appear to be separate from the existing City. 2-IS O J ~• -,. ~ .,~ + ,~- •1 ~ r f~. .~: ?'~. C~b~~AND • F•• i . ~ •~ ' + ~. + / '~ ~) ~,, Tr'~ ~• •Jy ... ..~ . •. . ~~. . .. ~. ~~ ~ .. s ~. j::~-;;r.. ~,. .. ~. ~ .Gmy..:. • •i a,.. ~,,, _- ~ ~..~_ .-.~•. . ~~:~ ' '- ~- .. .. _:~- :% j. .. ._ E ' .~ ~' ~... ~-cc~rr ~a .. ~raro ~~ i `EUC~-~r~ns rnE~~ ~" ' ~~ f ~ • :. . • mm yawns rna w nswu r. ~.~~ nw . ~ iu. ~, Landscape Concept Plan ~,.,~ , EAST TUSTW SPEGFlC PLAN ~ City of Tustin ~ .®I-w Ic~c, ~m r ~~ ~ ~~ ~ o --~ ~. ...t, -I n ~~ ~~~ I rp ~ z ~, ~~ ~~ m =~ ~no n ~, ~ ' vo z~ ~~~ 0 C `~ m x o ~ s ~ ~ a~ t ~~_~~_ ~O~~N V~ ~\p~ 0Q~Q~7 ~N~~ _ l'f a=. p r ~ 7 m m Q T RNI T '!Ff fN~1 Gip fn JC ~~1H ~o=~ ~ ~o~~ C a ~~ ~~~ ~ ti N H m S W •~- .~. O P1r1 '+r..... M~ W O ..~ V r~ v^I1 W T~ ~ V V T~ ~ V J J ~~N~ r ~ W i W 0 yN/~W~ d ~ J ~~_~ V H F ~~$~ o..~ ~~SN N3@~O~ ~~> N~N'~~ ~~d'ai ~~ (1 rn r ~~ ~ ~~ ~ O ~ ~- -,, ~ cn --~ C ~ ~~~ cn -,~ ~ ~_ ~ z ~, -~ m =*. ~ o n ~ n~ ~ ' _~~ <_. 00 0 r~ C A .. m .!~ L _" w c a~eo -. ~TT~= Av`N=p 'O T = N N G ~ ~ a a~r. NGaQppf 'O .~..p} ~~'~ O i ~ A „.. ~ ~ T c~e~~ m m O T NR12N g~f~ly 1~~0o~ ITT?. zaza~ vra C J ~WN~ o H F y tHQW g 77 ~ g ~~ s 0 W ~°1N~ ~~ "~.7 N ~ <~~ON ~~~~~ ~ ~ N ?~ W JW J fLO~~ ~~ J T - ~ Z w, l ' V ~~ O ~ A V l^ i ~ ~~ ~~ ~~~ 0 r ~~ V v v Q. ti u ti J t W N W v s nm ~ ~~ ~~ ~ o ~ ~'- _*' --~ n ~C ~ ~~~ ~ r~ ~ z ~, ~~ --~ n m =*. n o ~, ~ r1 m ~ ~ r .-.. ~ ~ Z `~ 0 0 C A k C ~ i ~~w ~/~ ~~~~__ d ~ N H ~~yp1~N •^>f~r~ Np~1y~/~1 ~A2C'l~ H N ! ~ 7 ~'! T ~ .$. A r rC.a7 ~n c~epp+°s HI~~12H g;~Ap~: 2 O ~ 1 1 N O S O O ~'£„ ~~ J o a~~~~ W N t F~ W i Wi~ . N ~ W H ~3~~~ ~~=o ~a~~ tD~~N N ~ ~ ~~y ~ i3i ff,~~ ~ ~ ~ N i ~~~ag m H S W ~~ v 1 LL 0 :~ a~ ~~ v~ Q ~~ ~'~ ~~ ti. J V s O W 3 W ~~ ,,,~"',~ r1 rn ~~ ~ cn O ~ '~ --t, ~C ~~ ~z .m n n r z 0 C A m v s r ~. c.~ n ~~ ~n ~~ _. 0 O m W y y a~~~~ ~V CN Oyy N'~C12N rOVI~N NNp~_~O 7s021N'f~ ti N ! ~ O i ` H {/T r Gf ~ CO~Io"!T ~ T n T G7~pp n1 T Op ~ D 1 O ~ N p ~ ~O~! __~ K O~ ~~ ~W~ ~ • ~~ HL ~jW Z W d p N W N ~~ Q.~m~ `~' ~s$ x ~ ~ = ~'^ ~ W ~ ~a$~ _ ~ _~~o~ II `~ I ~ ~~~~~ ti 3 .~ L ..~. 0 .{-.~ L C. 1 V 4~ Q ti V v~ J nm ~+ ~ ~~ O ~ -i, _{ --~ C ~ ~. ~~ ~z m n n ~~ r~, ~'~, Z. C !~ 'f A .L r ~. cn n r~ n _. 0 .._ o~ 0 ~o r~ ~ ~~ r -' ~~ ~o ~~ =•< ~~ ~~ a~ M` r/ ~T~r~ 7tN 'p'p'p ~ N N ' ~ ~ > NooC >Qyyf A ilN'72 ~N>«+ ~._. ^!'! C ~ ~ T m®~~ N AI N .Q ~ Al cA~~1 ~O~~1 N O y~ p r 2Z~T O > ., ,. ~, i ~~ ~~ ~~ o ~ o The- overall suburban nature of Tustin should be retained. o The City should be distinctive and .not lost in the urban development of adja- cent Cities. o Tustin should appear as a vibrant, contemporary City. In order to accommodate these objectives, a description of architectural style should not be too limiting. Therefore, the guidelines are conceptual in nature. These guideline are not to be used to evaluate the design of private development. Public buildings should be of a contemporary design which is related to current California architecture with a residential character and should utilize: o Hipped roofs with extended eaves to shade walkways and windows. o Tile or clay shake type roofs. o Use of arbors and shade structures that direct pedestrian traffic. o Masonry columns. where feasible. o Large exposed wooden beams. o Large expanses of window glass where appropriate and conforming to good energy conserving design practices. o Off-white or earthtone stucco and/or wood siding. 2.13 Hillside District Guidelines The guidelines contained in this section represent specific design objectives or per- formance criteria that are to be achieved in the 'mplementation of development within the hillside district. Some of the guidelines are followed by examples of alternative ways that the guideline may be achieved. These examples are not mandatory solutions but are intended to illustrate possible ways to achieve the guideline. Alternative solutions are acceptable as long as the design guideline is achieved. The design guidelines are divided into categories of Fire Hazard, Siting, Landform Modification, Circulation, Drainage, and Vegetation. Fire Hazard Guidelines A. All development in the hillside areas shall be subject to the guidelines established in the September 1976 Fire Protection. Planning Task Force Report adopted by the Orange County Board of Supervisors and entitled "Fire Hazard Background Report and Recommendations For The Reduction of Fire Hazard At The Natural Open Space/Urban Development Interface Orange County, California." B. Fire resistant roofing materials must be used on structures occuring within the Hill- side District. Class A minimum as rated by the Underwriters Laboratory, Chicago, Illinios. 2_16 C ' ~ ~ ' " ~J J ce' ~7~ ~ ~ i _ ~ /r _- ~ ,/ ~ ~ t i _ ( ~ ~ ; , d ~ , i ~ / .. ~~ ;, y~;r: 1 '~ t j~' lr r#~, ; /~.~yl ;' , ~;(~ ~, ~, :M ~~ - -~ Hillside District Map ~„B~ K EAST TUSTW SPECIFlC PLAN ~ :i~ih City of Tustin ~ ~ ~„w,,~ ~,~' ,, , 7, ~ ~ rsibrwcrwoi i~ ~r ~ ~~ . il~Y l ,,~ ;~ c '"""~~ •~1 '^ ~ - _ l= - `` •~.~ ~ ` r' ~H / ,. =~, v .. :. !~ ~. r }, Z ~~ ~ 1 ~: • .I rs~~ , , ,~:~;:, __~ . _.~, .__,_~ ,~ ~ , . ~_ .~. - :7 1 9 1 ~ `,. • `_: ~ ~ '_ ~ ~ -r--~-.~ ~~~% .. ~- ; ~~ "~ Peter's Canyon Wish Map EAST TUSTIN SPKIFlC PLAN ~ City of Tustin ~ EXHE3IT ~, EDAW Ine. .r"""e :. Siting Guidelines The objet#ive of the siting guidelines is to enhance the visual harmony between existing landforms and new development. C. Property should be parceled to assure that visual,. drainage, and slope erosion impacts resulting from slope conditions are within either the property owners management and control or homeowners association whichever is applicable. Implementation Example: o Locate property lines at the top of the slope. D. Sites should be planned in such a way so as to preserve or enhance important vistas and maintain the overall landform character of the land use area, particularly those seen from public places. Implementation Example: Step structure with slope roof in col dltection of the natUrol s Site building and align roadways to maximize public visual exposure to major natural features such as the north-south Peters Canyon ridgeline, the redwood/cedar grove, the knoll and major tree stands where retained. o On slope areas steeper than 25 per- cent, typical padded lot solutions will be avoided. Minimize grading by carefully siting buildings and roads to conform with the natural topography. o Structures should be sited so that roof slope follows slope of natural grade.. E. Preserve the open space values of the central Peters Canyon ridge as identified on Exhibit K by excluding buildings and overhead utility lines from being developed on the top of the ridgeline and by careful siting of structures and landscaping adjacent to the ridgeline. ~,- 0 2-17 w___ __.__ ~ t._ 0 Struetwe below top of ridge .elavotlon.. Rstain ridgeUne to provide vivo! backdrop for development. , Use landscape plont material oa a wpplement or substitute • for ridgeline bockdrop if ridgeline is groded. Implementation Examples: o Site the top of roof lines and struc- ture so that they occur below the • elevation of the ridgetop. o Use landscaping plant materials as a supplement to this backdrop of hous- ing. adjacent to the Peters Canyon ridgeline. Retain natural landscape as much as possible. .. Typical Cut Slope o Use plant material to conceal cut slopes. o Placement of roads and tra i 1 s and underground utilities on top of the Peters Canyon ridgeline should be accomplished with minimal disruption //~~Trees and st+rubbery to soften to the natural contours. ~oppaarance of cut slope. 2-18 C Land Form Modification Guidelines o Siting of proposed structures so that maximum concealment of a created cut .slope is created. o Include only passive uses of preserved open space with natural landscaping on ridgeline and fire resistant materials, where necessary. The objective of these guidelines is to minimize the alteration of the overall landform character, so that scenic resource and slope stability concerns are recognized. F. Where feasible, grading and siting practice should reflect the natural topography of the land, minimize creation of excessively large level areas by grading. Develop- ment designs which minimize grading are encouraged while those which require mass grading are strongly discouraged. Implementation Examples: Small pads which follow contours ara prafarabl• to largo agwra pads. o Where level pads are required, the pads should conform to the direction of the contours when this type of solution does not conflict with desir- able drainage solutions. A series of smaller pads that are curvilinear and follow the form of the hillside are preferable to large, square shaped pads. Where feasible retain natural drainage courses in their original condition. 2-19 .JlJ _. _.. _~~ ...i.l..•.. r.?u.._ 0 i ~~ s_~ 0 0 When feasible, where level areas are needed, grading concepts should pro- vide variety in the steepness of slopes and their configuration. Where major recontouring is proposed, especially in the lower, more gently sloping hill- sides, the concept of contour grading should be used to blend the graded slopes with the natural undulating character of the hillside landform. Cluster development to minimize grading impacts and/or retain natural features. Design roadways to conform to exist- ing topography, where feasible; con- sider modified road standards to reduce adverse grading impacts. Grading shouad incorporate open slope areas (graded or natural) which are landscaped and provide an appearance of a natural hillside. Access roads which climb along a slope should incline and vary in their gradient rather than .maintaining a constant grade, to provide open slopes and minimize the appearance of a row structure of homes. o Access from ridges and canyons to short cul de sacs should be utilized so that open landscaped slopes can be provided. G. Grading on hillside areas should soften hard edges left by cut and fill operations where an adverse visual impact may occur. 2-20 ~. ~, Implementation Example: o Created slopes, either cut or fill that are adjacent to roadways should be graded in such a way that an undulating appearance in the graded plane is provided for a more pleasing visual appearance to the road. H. All graded slopes (cut or fill), including roadsides, should undergo permanent re- vegetation in a timely manner to minimize chance of erosion and siltation. I. All proposed development within a Geologic Hazard Special Study Zone must undergo independent engineering study concerning the potential impact of slope instability, liquefaction, landslide and seismic potential. J. Maintain the natural profile and landform character of the knoll (refer to Exhibit K). Implementation Examples: o No buildings should be sited on top of the knoll. Site structures at the base of the knoll. o Tops of buildings should not project above the crest of the knoll. o Minimal grading of the knoll is encouraged. Where recontouring is proposed on the lower, flatter por- tions of the knoll, the concept of con- . tour grading should be used. o If uses are developed on the crest of the knoll they should be such as not to require significant grading. o Landscape on the knoll should rein- force its natural profile and charac- ter. Circulation Guidelines The objective of these guidelines is to allow an alternative to the City of Tustin street standards in areas where slope conditions warrant profiles designed to minimize impacts and to conform more closely with existing topography. K. The City of Tustin road standards apply to the Specific Plan Area. However, in order to minimize road alignment and grading impacts in the hillside areas, modifi- cations of road widths, radii, and gradients will be considered where adequate road safety requirements are met. Any proposed reduction in road standards must be approved by the City of Tustin's Director of Public Works. L. Hillside roadways should be designed to conform to safe driving requirements. 2-21 O ~ Drainage Guideline M. Minimizing the adverse visual impacts of drainage channel design and construction caused by applying the Hillside Grading Ordinance. - Implementation Examples: o Cotch basins or siltction basins, as well as energy absorbing devices, should be provided as a means to pre- vent erosion when grading is being undertaken in the hillside areas. o Where brow ditches are required, soften with plant materials. o Where brow ditches are required, to soften the appearance. created. by the natural concrete with natural rock. o Raise the downhill lip of the brow ditch to shield the ditch from view. . N. To the extent feasible, the wash and associated vegetation north of Lower Peter's Canyon Reservoir are to remain in a natural state. The reservoir and adjoining wash may be~modified for the purpose of water retention or other allowable uses. Implementation Example: o Modification possibilities to wash include, but are not limited to, stabi- lization techniques, revegetation where appropriate, and relocation. Vegetation Guidelines The objective of these guidelines is to maintain the character of prominent vegetation groupings within the hillside area. O. Incorporate the character created by the existing eucalyptus groves in the design of development to the extent feasible and consistent with fire safety. Implementation Examples: o Cluster development in order to ,selectively mass open space and to preserve significant trees. o Where preservation is not feasible, new tree plantings can be incorpor- ated which will recreate the charac- ter of the original stand. 2-22 ~;: "~»~.i` o Incorporate planting in new develop- ment areas to be compatible with the character and quality of the natural surrounding environment. 2.14 Sector Plops, Policies and Programs The Specific Plan Area has been divided into twelve geographical areas referred to as 'Sectors". A variety of physical, jurisdictional and planning considerations exist which vary among the different sectors.. This sectorization has been done in order to provide a more detailed level of information concerning the intent of the Specific Plan and a means to implement the provisions of the Specific Plan in a systematic and comprehen- sive manner. In this manner the desired character that has been determined suitable for each sector relative to its surrounding environs and the established planning objectives wilt be achieved. Sector boundaries are defined by physical edges that include arterial roads and natural features such as ridgelines and Peters Canyon Wash. The sectors are numbered sequentially from I to 12 from north to south. 2.14.1 Sector Submittal Requirements Subdivision maps will be required for each residential. sector in accordance with review procedures established in section 1.5 (page I-8) of this Specific Plan. These subdivision maps shall include the total sector and may include more than one sector. Density trans- fer requirements applicable to sector development are discussed on page 2-3. Concur- rent with any subdivision map for any portion of commercial sectors 6 and 12, a concep- tual site plan for the commercial sectors will also be submitted for the whole sector. The conceptual site plan will illustrate the overall internal circulation concept for the sector, the drainage concept, sector vehicular access points and sub-parcels within the sector, and shall be approved by the Director of Community Development. Also, in addi- tion to the sector subdivision maps, other submittal information may be required for individual sectors and will be submitted with the subdivision maps. This supplemental information is identified within the policies established in Subsection 2.14.3 for each sector. The purpose of these map submittals is to assure that the sector policies identified in Subsection 2.14.3 are implemented. 2.14.2 Total Units Table 2.4 identifies the total number of units permitted within each sector. The total number of units for the overall Specific Plan may not exceed 7,950 units unless a transfer of units from Tentative Tract No. 12345 occurs. The tots I maxi mum number of units allocated to each sector may not exceed the figures specified in Table 2.4 unless a trans- fer of units from one sector to another occurs. Refer to section 2.1 for policies related to units transfer. Table 2.4 also indicates a maximum density for each residential land use area designa- tion. For any residential subdivision map the maximum density cannot be exceeded for a particular land use area. Lower densities will be permitted within any area. ,.. 2-23 Table 2.4 East Tustin Statistical Analys,~ *Total Maximum Allowable Acreage Land Use Density - Units SECTOR I 125 East Density Residential 2.0 du/ac Subtotal SECTOR 2 74 Estate Density Residential 2 du/ac I OI Low Density Residential 5 du/ac 50 Medium Low Density Residential 10 du/ac 13 ~ Medium Density Residential 18 du/ac 0 10 ~* Elementary School I S .*~- Junior High School 8 ~* Community Park Subtotal , ± SECTOR 3 6 Low Density Residential 5 du/ac 0 8 ~ Elementary School 0 3 ** Neighborhood Park Subtotal + SECTOR 4 118 Estate Density Residential 2 du/ac Subtotal I SECTOR 5 98 Estate Density Residential 2 du/ac 18 Low Density Residential 5 du/ac Subtotal 6 SECTOR 6 31 General Commercial Subtotal SECTOR 7 128 Medium Density Residential 18 du/ac 132 Medium High Density Residentiai~ 25 du/ac 0 10 ~-* Elementary School 13 ~*~* Community Park 0 3 ~-"~ Neighborhood Park 150 Golf Course Subtotal , + SECTOR 8 77 Low Density Residential 4 du/ac 349 26 Medium Density Residential 18 du/ac 233 0 10 ~ Elementary School 0 4 ~ Neighborhood Park Subtotal + ~,. Table 2.4 (Cont'd) Maximum Acreage Land Use Density *Total A I lowab le Units SECTOR 9 39 Low Density Residential 5 du/ac Subtotal SECTOR 10 46 Low Density Residential 5 du/ac I S Medium Density Residential 18 du/ac 0 10 ~ Elementary School Subtotal 40 ± SECTOR I I 57 Medium Density Residential 18 dulac 46 Medium High Density Residential 25 du/ac 40 High School 0 10 ~~ Elementary School 16 ~ Community Park 0 4 ~* Neighborhood Pork 10 Neighborhood Commercial Subtotal 3 , 4 ± SECTOR 12 I21 Mixed Use Subtotal ~ , *** ~ Total allowable number of permitted units within a given sector may be increased if a sector unit transfer occurs as described in Subsection 2.1. ~* The precise acreage and locations of private and public neighborhood parks, elementary schools and intermediate schools will be determined as part of the review of the Sector Subdivision Maps as identified under Review Procedure Subsection I.5 and consistent with policies established in Subsections 2.9 and 2.10 of the Specific Plan. ~*~ If the maximum allowable units in Tentative Tract Map No. 12345 are not constructed, the unconstructed units may be transferred to the Specific Plan area. o This acreage figure is an estimated allocation for this land use. If it changes, other land use acreage allocations in the sector may change. However, the total allowable units for the sector will remain the same. + Total Allowable Units assumes that if a school and/or a park currently designated for this sector are not built in this sector and that the acreage goes into residential use. If these facilities are constructed, the land use area density limitation may preclude construction of the total allowable sector units and such unbuilt units would be transferred to another sector. 2-25 G ~ 2.14.3 Sector Description and Special Policies Sector 1 This sector is comprised of approximately 125 acres and is situated at the northern end of the planning area. It is defined by the Specific Plan Boundary on the west and north, the crest of the major north/south Petes Canyon ridge on the east, and the extension of Lower Lake Drive on the south. The sector is located immediately east of and adjacent to existing estate density single family residential ,communities. It encompasses a valley which contains Peters Canyon Wash, Lower Peters Canyon reservo i r and scattered eucalyptus groves which have naturalized on the side of the ridge. This. sector is intended for estate density resi- dential land use compatible with the develop- ment character of the neighboring hillside community. A regional riding/hiking trail and a Class l Bike Trail are planned in close proximity to Peters Canyon Wash reflecting the Orange County General Plan. Finally, a potential regional park has been iden- tified within this sector pursuant to the County's Master Plan of Regional Parks as discussed in Subsection 2.9 of this Specific Plan. It is assumed that if a regional park is developed in this area, that it will contain more passive recreational activities so as to be compatible with both the existing and proposed estate density residential development. The following policies apply to Sector I: A. The maximum number of residential dwelling units permitted within this sector are as shown in Table 2.4. B. To be. consistent with the character of adjacent existing single family residential areas to the west of this Sector, only single family detached residential subdivisions will be permitted within the estate density area designated in the Land Use Plan (see F~chibit C). C. The policies and guidelines related to the Hillside District apply to the portion of this Sector that is located within the Hillside District. Refer to Subsection 2.13. D. In order to minimize impacts of landform modification and grading within the Hill- side District and/or to retain the character of existing eucalyptus groves, housing may be clustered. 2-26 "", .. E. Concurrent with submission of the sector subdivision map as required under Sub- section 1.5, the precise location of the EI Modena Fault will be determined through a de#ailed geological investigation conducted by the landowner and appropriate build- ing setbacks should be established in conformance with current State Standards. F. Concurrent with submission of the sector subdivision map as required under Section I.S, a conceptual landscape plan for arterial roadways adjoining this sector will also be submitted for approval by the Director of Community Development. Refer to Subsection 2.12, Implementation, for specific requirements. G. In addition to the specific submittal requirements for the subdivision map of this sector a conceptual design of Peters Canyon Wash for that portion which occurs within the sector will also be submitted for approval to the Directors of Community Development and Public Works. This conceptual design will illustrate the basic design concept for improvements to the wash including a proposed location for the regional riding/hiking and bicycle traits. Objectives for the character of Peters Canyon Wash. are identified in Subsection 2.13, Drainage Guideline. 2-27 o Sector 2 This sector consists of approximately 271 acres and extends from the. northern most tip of the site south to the proposed future road. The sec- tor is bounded on the west by the crest of the north/south Peters Canyon ridge, Peters Canyon Wash, and Lower Lake Drive; on the north and east by the City boundary; and on the south by the Future Road. The land beyond the eastern edge of the Sector is in the County's jurisdiction and is currently planted with orchards. The Sector encompasses a broad valley which con- tains the west tributary of Peters Canyon Wash. Much of this valley is relatively flat. This sector is planned to include a variety of land uses. The residential uses will range from the estate density to medium high density. Estate density residential is located in the western and northern hillsides; low density is located in the upper. valley and on a low knoll extending south from the north/ south ridge; medium low and medium density occur in the central and upper portions of the valley; and medium high density is located at the southerly end of the valley adjacent to the Future Road. These various residential densities have been organized relative to the topography, access and visibility from existing develop- ment to the west. Also planned in this sector, is an elementary school which has not been precisely located though it is currently allocated for the northern end of the valley... An intermediate school has been sited along Peters Canyon, Wash. The precise location and size of these facilities shall be determined as described in Subsection 2.10 of this Specific Plan. An eight-acre community park is planned just sou#h of the intermedi- ate school site, along the wash. A regional riding/hiking trail and Class I, Bikeway are planned in proximity to Peters Canyon Wash reflecting Orange County General Plan. The following policies apply to Sector 2: A. The maximum number of units permitted within this sector are as shown on Table 2.4 B. Policies and guidelines related to the Hillside District apply to the portions of this sector that are located within the Hillside District. See Subsection 2.13. C. In order to minimize the impacts of landform modification and grading- within the Hillside District, in areas designated for estate density, housing may be clustered. D. Concurrent with submission of the sector subdivision map as required under Subsec- tion 1.5, the precise location of the El Modena Fault shall be determined through a detailed geological investigation conducted by the landowner and appropriate build- ing setbacks should be established in conformance with current State Standards. 2_28 E. In addition to the specific submittal requirements for the subdivision map of this sector (refer to Subsection 1.5), a conceptual landscape. plan for arterial roadways within this. Sector shall also be submitted with the Subdivision Map for review by the Director of Community Development, refer to Subsection 2.12 Implementation, for specific requirements. F. Where feasible and. consistent with flood control .requirements, the treatment of Peters Canyon Wash- (Exhibit L) should retain a natural appearance by (I) minimizing concrete channelization such as vertical-wailed concrete channel, or trapezoidal soil cement; (2) retaining or replanting indigenous. vegetation along the drainage course; and/or (3) locating the drainage course within open space areas. In addition to the specific submittal requirements for the subdivision map of this Sector, a conceptual design of Peters Canyon Wash for the portion that occurs within this Sector, shall also be submitted for approval by the Director of Community Development and the City Engineer. This conceptual design shall illustrate the basic design concept for improvements. to the wash including a proposed location for the regional riding/ hiking and bicycle trail. Objectives for the character of Peters Canyon Wash are included in Subsection 2.13, Drainage Guidelines. H. The City of Tustin. and the Tustin Unified School District should attempt to locate both the proposed community park and the proposed intermediate school adjacent to the proposed Peters Canyon Wash trail and within the main viewshed of the existing community to the west, so as to minimize visual impacts. 2-29 C Sector 3 This sector 'encompasses 17 acres and is a gently sloping valley located at the base of the east/west ridges on the west side, Peters Canyon Wash on the north and east sides and the proposed Foothill Boulevard extension on the south. The Sector includes a redwoodlcedar stand, Peters Canyon Wash and some eucalyptus win- drows which border the Peters Canyon Wash channel. The following policies apply to Sector 3: The area in this sector is planned for low density development, an elementary school which has been planned for this sector but not precisely located and a neighborhood park to encompass the redwood/cedar stand. The pre- cise location and sizes of these facilities shall be determined through the process described in Subsections 2.8 and 2.10 of this Specific Plan. A. The maximum number of residential dwelling units permitted within this sector are as shown on Table 2.4. 8. Concurrent with submission of the- sector subdivision map as required under Sub- section 1.5, a conceptual landscape plan for arterial roadways within this sector will also be submitted for approval by the Director of Community Development. Refer to Subsection 2.12 Implementation, for specific requirements. C. Where. feasible and consistent with flood control requirements, the treatment of Peters Canyon Wash (Exhibit L) should retain a natural _appearance by (I) minimizing concrete channelization such as vertical-walled concrete channel, or trapezoidal soil cement; (2) retaining or replanting indigenous vegetation along the drainage course; and/or (3) locating the drainage course within open space areas. In addition to the specific submittal requirements for the subdivision map of this sector, a conceptual design of Peters Canyon Wash for the portion which occurs within the sector shall also be submitted for approval by the Director of Community Development and City Engineer. This design concept, for improvements to the wash, includes the proposed location for the regional riding/hiking and bicycle trail. Objectives for the charac- ter of Peters Canyon Wash are included in Subsection 2.13, Drainage Guideline. D. The redwood/cedar stand is a unique physical feature within the Specific Plan area and shall be retained in the neighborhood park or other public right-of-way. The stand should be included in public, ownership and integrated into the design of the proposed public neighborhood park. 2-30 E. Concurrent with the submission of the Sector Subdivision Mop as required under Sub- section I.S, the precise location of the EI Modena Fault shall be determined by a detailed geologicai investigation conducted by the landowner. Appropriate building setbacks should be established in conformance current State Standards. 2-31 C ~ Sector 4 Sector 4 is comprised of 118 hilly acres and is situated adjacent to the existing hillside com- munity of the Cowan heights/Lemon. Heights area on the west. This sector is defined by the Specific Plan boundary on the west, Lower Lake Drive on the north and east, and Foothill Boule- vard on the south. A portion of the site consists of eucalyptus groves dispersed throughout the hilly terrain. Because of its hillside character and the rela- tionship of this area to the existing hillside residential areas located to the west, this entire sector is planned for estate density residential development. The following policies apply to Sector 4: A. The maximum number of residential units permitted within this sector are as shown in Table 2.4. B. To be consistent with the character of adjacent existing single family residential areas to the west of this Sector, only single family detached residential subdivisions will be permitted within the estate density area designated in the Land Use Plan (see Exhibit C). C. The policies. and guidelines related to the Hillside District apply to this sector. Refer to Section 2.1:3. D. In order to minimize the impacts of landform modification and grading within the Hillside District, in areas designated for estate density, housing may be clustered in flatter portions of the hillsides where feasible. Densities higher than two dwelling units per acre may be considered where clustering is proposed within the Hillside District provided that: (I) the overall density within the land use area is not exceeded; (2) that the residential unit type is single family detached; and (3) that it can be demonstrated that clustering shall reduce grading and landform modification. E. In addition to the specific submittal requirements for the subdivision map of this Sector, refer to Subsection . I.S, a conceptual landscape plan for arterial roadways within this Sector shall also be submitted with the Subdivision Map for review by the Director of Community Development, refer to Section 2.12 Implementation, for spe- cific requirements. F. Concurrent with submission of the Sector subdivision map as required under Section I.S, the precise location of the EI Modena Fault shall be determined through a detailed geological investigation conducted by• the landowner and appropriate build- ing setbacks. should be established in conformance with current State Standards. 2-32 G. Concurrent with submission of the concept grading plan, a Eucalyptus Grove Preser- vation Plan shall be prepared which include: o Where preservation of trees is feasible, and; o Techniques or concepts for revegetation of Eucalyptus Groves. 2-33 G J Sector 5 This sector is similar to Sector 4 in character, size and planed land uses. It consists of 116 hilly acres and its location is adjacent to the existing hillside of the Cowan Heights/Lemon Heights area on the west. It is bounded by pro- posed roadway extensions on the north, east and south respectively Foothill Boulevard, Future Road, and Racquet Hill Drive. This area consists predominantly of Eucalyptus groves dispersed throughout the hilly terrain as well as hillsides covered in grassland. Because of its hilly terrain and proximity to the existing hillside community, this sector has been planned for estate and low density land uses. The majority of this sector, approximately 98 acres, is planned for estate residential development. There is also a small area, comprised of I8 acres, where the hillsides begin to flatten out that has been designated for low density resi- dential development. The following policies apply to Sector 5: A. The maximum number of units permitted within this sector shall be as shown on Table 2.4. B. To be consistent with the character of adjacent existing single family residential areas to the west of this Sector, only single family detached residential subdivisions shall be permitted within the estate density area designated in the Land Use Plan ' (see Exh ib i t C). C. The policies and guidelines related to the Hillside District apply to the portions of this Sector that are within the Hillside District. Refer to Section 2.13. D. In order to minimize the impacts of landform modification and grading within the Hillside District, in areas designated for estate density, housing may be clustered in flatter portions of the hillsides where feasible. Densities higher than two dwelling units per acre may be considered where clustering is proposed within the Hillside District provided that: (I) the overall density within the land use area is not exceeded; (2) that the residential unit type. is single family detached; and that (3) it can. be demonstrated that clustering shall reduce grading and landform modification. E. In addition to the specific submittal requirements for the subdivision map of this sector, refer to Section I.S, a conceptual landscape plan for arterial roadways within this sector shall also be submitted with the Subdivision Map for review by the Direc- tor of Community Development, refer to Section 2.12 Implementation, for specific requirements. 2-34 F. Where feasible and consistent with flood control requirements, the treatment of Peters Canyon Wash (Exhibit L) should retain a natural appearance by (I) minimizing concrete channelization such as vertical-walled concrete channel, or trapezoidal soil cement; (2) retaining or replanting indigenous vegetation along the drainage course; and/or (3) locating the drainage course within open space areas. In addition to the specific submittal requirements for the subdivision map of this Sector, a conceptual design of Peters Canyon- Wash for the portion which occurs within the Sector shall also be submitted for approval by the Director of Community Development and City Engineer. This conceptual design shall illustrate the basic design concept for improvements to the wash including a proposed location for the regional riding/ hiking and bicycle trail. Objectives for the character of Peters Canyon Wash are included-in Subsection 2.13, Drainage Guideline. G. Concurrent with submission of the concept grading plan, a Eucalyptus Grove Preser- vation Plan shall be prepared showing: o Where preservation of trees is feasible, and; o Techniques or concepts for revegetation of Eucalyptus Groves. 2-35 C ~ Sector 6 This triangular configured sector contains 31 acres of flatland and has the potential to be circumscribed by arterial roadways.' It is situ- ated along the eastern edge of the site, bounded by the proposed Future Road extension on the west, Portola Parkway on the south and the Specific Plan boundary on the east. All 31 acres in the sector are to be developed for a variety of general commercial uses. No resi- dential development is planned for this sector. The following policies apply to Sector 6: A. In addition to the specific submittal requirements for the Subdivision Map of this Sector, refer to Section 1.5, a con- ceptuol landscape plan for arterial road- ways within this sector shall also be sub- mitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12, implementation for specific requirements. B. Concurrent with a Subdivision Map submittal for any portion of this Sector, a Con- ceptual Site Plan shall also be submitted for the entire sector as identified in Sec- tion 2.14.1. C. Concurrent with the submission of the Sector Subdivision Map. as required under Sec- tion 1.5, the precise location of the EI Modena Fault wiN be determined by a detailed geological: investigation conducted by the landowner and appropriate build- ing setbacks should. be established in conformance current State Standards. 2-36 .-.. Sector 7 This is the largest of the 12 sectors in terms of acreage. The site is virtually flat and encom- passes 436 acres. It is situated along the eastern boundary of the site and is bounded by Portola Parkway on the north, Myford Road on the east, the Future Road • on the west, and Irvine Boulevard on the south. The site includes a hillside knoll located south of Portola Parkway, a visually prominent land- form feature which contrasts with the flat topography within. the rest of the Sector. Eucalyptus windrows occur along Peters Canyon Wash and in the easterly portion of the Sector. This area is planned to encompass a variety of residential densities to be developed around an 18-hole privately owned .and operated golf course which is to be open for public play. Residential uses including medium and medium high densities are planned for this Sector. Den- sities generally decrease from east to west with the medium-high areas located along Myford Road. Also planned for this area is an elementary school which has not been precisely located at this time, however, it is currently allocated for the southwest quadrant of this sec- tor. The precise location and size of this school shall be determined as per Subsection 2.10 of this Specific Plan. A regional: riding/hiking trail, and bikeway are planned in accordance with County Master Plans (Class I). The trail may be located away from Peters Canyon Wash in order to avoid conflicts with the golf course. The trail location in Sector 7 shown on the Land Use Plan (Exhibit C) following along arterial highways is con- ceptual and may be adjusted to meet specific site conditions and to ensure trail continua- tion in the adjoining City of Irvine. A neighborhood park has also been generally allo- cated for this same quadrant. The size and location of this park will be precisely deter- mined as per Subsection 2.8. Finally, a 13-acre community park has been precisely located to encompass the knoll at the northern most end of the sector. The following policies apply to Sector 7: A. The maximum number of dwelling units permitted within this sector are as shown in Table 2.4. B. The golf course as shown on the Land Use Plan illustrates a conceptual boundary. The precise edges of the golf course may vary as long as the area of the other resi- dential land uses remain generally consistent with the Statistical Summary and that the relative location of residential land use are consistent with Exhibit C. 2-37 o ~ -~ ~ There may be an adjustment of increased acreage from the minimum acreage of I50 to the golf course from that shown on the statistical summary. Any adjustment, however,. shall be at the discretion of the landowner, and can ~rocch on the resi- dential Innd use parcels within this sector. Such an adjustment would change acre- ages within° those land use parcels, however, the total maximum number of units allowed within the sector will not be exceeded. The golf course provides a strong visual image within the sector as well as the whole community and visibility shall be provided from the arterial roadways, therefore the golf course shall directly front on Myford Road, and Irvine Boulevard, and shall have at least two frontages on the Future Road. A minimum of 250-feet of lineal frontage shall be provided at each of these points. Incorporation of existing eucalyptus windrows shall be considered within the golf course. C. In addition to the specific submittal requirements for the Subdivision Map of this sector, refer to Section I.S, a conceptual landscape plan for arterial roadways adjoining this Sector shall also be submitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12 Implementation, for specific requirements. D. A community park shall be located along the edge south of Portola Parkway and shall include the north side of the knoll located south of this road. Development policies related to this knoll are established in Section 2.13, Hillside District Guide- lines, Landform Modification. E. Where feasible and consistent with flood control requirements, the treatment of Peters Canyon Wash (Exhibit L) should retain a natural appearance by (I) minimizing concrete channelization such as vertical walls and concrete channe! or trapezoidal soil cement; (2) retaining or replanting indigenous vegetation along the drainage course, and/or (3) locating the drainage course within gpen space areas. 2-38 ~~~ Sector 8 This sector consists .of 117 acres and is virtually flat. It is situated adjacent to the existing community on the west, and is bounded by the La Colina extension on the. south, the Future Road extension on the east and the Racquet Hill Drive extension on the north. Most of the sector has been designated for low density residential development along the western boundary so as to be compatible with the adjacent residential development. Approximately 26 acres along Future Road have been allocated for Medium Density Residential. Also planned for this area is an elementary school, the precise location and size will be determined as identified in Subsection 2.10. A neighborhood park has also been planned for this sector. The precise size and siting of this park will be determined as identified in Section 2.8. The following policies apply to Sector 8: A. The maximum number of residential units permitted within this sector are as. indi- cated on Table 2.4. B. Residential development within this sector shall be subject to the following requirements to maintain compatibility with residential areas located- immediately adjacent and to the. west of the sector. I. Residential development that adjoins the existing homes of the specific plan boundary and includes the first row of residential lots will be limited to single story structures. In all remaining low density designated areas of Sector 8, residential units shall be restricted to a maximum height of two stories. 2. Residential development that adjoins the existing homes of the specific plan boundary and includes the first row of residential lots will have a minimum lot size of 10,000 square feet. In all remaining areas of Sector 8, the regulations and standards of the tow density and medium density land use areas will apply. 3. The use of cluster development as described in Section 3.6.3 C of the specific plan will not. be permitted in low density land use areas in Sector 8. Cluster development will be allowed in medium density land use areas. 4. Within the low density designation, the maximum allowable dwelling units per gross acre has been defined as 5.0. Within Sector 8, this standard will be limited to 4.0 dwelling units per gross acre maximum, in lieu of the 5.0 standard. Additionally, no units may be transferred into Sector 8 for low density, which is shown in Table 2.4 and the East Tustin Statistical Analysis in Section 3.0 as 349 units. There is no limitation on transferring dwelling units out of Sector 8 into another sector, in accordance with Specific Plan requirements. 2-39 C ~ C. if a school is to be located within this sector it shall be located to conveniently serve the students residing in the new community and be designed to minimize visual and noise impacts to existing adjacent residential areas on the west. I. if feosible, a school should not be located immediately adjacent to existing residential lots which occur along the west boundary of this sector. 2. 1f it is necessary to locate a school immediately adjacent to existing resi- dential lots then outdoor playground areas should be visually buffered or located away from those residential lots. 3. No direct access for any of the schools shall be taken off of Future Road. D. In addition. to the specific submittal requirements for the Subdivision Map of this sector, refer to Section 1.5, a conceptual landscape plan for arterial roadways within this sector shall also be submitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12 Implementation, for spe- cific requirements. E. The distance between the edge of the western right~f-way of the "Future Road" and the closest point of the foundation of the closest residence of Pavillion/Saltair shall be a minimum of 1,000 feet plus or minus 100 feet measured on a horiiontal plane. The noise impacts of the Future Road on the existing residences to the west of the Specific Plan area shall be further mitigated by a continuous noise barrier consisting of a combination of berm, soundwalt, and residences adjacent to the Future Road. This requirement for a continuous noise barrier applies along the western side of the Future Road adjacent to the medium density residential development in Sector 8 and the low density development in between. The noise barrier line-of-sight from the residences along Scltair and Pavillion to vehicles traveling along the Future Road behrxl such noise barrier.. In addition, in designing and orienting the residences in the two medium-density residential areas in. Sector 8 and the low-density development in between, the developer shall, to the maximum extent feasible and consistent with other sound planning practices, construct multi-story structures which further mitigate the noise impacts of the Future Road on the existing residences to the west of the Specific Plan. A design goal impact of SS or less CNEL for the existing residences at the foundation is hereby established, At such time that further noise analysis is done in this area (at the Tentative Tract stage), this analysis will model the projected CNEL level at these existing residences to confirm that the noise of level of 55 CNEL will be met. F. It is the explicit intent of the East Tustin Plan that La Colina Road in the Specific Plan area connect to the existing La Colina Road and to the major arterial known as "Future Road." This road shall consist of a four lane residential street, and should be incrementally improved, beginning with a two lane road. The roadway should not exceed a total right-of-way of 80 feet, and the first two lanes should be built at the edge of the right-of-way, with a raised landscaped median making up the rest of the potential right-of-way. The precise alignment of La Colina Road will be determined at the Tentative Tract stage. The City and County will prepare a joint study, examining the impacts and mitigation measures of the connection, and recommending specific measures to deter through traffic. 2-40 { Sector 9 This rectangular shaped sector consists of 39 acres. It is a flat site bounded between existing residential development on the west, the La Colina extension on the north, the Future Road on the east, and Irvine Boulevard on the south. The entire site is currently used. for agricultural purposes. The 39 acres within this sector is planned for low density development. This residential land use establishes a maximum of five dwelling units/acre. The following policies apply to Sector 9: A. The maximum number of residential units permitted within this sector are as indi- cated on Table 2.4. B. Residential development within this sector shall be subject to the following ~to main- tain compatibility with residential areas located immediately adjacent and to the west of the sector. 1.. Residential units shall be restricted in height to a maximum of two stories. 2. Only single-family detached residential subdivisions shall be permitted within this sector. C. In addition the specific submittal requiremen#s for the subdivision map of this Sec- tor, refer to Section I.S, a conceptual landscape plan for arterial roadways within this sector shall also be submitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12 Implementation, for spe- cif is requirements. D. It is the explicit intent of the East Tustin Plan that La Colina Road in the Specific Plan area connect to the existing La Colina Rood and to the major arterial known as "Future Road." This road shall consist of a four lane residential street, and should be incrementally improved, beginning with a two lane road. The roadway should not exceed a total right-of-way of 80 feet, and the first two lanes should be built at the edge of the right-of-way, with a raised landscaped median making up the rest of the potential right-of-way. The precise alignment of La Colina Road will be determined at the Tentative Tract stage. The City and County will prepare a joint study, examining the impacts and mitigation measures of the connection,. and recommending specific measures to deter through traffic. 2-41 G ~ Sector 10 This 71-acre sector is bounded by Irvine Bo~le- vard on the north, the Future Road on the east, Bryan Avenue on the south, and Browning Avenue and existing residential development on the west. A Southern .California Edison Sub- station is located in the southeast corner of the Sector. Approximately three-quarters of the sector has been designated for low density residential development with a maximum density of 5 dwelling units/acre. Medium density residential development has been allocated for I S acres in this sector at maximum density of 18 dwelling units/acre. An elementary school has olso been designated for this area. The precise location and size of this school shall be determined for the procedures established in Section- 2.10 of this Specif is Plan. The following policies apply to Sector 10: A. The maximum number of residential units permitted in this sector shall be as shown on Table 2.4. B. Low density residential development within this sector shall be consistent in charac- ter with residential areas ,located immediately adjacent and to the west of the sec- tor. L Residential units shall be restricted to a maximum height of two stories within the low density area adjoining Browning Avenue. 2. All low density residential units shall be restricted to single family detached structures. C. In addition to the specific submittal requirements for the Subdivision Map of this Sector, refer to Subsection 1.5, a conceptual landscape plan for arterial roadways within this Sector shall also be submitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12 Implementation, for spec i f is requirements. D. if an elementary school is sited adjacent to the SCE substation,"appropriate buffer- ing will be provided, such as, but not limited to, fencing and landscaping. 2-42 Sector II Thin sector consists of approximately 183 acres. It is bounded by the Future Road align- ment on the west, Irvine Boulevard on the north, Myford Road on the east, and Bryan Avenue on the south. Several lord uses are proposed within this sec- tor. The residential uses include medium density which is to be located in the southwest quadrant of the sector. Medium high residential development is to be situated along the eastern boundary of the site encompassing the entire area between Bryan Avenue and Irvine Boulevard. A 40-acre site has been designated for a high school just south of Irvine Boulevard. This will be centrally located to both Myford and the Future Road extension. A community park is shown located on the northwest corner of the site adjacent to the high school. At the northeast corner of the sector, a 10-acre neighborhood commercial site has been planned at the intersection of Irvine Boulevard and Myford Road, an important entry point into the City from the east. An elemen- tary school has been generally located between the medium and medium high residential development. The precise sizes and location of schools shall be determined as described in Subsection 2.IO of this Specific-Plan. A neighborhood park has been generally located in the area of the medium residential development.: The precise location of this park is to be determined- as described in Subsection 2.8 of this Specific Plan. The following policies apply to Sector I I A. The maximum number of residential units permitted in this sector are as shown on Table 2.4. B. In addition to the specific submittal requirements for the Subdivision Map of this Sector, refer to Section I.S, a conceptual landscape plan for arterial roadways within this Sector shall also be submitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12, Implementation for specific requirements. 2-43 C ~ C. The community park shall be located on the southeast corner of Irvine Boulevard and the Future Road. Because of the type of sports and recreation facilities envisioned for the community park, sports lighting will probably be provided. The Planning Commission should prepare a plan stipulating and regulating the hours when sports lights can. be used. D. A buffer for the EI Modena channel shall be provided.. The methods for buffering shah Snciude, but not be limited to fencing and landscaping. 2-44 C Sector 12 This L-shaped sector contains l21 acres of flat land. It is bounded by Bryan, Avenue- on the north, Myford Road on the east, the I-5 Free- way on the south and the Future Road and auto center on the west. This area is envisioned as providing. a variety of district level commercial and employment uses. The following policies apply to Sector 12: A. In addition to the specific submittal requirements for the Subdivision Map of this Sector, refer to Section I.S, a con- ceptual landscape plan for arterial road- ways within this sector shall also be sub- mitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12 Imple- mentation, for specific requirements. B. Concurrent with the Subdivision Map sub- mittal for this Sector a Conceptual Site Plan shall also be submitted as identified in Section 2.14.1. 2.14.4 Additional Implementation Policies and Measures Potential financing mechanisms to fund major public improvements in East Tustin were examined'in the report entitled "Financing Concept for the East Tustin Specific Plan Area", prepared by Angus McDonald and Associates and Stanley R. Hoffman and Associated, dated May 1985. That report is incorporated herein by this reference. Further studies will be required to determine which financing mechanisms are appropriate. The City is currently studying the feasibility of establishing an assessment district in a portion of East Tustin that would fund certain major improvements (circulation and flood control) that must be in place before final approval of initial development under the Specific Plan. It is intended that the financing and construction of infrastructure improvements required by the Specific Plan will precede. development approvals. 2-45 C ~ 3.0 DEVELOPMENT STANDARDS AND ADMINISTRATIVE PROCEDURES Adopted by Ordinance No. 967 Apri17, 1.986 3-I C ~ i~ 3.0 DEVELOPMENT STANDARD6 AND ADMINISTRATNE PROCEDlh2ES 3. f Purpose And Scope The development regulations and. standards contained herein with the land use plan in Section 2.0 are intended to satisfy the requirements. of the Planned Community Zone regulations of the Tustin Municipal Zoning Code. Section 2.0 constitutes the land use pion in the form of map and: text material. while Section 3.0 represents the regulatory document for implementation of the Specific Plan. Upon adoption of the Specific Plan contained in Section I.0 and 2.0 by resolution and Section 3.0 by Ordinance, this plan will replace. the existing zone designation and devel- opment plan. The East Tustin Specific Plan allows for a diversification of land uses to include residen- tial, commercial, mixed-use, office, research and development and public facilities. This array of land uses is intended to comprise the planned community of East Tustin and implement the City's Genercl Plan. 3.2 Applicability/Conformance With Municipal Code In addition to conforming with the requirements of the Planned Community Zone Dis- trict, these development "zoning" regulations supersede those traditional regulations of similar zones found in the City Zoning Code. The provisions of this section (ordinance) or rules or regulations promulgated thereunder shall govern with respect to development standards. All other provisions of the City's Municipal Code remain- applicable and enforceable whether directly referenced or not in this section of the Plan. If ambiguity arises confeming the appropriate classification or a particular use within the meaning and intent of this section, or if ambiguity exists with respect to matters of height,. yard. requirements, area. requirements or other development standards, it shall be the duty of the Planning Commission to ascertain all pertinent facts and by resolution of record set forth the findings and the interpretations and thereafter such interpretation shall govern. 3.3 Definitions For the purposes of these regulations, words, phrases and terms shall be deemed to have the meaning ascribed by this section. Words, phrases and terms not specifically defined herein shall be deemed to have the meaning described in the City of Tustin Zoning Code. Abutting Land. A parcel of land having a common property line with another parcel. Accessory Building. A subordinate building located on a building site, the use of which is customarily incident to that of a main building or to the use of the. land. Accessor~Use. A use customarily incident and accessory to the principal use of the land, or to a building or other structure, but not necessarily located on the same building site as the principal use. Acres. Gross (Gross Area). The entire land area within the boundary of a development project, measured to the right~f-way of any abutting arterial highways or to the center- line of any abutting internal (local) public or private street. 3-2 ~*"""*~ Administrative Office. A place of business for rendering of service or general adminis- tration, ut exc uding retail sales. ' Advertisin Device. Any balloon; flag; pennant; stationary light; vehicle or other con- trivance except: lawfully permitted signs) used to attract attention for the purpose of promoting (either directly or indirectly) the sale of products. Advertisin Dis Imo. Any device, contrivance, vehicle, statue or structure (other than a sign used as a display, regardless of size and shape, for the purpose of attracting atten- tion or making anything known, the origin or place of sale of which is on the property with such advertising display. Alley. A public or private way permanently reserved as a secondary means of access to abutting property and labeled as an alley on an approved tentative map. An alley shall not be considered a street.. Apartment. A structure designed and built for occupancy of three or more families for rental purposes. Arterial Hi hwa s Master Plan. A component of the Circulation Element of the Orange County General Ian designating adopted and proposed routes for all commuter, secon- dary, primary, and major highways and transportation corridors within the County of Orange. Bikew s -Count -Wide Master Plan. A component of the Recreation Element of the range ounty enera lan esignating adopted and proposed integrated networks of bikeways. Borrow Site. An area used for the extraction of material in an amount in excess of five thousand ,000) cubic yards. Building. A structure having a roof supported by columns or walls. Building Height. The vertical distance measured from the ground-level grade to the top of the building. On a sloping site, height shall be measured from the highest point of the finished ground-level grade to the top of the building directly above that point. Buil~din Site Area. The net area of the building site on which the building is located. aiS d net area shall be computed by deducting from the gross site area any ultimate street rights-of-way, together with all rights-of-way and all easements except open space easements, that prohibit the surface use of the site in question by persons other than the easement holder. Unenclosed post-supported roofs over patios and walkways, unenclosed post-supported eave overhangs, swimming pools, parking areas, tennis courts and other uncovered outdoor uses shall not constitute buildings for the purpose of this definition. Building Site Coverage: The percentage of the building site area that is covered by the area within the perimeter of all structures located on the building site area. Covered area shall include all areas under roof, but not include roof overhangs and covered porches. Trellis coverage is discussed in Section 3.S.J. Swimming pools and spas are not considered in calculating structural site coverage. Car ort. A roofed structure, or a portion of a building, open on two (2) or more sides, ~. primarily for the parking of automobiles. 3-3 C ~ Cluster Develo meet. Is a residential subdivision consisting of a combination of residen- tia lots an privately owned common recreation and open space areas arranged in accordance with a unified comprehensive site plan with adequate provisions for perma- Went maintenance of the common ownership facilities. The entire development will be designated as a development unit on a tentative tract map, which consists of all residen- tial lots and them privately owned. common recreation and open space area. Commercial. Operated or carried on primarily for financial gain. Commercial Center District. The district commerical centers are proposed to accom- m ate t e commercial needs of a group of neighborhoods. They will include the uses normally found in neighborhood centers plus most of the following extra uses: a junior department store, specialty clothing stores, movie theater, commercial recreation facili- ties, hotels and motels, restaurants, and other facilities which are meant to serve a multi-neighborhood population level. Commercial Center Neighborhood. Neighborhood commercial centers are generally characterized by a supermarket, drugstore, liquor store, bank, service station, fast food service, and other small retail or service establishments. These centers are usually placed so that they will meet the needs of a typical neighborhood or two or more small neighborhoods (S,OOQ to 10,000 people). Commercial Center, Regional. The regional center is to be a large shopping center with a variety of large department stores and specialty shops. It may include other types of land uses such as professional offices, institutional and governmental use, hotels and motels. Commercial Recreation. Any use or development, either public or private, providing amusement, pleasure ar sport which is operated or carried on primarily for financial gain. Common Area .Commercial (Areas Used in Common). The total area within a unif led shopping center, town center, or usiness par that is not designed for rental to tenants and which is available for common use by all tenants or groups of tenants and their invi- tees; examples: parking and its appurtenances, malls, sidewalks, landscaped areas, public toilets, and service facilities. Common Area, Parkin A parking plan whereby tenants of a shopping center or business center share use of a parking area even though lot lines may bisect the parking area. Some or all of the required parking for a given use may be located on a separate lot. Common Area, Residential. The area within a residential development that is not designed as a residential building site, which is owned in common by homeowners in the development, and which is available for common use or enjoyment by all property owners in the development and their invitees; examples: recreation areas, landscaped areas, open space areas, and natural areas. Communication Equipment Building. A building housing operating mechanical or elec- tronic sw fiching and microwave equipment to a telephone or similar communication system and personnel necessary for operation of such equipment. Community Facility. A noncommercial use established primarily for the benefit and enjoyment of the population of the community in which it is located. 3-4 ,,: Community Service Facility. Acommunity-service commercial, or nonprofit, noncom- mercial use established primarily to service the immediate population of the community in which it is located. Condominium. A condominium is an estate in real property .consisting of an undivided' interest in common in a portion of a parcel of real property, together with a separate interest in space in a residential, industrial or commercial building on such real pro- perty. Condominiums are developed under the statutory requirements established by the State Real Estote Commissions office. Convalescent Home, Nursin4 Home, Rest Home_and[or Home for the Aged. A facility licensed by the tote Department of Public Health, the tote Department of Social Wel- fare or the County of Orange which provides bed and ambulatory care for patients with post-operative convalescent, chronically ill or dietary problems. and persons unable to care for themselves, but not including alcoholics, drug addicts or persons with mental or contagious diseases or afflictions. Conventional Subdivision. Refers to a subdivision consisting primarily of streets and lots. ommonly owned or special-use areas may be included, but are secondary and sup- plementary to the subdivision's design. Zero lot line developments will be considered as conventional subdivisions. DenSjtY. See UPGA (units per gross area). Densit -Residential Gross. The density of a residential project computed by dividing .the total num er o dwelling units in the project by the gross acres of the project. Develo ment Pro'ect. A project submitted to the City for review and/or approval in accordance with ity codes and ordinances, e.g., site plan, tentative tract rnap, condi- tional use permit, etc. Duplex. a permanent building containing two (2).dwelling units per building site. Dwellinct, Multiple-Family. A permanent building containing three (3) or more dwelling units per building site. Dwellin Sin le-Famil A building containing one (I) dwelling unit per building site and designed to souse not more than one family. Dwellin Unit. One or more rooms and a single kitchen designed for occupancy by one family or living and sleeping purposes. Easement. A recorded right or interest in the land of another which entitles the holder thereof to some use, privilege or benefit out of or over said land. Employees! Cuarters. Quarters for the housing of employees when such quarters are located upon the same land occupied by their employer. Exterior Property Line. A property line abutting a public or private street. 3-5 D J 'Floor Area, Gross. The total horizontal floor area of all floors of a building, including the exterior wa s thereof, measured in square feet; excepting that for commercial,. pro- fessional and administrative office or industrial buildings or building complexes, areas used in common such as, but not limited to, covered malls, roofed patio areas, covered parking, covered driveways and covered loading areas shall not be included when calcula- ting offstreet parking requirements. Floor Area, Ratio. The numerical value obtained by dividing the- gross floor ores of a building or buildings located upon a lot or parcel of land by the total area of such lot or parcel of land. GradeL,Ground Level. The. average level of the finished ground surface surrounding a building. Gross Area. See Acres, Gross. Guest Cotta e. A detached building having no kitchen facilities which is used primarily for seeping purposes for members of the family occupying the main dwelling or their nonpny i ng guests. Guest Ranch. Any property operated as a ranch which offers guest accommodations, including outdoor recreational facilities and accessory uses. Hotel. Any building or pportion thereof with access provided through a common entrance, lob yb or hallway to six (6) or more guestrooms, which rooms are designed, intended to be used or are used,. rented or hired out as transient occupancy accommodations for guests. Property Line, Interior. A property line which does not abut a private or public street. Lot: A parcel of land to be occupied by a main building and an accessory building, or by a~cwelling group and its accessory buildings, along with open space, parking and circula- ti on as may be required by these regu lot i ons. Lot, Flag. A lot without full street frontage that gains access to the street within a narrow strip of property primarily designed form driveway process. The lot width at the street shall be a minimum of 20 feet. Lot, Key. Any parcel shown on a recorded tract map, record of survey recorded pursuant to an approved division of land, parcel map, or recorded Certificate of compliance having side property line(s) abutting the rear property line(s) of adjacent parcels. Lot, Width. The width of the front of the lot measured at the setback of the main structure. Landscaping. Material consisting of evergreen or deciduous trees, shrubs, ground cover or landscape. Motel. See Hotel. Net Residential Area. The ores of lord remaining in a project, measured in acres or square feet, after deduction of the area contained in streets (both public and private), and any other easement or encumbrance which prevents the surface use of the property for a building site or construction of structures. 3-6 Net Usable Acres (Nonresidential). The area of land remaining in a project, measured in acres or square feet, a ter deduction of the area contained in public and private street and highway ruts-of-way,. schools, parks, flood control works and any other use, ease- merit or encumbrance which limits the surface use of the property; slopes required to level. the site; and required screening and landscaping. Outdoor Advertisin Structure and Si n. A sign placed for the purpose of advertising products or services that are not pr uced, stored or sold on the property-upon which the sign is located. Planning Area. An area of land, not necessarily contiguous, which is depicted on the East Tustin Specific Plan and described in the Statistical Summary. Precise Plan of Hi wa Ali nment. A plan supplementary to the Master Plan of rterial Highways which establishes :the highway centerline and the ultimate right-of- way tines and which may establish building setback lines. Professional Office. A place of business for any of the following: accountants, archi- tects, attorneys, bookkeeping services, brokers (stocks and bonds, real estate), building designers, doctors, dentists, optometrists, .oculists, chiropractors, chiropodists, others licensed by the State of California to practice the healing arts, drafting services, finan- cial institutions (including banks, savings and loan associations, credit unions and credit- reporting agencies), engineers, surveyors and planners insurance agencies and brokers, interior. decorators and designers (no retail sales allowed on premises), laboratories (medical and dental), landscape architects, pharmacies (sale of drugs and medicines by prescription only), notaries public, public stenographers, typing and secretarial services and other similar professions. Public Utility. A business organization such as a public service corporation performing some public service and subject to special. governmental regulations--usually a protected monopoly. Public Utility Booster Station. A structure and the equipment needed for boosting cur- rent or pressure along public utility service or supply lines. - Public Utility Service Center. Any buildings or premises used for the administration of public utility repair, maintenance and installation crews, including parking for vehicles, not to exceed one and one-half ()-I /2) tons (rated capacity), but not including warehouses or storage yards. Public Utility Service Yard. Any buildings or premises used for the office, warehouse, storage yard or maintenance of a public utility, including microwave repeater or receiv- ing stations when incorporated as part of the service yard use. Research and Develo merit. Uses engaged in the research, analysis, design, development, and or testing of a product. Residential, Multiple-Family. Refers to any residential zoning district or residential development wherein the number of permitted dwelling units on one building site is two (2) or more. Multiple-family residential includes duplexes, multiple-family dwellings, apartments, condominiums and stock cooperative projects, and may include planned deve I opments. 3-7 G ~ Residential Sin le-Famil Refers to ~y residential zoning district or residential eve opment wherein each dwelling unit is situated on a residential lot of record and no lot contains more than- one dwelling unit. Single-family residential includes either attached or detached single-family dwe lings, planned-concept subdivisions and cluster developments, and may include conventional subdivisions and planned developments. Retail The selling of goods, wares or merchandise directly to the ultimate consumer. Ridir-a and Hiking Trails. Any trail or way designed for and used by equestrians or pedes- trians. Right-of-Way. An area or strip of land, either public or privote, on which an irrevocable right of passage has been recorded for the use of vehicles, pedestrians or both. For pri- vate streets or drives with sidewalks either provided. or required, the right-of-way shall include the sidewalk. Ri ht-of-Wa Ultimate. The right-of-way shown as ultimate on an adopted precise plan o highway alignment or the street righ#s-of-way shown within the boundary of a recorded tract map, a recorded parcel map or ~ approved PC development plan. The latest adopted or recorded document in the above case shall take precedence. If none of these exist, the ultimate right-of-way shall be considered the right-of-way required by the highway classification as shown on the Master Plan of Arterial Highways. In all other instances, the ultimate. right-of-way shall be considered to be the existing right-of-way. Service. Commercial. A commercial use which charges for a service, rather than a commodity, and which is carried on primarily for financial grin or profit. Setback Area. The area between the building line and the property line; or when abutting a street, the ultimate right-of-way line. Setback Distance. The distance between the building line and the property line; or when abutting a street, the ultimate right-of-way line. S i n. Refer to City of Tusti n S ign Code. Sin Area. The entire area within a single continuous perimeter of not more than eight straig t lines enclosing the extreme limits of writing, representation, emblem or any figure of similar character, together with any material or color forming any integral part of the display or used to differentiate such sign from the background against which it is placed, provided that in the. case of a sign designed with more than one exterior surface the area shall be computed as including only the maximum single display surface which is visible from any ground position at one time. The supports, uprights or structure on which any sign is supported shall not be included in determining the sign area unless such supports, uprights or structure are or are designed in such a manner as to form an integral background of the display. Sion, Business. A sign displaying information pertaining to goods or services offered or produced by the business located on the property, but not including advertising devices or advertising displays. Sian. Combination. Any sign incorporating any combination of the features of free- `~ standing, projecting and roof signs. 3-8 C Sign, Community Direction. A sign established to inform motorists or pedestrians of the name. of the planned community he is approaching and the direction of travel to the community and neighborhoods, events or facilities within the community and the name(s) of the developer(s) who are currently building and/or marketing homes in the community. Sian, Lighted. A sign that is lighted from a light source that is not an integral part of the sign itself but causes light rays to shine on the sign's surface. . Sian, Community Event Bulletin Board. Aground, pole or wall sign advertising a special community event or.event of community-wide interest or significance. Sin Communit Facilit Identification. Aground, pole or wall sign containing only the name of tfie facility and if desired identifying symbol. Sian, Community Entry. A sign which identifies the entry to a development in a com- munity in which homes are for sale. S~i~n Face. The surface, or that portion of a sign that is visible from a single point as a flat surface or a plane and considered as such, together with the frame and the back- ground. Sin Future Focilit A temporary sign to identify, through symbol and verbal rein- orcement, the. type of facility planned for a site. Sign, Height. The greatest vertical distance measured from the ground level directly beneath the sign to the top of the sign. Sian, Illuminated. A sign which has characters, letters, figures, designs or outline illu- minated by electric. lights or luminous tubes as a part of the sign proper. Sian, Monument. See Tustin sign code. Sign, Nameplate. A sign not exceeding one (I) foot by three (3) feet signifying only the name of the occupant and his occupation or specialty. Sin Planned Communit Travel Directional Si n. A sign which informs the viewer as to route or direction of travel in or er to arrive at the community or a specific place in the community to which it pertains. Sian, Price. A sign limited to the. name or identification of items or products for sale on the premises and the price of said items or products. Sian, Projecting. A sign other than a wall sign suspended from or supported by a building or structure and projecting therefrom. Sian,. Real Estate. A temporary sign advertising the sale, lease or rent of the property upon which it is located and the identification of the person or firm handling such sale, lease or rent. Sian, Reassurance. .A sign designed to reassure motorists of their direction of travel and distance to the planned community or specific place in the community. 3-9 o ~ Si Tract. Means a sign designed to identify a residential, commercial, or industrial su rvision or development. for the purpose of advertising lots or buildings for sale or lease. Sian, Wall. A sign attached to or erected on ?he exterior wall of.a building or structure wit- h fihe exposed face of the sign in a plane. approximately parallel to the plane of the exterior walla Site Plan. A plan showing the details of building Iccations, structures, parking, vehicular acc ndscaping and architectural design for a project or building site. ecial Community Event. A limited temporary commerical or noncommercial even sponsored by a service group, .homeowners' association, property owners' association or other community organization,. including but not limited. to parades, swim meets, com- munity picnics, athletic contests, vehicle races,- pageants, outdoor programs, and other similar uses. Sta~_Private. A building or a portion of a building or site used to shelter and feed equines w-mare used exclusively by the occupants of the property on which the stable is situated. Stable. Public. Astable other than a private stable. Stand, Temporary. A structure which is readily movable and used or intended to be used for the display or sale of seasonal agricultural or farming products grown or produced on the premises. Story. That portion of a building included between the upper surfoce of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a .building- included between the upper surface of the opmost floor and the ceiling or roof above. Street. A public or private vehicular right-of-way other than an alley or driveway. Street Openirig. A curb break or a means, place or way provided for vehicular acces_ s between a street and abutting property. Structure. Anything constructed or erected requiring a fixed location of the ground or attached to something having a fixed location of the ground, except business signs, tennis court fences, and other fences around unenclased outdoor recreation facilities, and other minor improvements. Subarea. An area of land which is depicted in the East Tusting Specific Plan and described in the Statistical summary as a portion or all of a Planning Area. UPGA (Units per Gross Area). The density of a residential project computed by dividing the total number of dwelling units in the development project by the. gross area of the development project. Wall, Wing. An architectural feature in excess of six (6) feet in height which is a con- tinuation of a building wall projecting beyond the exterior walls of a building. 3-10 Yard. The open space within a building site that is unoccupied and unobstructed by any structure or portion of a .structure form 30 inches above. the finished grade upward; except that eaves, fences, walls used as fences, poles, posts and- ofiher customary yard . ornaments, accessories and. furniture may be permitted in any yard subject to the regu- lations for the district in which it is located. Zero Lot Line. A development concept that allows by the use of lot easements, over the a ~acd= ent~ots, the extension of yard areas for the private use and enjoyment of the indi- vic~al lot owners. 3.4 Land Use Plan The Land Use Plan generally indicates the use, intensity, and location for the Specific Plan. area. The Land Use Plan does not represent the zoning map for the property; the property is zoned '~ armed Community", with a suffix of either residential, commercial, or mixed use. 3.4.1. Mmcimum Overall Dwelling Units The maximum number of dwelling units in the entire Specific Plan area shall not exceed 7,950, except that units approved in Tentative Tract Map No. 12345 may be transferred to the Specific Plan area 3.4.2 Statistical Analysis The Statistical Analysis contains the. approximate acreages and dwelling units for each land use area and sector shown on the Land Use Plan.. The Statistical Analysis, as revised, regulates the total number of units and their placement in the Specific Plan area The maximum number of dwelling units in each sector shall not exceed the number desig- nated on the Statistical Summary, as revised. The Statistical Summary may be revised as appropriate. Any such revision shall be in accordance with the. following procedures, which are intended to assure compliance with the policies of the Specific Plan. No amendment to this Specific Plan shall be required solely for the purpose of changing the number of dwelling units or acreage assignment to a sector as indicated on the Statistical Analysis. 3.4.3 Statistical. Analysis Revisions The East Tustin. Statistical Analysis may be revised in accordance with the following pro- cedure: I. Any proposed revision to the Statistical Analysis shall be accompanied by a project proposal consisting of a site plan or Tentative Subdivision Map. 2. Any revision to increase the number of dwelling units in any sector shall be offset by a corresponding decrease in other sectors so that the total number of units in the Specific Plan area does not exceeed 7,950, except in the case of dwelling units transferred from Tentative Tract Map No. 12345. 3. Any proposal to reallocate the number of dwelling units or acreage assigned from one sector to another shall be subject to the following: 3-II C ~ '~ a. The basic character and intensity of development in both the losing and gaining sector is not significantly altered. b. The maximum number of dwelling units in each land use-area, as determined by the density factor times gross acres, shall not be exceeded. c. The resulting development pattern is compatible with land use areas adjacent to both the losing and gaining:. sectors. 4. Any revision to increase the number of dwelling units by a total of IS percent or less in any sector shall be approved by the Director of Community Development. Any revision to increase the number of dwelling units in any sector by more than 15 percent shall be approved by the Planning Commission. 5. All sector acreages identified on the Statistical Analysis are intended to be esti- mates and may be revised when more accurate information is available. Such revi- sions shall. be approved by the Director of Community Development. 6. All revisions to the Statistical Analysis shall- be consistent with the City of Tustin Genera! Plan and East Tustin Specific Plop. Revisions to the Statistical Analysis in accordance with the above requirements and procedures do not require an amendment or revision to the East Tustin Specific Plan. 3-12 . ~~ - ST TUSTIN STATISTICAL ANALY ~ _~ *Total Maximum Allowable Acreage Land Use Density Units 125 East Density Residential 2.0 du/ac Subtotal SECTOR 2 74 Estate Density Residential 2 du/ac I OI Low Density Residential 5 du/ac 50 Medium Low Density Residential 10 du/ac 13 Medium Density Residential 18 du/ac 0 10 Elementary School 15 Junior High School 8 Community Park Subtotal ± , SECTOR 3 6 Low Density Residential 5 du/ac 0 8 Elementary School 0 3 Neighborhood Park Subtotal + SECTOR 4 118 Estate Density Residential 2 du/ac Subtotal SECTOR 5 98 Estate Density Residential 2 du/ac 18 Low Density Residential 5 du/ac Subtotal . SECTOR 6 31 General Commercial Subtotal SECTOR 7 128 Medium Density Residential 18 du/ac 132 Medium High Density Residential 25 du/ac 0 10 Elementary School 13 Community Park 0 3 Neighborhood Park I50 Golf Course Subtotal ± ,6 SECTOR 8 77 Low Density Residential 4 du/ac 349 26 Medium Density Residential 18 du/ac 233 0 10 Elementary School 0 4 Neighborhood Park Subtotal + 3_13 o ~ • *Total Maximum Allowable Acreage. Land Use Density Units SECTOR 9 39 ~ Low Density Residential 5 du/ac Subtotal SECTOR. 10 46 Low Density Residential 5 du/ac IS Medium Density Residential ,~.¢ I8 du/ac 0 10 Elementary School Subtotal + SECTOR 11 57 46 40 0 10 16 0 4 10 Medium Density Residential I8 du/ac Medium High .Density Residential 25 du/ac High School Elementary School Community Park Neighborhood Park Neighbarhood Commercial Subtotal + SECTOR 12 - 121 Mixed Use Subtotal ~ *** * Total allowable number of permitted units within a given sector may be increased if a sec- tor unit transfer occurs as described in Sub-Section 2.1. ** The precise acreage and locations of private and public neighborhood parks, elementary schools and intermediate schools will be determined as part of the review of the Sector Subdivision Maps as identified under Review Procedure Sub-Section- I.5 and consistent with policies established in Sub-Sections 2.9 and 2.10 of the Specific Plan. ~*~ If the maximum allowable units in Tentative Tract Map No. 12345 are not constructed, the unconstructed units may be transferred •to the specific plan area. o This acreage figure is an estimated allocation for this land use. if it changes, other land use acreage allocations in the sector may change. However, the total allowable units for the sector will remain the same. + Total Allowable units assumes school and/or park currently designated •for this sector are not built in this sector and that the acreage goes into residential use. If these facilities are constructed, the land use area density limitation may preclude construction of the total allowable sector units and such unbuilt units would be transferred to another sector. 3-14 f 3S General Development Standards In addition to the specific land use development regulations included in Sections 3.6 to 3.11, general development standards are those applicable to all of the specific plan area and not any one land use category or sector. A. Sector Boundaries Except as otherwise indicated, sector dimensions generally follow the sector develop- ment plan of Section 2.0. Adjustments in sector boundaries resul#ing from final road alignments andlor technical refinements to the development will not require a specific plan amendment. The precise boundaries and acreages will be determined when more definitive plans for each sector are submitted for review and approval. B. Land Use Area Boundaries Only the general boundary alignments and .residential acreage figures of the individual land use areas are shown in the statistical summary. The precise boundaries and acre- ages will be determined when more definitive plans for each sector are submitted for review and approval. G Sector Plan Processing Prior to or concurrent with the submission of an initial subdivision map for a given sector pursuant to Section I.S, a sector plan for the entire sector shall be submitted for Plan- ning Commission approval. Information to be included: I . An overall circulation plan and access plan for the sector shall be included and approved by the City Engineer. 2. A conceptual grading plan. Sectors located in hillside areas (I, 2, 3, 4, 5) will be required to submit a conceptual grading plan for review and approval by the City Engineer, that will include the following details: a. Areas of proposed cut and fill, including the height of cut and fill. b. Location of all pads. c. A slope analysis of the project area. 3. An overall drainge plan for that sector. a. Sectors I, 2, 3, 5, 7 shall include preliminary design for improvements to Peters Canyon Wash, to be reviewed by the City of Tustin. b. Sectors 10, I I, 12 shall include preliminary design for improvements to the EI Modena Channel, to be reviewed by the City of Tustin. 4. A detailed geological investigation for any sector containing the EI Modena Fault, to determine applicable development regulations which apply to con- struction adjoining the fault. 3-15 o ~ 5. A specific trail design and right-of-way reservation/dedication plan for those sectors where the regional trail passes. 6. A concept median and parkway landscape plan with a sector perimeter tract wall design. D. Hillside District Review The policies and guidelines of the Hillside District (Section 2.13) apply to all natural hill- side areas within a sector shown on the Hillside Area Map, Exhibit K. In reviewing these policies at the Sector Plan Processing level, the following. items shall be included with the exhibits required in Section 3.5 Cs I. A preliminary geological and soils report prepared by a registered engineering geologist. 2. A map that. identifies the-sector's natural features, which include, but are not limited to, slope banks, ridgelines, natural drainage courses, existing vegeta- tion, rock outcroppings,. and any other natural features. This exhibit shall be used to determine conservation measures in keeping with the hillside guidelines in Section 2.0. 3. An open space plan which includes all areas to be left in a natural state; or passive open space, such as landscaped slope areas, fuel modification areas, or other areas that are restricted in their use and usually serve an aesthetic pur- pose; or active open spaces such as level open space, common recreation facilities, or other areas that serve an active recreational purpose. 1. A~griculturai Uses All agricultural activities. and uses, together with all accessory structures and uses which are customarily incidental or necessary to main buildings, or uses, are permited within all undeveloped and open space areas. F. Grading Grading will be permitted within the Planned Community outside of the area of immedi- ate development upon the issuance of a grading permit. Stockpile and borrow sites may be permitted within areas scheduled for future development subject to an approved grading plan and issuance of a sediment control plan. G. Building and Landscape Setbacks from Public Streets Building setbacks shad apply to all main structures abutting the following streets. These setbacks shall be measured from the center line of the street. A minimum landscape area shall be provided adjacent to these streets. This landscape area is a combination of the parkway (measured from face of curb to right-of-way line which includes a sidewalk and any utility easements) and a landscape setback from the ultimate right-of-way. This landscape area shall be measured from the center line of the street. Portions of this landscape area may include: areas dedicated to or assigned through easement to the City of Tustin, if accepted; areas owned and maintained by private individuals or associates; areas owned by private individuals and/or associations and maintained by public maintenance districts; or a combination thereof. 3-16 ..i Street Min. Landscape Area Min. Building Setback Interstate 5 from Mixed Use (ROAN) 30 30 Myford Road ~ North of Bryan to Portola 76 81 ~ Adjoining Mixed Use 76 95 • * North of Portola 62 67 Bryan Avenue * Adjoining ELMO Channel 57 * Adjoining Mixed Use 67 -85 Browning Avenue 63.5 78.5 Irvine Boulevard * Between Browning and Ft. Road 71 76 ~ Future to Myford 76 81 Portola Parkway 62 67 E I Camino Road 52 57 La Colina Avenue 52 57 Future Road ~* Bryan to Portola ~ 76 81 * South of Bryan 76 96 ~* Adjoining Gen. Commercial 72 77 Lower Lake Drive/Foothill Blvd. 40 45 o Buildings shall. be setback a minimum of 5-feet from tract walls. o Sideyard setbacks in Low District shall maintain 5-feet for one-story and 10-feet for two-story adjoining tract wall. H. Private Street Standards When private streets are constructed, they shall be improved in accordance with the fol- lowing standards: I. Private streets less than I50 feet in length or serving six or fewer dwelling units and having no parallel parking within the travel way shall have a mini- mum paved width of 25 feet. 3-17 C ~ 2. Private streets more than I50 feet in length, or serving more than six dwelling units and with no parallel parking within the travel way shall have a minimum paved width of 28 feet. 3. Private streets where on-street parallel parking will be limited to one side only shall have a minimum paved width of 32 feet. 4. Private streets with on-street parallel parking permitted on both sides shall have a minimum paved width of 36 feet. 5. The paved street width (where required by the City, paved street width and sidewalks) shall constitute the total right-of-way for purposes of establishing setback tines for structures. 6. Private drives with perpendicular parking outside of the travel way shall have a minimum paved width of 25-feet. I. Wells and Fencing I. Materials. Walls and fencing located adjacent to arterial streets shall be con- . structed of masonry block with specific finish or detail to match intent of urban design guidelines. Walls and fences dividing common property lines not adjacent to a public right-of-way may be constructed of any material accept- able to the Planning Commission. 2. Hei t. Top of walls and fencing along arterial streets shall be a minimum of sax eet eight inches in height measured from the finished grade level of the adjoining public sidewalk or top of curb, whichever, is higher. This maximum may be exceeded when higher walls are required as a noise mitigotion.~ Walls and fencing dividing common- property lines not adjacent to a public right-of-way may be constructed at any minimum height, but shall not exceed 7-I /2 feet in height measured from the highest adjacent grade level. J. Trellis Open trellis and beam constructions shall be permitted to attach the garage or carport to the dwelling and may also extend from the dwelling to the property line in the side or rear yard. In side yards, the maximum height shall not exceed 7-I /2 feet. Trellis areas shall not exceed 50 percent of the remaining open space of a developed lot. K. Common Area Landscaping All commonly owned property exclusive of structural improvements shall be landscaped with a combination of trees, shrubs and ground cover. Landscaping shall be provided with automatic irrigation systems. Approval of landscape plans for commonly owned property shall be obtained pursuant to the Development Plan Review, Section 3.12. !~ Golf Ca,rse Prior to approval of any subdivision map within Sector 7, a definitive plan for the I50+ acre golf course shown in the Sector shall be prepared and submitted by the developer to the City of Tustin for review and approval. This plan shall precisely define the edges of the course and will show direct frontage of the course on Myford, Future Road, and Irvine Boulevard. 3-18 C M. Residential Density The density of any residential development shall be computed by dividing the total number of dwelling units by the gross acres for that parcel or project. For this purpose, gross acres shall be measured to the center line of any internal public or private street or to the ultimate right-of-way line of any arterial highway as designated on the City's Master Plan of Arterial Highways. N. Model Home Model homes and their garages and private recreation facilities may be used as offices for the first sale of homes within a recorded tract and within subsequent similar tracts utilizing these same architectural designs subject to the regulations of the City of Tustin governing said uses and activities.. Said model homes must be closed to the public and converted for occupancy within 90 days from the last home sale (deed recordation) in the subdivision tract of the same style home. O. Noise Attenuotion Plans for the noise attenuation of units located near arterial highways, freeways, or under the Browning flight corridor which insure that interior and exterior noise levels do not exceed the City of Tustin noise ordinance, shall be submitted for review and approval at the time of builders tentative tract consideration for residential development. P. Park Provisions Pursuant to City .Ordinance No. 921, a pork standard of three acres per 1,000 population is required for this Planned Community. The standards of Ordinance No. 921 will be utilized in reviewing public or private parks within the East Tustin area. I. .Fifty percent of the parkland will be in Community Parks and 50 percent in Neighborhood Parks. 2. Fifty percent of the land in Neighborhood Parks will be publicly owned and maintainted, while 50 percent of the land could be privately owned, improved and maintained. Q. Sector Plan Consistency Finding As part of the initial subdivision map and development plan process for a given sector, the Planning Commission shall make a finding as a part of the subdivision map that the subject project is in conformance with applicable policies in Section 2.0 for that sector, and the means to implement these policies has been identified. R. Noise Control The use of outdoor speakers, buzzers, music, or other devices with noise amplification outside of the interior of the structure is strictly forbidden in the entire planning area, except in the case of special events, and these will require a temporary use permit. S. School Facilities The Tustin Unified School District ("TUSD") and the Irvine Company ("TIC") have entered into the School Facilities Agreement, dated January 27, 1986, as amended, which 3-19 C ~ ~~ obligates both parties to cooperate in the expeditious completion of one or more mitigation agreements to enable TUSD to obtain financing for the acquisition, construction or use of the necessary school facilities to accommodate students generated by development of residential wbdivisions. City will review the status of the implementation :of the School Facilities. Agreement at wbsequent levels of project approvals, such as the approval of tentative builder residential tract maps. City will address the impact of T1C's project on District facilities at such time as TIC submits tentative builder residential tract maps for properties within the East Tustin Specific Plan boundaries, City will not object to any legal action taken by the TUSD on the grounds that the CEOA statute of limitation has run, provided however, that any such future actions are brought within 30 days from the date the City causes to be filed a Notice of Determination as to the approval of any such tentative builder residential tract map. ~ . 3.6 Residential Land Use Regulatia~s 3.6.1 Purpose In addition to the objectives outlined in Section 3.1 (Purposes and Scope), the Residential Land Use Regulations are included in this Planned Community zone to achieve the fol- lowing proposes: o To regulate the planning and development of residential land uses within the East Tustin Planned Community. o To provide foc a variety of housing types commensurate with community needs and physical location. o To permit community facilities and services including schools, parks and recreation centers. o To ensure adequate- light, air, privace and open space for each dwelling while protecting from noise, illumination, unsightliness odors, smoke and. other objectionable influences.. E. Estate Dertisity Residential. This land use designation is intended as an area limited to conventional or clustered single-family detached dwellings primarily located within the hillside district of the. East Tustin Specific Plan. Development is restricted to estate size lots at a maximum density of 2.0 units per gross acre of land. L. Law Densi#y Residential. This land use designation if intended as an area limited to low density single-family detached dwellings up to d maximum density of 5.0 units per- gross acre of land. ML. Medium-Law Density Residential. This land use designation is intended as an area limited to medium-low density single-family detached dwellings either conven- tionally sited or zero lot line sited up to a maximum density of 10.0 units per gross acre of land. M. Medium Density Residential. This land use designation is intended as an area for single-family detached, single-family attached or multiple family (apartments) dwellings up to a maximum density of I8.0 units per gross acre of land. 3-20 ..r MH. Medium-High Density Residential. This land use designation is intended as area for single-family attached and multiple family (apartmen'ts) dwellings up to a maximum density of 25.0 units .per gross acre of land. 3.6.2. Permitted and Conditional Uses . The following uses shall be permitted by right where the symbol "P" appears and may be permi-tied subject to a conditional use permit where the symbol "C" appears in the column beneath each land use category: A. Residential Uses E L ML M MH (. Conventional Single-family detached ~ P P P P P 2. Clustered Single-family detached C C C C C 3. Attached Single-family dwellings - - - P P 4. Condominum Projects/Cooperatives - - - P P 5. Multiple-family dwellings (apts.) - - - C C B. Agricultural and Related uses E L ML M MH I. All types of agriculture P P P P P 2. Keeping of Egvine animals C - - - - subject to the following: * Such. animals may only be maintained for personal use * No such animal may be kept on a lot less than 15,000 sq. ft. in area * No more than 4 equ i ne an i mats per ocre subject to regulations and conditions of O.C. Health Dept. and Animal Control 3. Riding Academies or Clubs C - - - - 4. Commercial stables C - - - - 5. Keeping of not more than three P P P P P dogs or cats or any combination thereof over the age of 6 months 6. The keeping of more than three C C C C C domestic animals which constitutes a kennel 7. Keeping of other domestic animals P P P P P deemed by City zoning inspector to be non-disruptive to adjoining 8. properties The keeping of wild, exotic or C C C C C non-domestic animals 3_2 I 0 J C. Community Facilities E L ML M MH I. Public or Private Preschools 6 or fewer students P P P P P ' 7 or greater students C C C C C 2. Churches, covents, monasteries and othe religious institutions C C C C C 3. Public libraries and museums C C C C C 4. Public and private parks P P P P P 5. Golf courses P P P P P 6. Recreation facilities such as tennis and swim clubs as part of a homeowners association P P P P P 7. Public utility and public service sub-stations, reservoirs, pumping plants, retarding basins and other. similar public utility facilities P P ~ P P P D. Home Occupations E L ML M MH I. Home occupations subject to provisions of the Tustin Municipal Code P P P P P E. Accessory Use E L ML M MH I. Accessory uses and structures located on the same building site as the primary use which are cus- tomarily incidental to the primary use, including but not limited to; Garages P~ P P P P Carports C C C C C Swimming. pools, spas and Jacuzzis, tennis courts, basketball and other multi-purpose courts and recreation buildings P P P P P Fences and walls P P P P P Patio covers and trel lises P P P P P Garden structures and greenhouses P P P P P 2. Any other accessory use or strut- ture located on a separate site, which is determined compatible (by the city) with, and incidental to, or necessary to the uses listed in this subsection P P P P P 3-22 ~~ F. Temporary Use E L ML M MH I. Uses determined by the city to be temporary in nature P P ~ P P P 2. Model home and subdivision soles subject to section 3.5 P P P P P G. Unlisted Uses Those uses not specifically listed in this section 3.7.2 are subject to Community Development Department determination to be either permitted., conditional or pro- hibited uses pursuant to the objectives of this zoning regulatory document and the purposes of the individual land use category. Decisions of the Community Develop- ment Department moy be,appealed to the City Planning Commission. 3.6.3 Site Development Standards A. Conventional Development AI. Table AI -Site Requirements E L ML M MH I. Permitted density, maximum dwell- ing units per gross acre: 2 5 10 18 25 2. Lot area, minimum per unit: single-family detached ~ .5,000 3,000 3,000 3-,000 3. Lot area, minimum per unit: single-family attached 4. Lot area development project minimum: condominium or multiple family (apt.) 5. Lot width, minimum in feet: detached single fomily attached single family development projects 6. Parking spaces * see estate residential _ _ _ no minimum _ _ _ e 10,000 10,000 * 50' 35' 35' 35' _ _ _ no minimum _ _ _ 70' 70' pursuant to section 3.10 A2. Specific Requirements I. Estate Residential Conventional Subdivision Building Height - 35 feet maximum including any roof mounted equipment. 3-23 C Lot coverage - A maximum of 40 percent of the. net lot area. Covered areas shall include all areas under roof but not include trellis areas, roof overhangs, covered porches outside the exterior wall alignment. Lot width - A minimum of 70 feet with an overall average .tot width of 90 feet for any given. development project. Lot width at the street for a flag lot shall be a minimum of 20 feet. Lot area - A minimum of 8;000 square feet. with an overall average lot size of square feet for any given development project. Building setbacks - _,.__ a) Front yard - All structures shall be set back a minimum of 20 feet from right of way line for either public or private street. b) Side yard - A minimum 5-foot setback for each sideyard for main build- ings, detached garages, or other accessary structures. Corner lots shall provide a street side yard not less than 10-feet. An overall minimum sideyard aggregate of 12-feet shall be required for one story, and an overall minimum of 14 feet for two story. c) Rear yard -The main building shall maintain a minimum setback of 25 feet. Detached accessory structures and garages shall maintain a mini- mum 5-foot setback, subject to the following provisions: I. The structure shall not cover more than 30 percent of the rear yard area ' 2. Height of the structure shall not exceed 12-feet. 3. The structure shall be situated a minimum of 10-feet. from the ' main building. Proiectibns Into Required Setbacks a) Covered patios, trellis, or canopies, unencfosed on at least two sides, shall be setback a minimum of 5-feet from the rear and side yard set- back. These uses shall not cover more than 50 percent of the rear yard area. b) Eaves, cornices, chimneys, balconies and other similar architectural fea- tures shall not project more than 4-feet into any required front or side or rear yard area. c) Location of swimming pools and/or a spa shall conform with city regula- tion 92710. Fences. Hedges and Walls a) Within front setback area -three feet maximum, except on key lots where the maximum height may be 6-feet within .that portion of the front setback area abutting the area where a 6-foot high fence is per- mitted on the abutting lot and not adjacent to the garage driveway. 3-24 ~"""'e ~,~' b) Within other setback areas -the maximum height shall be 6-feet, mea- sured from the highest adjacent grade. Fences shall not be constructed in areas reserved as native open space. c) For fences adjacent #o arterial highways, refer to Section 3.5.1. 2. Low Densit Residential -Any low density area that falls within the desig- Hated hii si a areas shal apply the policies of the hillside development stan- dards, as shown in Section 2.13. Buildings NeiQht - 35-feet maximum including any roof mounted equipment.. Lot Coverage - A maximum of 50 percent of the lot area. Covered areas shall include all areas under roof but not include trellis areas, roof overhangs and covered proches outside the exterior wall alignment. Building Setbacks a) Front Yard -For developments located in Sectors 8, 9, 10, the front yard setback shall be a minimum of 20-feet, measured from the right-of-way line of either a public or private street (sidewalks are included in ROW for private streets, if provided). In all other areas, the .front yard setback shall be a minimum of 20-feet from aright-of-way line of both private and public streets or if equipped with an automatic garage door operner, an attached or detached garage shall be a minimum of 5-feet from- the right-of-way line for a public or private street. A garage shall not have a setback between 9-feet and 20-feet from the right-of-way line. When no sidewalk is provided, 4-feet shall be added to all minimum dimensions. If living areas are provided above garage, garage setbacks shall apply, however, the living area will maintain the 20-foot setback. b) Side Yard - A minimum 5-feet on each side, which includes the main .structure, and any detached garages or other accessory .structures. _Corner lots shall provide a street side yard not less than 10-feet. Pro- jects designated as zero lot line can reduce the setback to 0-feet, but the aggregate shall remain at a minimum of 10-feet. if a sideyard setback is adjacent to an existing residential area in Sectors 8, 9, 10, the minimum setback shall be I S-feet along the Specific Plan boundary. Detached garages or other accessory structures shall be situated a minimum of 4- feet from the main building and may abut the side lot line in the case of a zero lot line development, and subject to the following provisions: I. The height of the accessory structure at the side lot line does not exceed 12-feet; 2. No save, projection or overhang extends beyond the property line; and 3. Measures are taken to insure the deflection of runoff away from the property line. c) Rear Yard - I. A I S-foot minimum for main buildings. 2. Detached garages or accessory structures shall maintain a mini- mum 5-foot rear yard setback, subject to the following provisions: a) The structure shall not cover more than 30 percent of the rear yard area. 3-25 C J r ~. b) Height of the structure shall not exceed 12-feet. c) The structure shall be situated a minimum of 4-feet from main building... 3. Rear yard setback in Sector 9, t0 shalt be a minimum of 25-feet with an overage 30-feet adjoining existing residential areas along the Specific Plan boundary. The year yard setback in Sector 8 shall be a minimum of 30 feet adjoining existing residential areas. Fences, Hedges and Wolls o) Refer to Section 3.5i. b) Fences within front yard setbacks or within intersection areas shall con- form to applicable city regulations. Projections Into Required Setbacks a) Covered patios, trellis, or canopies, unenclosed on at least two sides, shoal be setback a minimum of 5-feet from the rear and side yard set- back. These uses shall. not cover more than 50 percent of the rear yard area. b) Ewes, cornices, chimneys, balconies and other similar architectural fea- tures shall not project more than 4-feet into any required front or side or rear yard area c) Location of swimming pools and/or spas shall conform with city regula- tion 92710. 3. Medium-Low Density Residential Buildi~ Height - 35-feet maximum including roof mounted equipment. Lot Coverage. - 70 percent of the net lot area. Covered areas shall include all areas under roof but not include trellis areas, roof overhangs and covered porches outside the exterior wall alignment. Building setbacks - a) Front yard -The front yard setback shall be a minimum of I S-feet from a right-of-way line of a public or private street.. If equipped with an automatic garage door opener, an attacfied or detached garage shall be a minimum of 5-feet from the right-of-way link of a public or private street or drive (sidewalks are included in ROW, if provided). A garage shall not be setback between 9-feet and 19-feet from the right-of-way line. Where no sidewalk is provided, 4-feet shall be added to all mini- mum dimensions. if living areas are provided above garage, garage set- backs shall apply, however, the main structure will maintain the I S-foot setback. b) Side yard - 0-feet one side, provided that the aggregate of both side yards shall be a minimum of I0-feet. Garages or other accessory struc- tures may abut the side lot line provided: , I. The height of the accessory structure at the side lot line does not exceed 12 feet; 3-26 2. No save, projection or overhang extends beyond the property line; and 3. Measures are taken to insure the deflection of runoff away from the property line; and 4. If a detached garage or other accessory structure is built, it must maintain a minimum 4-feet from the main structure. c) Rear yard T I0-feet minimum for main buildings. Garages or detached accessory structures may abut the rear lot line provided: I. De#ached accessary structures must maintain a minimum of 4-feet from the main building; Z. The height of the building at the rear lot line does not exceed IZ- feet; 3. No save, projection or overhang extends beyod the property line; 4. Measures are taken to insure the deflection of runoff away from the property line; 5. Garages that have rear access from a private drive or alley shall maintain a minimum 3-foot •setback from property line and include an automatic garage door opener; and 6. Coverage shall not exceed 50 percent of the required rear yard. Projections Into Required Setbacks: I. Covered patios, unenclosed on at least two sides, may abut any side or rear property line, per Section 3.5.J. 2. Eaves, cornices, chimneys, balconies and other similar architec- tural features shall not project more than 4-feet into any required front, side or rear yard. 3. Location of swimming pools and/or spas. shall conform with city regulotion 9Z7 I o. Fences and Walls Refer to Section 3.5.1. Minimum gross floor area per unit excluding the garage area: 800 square feet. 4. Medium Density Residential Detached Single-Family Dwellings -Development shall comply with provisions of Section 3.6.3.3 Medium Low Density Residential. Attached Single-Family Dwellings: Building Height - 40-feet maximum including roof mounted equipment. Building site coverage -the total area covered by buildings shall be a maxi- mum of one hundred percent of the building site area, less the required set- backs and landscaping. If the building site area is subdivided into individual dwelling lots, the maximum coverage is 100 percent of each lot, less the required setbacks. A minimum of 400 square feet of open space area shall be 3-27 C ~ provided per dwelling unit, which should be provided within common designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas excluded from the open space requirement include all structures, private streets, drives and parking lots. Building Setbacks ' ~ .From- any public street right-of-way, the- minimum building setback shall be 10-feet.. The point of vehicular entry to any garage shall be a mini- mum setback of 20-feet from any public street right-of-way line, unless the garage is equipped with an automatic garage door opener, in which case the setback shall be a minimum of 5-feet. There shall not be a garage setback between 9-feet and 19-feet from the public right-of-way. b) From any private street or drive right-of-way (sidewalks are included in ROW, if provided),. .the minimum setback shall be 5-feet, provided that garages located less than 20-feet from any private street or drive shall be equipped with an automatic garage door opener. There shall not be a garage setback between 9-feet and 19-feet from a private street or drive. c) The minimum side yard setback for each principal structure and/or accessory structure shall be 5-feet. d) The minimum rear yard setback for each dwelling unit and/or accessory stfiucture shall be 10-feet. e) The minimum horizontal distance between principal structures shall be 10-feet for one story and I S-feet for two story. f) Structures .which abut a part, greenbelt or other permanent open space may abut the common property line. Projections Into l~eguired Setbacks a) Covered patios, unenclosed on at least two sides, may abut any side or rear property line, per Section 3.S.J. b) Eaves, cornices, chimneys, balconies and other similar architectural fea- tures shall not project more than 4-feet into any required front, side or rear yard. c) Location of swimming pools and/or spas shall conform with city regula- tion 927 I o. Minimum Gross Floor Area Per Unit Excluding the Garage Bachelor 450 square feet I Bedroom 550 square feet I Bedroom with den 700 square feet 2 Bedroom 750 square feet 2 Bedrooms with den or more 900 square feet 3-28 Multiple Family and Condominium Dwellings Building Height - 40-feet maximum including roof mounted equipment. B~uil~din~Site Coverage -The total area covered by buildings shall be a maximum of 100 percent of the building site area, less the required setbacks and landscaping. A minimum of 400 square feet of open space area shall be provided per dwelling unit, which should be provided within common designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas excluded from the open space requirement include all structures, private streets and drives, and parking lots. Buitdina Setbacks Minimum building setbacks: a) The minimum main building structure setback from any interior public right-of-way line shall be 10-feet. b) The minimum setback from any private street drive shall be 10-feet for all structures. c) The minimum horizontal distance between principal structures shall be 10- f eet. d) The minimum horizontal distance between accessory structure shall be 5- f eet. e) Structures which abut a park, greenbelt or other permanent open space may abut the common property line. Fences and Walls Refer to Section 3.5.1. Minimum cross floor area per unit excluding the garage area Bachelor 450 square feet I Bedroom 550 square feet I Bedroom with den 700 square feet 2 Bedrooms 750 square feet 2 Bedrooms with den or more 850 square feet 5. Medium-High Density Residential Detached Single-Family Residential -Development shall comply with the requirement for detached single family development of the ML Medium Low Density Section 3.6.33. Attached Single Family Residential -Development shall comply with the requirements for attached single family development of the Medium Density Section 3.6.3.4. t. 3-29 G ~ B. Cluster Develoament BI. Table BI Site Requirements E L ML M H I. Permitted density, maximum dwellig units per gross acre 2 5 10 18 25 2. Minimum lot area per dwelling unit{square footage) 6000 3000 2400 2400 2400 3. Average lot area per development (square footage) 7200 4000 2550 2550 2500 4. Lot width, minimum per unit (square footage) 50 40 25 25 25 5. Lot width, average per development (feet) 60 45 30 30 30 6. Lot coverage (~6) 60 70 100* 100 100 7. Setbacks a. Front yard (feet) 20 15 I S 10 10 b. Side yard (feet) 5 5 5 3 3 c. Rear yard (feet) 20 10 5 5 5 * less required yard setbacks B2. General Reauirements The primary intent of .the cluster development is to utilise a portion of each lot to create a cohesive, common, open space scheme that serves a viable pur- pose for the development. The Planning Commission shall make specific find- ings that attest to not only conformance with these regulations, but identify the specific purpose{s) of the open space scheme. Building Site Requirements -cluster subdivision shall be designated as a development unit on a tentative map. Develo meet Unit - A development unit shall consist of all residential lots, t eir privately owned common recreation and open space areas, and public and/or private streets serving the project. The overall density within the development unit shall not exceed the allowable dwelling units per gross acre maximum for a given land use district. Individual Lots -Each dwelling unit shall be located on an individual lot of record and there shall be no more than one dwelling unit on any lot. The minimum size of a lot shall comply with Table BI; Cluster Site Requirements. 3-30 C f: ~` The following table indicates density guidelines for clustering units in designated specific plan hillside areas: I. 0-IS percent - overall cluster density of 5.0 du/gross acre. 2. 16-25 percent - overall cluster density of 3.0 du/gross acre 3. 26 ,percent and above clustering cannot occur' greater than maximum density .for estate district. All slope percentages are average slope before grading. Access -Each residential lot need not necessarily abut a street; however, the ownership of any residential lot shall include a recorded right of access to and from a street and from the lot for pedestrians and vehicles for a minimum width of not less than 20-feet. Open Space -The difference between the minimum lot area in Table AI, Site Requirements and the actual lot size for cluster development shall be reserved as permanent common open space adjacent to, but outside the boundaries of the residential lots. Areas retained as permanent open space shall be maintained by a mandatory private homeowners association. The allocation of open space shall follow the following criteria: I. Hillside areas, Estate District and Low District in Sector 2. Open space areas shall be designated on a tentative map as either active, passive, or natural open space. Active spaces will support a wide variety of activities and shall be located on level terrain. Passive open space serve as a visual amenity and can support only limited activity, and may include landscaped hillside areas and fuel modification zones. Natural open space areas shall be retained in a native state, and activities will be limited to use as trails or fire roads. 2. All remaining areas and districts: The permanent open space areas as defined above shall be consolidated -into a common designated recreation area(s), which can serve as an active or passive recreational use. A project may contain more than one common recreation area, but all areas must be of sufficient size to support a recreational use. Patios (slab or covered) shall be counted if adjacent to a recreational area and unenclosed on three sides. The percentage of permanent open space allocated to common recreational areas shall be: Low: 60 percent Medium Low - Medium, and Medium High: 10096 B3. Specific Requirements Lot Width -shall comply with Table BI Lot Coverage -shall comply with Table BI Building Height - 35-feet maximum 3-3 I Building Setbacks I. Front Yard a) Estate District: As shown in Table BI () Front setback shall be measured from right-of-way line of both public or private street. b) AIF other districts: Front. yard -the front yard setback from the right-of-way line of both private and public streets shall comply with Table BI. If equipped with an automatic garage door opener, an attached or detached garage shall be a minimum of 5-feet from the right-of-way line of a public or privte street or drive (sidewalks are included in ROW, if provided).- A garage shall not be setback between 9_feet and 19-feet from the .right-of-way line. When no sidewalk is provided, ail minimum- dimensions shall. be increased by 4-feet in the Low district. If living areas are provided above garage, they shall comply wiih the main structure setback. 2. Side Yard a) All units shall comply with Table BI. Corner lots shall provide a street side yard not less than 10-feet. b) Projects located in Low, Medium Low, Medium and Medium High and designated as zero lot line can reduce the setback to 0-feet, but the aggregate shalt remain at a minimum of 10-#eet for the main structure. Garages or other detached accessory structures may abut the side lot line in the- case of a zero lot line development, and subject to the following provisions: I) The height of the accessory structure at the side lot line does not exgeed 12-feet; 2) No save, projection or overhead extends beyond the property line; 3) Measures are taken to insure the deflection of runoff away from the property line; and 4) Detached accessory structures or detached garages shall maintain a minimum of 4-feet from the main building. c) if a side yard setback is adjacent to an existing residential area in Sectors 8, 9, I 0 the minimum setback shall be I S-feet. 3. Rear Yard a) Units shall comply with Table BI. b) Detached garages or detached accessory structures shall maintain a minimum 5-foot setback in the Estate and Low district, subject to the following provisions: I) The structure shall not cover more than 40 percent of the rear yard area. 2) Height of structure shall not exceed 12-feet. 3) The structure shall be situated a minimum of 4-feet from the main building. 3-32 ;~ c) Garages and other detached accessory structures may abut the rear lot line in all other districts provided: l) Detached accessory structures .and detached garages must maintain a minimum of 4-feet from the main building; 2) The height of the building at the rear lot line does not exceed 12- .feet; 3) No save, projection or overhang extends beyond the propertyline; 4) Measures are taken to insure deflection of runoff away from the property line; 5) .Coverage shall not exceed 50 percent of the required rear yard; and 6) Garages that have rear access from a private drive or alley shall maintain a minimum 3-foot setback from property line. d) Rear yard setbacks in Sector 9, 10 shall be a minimum of 25-feet with an average of 30-feet adjoining existing residential along the specific plan boundary. The rear yard setback in Sector 8 shall be a minimum of 30 #eet adjoining existing residential areas. Projections Into Required Setbacks I. Estate and Low District Covered patios, trellis or canopies, unenclosed on at least two sides, shall be setback a minimum of 5-feet from the rear and side yard setback. For "zero" yard setbacks, the overhead structure shall be setback a minimum of 3-feet from the adjacent zero yard main structure. These uses shall not cover more than 50 percent of the rear yard area. 2. Medium Low,. Medium, Medium Hicth Covered patios, unenclosed on at least two sides, may abut any side or rear property line, per Section 3.S.J. 3. Eaves, cornices, chimneys, balconies and other similar architecfivral features shall not project more than 4-feet into any required front or side yard area. 4. Location of swimming pools and/or spas shall conform with city regulation 927 I o. 3.6.4 Performance Standards A. In all residential land use areas, front and corner side yards shall be landscaped and consist predominately of plant materials except for decorative walkways, driveways and fencing. Front and corner side yards shall not be used for the parking or storage of any motor vehicle or vehicle accessory such as camper shells, trailers, motor- cycles, boats or motorhomes except that full operable licensed motor vehicles may be parked upon the required paved driveway access to the garage structure. In all categories except estate, no more than one paved driveway shall be allowed per residence. B. All property landscaping viewable from a public or private street shall be properly maintained in a healthy weed free condition. 3-33 ..i C. In all residential land use areas, mechanical equipment such as, but not limited to, heater and filter units, pump units, air conditioning condensers and similar devices shall be screened from street view and where possible, will be sited in the rear yard area.. Units shall maintain a minimum 15-foot set back from existing. window open- ings on adjacent units unless screened by a minimum 5-foot high masonry wall. D. Satellite dish antenna may only be erected in conformance with municipal code sec- tion 9270. F. Roof mounted solar collector panels shall- be flush surface mounted where possible and. painted to match roof surface color. Where panels cannot effectively perform if flush mounted, justification in the farm of efficiency.calculations may be submitted to city for consideration of alternative mounting configurations. G. Public nuisance abatement procedures pursuant to section 5507 et seq of the muni- cipal code shall apply to all residential properties in the planned community district. H. A certificate of compliance with applicable property CC&R's (Covenants, Conditions and Restrictions) will be issued by the homeowners association and will be required by the city .Planning and Building divisions prior to permit issuance for accessory structures,. building additions or major structural alterations subsequent to original building construction. 3.7 Commercial Use Regulations 3.7.1 Purpose '" In addition to the objectives outline in Section 3.1 (Purposes and Scope), the Commercial ~- Use Regulations are included in this Planned Community Zone to achieve the following purposes: o To regulate the design and development of neighborhood and community level commercial shopping centers in East Tustin. o To provide for a range of goods and services supportive of the general community as well as establishments which generate their own business and c I ientele. o To provide for high standards of development to insure commercial projects can take advantage of highway access and visibility yet are compatible with adjacent development. o To provide for appropriately located areas within shopping centers for both retail stores, service businesses and office uses. Neighborhood Commercial (NC) This land use designations intended for a neighborhood shopping center providing limited retail business service and office facilities for the convenience of residents of the immediate area. This center is intended to be compatible with adjoining residential development. 3~4 C ~ General Commercial (GC) This land use designation is intended for development of a community level shopping cen- ter with support services and offices utilizing the major roadway frontage of Myford Road, Portola Parkway and Future Road. Permitted and Conditional Uses The following uses shall be permitted by right where the symbol "P" appears and may be permitted. subject to a conditional use permit where the symbol "C" appears in the column beneath each land use category: 3-35 C A. Commercial Uses NC GC (. Retail businesses conducted within a building: a. Antique shops P P b. Apparel stores P P c. Appliance and hardware stores P P d. Automobile parts and supplies C P e. Bakeries, retail only P P f. Books, gifts and stationary P P g. Convenience markets C C h. Department stores C P i. Drug. stores, pharmacies P P j. Florist P ~ P k. Furniture stores P P I. General retail stores P P m. Hobby .stores P P n. Hotels and motels - C o. Jewe l ry stores P P p. Laundry and dry cleaners P P q. Liquor stores C C r. Nurseries and garden supply P P s. Pet stores and supply P P t. Print shops P P u. Service stations C C v. Skating rinks - C w. Sporting goods P P x. Supermarkets, grocery stores P P y. Theaters C P z. Tire sales and service C P 2. Service Business including retail sales incidental thereto: a. Banks and financial institutions P P b. Barber, beauty salons P P c. Car washes C C d. Cocktail lounges and bars when not an integral part of a restaurant - C e. Locksmith P P f. Restaurants with/without alcoholic beverage sales P P g. Restaurant with drive thru service C P h. Service stations C P i. Travel agencies P P j. Real estate sales P P ~t_~t~ C ~ B. Off ices Uses NC GC I. Professionals offices, exemplified by the following list, including retail sales incidental thereto: a. Accountants P P b. Architects P P c. Attorneys P P P P d. Chiropractors e. Dentists P P P f. Doctors P g. Optometrist P P h. Others, licensed by Calif.. P P 2. General offices, exemplified by the following. list: a. Advertising agencies P P b. Contractors and building consultants P P not including the parking. of com- mercial vehicles or equipment c. Escrow companies P P d. :Insurance companies P P e. Public utility offices ~ P P C. Community Facilities NC GC a. Churches, covents, monasteries and other religious institutions C C b. Fraternal organizations & lodges P P c. Animal hospitals and clinics C P d. Commercial recreation facilities including tennis, racquetball, bowling, ice skating, athletic clubs and similar uses C P e. Post office branch P P f. Public utility offices C C D. Temporary Uses NC GC a. Temporary uses shall be regulated pursuant to the applicable section of the municipal code. E. Unlisted Uses NC GC 3.37 Those uses not spec i f ica I ly Fisted i n this section 3.7.2 are subject to Community Development Department determination to be either permitted, conditional or prohibited uses pursuant to the objectives of this zoning regulatory. document and the purposes of .the individual land -use category. Decisions of the Community Development Department may be appealed to the City Planning Commission. 3.7.3 Situ Development. Standards A. Building site area:. no minimum requirement B. Building Height limit: 35 feet in the Neighborhood Commercial area; 45 feet in the General Commercial area C. (3uilding setbacks: I. Front and corner side and setbacks .Compliance with the Building and Landscape tnndards detailed in ection 3.SG of the East Tustin Specific Plan. 2. Interior side yard: zero (0) feet form all interior property lines abutting nonresidential uses. 3. Rear yard setbacks: zero YO) feet from property lines abutting nonresidential uses. 4. ~ Setbacks abutting residential areas: Thirty-five (35) feet form all property lines abutting residential areas. D. Landscaping: A minimum fifteen (IS) percent of the building site area shall be landscaped. E. Parkirx~s Compli~ce with parking regulations detailed in Section 3.10. F. Si nin :Compliance with signing regulation detailed in Section 3.1 I. G. Lighting: All lighting, exterior and interior shall be designed and located to confine direct rays and glare to the premises. H. Enclosed uses: All allowable uses, together with their resulting products, shall be contained entirely within an enclosed structure, except for off-street parking and loading areas, areas for display nursery stock, automobile washing areas and outdoor dining. I. Screening: I. Abutting Residential Areas: An opaque-screen consisting of plant material and masonry wall a minimum of seven feet six inches (7'6") in height shall be installed. along all site boundaries where the commercial property abuts areas designated for residential. Pedestrian access gates may be provided between commercial properties and abutting common open area within residential developements. 2. Parking Areas Abutting Arterial Highways: An opaque screen shall be installed along all parking areas abutting arterial highways. Except as otherwise 3-38 provided herein,. the. screening shall have a total height of not less than thirty (30) inches and not more than forty-two (42) inches. Notwithstanding the requirement li ted above, -where the finished elevation of the property is lower at the boundary line than, or within five (5) feet inside the boundary line of , 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; a) Walls including retaining walls - a wall shalt consist of concrete, stone brick, the or similar type of solid masonry material a minimum of six (6; inches thick. b) Berms - a berm shall be constructed of earthern materials and it shall be landscaped. c) Fences, solid - a solid fence shall. be constructed of wood, or other materials a minimum nominal thickness of two (2) inches and it shall form an opaque screen. 3. Mechanical Equipment: Mechanical equipment placed on any roof such as, but not limited to, air conditioning, heating, ventilation ducts and exhaust shall be screened from view from any abutting street or highway and any abutting area zoned for residential or open space uses within the East Tustin Specific Plan. . J. Lo~adin~: All loading shall be performed on the site. Loading platforms and areas shall be screened from view from adjacent streets, highways and residential areas. K. Stara a areas: All outdoor storage shall be visually screened from view of streets, highways an adjacent residential areas. within the East Tustin Specific Plan. Said screening material may •consist of plants, berms, walls, fences or combinations thereof. I. Outdoor storage shall include areas for storage of all- company-owned or operated motor vehicles with the exception of passenger vehicles. 2. No storage shall be permitted between a frontage street and a building line nor within thirty (30) feet of any residentially zoned area unless it is fully enclosed. L. Refuse Collection Areas: All outdoor refuse collection areas shall be visually screened from streets, highways and adjacent areas zoned for residential use within the East Tustin Specific Plan. Refuse collection areas shall be shielded from view within a building or enclosed by a wall or fence not less than six (6) feet in height. Wall or fence material shall match or complement exterior building material. All refuse areas. shall be constructed and maintained to eliminate odors, insects, dust and other similar nuisances. M. Office Deve! ments in Nei hborhood Commercial Area: Floor area designated for professional or general offices shall not exceed twenty 0) percent of the floor area designated for commercial uses as calculated for build-out of the entire Neighborhood Commercial site. 3-39 G _ N. Office Development in General Commercial Area: Floor area designated for pro- fessional or general offices shall not exceed twenty-five (25) percent of the floor area designated for commercial uses as calculated for build-out of the entire General Commercial site. 3.7.4 Performance Standards A. All onsite landscaping shall be properly maintained in a weed free condition and provided with an automatic irrigation system to insure the proper growth of said landscaping. B. Business located within both the Neighborhood or General Commercial center 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.. C. Satellite dish antenna may only be erected in conformance with municipal code Section 9270. D. Public nuisance abatement procedures to Section 5507 et seq of the municipal code shall apply to all commercial properties in this planned community district. E. A certificate of compliance with applicable property CC&Rs (Covenants, Conditions and Restrictions) will be required by the City Planning and Building Divisions to permit issuance for accessory structures, building additions or major structural alterations subsequent to original building construction. E 3.8 Mixed Use Regulations 3.8.1 Purpose In addition to the objectives outlined in Section 3.J (Purposes and Scope), the Mixed Use .Regulations are included in this Planned Community Zone to achieve the following pur- poses: o To regulate the design and development of the mixed use area in East Tustin. o To ensure compatibility with adjacent land uses and the overall character of the East Tustin Planned Community. o To provide for a range of non-residential uses including commercial business, services, offices and industries engaged in primarily research and development with limited product assembly. o To provide for goods and services that are supportive of a district or sub- regional area as well as establishments which generate their own business and clientele. Mixed Use. (MU) This land use designation is intended for development of planned retail commercial, office and industrial/research and development land uses of an intensity compatible with neighboring residential and Auto Center land uses. 3-40 C ~ 3.8.2 Permitted and Conditional Uses A. Commercial Use The following primary commercial land uses shall be permitted by right within those area designated for commercial development. Commercial development shall comprise a minimum of seventy (70) net acres of land within the mixed-use area. Development of actual shopping: center shall comply with land use regulations of Section 3.7.2 and 3.7.3-N for General Commercial Developments: _ I. Commercial Shopping Centers 2. Home Improvement Centers 3. New Automobile Dealerships B. Hotel and Mote! Uses Hotel and Motels shall be permitted by right within an area designated for hotel and . motel development. comprising a minimum of five (5) net acres of land within the mixed- use area. C. Office/Research and Development Uses The following primary Office/Research and Development businesses shall be permitted by right or subject to a conditional use permit where indicated and comprise a maximum of thirty-two (32) net acres of land designated for OfficelR8~D uses within the mixed use area. Permitted Uses. 1. Corporate and professional office complexes not exceeding two stories in height.. 2. Research and development businesses excluding assembly of any product and whose buildings do not exceed two stories in height or include truck loading ramps or doors. Conditional Uses I. Corporate and professional office complexes exceeding two stories in height. 2. Research. and development businesses which either include product assembly, truck loading ramps or doors, or exceed two stories in height. D. Ancillary uses Uses nofispecifically included in prior Section 3.$.2.A, B, or C yet considered ancillary or supportive to the mixed-use area shall be subject to Community Development Depart- ment determination to be either permitted, conditional or prohibited uses pursuant to the objectives of this zoning regulatory document and the purposes of this land use area. Decisions of the Community Development Department may be appealed to the City Planning Commission. 31+ I 3.8.3 Site Development Standards A. Building site area: no minimum required. B. Buil_ dirty height Fimit: 35 feet within 300 feet of the center line of Bryan Ave., 50 feet in all remaining areas. Height in excess of 50 feet may be requested upon the submittal of a use permit. Applicants must show compatibility with adjoining development, compliance with any height restrictions of the Browning Flight Cor- ridor agreement, or any height limitations that may be determined in accordance with part 77 of the FAA regulations. C. Building setbacks I. Setback from streets -Compliance with the Building and Landscape Standards detailed in Section 3.S.G of the East Tustin Plan. 2. Interior side yard: zero (0) feet from all interior property lines. 3. Rear yard setback: zero (0) feet from property lines D. Landscaping I. Compliance with the Urban Design Standards for arterial highways detailed in Section 2.12 of the East Tustin Specific Plan. 2. A minimum fifteen (IS) percent of the building site areas shall be landscaped. 3. ~ Site development and parking landscaping shall be in accordance with the city's development standards. E. Parkin :Compliance with parking regulations detailed in Section 3.10. F. Si pin :Compliance with 'sign regulations detailed in Section 3.1 (. G. Li ti I. Lighting plans shall be submitted showing the design layout and exact fixture mounting and intensity of lighting proposed. 2. The light standard shall have a light cut-off of 90° or less, and shall not exceed a height of 30 feet. 3. Parking lot lighting shall be arranged so that direct rays do not shine on adjacent property. , H. Enclosed Areas: All allowable uses, together with their resulting products, shall be contained entirely within an enclosed structure, except for off-street parking and loading areas, areas for display nursery stock, automobile washing areas, and outdoor dining. I. Screening: 1. Parkins Areas Abutting Arterial Highways: An opaque screen shall be installed along all parking areas abutting arterial highways. Except as otherwise provided herein, the screening shall have a total height of not less than thirty (30) inches and not more than forty-two (42) inches. Notwithstanding the 3-42 -D requirements listed above, where the finished elevation of the property is lower at the boundary line than, or within five (5) feet inside the boundary line of an abutting property elevation such change in elevation may be used in lieu of or in combination with additional screening to satisy the screening ,requirements of this section. A screen as referred to above, shall consist of one or any combination of the following; a) Walls including- retaining wells - a wall shall consist of concrete, stone, brick, the or similar type of solid masonry material a minimum of six (6) inches thick. b) Berms - a berm shall be constructed of earthern materials and it shall be landscaped. c) Fences,. solid - a solid fence shall be constructed of wood, or other materials a minimum nominal thickness of two (2) inches and it shall form an opaque screen. 2. Mechanical Equipment: Mechanical equipment placed on any roof such as, but not limited to, air conditioning, heating, ventilation ducts and exhaust shall be screened from view from any abutting street or highway and any abutting area zoned for residential or open space uses within the East Tustin Specific Plan. J. L~oad_i~: All loading shall be performed on the site. Loading platforms and areas shall be screened from view from adjacent streets, highways and residential areas. K. Storm a areas: All outdoor storage shall be visually screened from view of streets, ~g sways an adjacent residential areas within the East Tustin Specific Plan. Said screening materiaF may consist of plants, berms, walls, fences or combinations thereof. I. Outdoor storage shall include areas for storage of all company-owned or operated motor vehicles with the exception of passenger vehicles. 2. No storage shall be permitted between a frontage street and a building line nor within thirty (3Q) feet of any residentially zoned area unless it is fully enclosed. L. Refuse Collection Areas: All outdoor refuse collection areas shall be visually screened rom streets, highways and adjacent areas zoned for residential use within the. Eost Tustin Specific Plan. Refuse collection areas shall be shielded from view within a building or enclosed by a wall or fence not less than six (6) feet in height. Wall or~ fence material shall match or complement exterior building material. Ail refuse areas shall be constructed and maintained to eliminate odors, insects, dust and other similar nuisances. 3.8.4 Performance Standards A. All onsite landscaping shalt be properly maintained in a weed free condition and provided with an automatic irrigation system to insure the proper growth of said landscaping. 3-43 B. Businesses located within both the mixed-use area shall not be operated or main- tained in fashion detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the immediate area. C. Satellite dish antenna may only be erected in conformance with municipal code Section 9270. 3.9 Community Facilities Regulations 3.9.1 Purpose In addition to the objectives outline in Section 3.1 (Purposes and Scope), the Community Facilities Regulations are included in this Planned Community Zone to achieve the following purposes: o To provide ode kuat$ ~~s,fregional t a Is and publi bu d ngseloped for public uses such as pa , o To provide the landfsuch as the Redwood Tree Stand, aesthetically significant features of Community Facilities (C~ This land use designations is intended for public land uses to provide support for residen- tial areas established within this planned community but which must be closely monitored to ensure compatibility with surrounding areas. 3.9.2 Permitted and Conditional Uses The following uses shall be permitted by right where the symbol "P" appears and may be permitted subject to a conditional use permit where the symbol "C" appears in the column beneath the land use category, in any sector of the East Tustin Specific Plan. CF A. Community Facilities including but not limited to: 1. Civic, Cultural and Community Centers P P 2. Pub I is Parks p 3. Public Schools ~ P 4. Hiking, Bicycling, and Equestrian Trails P 5. Fire and Police Stations. P (,. Public Libraries and museums P 7. Senior citizen centers C 8. Sports field lighting and stadium C B. Public Utility yards and offices 344 '•~ CF C. Zoos or nature centers with live animals in conjunction with a public park site. C D. Hospitals outside the Browning. Aircraft Approach and departure corridor for MCAS Tustin. C E. Commercial recreational centers located on public park and school sites. ~ C F. Temporary uses -shall be regulated pursuant to the applicable section of the city municipal code. G. Unlisted uses -those used not specifically listed in this Section 3.9.2 are .subject to Community Development Department determination to be either permitted, condi- tional or prohibited uses pursuant to the objectives of this zoning regulatory docu- ment and the purposes of the individual land use category. Decisions of the Com- munity Development Department may be appealed to the City Planning Commission. 3.9.3. .Site Development Standards A. Building site area: no minimum requirements. B. Building Height limit: 35 feet unless Community Facility Land use is located totally • within a land use area allowing greater building height, in which case the greater height limit shall be allowed. C. Buildin setbacks: same setbacks allowed for the land use area in which Community acility Use is located. For uses not located entirely within one land use area, the most restrictive setback standard for any adjoining area shall prevail. D. Landscaping: a minimum of fifteen (IS) percent of the building site area shall be ' landscaped. E. Parki :compliance with parking regulations detailed in Section 3.10. F. Si nin :compliance with signing regulations detailed in Section 3.1 I. G. Li ti all lighting, exterior and interior shall be designed and located to confine direct rays and glare to the premises except sports field lighting which may be allowed subject to a conditional use permit (Section 3.9.2.A.8). H. Trash and Storage Areas: All storage, including cartons, containers and trash, shall be shie ded from view within a building or area enclosed by a masonry wall not less than six (6) feet in height. No such area shall be located' within fifty (50) feet of any residentially designated area unless it is fully enclosed. 3-45 +~. }'~' I. Screening ,. I. .Abutting residential areas: .screening standards shall be determined by the Community Development Department on an individual case basis due to the undeterminable types, and locations of Community Facility Land. Uses. Deci- sions of the Community Development Department may be appealed to the City Planning Commission. 2. Parking Areas Abutting Arterial Highways: An opaque screen shall be installed along all parking areas abutting arterial highways. Except as otherwise pro- vided herein, the screening shall have a total height of not less than thirty (30) inches and not more than forty-two (42) inches. Notwithstanding the require- ment listed above, where the finished. elevation of the property is lower at the boundary line than, or within five (5) feet inside the boundary line of , 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; a) Walls including retaining walls - a wall shall consist of concrete, stone, brick, the or similar type of solid masonry material a minimum of six (6) inches thick. b) Berms - a berm shall be constructed of earthern materials and it shall be landscaped. c) Fences, solid - a solid fence shall be constructed of wood, or other materials a minimum nominal thickness of two (2) inches and it shall form an opaque screen. 3. Mechanical Equipment: Mechanical equipment placed on any roof such as, but not limited to, air conditioning, heating, ventilation ducts and exhaust shall be screened from view from any abutting street or highway and any abutting area zoned for residential or open space uses within the East Tustin Specific Plan. 3.10 Parking Regulations 3.10.1 Purpose A. Regulations for off-street parking ore included in this Planned Community in order to achieve the. following purposes:. o To develop standards to provide sufficient parking facilities for motor vehicles required by all of the various land use categories. o To provide for sufficient guest parking facilities in all residential zones. B. Off-site Parking Regulations for Uses not Listed The parking requirements for uses not specifically listed in the matrix shall be determined by the approval body. 3-46 C ~ C. Residential Off-Street Parking Requirements Cr it for ~ st On- No. of Spaces Covered Assigned Guest Street District Required Space/Unit Unassigned Parking Estate 2 2 Garage 2 per unit 0~ Low I. Sector 8, 9, 10 2 2 Garage 2 per unit 0°6 2. Sector 2 2 2 Garage 2 per unit 5096 Medium Low 2 Medium & Medium High I. Detached 2 2. Attached Studio 1.0 I Bedroom I.5 2 Bedroom 2.0 3 Bedroom 2.0 4 Bedroom. Z.5 2 Garage 2 Garage I Carport I 2 2 2 .5 per uri i t 50~ .5 per unit 5096 ~- 3. Multiple Family (apartments) Studio I.0 1 Bedroom I.5 2 Bedroom 2.0 3 Bedroom 2.0 4 Bedroom 2.5 I I I 2 2 Medium High Use Medium Standards * Attached single family and multiple family developments shall provide minimum of .25 per unit. open unassigned for 4 or more dwelling units. If a two car enclosed private garage is provided, a guest parking standard of .5 open unassigned spaces per unit apply. 3-47 G ~ D. Commercial Shopping Center Off-Street Porkina Requirements Use Type Regional Commercial Shopping Centers District Commercial Shopping Centers. Neighborhood Commercial Shopping.. Centers Parking .Space/Square Footage of Gross Floor Area I space/200 square feet I space/222 square feet I space/250 square feet E. IVon-Residentidl Uses Off-Street Parking Requirements -Located Independently Use Type Parking Space/Square Footage of Gross Floor Area Auditoriums, theaters, sports arenas, stadiums Auto Repair Auto Sales Auto Service Station. Auto washing and cleaning estab- Iishments, except self-service Banks, commercial Barbershops or beauty parlors Bowling lanes and billard halls Churches, temples and other places of assembly not specified elsewhere Clubs, lodge halls, union headquarters I for each 3 seats or I for each 35 square feet of gross floor area where there are no f fixed seats I for each 400 square feet of gross floor area I for each 400 square feet of gross floor area 2 plus 4 for each service bay 16 minimum I for each 250 square feet of gross floor area 2 for each barber chair and 3 for each beautician station 5 for each alley plus 2 for each billard table plus spares for othere uses I for each 3 f fixed seats within the main auditorium or for every 35 square feet of seating area within the main auditorium where there are no fixed seats; I8 lineal inches of bench shall be considered a fixed seat I for each 75 square feet of gross floor area '~ JiR C Use Type Convalescent and nursing homes, homes for the aged,'rest homes, children's homes and sanitariums Dance -halls Day nurseries,: including pre-schools and nursery schools Golf course a. Driving ranges b. PitcFi and putt and miniature gold courses c. Regulation course Handball/racquetball facility Health clubs and spas Hotel/motel Laundry or dry cleaning esfablish- ments, solely coin operated Libraries - ..r' Parking Space/Square Footage of Gross Floor Area I for every 4 beds I for each 7 square feet of dance floor area, plus I for each 35 square feet of additional gross floor area I for each employees and teachers plus I for each 5 children (12 for each 10 children if adequate drop-off facilities are provided I per tee, plus the spaces required for additional uses on the site 3 per hold, plus requirements for accessory uses 6 per hole, plus the. space required for additional uses on the site I.5 for each court plus the spaces required for additional uses on the site I for each I50 square feet of gross floor area. (For the purposes of this subsection, swimming pool area shall be counted as floor area.) .75 space for each guest unit and 2 spaces for resident manager or owner. Final parking space count shall be determined by parking study approved by Planning Commission, if proposal deviates from standard. I for each three machines I for each 300 square feet of gross floor area 3-49 ~. ~.J Use Type Lumber yards Manufacturing Model home sales complex Mortuaries and funeral homes Offices a. General and administrative b. Medical clinics or offices; dental clinics or offices c. Professional, other than medical or dental d. Veterinary hospitals and clinics Public utility facilities including but not limited to, electric, gas, water, telephone and telegraph facilities not having business offices on the property Research and development Parking Space/Square Footage of Gross Floor Area I for each 250 square feet of gross floor area for retail sales, plus I for each 1,000 square feet of open area devoted to display and storage I for each 500 square feet of gross floor area plus spaces for other use 3 spaces for every model home plan. I for each salesperson 5 plus 250 square feet of usable and accessible paved parking area for every 25 square feet or fraction thereof of assembly room floor area I for each 250 square feet of gross floor area 6 for each 1,000 square feet of gross floor area I for each 250 square feet of gross floor area I for each 180 square feet of gross floor area I for each 2 employees in the largest shift, plus I for each such use regard- less of building space or number of employees I for each 500 square feet of gross floor area Restaurants, except fast food, cafes, I for each 75 square feet of gross nightclubs, taverns, lounges or floor area up to 6,000 square feet, plus other establishments for the sale I for each SS square feet of gross floor and consumption on the premises of area over 6,000 square feet food and beverages. Restaurants, fast food I for each 100 square feet of gross floor area Retail stores, general, except as otherwise specified herein I for each 200 square feet of gross floor area 3-50 C Parking Space/Square Footage of Use. Type Gross Floor Area Retail stores, furniture and I for each 500 square feet of gross appliances _ floor area Savings and loan offices, other I for each 250 square feet of gross financial institutions floor area Schools a. Elementary and junior 2 for each classroom high schools b. College, univesities and I for each 3 students, plus and institutions of higher l for each 2 members of the learning, parochial and faculty and employees private c. Senior high schools, public, I for each member of the faculty parochial and private and each employee, plus I for each 6 students regularly enrolled d. Trade schools, business ~ I for each 3 student capacity of colleges and commercial each classroom plus 1 for each schools faculty member or employee Skating rinks, ice. or roller I for each f 00 square feet of gross floor area, plus the spaces for additional uses Stables, commercial I for each S horses kept on the premises Storage yards in connection with 6 which shall be separated from contractor's business the enclosed storage area Swimming pools, commercial I for each 500 square feet of gross enclosed area, plus the spaces . required for additional uses on the site 3-51 t Use Type Tennis and racquetball clubs, commercial- tarehouses, storage buildings or structures used exclusively for storage purposes Wholesale establishments and warehouses not used exclusively- for storage F. General Notes F~~ Parking Space/Square Footage of Gross Floor Area 3 for each court, plus the spaces required for additional uses I for each 1,000 square feet of gross floor area for the first 20,000 square feet. I for each 2,000. square feet for the second 20,000 square feet. I for each 4,.000 square feet in excess of 40,000 square feet plus space for other uses. If there is more than one shift, the number of employees on the largest shift shall be used in determining parking requirements I for each 1,000 square feet of gross floor area, less that area devoted to office or sales, plus I for each 250 square feet of sales area I. On street parking credit will be permitted at the rate of one space for each 22 feet of lineal curb frontage excluding no parking areas adjacent to fire hydrants and corner curb ratio, or 18 feet if one end is obstructed by other parking spaces. 2. Parking area dimensions, location and access shall conform to the city design review criteria on file in the Community Development Department. At a minimum, garages shall be 9 feet by 19.5 feet inside dimension. Open parking spaces shall also be 9 feet by 20 feet, or 9 feet by 17.5 feet, with a 2.5 foot unobstructed overhang. Compact open spaces shall be 8 feet by 16 feet. 3. For purposes of determining this parking requirement, "dens", as determined by city staff, will be considered bedrooms if a closet can reasonably be provided within the den. 4. No on-street parking will be credited on area boundary streets. 3.1 I Sign Regulations 3.11.1 Purpose The purpose of this section is to establish standards. for the uniform regulation of signs throughout the Planned Community Area. 3-52 D 3.11.2 Applicable to Other Ordinances Whenever the- regulations contained herein conflict with the regulations of the City of Tustin Sign Code, the East Tustin Planned Community regulations shall take prece- dence. Any standard or regula#ion not covered by this section shall be subject to the regulations of the City of Tustin Sign Code. 3.J 1.3 General Regulations I. No freestanding sign or structure shall be permitted closer than five (5) feet to the ultimate street or highway right of way line. 2. In no event shall ~ illuminated sign or light device be so placed or so directed as to permit the beams and illumination therefrom to be directed or beamed upon a public street, highway, sidewalk or adjacent premises so as to cause glare or reflection that may constitute a traffic hazard or nuisance. 3. Signs shall be established and approved as a part of a Tentative Tract Map, Site Plan, Design Review, or Conditional Use Permit procedure. 4. Signing for uses classified as public or quasi-public and institutional, and iden- tified- in the Public and Institutional District (9245) shall be subjected to a Use Permit procedure. 3.11.4 Permanent Freestanding and Wall Signs I. Subject to provisions of City of Tustin. Sign Code. 3.1 I.5 Temporary Freestanding Signs I. Subject to provisions of City of Tustin Sign Code. 2. Temporary Planned Community signs in accordance with Exhibits A through G. . 3.11.6 Permanent Automobile Service Station Signs I. Subject to provisions of City of Tustin Sign Code. 3.1.1'.7 Master Sign Program All developments that meet the intent of a shopping, professional, or industrial center (as defined in the City of Tustin Sign Code) shall develop a comprehensive master sign pro- gram as a part of the design review process. The program will include enough informs- tion necessary for implementation, which includes, but is not limited to: sign copy, size, method and intensity of illumination, materials, height, sign area ad location of all signs. Shopping centers that are located in either the Mixed Use, Neighborhood or General Commercial areas may request a master sign program that deviates from the specific standards for center and business identification upon the submittal of a use permit. A shopping center may be either a neighborhood, district or sub-regional project, but in order to qualify for this request, the center must be a single development project of at least 100,000 square feet or five acres in size. 3 _53 FREEWAY "PIANNEO COMMUNITY" TAAVEI OIAECTIONA~ SIGN POLICY: Shall consist of one, two, three or four panels maximum, depending upon the number of communities requiring identity at that location. Each panel shall display the nano of a planned community or significant regional land use and a directional arrow. May be double faced if required Signs shall be located prior to freeway off amps. A community shall be identified only on the signs located prior to the primary access road to the community from the freeway. Signs shall contain four panels. for aesthetic baianca even though some panels may be blank. LOCATION: Only one sign structure shall appear before the entrance to an existing fn3eway off ramp. This sign shall be located no less than 660 feet and no more than 1320 feet from the point at which the apron starts. to widen for the off ramp. LONGEVITYs Each sign panel shall have a time limit of 5 years from the date specified in the text for a planned community request, subject to renewal by the appropriate public agency if new homes are still for sale in the community. SIGN SURFACE AREA: 97.5 square fast per sign panel. Total sign area approxi- mately 390 square feet. Signage EXHIBIT A EAST TUSTIN SPKIFlC PLAN City of Tustin ~ ~' NIGiiWAY "PLANNED COMMUNITY" TRAVEL OfAECT10NAL SIGN POLICY: The sign shall be limited to a maximum of four panels, depending upon the number of cammunities requiring identity at that location. Each panel shall dis• play the name of a planned community or signifipnt regions! land use arld a diree- tional arrow, only. Each of the panels may be double fac:eed if ~aquired. Signs shall be plaud only on major and primary roads, and shall contain four panNs for aesthetic baiana even though some panels may be blank. LOCATION: Only one such sign structure shall exist within 1320 feet of a major intersection in each direction. Tile sign may be on either the right or left hand side of the road. LONGEVITY: Each sign panel shall have a time limit of 5 years from the date specified in the text for a olanned cammuniry reouest. subject to renewal by the appropriate public. agenc~~ if new homes are still for sate in the community. SIGN SURFACE AREA: 36.6 square feet per panel. Total sign aria approximately 146.4 square feet. Sign~ge ~ EXH~~ s EAST TUSTIN SPKIFlC PLAN City of Tustin ~ EDAW Inc. INTERSECTION PLANNED COMMUNITY DIRECTIONAL SIGN POLICY: Shall consist of one, two, three, four or five panels maximum depending upon the: number of communities requiring identity at a particular intersection. Each panel shall display the name of a planned,community or significant regional land use and a directional arrow, only. Each of the panels may be double faced if required. LOCATION: Ideally suited for intersections which require the motorist to make a complete stop, and whero directional assistance is required for many communities. Such signs shall be within five miles of the communities they identify and shall be located along direct routes to a planned community. LONGEVITY: Each sign panel shall have a time limit of 5 years from the date specified in the text for a planned community request, subject to renewal by the appropriate public agency if new homes are still for sale in the community. SIGN SURFACE AREA: 41/2 square feet per panel. Maximum total area 22.5 square feet. Signage EXHIBIT ~ EAST TUSTIN SPECIFIC PLAN City of Tustin ® mew ,,~ C AEASSUAANCE SIGN POLICY: Such signs shall be not more than five feet in vertic~ai height or horizontal length excluaiw of ground clearance and shall not exceed a total arse of 15 square feet Msy be double farad if required. LOCATION: Such signs shall be located only along direct routs to the planned community or signifipnt regional land use. They shall be within five miles of the community or land use they identify, and they sh~l be at Isast onahalf mile from any other resasuranca sign identifying the ssme planned community or regional land use. LONGEVITY: Each sign shsil have a time limit of five yews. subject to renewal by the appropriate public agency if still serving a public need. SIGN SURFACE AAEA: 13.5 square feet Sign~ge ExH~iT o EAST TUSTW SPKIFlC PLAN City of Tustin ~ EDAW Ine. TRACT 'SUBOiVIS10N IDENTIFICATION' ANO COMMUNITY DIRECTION 31~N '` POLICY: Snail not exceed 120 square feet in sign surface area. May b• used as an an- i site (within the boundaries of the planned community) or an off-site sign. Shall display only the names and/or symbols of the developer/s who ue currently building and/or marketing homes in that community or the name or Hama of the tract development within that community !maximum of 21 and the name of the planned community and a directional arrow, and thr name ~'I rvine." May be double facsd if required. LOCATION: To bt located before critical intersections which introducs the major entry/ies to a Planned Residential Community. LONGEVITY: Each sign shall have a time limit of five yeah from the date of issuance of the sign permit. Subject to renewal by the appropriate public agency if new homes are still for sale in the community. SIGN SURFACE AREA: 120 square feet. Signage EXHIBIT E EAST TUSTIN SPKIFlC PLAN City of Tustin ~ ®AW lee. C ~ COMMUNITY ENTRY SIGN POLICY: Wherever possible shall be used as an on-site sign Iwithin the boundaries of the community). Shall be double faced-where requirod. LOCATION: At or near the main entry/ies to the residential community. LONGEVITY: Each- sign shall haw a time limit of 5 years from the date specified in the text for the planned community. Subject to renewal by the aQjuopriate public agency if new homes are still for sale in the community. SIGN SURFACE AREA: 160 square feet. Sign~ge EXH,61T F EAST TUSTIN SPKIFlC PLAN City of Tustin ~ EDAW lee. ~' FUTURE FAC1lITY SIGN 1 POLICY: The sign shall identify facilities. which. an plsnned as psrt of a planned community and are to be constructed in the immediate future, .General symbols, de• signed to identify and not to advertise, will represant the ssmr type of facilities in each of the I rvine communities. May be double- faced if required. LOCATION: Always installed on the site of the facility and oriented to the narest street. One sign to be utilized for each street fronting on the site. LONGEVITY: From the time the site has been zoned for the facility until construc- tion and/or leasing is completed. SIGN SURFACE AAEA: 96 square feet maximum (including 4 "rider" panels). Signage EXHIBIT G EAST TUSTIN SPECIFIC PLAN City of Tustin ~ EDAW tnc. ~- ^ti The following criteria will be included in the submittal for a master sign program that qualifies for a sign deviation: I. The program will include .all the information shown above and will be compre- hensive and specific in scope. 2. A map that delineates the site proposed to be included within this master sign program. 3. Center identification signs will be limited to monument signs only. 4. Freeway identification signs may be requested, either a pole sign or monument. 3.12 D~welopment Processing and Administration 3.12.1 Background The project area known as East Tustin is Zoned (P-C) Planned Community District pur- suant to Section 9244 0# the City Code. Sections I, 2 and 3 combined in the Easf Tustin Plan constitute the "Development Plan" required for development in .the Planned Com- munity District. A General Plan amendment was processed concurrently ensuring con- formity between the Land Use Element of the City General Plan and this Development Plan for East Tustin. Within the Development Plan, Sections I and 2 were adopted by resolution pursuant to Specific Plan law while Section 3 was adopted by Ordinance establishing zoning devel- opment regulations. 3.12.2 Processing The Land Use Plan (map) of the East Tustin Specific Plan shall generally guide location of land use areas. Precise determination of land use area boundaries will not be deter- mined until the following occurs: Sector Plan Processing: Sector Plan Review The next level of detailed plan implementing the East Tustin Specific Plan is known as the 'Sector Plan". Prior to or concurrent with any development or subdivision of land in any individual sector, a 'Sector Plan" shall be processed pursuant to Section 3.S.C and D, and in accordance with policies and programs shown in Section 2.13 and 2.14. Development Project Processing: Development Project Review Following approval of a Sector Plan with an initial subdivision map, a subsequent subdivision map with individual "Development Projects" may be processed. Devel- opment projects include but ace not limited to subdivisions of detached or attached single family homes, multifamily homes (apartments), shopping centers, office com- plexes, etc. All development projects shall be subject to Planning Commission review as either a non-discretionary project if permitted by right in the specific land use area or dis- cretionary project (public hearing) if subject to a conditional use permit. 3-54 Development Project review authority includes site plan, structural elevations, signing, landscape plans and. other information deemed necessary by the Commission may be requested. Design Plan•Processina: Desian Review For those remaining. plans not subject to either the "Sector Plan" process or the "Development Project" process, the general category of "Design Review" will be used. The Design. Review process is a Community Development Staff delegated function to review and approve such non-discretionary plans as those forsigning, final architectural approval, landscape plans for common areas and. miscellaneous trails, parks, etc. Should staff determine the plans submitted for simple Design Review processing are significant enough to warrant Planning Commission review, staff maintains the dis- cretion to refer such plans to the Planning Commission under the Development Pro- ject Review Process. 3.12.2 Application Content and Processing Fees The following application forms will be available in the City Community Development Department: o Sector Ptan Review Application (SPR # ) o Development Project Review Application Not subject to a use permit .....(DPR f~ ) Subjec# to a use. permit .....(DPR-UP 4~ ) o Design Review Application (DR ~ ~- Attached to each form .shall be a listing of application requirements and other informa- tion for processing- said application. Fees for processing shall be established- by City Council Resolution to reflect current city costs to Process the application. 3.12.3 Appeals Any person within 10 days from the date of decision, may appeal any order, requirement, or decision or determination of the Director of Community Development to the City Planning Commission for determination. The Planning Commission when considering an appeal shall conduct a public meeting and receive evidence in a manner they deem neces- sary to render a decision. Following the Planning Commission's decision, any person within 10 days from the date of Planning Commission decision, may appeal any order, requirement or decision or determination to the City Council. The City Council shall conduct a public meeting and receive evidence in a manner they deem necessary to render a final decision. Appeal procedures for conditional use permits and subdivision maps shall be governed by applicable sections of the City Code. Fees for appealing either a staff decision or Planning Commission decision shall be established by City Council resolution to reflect current city costs to process the appeal. 3-55 C ~ 3.13 Administrative Adjustments 3.13..1 Purpose The purpose of this section is to grant authority to the Director of Community Develop- ment or designee to take- action on requests for minor modifications or adjustments to 'Site Development Standards" when such requests constitute a rcwsonable use of property not permis3ible under a strict literal interpretation of the regulations. Administrative Adjustments are intended for special .circumstances of hardship and not applicable to entire subdivision site development standards in the case of the residential property. 3.13.2 Applicability For the purposes of administering this section, ~ adjustment is any minor variation from the 'Sits Development Standards" section of the residential, commercial,. mixed-use or community facilities use regulations. Parking and signing regulations while detailed in Section 3.10 and 3.1 I are- referenced in site development standards and therefore eligible for adjustment. Administrative Adjustments may allow the following: A. A decrease of not more than 596 of the required building site area. B. A decrease of not more than 1096 of a required building setback. ~~ C. An increase of not more than 2096 in the permitted height of a fence or wall, subject to city approved structural design. D. An increase of not more than 1096 of the permitted projection of~ steps, stairways, landings, eaves, .overhangs, masonary chimneys, and fireplaces into any required building-setback. . E. An increase of not more than 1096 in the permitted building height. F. An increase of not more than 10°6 in the permitted height or area of allowable sign- age in Section 3.1 I. G. A decrease in the number of required off-street parking spaces for non-residential land uses up to a maximum• of 1096 for Neighborhood and General Commercial areas. Uses within the mixed-use area may be granted adjustments commensurate with a Planning Commission approved transportation management plan or shared parking plop prepared by qualified traffic engineer. The Planning Commission shall include findings in its determination addressing the following: .o The intent of the parking regulations is preserved. o The parking provided will be sufficient to serve. the use intended and potential future uses of the- same site. o 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 pro- perties located in the general vicinity. 3-56 .r...*,, ~, ~' ~ ~ 3.13.3 Procedures Ap, lic~ation_s: A. An application for an adjustment .shall be filed with the Community Development Department pursuant to its current application procedures and fee schedule. A single application may include requests for adjustments from more than one regula- tion- applicable to the same site, or for more than one regulation applicable to the same site, or for similar adjustments on two or more sites have the same charac- teristics. B. Public meeting: 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. Findings: 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. D. Decision of Director: 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 fora vari- ance in accordance with the procedures prescribed in the City Zoning Code 3.14 Amendments to the Plan Any amendment to the East Tustin Specific Plan Sections I and 2 which changes any pro- perty from one land use area to another, imposes any regulation upon property not there- fore imposed, or removes or modifies any such regulation may be inititated and adopted on a sector by sector basis. Only the sector or sectors proposed for amendment shall be reviewed in the amendment and subject to the Public Hearing Process.. The notices of public hearing for amendment to any sector plan shall be published in a newspaper of local circulation and. mailed to all property owners within the specific sec- tor and to all property owners within three-hundred feet from the exterior boundaries of the sector. Amendments to the East Tustin Specific Plan Section 3 shall be initiated and processed in the same manner set forth by the City Code for amending. the City Zoning Ordinance. Notices of Public Hearing Whenever any portion of the East Tustin 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 City Code for "Notices of Hearing" of the Zoning Ordinance of the City of Tustin. 3.15 Enforcement Provisions Section 3 of this 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 Part 2 Penalty Provisions and Part 3 Citation Procedures of the City Municipal Code in addition to the city's authority to seek civil litigation in a court of law. x_57 C J 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. 3.16 Sesverability Clause if any section, subsection, subdivision, sentence, clause, phrase, or portion of this Plan, or tfie 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 tfie validity of ~ the remaining portions of this Plan or_ its application to other persons or places. The City Council hereby declares that it would have adopted this 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 the application tfiereof to any person or place, be declared invalid or unconstitutional. 3.17 Adopting Resolutions, Findings and Mitiption Measures Refer to following pages for adopted resolutions and ordinances. 3 _58 ~ ~ EXHIBIT "D" .~- MAJOR INFRASTRUCTURE PHASING E1 Modena Channel - The ultimate El Modena-Irvine Channel improvements to provide protection from the 100 year flood as specified by the County of Orange Environmental Management Agency (Flood Control District) shall be completed prior to the issuance of any building permit other than for Tract 12345 and the Auto Center ( Parcel Map 84-1032 ), except as provided in subparagraphs a and b below. Improvement limits of the El Modena-Irvine Channel shall be from Browning Avenue to the downstream side of the Santa Ana (I-5) Freeway. Construction of improvements and grading northerly of Bryan Avenue may begin under the following conditions: a. Construction of the ultimate improve- ments for the E1 Modena Channel have been contracted for and construction has begun. and ' b. The improvements. and/or grading will not have a detrimental effect on the Flood Control Capacity of existing facilities as determined by the City Engineer. ' Myford Road (North/South Arterial) - I. Immediately after City's receipt of proceeds from the sale of bonds or bond anticipation notes for Assessment Dis- trict No. 85-1, the design and construc- tion of the ultimate improvements of Myford Road (Westerly one-half) between the Santa Ana (I-5) Freeway and~Irvine Boulevard shall commence and shall be completed prior to or concurrent with the development of Sectors 11 & 12. The presently estimated scope of improve- s ments are shown in the Engineer's Report for Assessment District 85-1, but addi- tional improvements of Myford Road between I-5 and Irvine Boulevard, out- side of the East Tustin boundary and ~ Assessment District 85-1 may be required in the reasonable discretion of the City Engineer, to provide adequate circula- tion with standard improvements, with 1 ~,. rw ,' phasing consistent with the phasing of development in the Specific Plan Area. II. Myford Road ( 2 lanes) from Irvine Blvd. to the northerly city limits shall be completed prior to the issuance of any building •permits in Sectors 1, 2, 3, 4, 5 or 6. •Also the ultimate improvements (as indicated in the proposed Greater East Tustin Assessment District) of Myford Road adjacent to Sector 7 shat l be constructed prior to or concurrent with the development of Sector 7. Addi- tional improvements outside of the East Tustin boundary and the Greater East Tustin Assessment District may be required at the reasonable discretion of the City Engineer. III. The intention is to complete Myford Road as the North/South Arterial. If Myford Road is unable to be completed due to alignment or other issues, upon mutual agreement of the City and the Company, other alternative solutions which will provide the required traffic capacity may be allowed, provided that no build- ing permits in Sectors 1, 2, 3, 4, 5 or 6 will be issued until such alternative solutions are approved by City. G Jamboree Interchange - Immediately after City's receipt of the proceeds from the sale of bonds or bond anticipation notes for Assessment Dis- trict 85-1, the design and construction of the Jamboree Road/I-5 Interchange shall commence. I•t is contemplated that Assessment District No. 85-1 will fund a portion of the total cost (72~) of the Jamboree Road/I-5 Interchange. Developer shall be responsible to arrange funding for the remaining por- tion of the cost (28~) at the time of construction (demand by Caltrans) and will be reimbursed at a future date to the extent permitted by law from the proceeds of the sale of assessment dis- trict bonds when and if subsequent Assessment District(s)~are established in the remaining areas of the East Tus- tin Specific Plan. 2 r ' ~' '~r Irvine Boulevard - At such time as Irvine Boulevard between Browning Avenue and Newport Avenue is widened to a six-lane primary Arterial Highway status and City is a participant ' in the widening project, Developer shall pay its determined fair share of City's costs, based on the impact of East Tus- ~ tin traffic on Irvine Boulevard. The fair share shall be consistent with recommendations contained in the E.I.R. r and shall be determined by traffic generated by actual development in the East Tustin Specific Plan. Remaining Infrastructure - The remaining infrastructure improve- ments for Assessment District No. 85-1 ' shall be completed concurrent with planned development within the Assess- ment District boundaries (575 acres). Construction of all other arterial high- ways within the East Tustin area shall precede or be constructed concurrently with all residential construction within ~, 1000 feet of the subject roads. 9 J a C 3 r 1 1 2 3 4 5 6 7 8 9 10 11 12 13 141 151 161 17 18 19 20 21 22 23 24 25 26 27 28 03086 AMENDMENT TO SCHOOL FACILITIES AGREEMENT This Amendment to School Facilities Agreement (Amendment) is y ~. entered into as of March 10 1986, by and between The Irvine Company (TIC), a Michigan corporation, and the Tustin Unified School District (TUSD), a public unified school district. R E C I T A L S WHEREAS, TIC and TUSD entered into a School Facilities Agreement on January 27, 1986; and WHEREAS, TIC and TUSD desire to amend a certain portion of said Agreement. NOW, THEREFORE, TIC and TUSD mutually agree as follows: Subsection c, Paragraph 5, of the School Facilities Agreement entered into on January 27, 1986, is hereby deleted in its entirety and superseded by a new subsection c,~Paragraph 5, to read as follows: "TIC agrees that it shall not cause a final builder residential map to be submitted for final approval by the City of Tustin until such time as TUSD and TIC have entered into the necessary agreements to enable TUSD to obtain financing for the acquisition, con-struction or use of the necessary school facilities to accommodate students generated by residential development of that map. TUSD - agrees that consent to such necessary agreements will not be unreasonably withheld. TIC is not precluded by this section 5c from submitting a proposed final builder residential map for plan check, or other City processing short of submittal for final approval." // ,•J •~~; / 1 IN WITNESS WHEREOF, TIC and TUSD have caused this Amendment 2 to Agreement to be executed in their names and on their behalf by. 3 their duly authorized representatives. 4 TUSTIN UNIFIED SCHOOL DISTRICT 5 s By; 7 Title: Clerk, Board of Education 8 9 ~~ PPP~O THE IRVINE COMPANY 10 ~ ti~~ ~ l 12 ~ Title:. President 13 14 15 Title: Vice President 16 17 18 19 ,, 20 _ 21 22 23 _ 24 25 26 27 28 ~ -2- (: SCHOOL FACILITIES AGREEMENT This School Facilities Agreement is entered into as of January 27, 1966, by and between The Irvine Company (TIC) a Michigan corporation, and the Tustin Unified School District (TUSD) a public unified school district. Recitals A. TIC proposes to develop property in the East Tustin Specific Plan (ETSP) area shown as Exhibit A and within the jurisdiction of TUSD. B. TUSD and TIC desire to maintain the quality of school facilities throughout the TUSD. It is of mutual benefit to TIC and TUSD that the reputation of excellence in education and facilities continue, and that the ETSP area develop into a highly successful community for adults and children. C. TIC acknowledges that providing TUSD early information regarding the development is necessary to facilitate TUSD decision-making process. D. TUSD and TIC desire to establish a method of financing school facilities necessary to serve the'student population generated by development. E. TIC and TUSD acknowledge and agree that school facilities plans and mitigation agreement or agreements are necessary and should be based upon sound demographic data, consideration of a number of financing options, studies of current facilities, and projected development phasing. Agreement In consideration of .the above premises and the following terms and conditions, TIC and TUSD agree as follows: 1. Agreement to Provide Necessary Facilities ` a. TUSD and TIC will provide for necessary school facilities in time to meet the demands created by the development as outlined herein. 2. Agreement to Seek Funding e. TIC and TUSD acknowledge that at the current time state funding may not be available to fund school facilities when they are needed for projected growth, however, all sources of revenue including state funding will be explored to fund the acquisition of land and facilities. Notwithstanding the present uncertainty regarding State funding, TUSD will pursue State funding. b. TUSD and TIC will cooperate in preparing applications for grant funding from the 6tate of California, TIC will, at ite cost retain consultants satisfactory to TUSD as necessary to assist with grant applications. TUSD will provide appropriate expertise from the educational perspective. C ~ page Two c. TUSD and TIC agree to explore other sources of revenue to fund the refurbishment of existing schools, acquisition of land and construction of facilities if State funding is not available. Financial alternatives including but not limited to lease-purchase agreements, Mello-Roos community facilities districts, and builder fees shall be considered. 3. Agreement to Prepare School Facilities Plan a. TUSD agrees to prepare a school facilities plan (School Facilities Plan or Plan) to house students generated by residential development which shall be an exhibit to the Mitigation Agreement, as that term is defined in Section Sa below, or agreements as necessary. The Plan shall be based on assumptions of growth in existing schools as well as projected growth in the ETSP area. The Plan shall also be based on the use of existing facilities as well as new facilities to house the student population generated by development. The School Facilities Plan shall consider those matters set forth on Exhibit B attached hereto. ,, b. TUSD and TIC will work together developing demographic and other data to be used for the development of the School Facilities Plan and grant applications. These data will include, but not be limited to, facility capacities, fiscal data concerning capital outlay, deferred maintenance and leasing programs. c. TIC will provide to TUSD information on planned residential product types and related development phasing schedules for use by TUSD in preparing the School Facilities Plan and grant applications. d. TUSD and TIC agree to review the School Facilities Plan at least annually for the housing of students generated by the ETSP area development. After the School Facilities Plan has been developed, TUSD will consult with TIC regarding the design of facilities financed by any assessment or fee. TIC shall have the opportunity to review and comment upon plans for such facilities; however, final design responsibility and decisions will remain with TUSD. e. TUSD and TIC agree to the student generation rates set forth in Exhibit C attached hereto as initial assumptions for school facility planning. TIC and TUSD agree to further refine student generation rates to be used in development of the School Facilities Plan. TIC and TUSD acknowledge that certain assumptions may change due to unforseen circumstances. When this occurs the generation rates will be adjusted accordingly by TIC and TUSD. f. Regarding those facilities for which state funding !s specifica]ly sought or develoF~er financed, TUSD agrees to 'maintain comp]iance Witt, the State building progrem in terms of aret-itectual guidelines, cost ar,d student loading factors. D ~ Page Three g. In the development of the School Facilities Plan, TIC and TUSD agree to consider a mix of permanent, modular, and portable facilities as well as refurbishment of existing facilities while maintaining existing TUSD standards of quality, to meet the student housing needs. 4. Reservation of sites a. TIC and TUSD agree that eight school sites shall be reserved in the ETSP as shown on Exhibit A. The number, location and size of school sites sufficient to meet the needs of the proposed student population shall be agreed upon in the Mitigation Agreement, or agreements as necessary and reviewed annually. If TIC and TUSD mutually agree that any of the reserved sites are unnecessary as determined by the School Facilities Plan, such sites shall be released to TIC for disposition or use as determined by TIC. The Mitigation Agreement will also address the provision of additional sites if necessary. The method of acquiring school sites and facilities, including but not limited to leasing, lease purchases,, or other public or private mechanisms will be agreed upon by TIC and TUSD in the Mitigation Agreement or agreements as necessary. b. TIC and TUSD agree that if school facilities funded by TIC serve areas or students beyond the demands of the ETSP area TIC shall receive credit for purposes of satisfying student housing requirements for future TIC residential development. The method of determining that credit will be established in the Mitigation Agreement or agreements as necessary. 5. Mitigation Agreement a. TIC and TUSD will cooperate in the expeditious completion of a mitigation agreement which shall provide for housing of students generated by the ETSP area (Mitigation Agreement). Should this Mitigation Agreement not be completed prior'to the first tentative tract map approval, TUSD and TIC $gree to cooperate in developing a separate mitigation agreement covering the development which is the subject of the first tentative tract map which will satisfy the condition as outlined in 5c below. b. Should the Mitigation Agreement not cover all areas of the ETSP, TIC and TUSD will cooperate to develop subsequent mitigation -agreements as necessary. age lour c. TIC and TUSD agree that a condition be included in the ETSP by the City of Tustin that final residential maps shall not be approved by the City until such time as TUSD and TIC have e nts to ensble TUSD to obtai'-. entered Into the necessary •gr eme financing for the aequistion, construction or use of the necessary school facilities to accommodate students generated by residential development of that map. TUSD •grees~that its approval will not be unreasonably Withheld.- ~ - ~~,~~ ~ c~ ,~+, TUSTIN UNIFIED SCHOOL DISTRICT gy. Title: Clerk, Board of Educat~n.+ January 27, 1986 THE gy. Ti tl Sy: Tit 1 e : _V tA,c, ~tFS~ ~'r~'r r ~ ~ I . saisii • .• ~ :, .: r : . .... ~r 1i .., 1 ~ ~ • • .. _ ~~ ~( .~ . ~ . ' ~• •. ~ •' j f . i _i _ i•i • ~ .r . • ~~ ~ • A ` I • • A~~ ..~.~.... .r ~ ~ ~~ • ' ~i Z • '' © w~ ~- z ti •, ' ' ~ -~•• t •~ ~ •. ~ •1 •~• ~ ~ • •~ • •: ,•~ ' . ~; ~. .. ~ ~ ~ -. ~. • •. ~~. •~ ^, • _ ~ • ~ • • ~ = ~~ ~~Ri ~ .. .! .~_ < - • L14ND USE PLaN ~~~ 5~rfiM ~ C~-~ tin nr~n r Exhi bi t B The School Facilities Plan will include but not be limited to the following: ESTP Area Schools - Assumptions of student growth including new dwelling units, utilization of transportation programs, student generation factors, projected increases in student populations - School capacities, including permanent and temporary; - Size of schools, square footage allowances - Construction costs per square foot and total construction costs; ` - School facilities required; - Estimated schedule for school construction. Existing Schools - Identification and evaluation of current facility utilization including existing and surplus schools; - Identification and evaluation of current facility capacity= - Identification and evaluation of existing conditions and needed improvements of current and surplus school facilities; - Cost estimates to make improvements of existing facilities; - Projections of student growth or decline; ,. - Identification of existing schools with potential for use by students generated by the new development= - Identification end value of properties that are underutilized and could potentially provide capital resources. ~~', " . ~~ :~ tz$lilr c TUSD icudsat 6sneration Batas • !or Test hstin ipeciiic tlan drsa =12 R-12 fia~is Taaii~ Dstacbad 0.30-0.SS O.Od-0.1! • 0.14-0.45 O.S6-1.16 :inpls Taail~ ittaebsd 0.2s-0.SO O.OS-0.iS O.OS-0.20 0.3d-O.ES llultiiaailp ~~pts) 0.10-0.40 0.0`-0.12 O.OS-0.20 0.19-0.~2 sassd ea tbs Distriet'a Dolicp •s to •iss of •ebools. gad assusin= that C.T. tJtt tchool ~s~ operate ss • L-S •cbool. •ad 6assd upon tbs ssprasentation by ' She Ir+-iae Co=paay flat oalp 1.000 lvsliint gaits Brill 6e ~svslopsd wader ` the fpecific tlan. tbs total number of additioaal •cbools •bould bs: El~ssatar~s S Iaterasdiate: 1 bijh Schools 1 • lwttsr ~stsd Movs•bsr 26. lies tros tartar tad Govsrt for TUSD 0 s EXH131i F FISCAL IMPACT ANALYSIS OF PROPOSED PLAN EAST TUSTIN SPECIFIC PLAN AREA Prepared for: City of Tustin 300 Centennial Way Tustin, California 92680 January 13, 1986 PLANNING AND QEVELOPMENT SERVICES 11661 San Vicente Boulevard. Suite 609 Los Angeles, California 90049 t (213) 820-2680 STANLEY R. HOFFMAN A S S 0 C i A T E S O List of Tables List of Figures J TABLE OF CONTENTS ....................iii . iv Chapter 1 Introduction 1 1.1 Fiscal Impact Assumptions 2 1.2 Overview ... 3 Chapter 2 Summary .. 4 2.1 Land Uses 4 2.2 Overal 1 Fiscal Impact 4 2.3 The Distribution of Reven ues and Costs . .. 8 2.4 One-Time Fees and Charges 12 Chapter 3 Land Uses and Phasing 13 3.1 Residential Development . 13 3.2 Commercial and Industrial Dev elopment 15 3.3 Public Infrastructure 17 Chapter 4 Fiscal Impacts 21 4.1 Summary 21 4.2 Recurring Revenues 25 4.3 Recurring Costs 27 4.4 One-Time Processing Fees and Charges 32 4.5 One-Time Processing Costs and Vehicle and Equipment Capital Outlays 32 i o ~ TABLE OF CONTENTS (continued) Appendix A Summary of Cost and Revenue Methodology 35 A.1 Major Assumptions 35 A.2 City of Tusti n Revenues 36 A.3 City of Tusti n Costs 40 o ~ LIST OF TABLES Table Page 2-1 Summary of Ultimate Development 5 2-2 Summary of Recurring Fiscal Impacts on City of Tustin 6 2-3 Comparative. Distributions of Revenues. and Costs During Development and At Bui 1 dout . ~ . 10 3-1 Phasing Assumptions: 1986-1997, Resid ential Land Uses 14 3-2 Phasing Assumptions: 1986-1997, Non-R esidential Land Uses 16 3-3 Projected Arterial and Collector Road Improvements 18 3-4 Cumulative Infrastructure Summary 20 4-1 Summary of Recurring Revenues, Costs and Fiscal impacts 22 4-2 Percentage Distributions of Recurring Revenues and Costs 23 4-3 Police Department Costs ... 28 4-4 Public Works Department Costs 29 4-5 Citywide Overhead Costs 31 4-6 Projected Processing Fees and Charges 33 4-7 Projected Processing Costs and One-Time Outlays 34 B-1 Market and Demographic Assumptions, Residential Land Uses 46 B-2 Market and Employment Assumptions, Retail Land Uses 47 B-3 Market and Employment Assumptions, Other Non-Residential Land Uses 48 iii C ~ _LIST OF FIGURES F~ g ure P~ac e 2-1 Projected Recurring Revenues and Costs 7 2-2 Projected Revenue/Cost Ratio 9 ;~ o ~ CHAPTER 1 INTRODUCTION The East Tustin Specific Plan Area plus the planned auto center and Phase I residential development in the East Tustin area consists of over 2,000 acres, generally bounded by Interstate 5 on the south, by Browning Avenue • on the west, by the future Myford Road on the east and by Peters Canyon Reservoir on the north. The property is owned by The Irvine Company. At buildout, the specific plan area plus the other development is expected to include approximately 9,000 housing units, 198 acres of commercial and industrial land uses, 74.4 acres of public and private parks, and a 150- acre golf course. Over the past two years, a specific plan has been in preparation for the East Tustin area. Most recently this process has focussed on the analysis of three specific plan alternatives. The major differences between these alternatives has been in the differing composition of non-residential land uses. Residential land uses, and some commercial land uses, such as the auto center, have been the same under all alternatives. This report presents the analysis of fiscal impacts for the proposed specific plan development plus the auto center and Phase I residential development in the East Tustin area. The proposed development is currently the preferred alternative, but does not at this time represent any final City of Tustin or Irvine Company policy assumptions regarding future land uses in the area. -2- 1.1 Fiscal Analysis Assumptions The fiscal analysis has been conducted to estimate the recurring costs and revenues to be encountered by the City of Tustin during development of the East Tustin area, and after project buildout. The analysis also shows one- time fees and charges, as well as one-time outlays for vehicles and equipment. The fiscal analysis is based on data and assumptions from the following sources: 1. Project valuation, taxable sales and hotel market assumptions as derived from the marketing consultant and The Irvine Company. 2. City cost and revenue functions, as derived from an analysis of the 1985-86 City budget and interviews with key City staff members. It is further assumed that these public service levels will remain in effect over the development period. 3. Land use, demographic and employment generation assumptions, as derived from the land use consultant, the City and The Irvine Company. 4. Assumptions about public works improvements, public and private parks, and other infrastructure from the engineeriny and land use consultants, the City and The Irvine Company. 5. Additionally, all costs and revenues are projected in constant 1985 dollars, with no adjustments for possible future inflation. -3- n Appendix A presents a summary bf the fiscal assumptions. The assumptions are presented in detail in another report by Stanley R. Hoffman Associates, Inc., Municipal Cost and Revenue Estimation Methodology for the City of Tustin, prepared in November 1985. While the consultants, the City and The Irvine Company have worked closely to develop a set of realistic fiscal and market assumptions, it must be recognized that economic and demographic fluctuations will occur over time, and there is a need for periodic monitoring and updating of assumptions and factors, as they affect land use decisions. 1.2 Overview Chapter 2.presents a summary of the fiscal- analysis. In Chapter 3, a project description, consisting of land uses, public infrastructure, and phasing, is found. Chapter 4 presents the fiscal analysis in detail. Appendix A presents the fiscal assumptions, while the detailed market and land use assumptions are found in Appendix B. 2.1 Land Uses. As presented in Table 2-1, the East auto center and Phase I residential assumed to accommodate a variety of dwelling units, 198 non-residential acres designated as public parks), CHAPTER 2 SUMMARY Tustin Specific Plan Area plus the planned development in the East Tustin area is land uses, including approximately 9,000 acres, 74.4 acres of parks (with 58.8 and a 150-acre golf course. Of the 9,000 dwelling units, over 72 percent are designated at densities of medium-high or above. Most non-residential land uses will generate sales tax at a substantial rate, including 18 acres of neighborhood retail, 92 acres of district retail, and a 51-acre auto center. The 200-room hotel will generate substantial transient occupancy tax, as well as sales tax. 2.2 Overall Fiscal Impact In summary, three fiscal highlights are: o The project was analyzed on an annual basis up to ultimate development, and the overall fiscal impact was projected to be positive for all years of development o After ultimate development, with no major changes in the assumptions, the development is projected to be fiscally positive. o In addition to the above positive fiscal impact, as development occurs there could be additional one-time net revenues generated by development fees and charges. The overall fiscal impact is presented in Table 2-2 and Figure 2-1. A budget surplus is projected for all years of development, beginning with a surplus of $134 thousand in 1986, the first assumed year of development. -4- d ~ TABLE 2-1 EAST TUSTIN FISCAL ANALYSIS SUMMARY OF ULTIMATE DEVELOPMENT DWELLING UNITS Estate density 638 Medium-low density 1,263 Medium density 653 Medium-high density 3,024 Heavy density 3,422 Total dwelling unts 9,000 COMMERCIAL/INDUSTRIAL ACRES Neighborhood retail 18.0 District retail 92.0 Auto center (10 dealerships) 51.0 Hotel (200 roams) 5.0 Research & development 32.0 Total commercial/industrial acres 198.6 Public parks acres 55.8 Private park acres 18.6 Total park acres 74.4 Golf course acres 150.0 Source: Stanley R. Hoffman Associates, Inc. ~ -6- '~,. Z ~.r H N H O YI L a .v F- .~ r.• r~ N t~ O w C Y O Y9 J CO ~ ~ t.7 N J d C 1 G Z n! N 6.i -~• M N N W ~-• J C J W G O CO V 67 ~ 2 N I... rr w IF F~ tL O N ~ O N !- Z ~ ~+ C H d' A 3 ~ W W L OC F~ O w v Y N P~ N M I rl 1 ~ Il9 °1 m N + a a o'1 1'9 i a + ry N • • 1 M n•1 n ~ ~0 1 n 1/1 1 a ~ ~ a i o le i . + tT M N N 1 tT • ,.1 M • • 1 M ry r ~ l0 1 M M 1 N ^ W Cn a O 1 t~ . .1 OI a O .'-1 1 OI .~1 M • 1 M rl N ^ t0 1 p M 1 N ~ ~ 1 N 0 ~ ~ 1 O 01 N In fb 1 f~ •~• n • 1 N r1 n t0 to 1 n M 1 n N ~ M 1 ~ 07 ~' ~ N t~! t0 1 M •.1 N 10 tI'f 1 N M 1 N N n V 1 10 0 !•1 A 01 n r/ M 1 n rN N • 1 M rl M tp Il'! 1 n M 1 n N CR II O ~f 1 ~ Q1 n t0 tp 1 CR rl M • 1 M rl n LL9 ~' 1 q M 1 M 0 0 N 1 N 0 O 0 0 1 rl CH M r1 CH 1 rl rl n 1 • •"y N t[f !h 1 r1 N ~.•- 1 M a ~ N 0 p m 1 tp 01 N OD r1 1 n .r n • I M rl p f+1 th 1 M M I n ~ CO n tp 1 41 ^r Ot M O I~ 1 N .~ n • 1 M •~1 N N rl i n M 1 n O ~i i a ~ v + n a II .~-/ 1 It M I n N 0 n O t0 1 1'9 01 n !~ tLf 1 .~1 .~ n M 1 M ri n 1 II n 0 v r a + a ~ 3 •a N r~ O A V to - u y 1/1 QI 7 ~ ~ C N LL C tY N d ~ H 01 > m O C 4t L V 'r CC L tT OI L QI G C ~ G T T t. 1. L L > > > u u a+ u d d d d ~ ee z ae u C w N 47 •.1 A •V O N c m v.. O x tY _d C N N N v 0 N I~i ~ ® F .7. V / ~ ~ O U ~ Z Q ~ _ W W U~ ~ ~ N ~ _ W ~ Z C.7 ar ~/ W U ~ W ~ ~ U -~-~ ~ ~ ~ ~- W 0 0 0 0 0 0 0 0 00 r c0 to d' ~ N r- (suo!II!W) S1S00 aNb' S3f1N3/~3~ ON1~~1f1032~ T~ V• f~ rn N rn rn rn co 00 rn o ~' O U Q F- W Z 0 H O U w z w w O a -$- This surplus is projected to increase to $436 thousand in 1987, decline to $291 thousand in 1988, and increase thereafter to $767 thousand in 1989 and $1.115 million by 1990. In the years after 1990, the surplus is projected to fluctuate in the range of about $700 thousand to $950 thousand. At project buildout in 1997, the surplus is projected at $928 thousand. Total City revenues are projected to grow from $701 thousand in 1986 to $7.31 mil lion in 1997. The most substantial increases in revenues are projected for the 1987-1991 period, when most retail sales-generating land uses are projected to be developed. Recurring costs are projected to increase from $568 thousand in 1986 to $6.38 million in 1997. The ratio of revenues to costs is relatively high during the first six years of development, ranging between 1.16 in 1988 to 1.45 in 1987, as shown in Table 2-2 and Figure 2-2. The ratio of revenues to costs is projected at 1.20 in 1991, 1.24 in 1986, and 1.25 and 1.28 in 1988 and 1989, respectively. After 1991, the ratios of revenues to costs are generally lower than during the early years, ranging between 1.12 and 1.15. The ratio of revenues to costs in 1997, the last year of development is projected at 1.15. 2.3 The Distribution of Revenues and Costs The distribution of revenues and costs for 1990 and 1997 is shown in Table 2-3. These years are chosen to present the nature of cost/revenue impacts in the early stage of development, as well as at project buildout. Costs and revenues by category are presented for all development years in Chapter 4, Table 4-1. ~./ ~9 N 1 N W G' Gf3 --r Li VJ r o ~Q _ U1 ~ O U w ~~ I• I- Z 1~1~ NW N ~_. • W f- W Q. (T~ r W (0 01 r r N 0) rn r Q~ r Q~ r o r O r slso~ ~Ni~~no~~/s~nN~n~~ ~N~~~nos~ O ~ 00 ~ c~0 ~ ~ ~ N ~ (1~ r r r r r r r r r -10- TABLE 2-3 EAST TUSTIN FISCAL ANALYSIS COMPARATIVE DISTRIBUTIONS OF REVENUES AND COSTS DURING DEVELOPMENT AND AT BUILDOUT (In Thousands of Constant 1985 Dollars) 1990 pct. 1997 pct. ** Recurring Revenues ** Property tax $1,117 21.9% $2,097 28.7%~ Real property transfer tax 117 2.3% 85 1.2% Sales tax 2,443 47.9% 2,970 40.6% Transient occupancy tax 350 6.9% 350 4.8% Business license tax. 51 1.0% 66 0.9% Franchises 90 1.8% 142 1.9% Revenue from other agencies 616 12.1% 1,075 14.7% Charges for current services 147 2.9%~ 257 3.5% Other revenues 171 3.4% 271 - 3.7% Total Revenues _ ------- $5,102 ------ 100.0% ----- - $7,313 ------ 100.0% ** Recurring Costs ** Police $1,339 33.6% $2,151 33.7% Public works 1,190 29.8% 1,830 28.7% Community services 199 5.0% 348 5.4% Planning 84 2.1% 84 1.3% Citywide overhead 431 10.8% 649 10.2% Fire protection 745 18.7% 1,324 20.7% Total Costs ------- $3,988 ------ 100.0% ------- $6,385 ------ 100.0% Net Recurring Fiscal Impact $1,115 $928 Recurring Revenue/Cost Ratio 1.28 1.15 Source: Stanley R. Hoffman Associates, Inc. -11- `` The most significant revenue source in 1990 is projected to be the sales tax, accounting for over $2.4 million,. or 47.9 percent of total revenues. Property tax is projected to account for $l.ll million in revenues, some 21.9 percent of the total. Revenues from other agencies (primarily state subventions allocated on a per capita basis) account for $616 thousand, or 12.1 percent of the total. Additional revenue sources make lesser contributions in 1990, including the transient occupancy tax ($350 thousand), other revenues ($171 thousand), charges for current services ($147 thousand) and real property transfer tax ($117 thousand). The least important sources of 1990 revenue are projected to be franchises ($90 thousand) and business license taxes ($51 thousand). By 1997, the distribution of revenues is projected to have some noteworthy shifts, compared to 1990. First, the sales tax share of total revenue is projected to decline to 40.6 percent ($2.97 million), as most significant retail development is projected to occur during the first half of the development period. Reflecting the increasing importance of residential development, property taxes and revenues from other agencies are projected to increase to 28.7 percent and 14.7 percent, respectively, of total 1997 revenues. Additional revenue sources projected include transient occupancy tax ($350 thousand), other revenues ($271 thousand), charges for current services ($257 thousand), and franchises ($142 thousand). The least important revenue sources in 1997 are projected to be the real property transfer tax ($85 thousand) and business license taxes ($66 thousand). On the cost side, the distribution of city costs is projected to be relatively the same in 1990 and 1997. Police costs are in the range of 33 c ,__ ~ percent of total costs ($1.34 million in 1990 and $2.15 million in 1997). Public works are next in importance, with costs in the range of 28-29 percent of total city costs ($1.19 million in 1990 and $1.83 million in 1997). The fire contract is projected to cost $745 thousand in 1990 (18.7 percent of total) and $1.32 million in 1997 (20.7 percent of total). Community services programs range from 5.0 to 5.4 percent of total costs ($199 thousand in 1990 and $348 thousand in 1997). Planning is the least costly of all line departments, with costs projected at $84 thousand for both 1990 and 1997. Finally, citywide overhead is projected to account for about 10-11 percent of total city costs--$431 thousand in 1990 and $b49 thousand in 1997. 2.4 One-Time Fees and Charges In addition to the projected recurring positive fiscal impact, as development occurs there could be additional one-time net fiscal revenues generated by development fees and charges and new construction taxes. These fees are projected using the City's fee schedules and are projected to vary from a low of $191 thousand in 1997, the year of least assumed development activity, to a high of $1.79 million in 1989, the year of greatest development activity. These fees are assumed to offset processing and selected capital costs resulting from new development. O ~ CHAPTER. 3 LAND USES AND PHASING The East Tustin area is proposed for development with approximately 9,000 dwelling units and 198 acres of commercial and industrial uses. The amount of land devoted to residential development is estimated at 1,263 acres, yielding a total 1,461 acres of development. In addition, 150 acres are proposed for development of a golf course, and it is assumed that 55.8 acres of public parks will be required to serve the proposed residential development, with 55.8 acres of public parks, 25 percent, or 18.6 acres as private parks. Development of East Tustin is assumed to be completed in the year 1997. Most commercial and industrial development is assumed to be completed during the early and middle years of the development period, while residential development is assumed to continue through 1997. The following sections present the assumed phasing of residential and non-residential development. Public infrastructure facilities which will be required to service the East Tustin area are also discussed. 3.1 Residential Development Table 3-1 presents the assumed phasing of residential development, by dwelling unit density categories. Of the total 9,000 proposed dwelling units, 638 are assumed to be estate density, 1,263 units are assumed to be low density, 653 are assumed to be medium-low density, 3,024 are assumed to be medium density, and-3,422 are assumed to be medium-high density. -13- -14- ~ N R 00000 t 0 CpMMd'N 1 0 ' Al•1 N {,Ir R • • • 1 • 1fl tohN~ 1 M fNN 1 M104 tp NIpOQ ; ~ _ • O C R N .~•~ ~~ tp t tp F~ O q at• M N .-/ 1 N .~ M M 1 Ot 1~ w 1 p 1 n•1 1 C O 3 h n ~ O O 1 0 1 cod 1 0 M 1~ ~ ^ a ~ N 1 H 0 A' LO O • '1 ••"t N N M 1 t0 1 .~ A q 1 1 N ~ R N u t0 R O O 1 0 t1, O 1 CO 1~ t0 4- OI R • 1 • tp N 1 GO t[f 1~ '^f ~ o 1 n •••1 ~ • • A q ~ C 1 w ~••1 L R 1 1 ~ a 1 1 N M N L A t!9 R 0 0 ~ 0 h t e N 1~ tp Kf N O1 n t[f O 1 Ijf N 1~ ~ • N .ti R •~ M- 1 h t •••t L 1 t N A N R Y L a' R O O O 1 0 N O a l t0 < .~ A • O1 R I h N ~ M O. ~ . y . •• I M h ~ n ~ M 1~ 1 N N R N a 1 1 N A R > r L M R O O 0 1 0 In O < 1 tT h ~ ti tT a • 1 h N of I M C M a+ a o 0 00 1~ .•+ .. 1 M ~ •+ ~ M t[f M 1 1 N •r N R 1 1 1•-1 N . O r tl m aJ A A N ~ a.t h N n 00 00 1 0 d0 C0O t N h O ~ 7 C pl 01 a • • • 1 ~ N C tD 1 .ti O In d tZr T O\ a t0 O A• O 1 0 •••1 'D M I N h A p A rt r+ n 1['f M 1,1f N 1 ID 1 w h H O. E n 1 .•1 1 .~ O 1 11 1 ~ 1 N m 0 d n tD W ~ ~ H x •• C.1 01 O .-1 n O O O O O 1 0 N •••1 O t1, ~r 1 N O h _ •••t A ~•+ .•r 01 M • • • 1 01 N 01 N t0 1 01 < O O > 4. O 01 R .~ON01N 1 ~ .~ N10 1 .~ M • C Lr .~r n.• Z .•• R tp M rl .~ M I to 1 + . h N N L I J 1~ 1~ h n 0. d. f W P' N A . •~ a z n a~a N ~ J < C L Z 1-• ~•+ O R O O O O 1 0 N .~ t'A N t M h qD A O rr a -~ 01 R • • 1 • h N tp .•~ 1 h 01 ~. tL) d y1 F~ H ~ 2 01 R ~ O tT at 1 .•1 .••I ~ tp t N •••1 • D N ~ W ••• R ~ M M M 1 tLt i w + h N V~ = ~ .~•1 1 .••t ~ N C 1 ~ H a 1 • y E r- F- < W R NON to Z L ~ ~ O+ n 00 00 1 0 N•~+ 00 i M h tT A W tb N • • 1 h N ~ ~ G ~ B 1~ O . •1 t0 ~ 1 1 7 OD O N 6 . • h 'f LL '! N ~ n 1 + h N L j '•1 ; .•1 O A A A d a n N L N • C V Y O A L O n OoOO 1 0 ~oO OO+ 1 to of In «- A 1 lalnom t ~' h tp «+~ a rn n at o 0 0 l a+ .+ ., ~o .., 1 N o. N II 1 1 N A a N tT > A C •~ •r L V h tl 0 0 0 1 0 to N O 1 0 Qt CO C EE tZ C ~ 11 • 1 OC 41 tC 1 •? N ~+ ^ 9 ~•-~ tT 11 tH t0 O 1 r•A r• ~ M 1 h N • O N ~••1 11 N r•1 N 1 tQ 1 + d• t N • + 1 I ~ N A 0 d 11 u t n 7 ~ r JJ O N +-+ A t /J A t0 a O O O t 0 IZ7 f!J N 1 l[! 1 P'f ~ V •- L u • • • 1 • N N p Ilf h y W O M O V A a 1 1 N O• a N ONO A ~ ~ ro~ w V N rt N .r w A n r O N L S ••~ C L N ~ r T ~ O ~ N O A a ~. . A N tY r N •d r N 01 '•• N N N C C N C C 3 L N ~L N ~ !~ C !• N N N !t C A N r O. V N L L N a-t N a.a D C +~ +~ N L+ ~ .~ O A A A V a 9 Li an d A ~ N >I N .C N C N L N N >f Y C +t 3 C tT N ~ C ++ 3 C Of 3 N L a.~ Nr O Nr L N'•'• O Nr ~ > A N ~ N•~ C r N r~ L r ti ~ N d ~ G N EEE A Na iEEE ~ A u N N ~ 7 7 ~ ~/ r 4• ~ 7 7 7 ~ r • • V N _ ~ I . a+ 3C ~ a+ N ~ ° N a+ 3~0~ ++ N ° E ~ ~+ 7 ~~ a ~ c ~ ~ ~~ v d Z ~ -15- ` The pace of residential development is assumed to be strongest during the first seven years of the analysis, ranging from 955 units in 1986 to 1,212 units in 1992. Assumed development drops to 339 units in 1993, and drops again to 187 units in 1995, remaining at approximately this level for the last two years of development. With regard to types of dwelling units, units of medium or higher densities are proposed for development primarily during the first seven years of development. The estate and low density units are proposed to begin in 1989, the fourth year, and continue to be developed through 1997, the twelfth year of development. Also shown in Table 3-1, the cumulative population growth generated by residential development is estimated at 2,373 in 1986, increasing to 24,798 in 1997 at the assumed buildout of the Specific Plan Area. .Total acreage of public parks required to serve the buildout population is calculated at 55.8 acres, and public park requirements are also shown in Table 3-1 on an annual basis. 3.2 Commercial and Industrial Development Table 3-2 presents the assumed phasing of non-residential development,. including retail, auto sales, hotel, and research and development land uses totaling 198 acres and a golf course assumed to use 150 acres. These assumptions are based on a consensus developed through discussions between the City of Tustin and The Irvine Company. During .the discussion period, this plan was referred to as "Alternative 3". ~"~ -16- H n 000 O O 1 O N O • • • • 1 • 01 ~ N tLf ~ . .1 O i IL M ~ ~ d M 1 d .~ M 1 r 1. a 1 0 ~ ~ 1 O 0 1 q 1L1 ~ 1 ~ d a I M t0 a 1 O ~ ' ~ q 1 O y .~ M 1 d a 1 n ~ ~ q N 1 N n 1 d n 1 N d a 1 O e+f y i O + e O .+ .r q 1 M I d n I n °1 i ~ 0 1 n ao a0 + ~'/ R I a 1 d n I a 1~ N a o 1 o a - O1 i 0 " a a + n ao a a + z ~,n y ry a I ~ ! 1 W M 1 M J D I d O D O h CI v ~ z . . .-• n O 1 O O O O O N ~'+ J Of ry _ O 1 O ILf O 1 v of .-1 a 1 ~ u'f P'f W Z J a 1 1'f ~ O c. o ~ a I ~+ W y rr t'+ a J F~ 1~ •Z• ~ W O M O O 1 O N ~ N T t • N y na N O O • O ~ ~ d d 1-~ d W tl 1 <`9 ~, a 1 F- t7 I n y Z Z w W at a O O .y O O 1 O t+f ~ °D i f `r' a + a o o In ao r o o a ., n .. eh 1 t~f n I .+ n 1 a , o N O o i n 1 O t ~1 ~ n 1 n I H 1 n u c I~ 11 1 O M ~'+ ao n ~ 1 c+f O~ 11 I O N .~ a I N n I at n 1 id u b v O M ~ 00 n t O H ..y ~ h 49 1 lit t M 1 n 1 C n + .e i • ~ w w q o vl r id Q' x sn a) N r m t C! L aI t 41 d N B r ~ .e m L ~ ~ ~ ~ }' i A a A u + + a i u u~O A~ L a o .-. a+ ~ e O ~e N N 1 /I C ~ .- q L v E id C 4) 3 ~0 ~ L y °~~° ~ ° O L ! L a c . zo id .+ >> L L 7 b V .~ N a.• 0 0 .~ Of id O ~O O L d .~ 7 q V V d rr YIN rO ~O } .q9 _ U A y 7 1 dZ M N Ai N 7 C O ~~ L I CQ 1 4Qi~ O NC CCr C E 7 ~ O: V C7 C7 I/1 -17- Proposed retail development includes 18 acres of neighborhood retail, 92 acres of district retail, and a 51 acre master-planned auto center. Although the auto center will be developed in 1986, it is not assumed to be fully occupied until 1989. It is assumed that three dealerships will locate in the auto center in 1986, four more in 1987, two in 1988, and one in 1989, for a total of ten dealerships. Development of neighborhood retail uses is assumed to include 10 acres in 1989 and 8 more acres in 1993. A district shopping center is assumed to be developed 30 acres in 1989 and 40 acres in 1990. An additional 22 acres of district retail uses are assumed to be developed in 1995. A single hotel of 200 rooms in assumed to be developed in 1989. This hotel is assumed to use 5 acres. A total of 32 acres of research and development uses are assumed to be developed at the rate of 8 acres annually, from 1989 to 1992. No heavy industrial development is planned for the Specific Plan area. Also shown in Table 3-2, employment generated by commercial development is projected at 100 for the first year of development, increasing to a total of 4,585 jobs after all commercial development is completed, in 1995. The 150 acre golf course is projected for development in 1991. The golf course is projected to have about 10,000 square feet of retail activities including restaurant, pro shop, and snack shop. 3.3 Public Infrastructure Table 3-3 presents the assumed development schedule for arterial and collector roads in the East Tustin area, with additional data pertaining to -18- c L I i.t~d'M o000 000 0 •r O I d 1~ M N N O O N N N N O b +~ 1 • • • • . • • • • • +~ L V I 0 0 0 0 0 0 0 0 0 0 O N D RI 1 li 1 1 O) 1 1 ~ 1 1 L 1 ' 1 m 1 1 1 1 1 ~- t tff O M ~--~ O ~--~ ~ O O' O O 1 .- I 1 C 1 Cf 1 ~ Vf 1 W O D Q N 1 deter NNNN NNN N ~ t I L 1 1 7 i 1 U 1 t 1 V'f 1 N 1 cpt0tp dddd ddd d !~ 1 G7 1 2 1 C 1 W 1 R 1 ~ V J 1 W O ~ ~--~ t~ 1 000 1 0 0000 1 0 000 1 0 O N +~ +~ 1 00 0 1 0 000 O 1 0 0 0 0 1 0 O ~••~ Q QI d 1 cp M Op 1 r` O d d N I 00 r` d O 1 r+ t,C) N Q c 0 1 w w w 1 w w w w w l - w w w( w w !~ O C7 4- 1 M d O 1 00 ••-~ .-•t .-~ Ln I C1 N t0 t C1 tp J ~ J~ 1 .-~ ~ 1 N .-+ 1 •--~ I 1 1 I Q O H M J U crf V J 1 a •v ro O 'C a O O 47 47 a N J 1 L L r- C1 L L L 4J Y Qt L ~-•~ O 1 'Q O O L O 'p O L Rf L 'p J Li. U O I oO 4- +~ p w CC '-- O '- O m m -- 1 aL ~ a a ~ ~ ~ L~ O a z o 1 ago E a E E f- r-i z I +~ a ~o +~ ~O 3 ro +~ N 1 U U J V ~ J I-- Q a•a H- fY ~ IW- 1 ~n a~ of as a v~ a a a W I L I c N L c L L L \ • C ; ~--• ~ •--~ ..- L ~ •~ ~ ~ 'p Z V ~ m Gm mmao c O L i ; 3. w U 1 •~ m 7 •r m •r •~ •~ N W 1 U U U U U ~ "7 ' O '~ O: ••- ~ O L G1 1 r` O O t19 00 CO C1 r` ~ N ~ H b+~ 1 COOO OOOO O 01D1 d1 N N Ci 1 O1 01 O~ 01 01 C1 Q1 01 Q- 01 01 Q d 1 c 1 ~ w GJ O N = 47 O 4J 1 r- ~ 1 ~- N ~ O ~ 1 tp ~ ~C •~ ~O a 1 N C7 R! 0! L N O 1 r- c 'r' c C1 C ~ 1 t0 •~ L •~ ~ •r- C 1 47 O r- L 47 r C ~- Y r O N 1 +•~ O ~ Q ~ 47 ~Q >> •~ r- Rf ~O L CJ O I L L O 'p +•~ b ~ L ~ L i- ••~ ~ +•~ O E I Q O C L O >> c 0 0 C O t0 O L L O +~ ~ Z I L E>~ ~O D1 L E a L c 0 3 o O 4J I - V L 1 O~OLa • 7~••yE E~ao~ • JC.'700 ~o o ~JLLJ c r O C i ~ s ` n to O t ~ cn ~ _~s ~ traffic signals, bridges, and storm drain facilities. Table 3-4 presents calculated lane miles and curb miles of roads and counts of other facilities on a cumulative basis, as used for calculating public works maintenance costs during the East Tustin development period. As shown in Table 3-3, total length of major arterials is assumed to be 28,700 lineal feet, including sections of Jamboree Boulevard, Irvine Boulevard, and Myford Road. New primary arterial links include additions to Laguna Road, Portola Parkway, Jamboree Boulevard, and Bryan Avenue, and total 19,800 feet. Secondary arterials total 9,100 and include sections of La Colina Drive, Foothill Avenue, and Lowerlake Drive. An un-named collector is assumed to be 6,500 feet long. As shown in Table 3-3, major arterials are assumed to consist of six travel lanes with a center divider, while primary and secondary arterials and the collector are all assumed to consist of four lanes without a divider. Storm drain factors shown in Table 3-3 indicate the assumed length of storm drain lines, as a proportion of the length of each road segment. As shown in Table 3-4, total lane miles at buildout are calculated at 32.61, 15.00, and 6.89 for major, primary, and secondary arterials respectively. The collector is calculated at 4.92 lane miles. Total signalized intersections associated with the new road links are eleven, and the total number of new bridges projected is three. Total length of new storm drain lines is estimated at 3.16 miles. c ,e ~ 1~ n .~+ d O O~ 1l7 N tp t0 M .•~ tp • O~ p ~G 1~ v tf! O OD d 01 d .-~ .••~ .-~ .~q q N ~+ {l1 1~ t0 M d N N M p M N •••~ Of p ~ ~ n O ~~ ~ N M M ~ ~ 0 1 A t p OI A 1 O . r . •~ . ~ M N~ ILf 1~ {O M d N Of M n M N '••~ m N ~[1 n .•+ d O O O~ t0 N t0 O M .••I tp a+ n ~0 1~ C I~f 00 d OI d ~ •~•~ ~ ~ M N .•r tL! 1~ ~p M- d N tp M n M N •••~ Ca n d n .+d g ~ ° ~ ~S ~ M :v o~ n u i a o + ' ~ q . . N ^•I . . IA ~ . . ~O M . . O O . a•I . N p M N e~1 W' n •••I M N •"y Inn t0 M O O ^ N p M N ~ p N n .-~ d O O ti9 t~ O O d N .-~ 00 Qt n ~O f~ ~ M .•+ O O M .-+ tp .~•I M N~ ~^ N~ 00 M N > n M N .•~ n n p H S ~ p SO N N~Lf J N 01 h tp I N ~ W '•I tl N •~ lf1 1~ 0 0 0 0 M N U G; n M N .~ 10 -y ~ p .. IL F~ ' w W C P7 O n ~d 00 MI's 00 N N.~01 d H ~ n ~O 1~ O tp u! N O O .+ .n of N J Q .-~ p N~ tLf ~ O O O O ILf N m Z d' p M N r-I d n F H i N -r 1=-~ W Q~ p •^~ d tD M M 1~ p O ~~•• N O 01 9 Ca n tp n O I[7 isf N O O O .•. Itf N F••• •••1 p N '•+ •~ tL7 O O O O M N 6 4 11 M N ~ M W J p U 00 n ~O O tp CD M 1~ O O O~ •-~ ~O ttf Cp p d M M tp I[f N O O N 01 p ~ n In o .•••I o 0 0 0 0 0 .• II .r .r N n n 80 ~ ~ G 80 p 80 ° ~~O a0 u e rf e •~•~ ii 0 0 .+ O O O O O .•/ O n ~ ~ n .+ A ~o n o o ~o ao 0 0 0 0 1~ o .+ ~ v con oo Mt0 00 0o N o y ° ' 0 o .. n o o .+ 0 0 0 0 ~o Q n " c q ' 1// E d u.. r v.. E N r d ~ r r ~O di yl q L r N r !~ r r dl r r y E r N t/1 N N 1/1 L N f/1 N 1/1 yl C G L N d 4~ d d 6 N CJ d d d 71 G ~O d r r L r r r r N r r QJ rr 4~ •drr <rr llrr Lrr L N n7 N E E E E q E E ~~E E N O 6 ~ N V •• da r_ a>'a v ma v ma ~ dr d Lc~ Acr_ acr- dc~ r vllr-~ u O b 7 ~ E A O O A 7 r q 7 b Q~ L •'•9JU rJU Ll JU JU d O O L Lii O N U J m F N N CHAPTER 4 FISCAL IMPACTS 4.1 Summary Table 4-1 presents. recurring revenues and recurring costs projected for the City of Tustin for each year of development of the East Tustin area. Total recurring revenues are projected at $701 thousand in 1986, increasing to' $7.31 million in 1997 with buildout of the project area. Recurring costs are projected at $567 thousand in 1986, increasing to $6.38 million in 1997. Detailed fiscal assumptions are presented in Appendix A and detailed market and demographic assumptions are presented in Appendix B. The net fiscal impact is projected at~$134 thousand in 1996 and $928 thousand in 1997. Although the net impact increases in dollar terms, the ratio of revenues to costs declines from 1.24 in 1996 to 1.15 in 1997. The greatest single year surplus projected is $1.11 million, for the year 1990. The highest revenue/cost ratio projected is 1.45, for the year 1987. Table 4-2 presents the percentaye breakdowns of projected recurring revenues and costs during the development period. Sales tax is the largest revenue projected for all years, varying from a high of 54.7 percent of total revenues in 1987 to a low of about 40-41 percent for the years 1992 and thereafter. Major sales tax revenues are generated by the auto dealers assumed to come in during the 1986-1990 period, and by the district retail center assumed to be developed in 1990 and 1991. _~1_ _„_ ~ w r W h~ q`~ W N w tl f O N O m~ I tl t p~ O • 9 ~ m llp m 1 O O / tl tl M 1 w b { - 17 b ~ : • ~~ b O w• O b• tl N l tl w tl b Abp I tl ~ w N tl $ w • r • tl• 1 W 1 tl Iop r ~ • ~ O t~l N 1 O l7 S N tl Pl tl tq 1 .Ol O W 1 N ~ ~ ~ 1 ~ 1 M W 0 tl• O 14 O N w W w 1 ~ r p tl O 1 19 O O O 1 ~ Q N b ~ w 1 ~ 19 00 O /q pp m N b 1 tl • O 17 tl O w~ ~ b' w; m r l7 O ~ ~ I^1 pp N m 1w• 111 Itl• q f 10 tb0 I NNp m ~ Otl1 /7 C•D /tl7 m 1 1p N • O w t7 r' O N N N r Ol tl N; N O i A ~ N ^ ~ ^^ p b^ ^ 1 tl (• b^ w^ w r 8 N b O N 0 1' C O M b w• 1 m r O r O w P1 r l m 10 r O•• I P ~ ~ tl ~ w^ ~ O• o w 10 tl 1 O r r w N tl 1 W ~ Y P1 w tl tl r N 0 1 ~ Y! ~p~ O•• Pl • 1 tl 17 N • 0 17 tl ~ O N !tlV 1 w 0 tl N 1 O r Pl ~ w 1. 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Qf bNt~OhO 1 0 t~ N 0 . ~ 01 O t I V 1 M 0 01 M d O O ~I M M M 0 O LL'1 O IQ d .+ .•~ ...• •~• t/7 .~ ;~ M N n•• N ; O C W N a p 1 1 ~+ N ~ Zt iIt iIl iIt l!t it Y~ iIl ?q K K K K D~ i~ M y tp N 01 M IQ O t0 Of t~ IL9 fi'1 1 O t0 01 01 a0 .-• 0~ 1 O GJ 0 0 1 1 .r l~ t0 0 0 '••I d M M 1 0 N O ILf I~ M Of 1 0 R .ti p N d rl 1 0 M N .~/ .~ 1 0 u t .-I t r+ u N 1 1 0 u ut YI Q N a d C X tJJ V A A •~ r E of u > v. x c L ~.- L /o d a/ o ~ In °' ~ s v - x In a, a a+ c u a+ L e In oe .o c al al d a * ~ L v 7 C O 7 1/1 > O ' N ?1 V 61 V 4t 11 L L r C W X +•+ V V E O # YI N ql a+ '6 7 i0 L O r L C Y III > V •.a C yf d e~ N L O d 1A L O N N > 71 O A C 1/1 IA d b III j }/ Of N O IC d N L ++ N N r 4) N L +/ O C y L i.f • ~, d ~ ~ yy N C V C OIL 1'•~ 1l1 V r O C; !- U It ae~ 01 C r C tL L y ~t r E C !1 07 L M O A •~ A N A> IO Z ~1 r d F N L1 L 7 L GJ b L 7 L 41r+~ 0 7 0~'•~•~ O dCGHF-~mLL pC r,O ddC.7dtJ 1L N C _,<_ ~ Property taxes are the second largest revenue source, increasing from 21.9 percent in 1986 to 28.7 percent at buildout. Property taxes increase in importance over the years as development activity steadily increases assessed valuations. Revenues from other agencies are the third largest revenue, ranging between 12 and 15 percent for the years analyzed. The level of revenues from other agencies is based primarily on population growth. Of recurring costs, police protection is projected as the largest item at about 33 percent of total costs for most years analyzed. Public works costs increase from 20.9 percent of the total in 1986 to 28.7 percent of the total in 1997, after completion of all assumed road improvements. Community services costs are about 5-6 percent of total costs in all years, and citywide overhead costs are about 10-11 percent of projected costs. Fire protection contract costs with the Orange County Fire District are projected based on populat ion and assessed valuation and range from about 18 to 21 percent of total costs. Planning Division costs are 7.8 percent of total projected costs in 1986, declining to 1.3 percent of total costs at buildout. The actual level of planning expenditures is assumed to be held constant after 1989, based on information from the Community Development Department. The following sections present recurring revenue and cost projections in greater detail, and also discuss projected one-time development processing revenues and costs. -25- ~. 4.2 Recurring Revenues Table 4-1 presents revenue projections for each year of the assumed East Tustin development period. The following sections discuss these projections. Property Tax. As shown in Table 4-1, property tax revenues from East Tustin development are projected at $153 thousand in 1986, increasing to $1.11 million by 1990 and to $2.09 million annually in 1997. Property tax is the second largest projected revenue, after sales taxes. Property tax projections are based on the proposed development schedule amd assumed property valuations, and assume that the City of Tustin continues to receive its current 13 percent of the basic property tax levy. Land valuations are held constant in cases where land is assumed to be retained under Irvine Company ownership. Real Property Transfer Tax. Transfer tax revenues are projected at $51 thousand in 1986, increasing to $85 thousand in 1997. These figures included transfer tax generated from the initial sales of new dwellings as well as tax generated by property turnover. Sales Tax. Sales tax is the largest projected revenue source. Sales tax revenues are projected at $327 thousand in 1996, increasing to $2.44 million in 1990 and to $2.96 million at project buildout. Of the total $2.96 million, $1.09 million, or about 37 percent are associated with the planned Tustin Auto Center. o ,s ~ Transient Occupancy Tax. Transient occupancy taxes are projected at $350 thousand annually, based on the City's six percent tax rate and occupancy assumptions for a planned 200 hotel rooms, as presented in Appendix B, Table 6-3. The hotel is assumed to begin operations in 1989. Business License Taxes. Business license revenues are projected at $4.0 thousand in 1986, increasing to $66 thousand in 1995 upon completion of commercial and industrial development. Franchises. Franchise revenues are projected at $13.3 thousand in 1996, increasing to $141 thousand in 1997 with full development of East Tustin. Revenues from Other Agencies. This category includes state gasoline tax, motor vehicle license fees, cigarette tax, and other revenues from outside agencies which are transferred to the City primarily on the basis of population. As shown in Table 4-1, these revenues are projected at $103 thousand in 1986, increasing to $1.07 million in 1997. Charges for Current Services. As shown in Table 4-1, these revenues include community service fees and facility rental revenues. They are projected at $24.5 thousand in 1986, reaching $256 thousand annually in 1997 with buildout of the East Tustin area. Other Recurring Revenues.. Other recurring revenues projected include municipal code fines and forfeitures, vehicle code fines and forfeitures, and interest. Fines and forfeitures are projected based on growth in population and employment in Tustin, while interest revenues are projected as a percentage of the total of all other recurring revenues. As shown in ~ _„_ ~ Table 4-1, these other revenues are projected to total $24.4 thousand in 1986, and to increase to $271 thousand by 1997. 4.3 Recurring Costs ' Projected recurring costs are summarized in Table 4-1 and discussed in detail in the following sections. Police Department. Police costs are projected on the basis of patrol units and investigative units, with an overhead factor then applied to account for administration, prevention, and police support services. As shown in Table 4-3, an estimated 3.67 patrol units and 3.99 investigative units will be required to serve East Tustin when the area is fully developed. At an average cost of $382,374 per unit, total patrol costs are projected at $1.40 million in 1997. Investigation costs in 1997 are projected at $269 thousand, based on an average unit cost of $67,405. Overhead costs are estimated at 28.56 percent of total patrol and investigative costs, or $477 thousand in 1997. Total police costs are thus projected at $2.15 million with~buildout of the East Tustin area. Total police costs for 1986 are projected at $185 thousand and total costs for 1990 are projected at $1.34 million. Public Works Department. operating and maintenance parks maintenance, street overhead. Total public w at $118 thousand in 1986, development is completed. Table 4-4 presents projected public works costs, including streets and roads maintenance, tree maintenance, and administration and irks operating and maintenance costs are projected increasing to $1.83 million in 1997 after Administration. prevention. i service* 0 28.56 percent 41,105 76,494 125,631 220,310 287,524 346,349 397,912 418,472 433,719 458,031 468,334 477,850 -------- ---------------- ------------------ ---------- ---------- -------------------- ---------- ---------- --------- Total Recurring Costs $185,030 $344.330 8565,516 $991,701 $1,339,273 $1.559.05$ $1.791.160 $1.883.712 $1.952.342 $2.061.781 $2.108.158. $2.158.993 ' Source: Stanley R. Hoffman Associates. Inc. TABLE 4-3 EAST TUSTIN FISCAL ANALYSIS POLICE DEPARTMENT COSTS (In Constant 1985 Dollars) 1886 ....... 1987 ....... 1988 ....s.. 1988 1990 1991 ....... ....... ....... 1992 ....... 1993 ....... 1994 ....... 1995 ....... 1998 ....... 1997 ....... Ar X Patrol units 0.32 0.59 0.97 1.69 2.29 2.66 3.05 3.22 3.33 3.52 3.60 3.67 Investigative units 0.34 0.63 1.04 1.83 2.48 2.89 3.33 3.50 3.62 3.83 3.91 3.99 Patrol cost Y 8382,374/unit $121,005 $225,160 $369,837 $647,763 $874,381 $1,017,604 $1,168,893 $1,229,402 $1,274,302 $1,345,784 $1.376,126 $1,404.150 1 Investigation $ $67.405/unit 22,920 42,676 70,049 123,629 167,368 195,103 224,355 235,838 244,321 257,966 263.699 268,993 lV 00 subtotal line divisions 143,925 267,836 439.885 771,392 1,041,749 1,212.706 1,383,249 1.465.240 1,518,623 1.603,750 1.639,824 1.673,143 Administration. prevention. i service* 0 28.56 percent 41,105 76,494 125,631 220,310 287,524 346,349 397,912 418,472 433,719 458,031 468,334 477,850 -------- ---------------- ------------------ ---------- ---------- -------------------- ---------- ---------- --------- Total Recurring Costs $185,030 $344.330 8565,516 $991,701 $1,339,273 $1.559.05$ $1.791.160 $1.883.712 $1.952.342 $2.061.781 $2.108.158. $2.158.993 ' Source: Stanley R. Hoffman Associates. Inc. TABLE 4-4 EAST TUSTIN FISCAL ANALYSIS PUBLIC WORKS DEPARTMENT COSTS (In Constant 1985 Dollars) 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 .... ....... ....... l...... ....... ....... ....... ....... ....... ------- ------- ------- Streets and Roods 37,962 67,678 116,374 173,175 227,061 277,322 331,208 347,843 364,265 375,284 386,374 398,611 Arterial-& collector pvmt. suint. $2,094 $2,094 $26,631 $67,855 $73,901 $73,901 $76,692 $83,668 $83,668 $91,227 $91,227 $91,227 Local streets pvmt saint 9,624 17,346 30,838 50,716 69,259 97,073 112,577 119,423 125,466 132,288 137,162 141,466 Arter. & call. traffic can 2,152 2,152 27,377 69,755 75,971 76,971 78,840 86,012 86,012 93,782 93,782 93.782 Local streets traffic control 1,279 2,305 4,098 6,740 9,204 12,901 14,961 15,871 16,673 17,581 18,227 18,801 Arterial landscaping 4,092 4,092 52,047 132,615 144,432 144,432 149,886 163,521 163,521 163,521 163,521 163,521 Slurry seal 5,838 9,685 28,631 59,073 71,324 85,181 94,295 101,182 104,187 111,356 113,780 115.929 Street sweeping 5,075 8,747 22,878 44,221 54,478 67,705 75,742 80,657 83,526 88,572 90,886 92,937 Bridge maintenance 0 0 1,208 2.415 2,415 2,415 2,415 3,623 3,623 3,623 3,623 3.623 Traffic signals 0 & M 3,570 3,570 21,420 35,700 39,270 39,270 39,270 39,270 39,270 39,270 39,270 39.270 Stars drain maintenance 79 ------- 79 ------- 1,447 ------- 3,000 ------- 3,000 ------- 3,000 ------- 3,105 3,369 3,369 3,654 3,654 3,654 subtotal 33,803 60,069 216,575 472.091 543,254 601,850 ------- 647,784 ------- 696,595 ------- 709,304 ------- 744,871 ------- 755,122 ------- 764.208 Parke Maintenance Landscaping maintenance 37,962 67,678 116,374 173,175 227,061 277,322 331,208 347,843 364,265 375,284 386,374 398,611 Buildings, lights, 6 irrigation 8,325 14,842 25,521 37,977 49,794 60,817 72,634 76,282 79,883 82,300 84,732 86,977 Athletic Fields 3,898 6,950 11,950 17,783 23,316 28,477 34,011 35,719 37,405 38,537 39,676 40,727 Park tree maintenance 2,253 -- ----- 4,017 ------- 6,906 ------- 10,280 ------- 13,479 ------- 16,462 ------- 19,661 20,648 21,623 22,277 22,936 23,543 subtotal 52,439 93,486 160,753 239,215 313,651 383,078 ------- 457,514 ------- 480,493 ------- 503,177 ------- 518,398 ------- 533,717 ------- 547,858 Street Trees Maintenance Arterial & collector trees 1,364 1,364 12,197 33,334 37,273 37,273 39,091 43,636 43,636 43,636 43,636 43,636 Local street trees 5,377 ------- 9,690 ------- 17,227 ------- 28,332 ------- 38,690 ------- 54,228 62,869 66,714 70,083 73,899 I 76,618 79,027 subtotal 6,141 11,054 29,425 61,665 75,963 ------- 91,501 ------- 101,980 ------- 110,349 ------- 113,719 ------- 117,535 ------- 120,253 ------- 122.663 Subtotal operations -------- 92,963 -------- 154,609 -------- 406,753 -------- 772,972 -------- 932,868 -------- 1,076,429 -------- 1,207,277 -------- 1,287,437 -------- 1,325,200 -------- 1,380,803 -------- 1,409,092 -------- 1,434,729 Administration & overhead 25,580 -------- 42,533 -------- 111,898 -------- 212,645 -------- 256,632 ---------- 296,126 ---------- 332,122 ---------- 354,174 ---------- 364,838 ---------- 379,859 ---------- 387,641 ---------- 394,694 ---------- Total Public Works Costs $118,562 $197,142 $518,651 $985,616 $1,189,500 81,372,555 $1.539,399 $1,641,611 $1,691,038 $1,760,663 $1,796.733 $1.829,423 Source: Stanley R. Hoffman Associates, Inc. �Vn p _,o_ Street and road maintenance costs are projected on the basis of the assumed road development schedule and cost factors developed in coordination with Public Works Department staff. Specific cost items projected include pavement maintenance, traffic control, slurry seal, street sweeping, arterial landscaping maintenance, and maintenance costs for traffic signals, bridges, and storm drain lines. Total annual costs for these activities are projected at $33.8 thousand in 1986, increasing to $764 thousand in 1997. Parks maintenance costs include landscaping maintenance, tree and athletic fields maintenance, building maintenance, and lighting and irrigation costs. These costs are projected at $52 thousand in 1986, increasing to $547 thousand in 1997 with the assumed completion of park development in the Specific Plan area.. Finally, street tree maintenance costs are projected at $6.7 thousand in 1986, increasing to a maximum of $122 thousand over the assumed devlopment period for East Tustin. Citywide Overhead Costs. Table 4-5 presents projected costs for citywide overhead costs including legislation, administration, non-departmental and vehicle maintenance costs. Legislative and administrative costs are projected using marginal cost factors, while non-departmental costs are projected using average cost factors, as described in the Municipal Cost and Revenue Estimation Methodology for the City of Tustin, prepared by Stanley R. Hoffman Associates, Inc. in November 1985. Total Citywide costs are projected at $74.4 thousand in 1986, increasing to $648 thousand in 1997. r CD O N ~O 1 t0 f~ / r' C 10 f~ f m % tp N .~ b ~ ~D A ~ ~ 1 f ~ m IA 10 r .r yr •~1 1 M / - N m ~ fp ~ Y7 1 ~ t ~ ~ t0 N IA ~ 10 1 . G ~ 1 ~ b / A - ~ l 1 m r .~ .•/ ~ w~l 1 N M r o a r• a i /"1 w r /. n In /n r• pl r rl f~ ~ rl rl 1 N 01 • • / rl r b r I q O ~ 1 N r r• ... ... M / .~ ~ b b N ~ 1 ~ 1 p ~ . . / p t rr ~. 01 tf! N ~ N ~ ~ ~ 1 b ~ N M f N m 1 N p1 M a ~ A ~ i . + i IA O 1~ OI M i N ~ M ~ i O . q . . ~+ lef M i MY tQ. t O f N 1 O ~ ~pp ~ ~ 1 g a- r. ~ O - e o 01 ^ ~ ~ ~ 1 .+ • O M- N M 1 ~ A r N 10 tD t 1 1!1 r ^ •~ ~ •" ~ 1 1A M 1 M H N H N / 10 10 OI ~ 1• M ~ a ~ N i ~ N A- - i O m ~ Q ~~ - O ~ + A + N + 1 1 OI • a s G r .~ . . . ~ ~ ~ 0 Q 1 - I jl ~ r 1~ rr w.1 fA 1 a ~ N ~ = G~ ~. ~ ! - 10 10 1 f~ C 1 •~+ W A .y r. N W .+ O O 0 ~ ~ M ~ O ~ r .• .. r r % M O H v W rY m r .~1 ~ of W 1 Y'f ~ i ~ O .r m 1 r r 1. o - W ao 1 ~ r Iw .~ i M v - N A ~ Iff ~ ~ I A 1 Iq r e•1 ~ Itf 1 ~ N• N A tp O 1 10 r v , to ~ ~cl 1 0l r N j M / 10 ~!! m .~ 1 .r 1~ M O O1 V C1 1 ~ W / N f~ tLl m 1 ~ ~ . + ~ ~• N tG 47 J N r N 1.1 N~ N 1 .~ r M 1 M 10 ~ N ~• 1~ N 1 1V1 m r O r~ In .+ 1 ~ 01 / : a 1 • ..1 r. to .r e 1 r ~ r1 N .~ ~+ 1 1- r .~ 1 .~ N N rl ' G V A C d O Y 9 e ++ ++ .r C r d C M Q A Y ~ r L L V M N O N A N d W ~ W 4 N C D V N 1 0 a c c F- ar ~ ~ d u c N m ~+ A V O N a C A w w s T d e A N N d v L -32- 4.4 One-Time Processing Fees and Charges Table 4-6 presents projected one-time processing fees and charges collected by the City of Tustin including building permits, plan check fees, and new construction tax. These fees ale projected using the City's fee schedules and are projected to vary from $191 thousand in 1997, the year of least assumed development activity, to $1.79 million in 1989, the year of greatest development activity. These fees are assumed to offset processing and selected capital costs resulting from new development. 4.5 One-Time Processing Costs and Vehicle and Equipment Capital Outlays Table 4-7 presents projected processing costs for East Tustin, including building inspection, plan check, and vehicle and equipment outlays associated with the growth in City staffing required to serve the area. Building permit and plan check functions are assumed to be partially performed by City of Tustin staff, with overflow work being provided through contracting. As shown in Table 4-7, City staff costs are projected based on case study assumptions developed in coordination with the Community Development Department. Contract costs for building inspection and plan check are then projected based on the overflow of work, as measured by the level of projected building permit and plan check fees for each year of development. Total one-time costs and vehicle and equipment outlays are projected to vary from a low of $128 thousand in 1997 to a high of $997 thousand in 1989. nurce: Stanley R. Hoffman Associates. Inc. 1w TABLE 4-6 EAST TUSTIN FISCAL ANALYSIS PROJECTED PROCESSING FEES AND CHARGES (In Constant 1985 Dollars) 1986 saaasaa 1987 as..M=a 1988 Monsoon 1989 aaaaaaa 1990 1991 1992 &Manua■ Samoan= Samoans 1993 Susanna 1994 ==Maass 1995 ■assaas 1996 Susanna 1997 ss=saas wilding permits $423.512 $333,749 $480.800 $693,733 $619.598 $630,892 $538,735 $157,677 $146.488 $110,919 $81,404 -$77,940 Ian check fees 275,283 •216.937 312.520 450.926 402.739 345.080 350.178 102.490 94,567 72.097 52.913 50.661 ew construction tax 417.247 --------- 327.529 --------- 468.815 --------- 652.882 --------- 611.049 520.693 538,939 --------------------------- 141.762 --------- 132.000 --------- 89.408 ------------------- 65.800 63.000 ---------- Total $1.116.042 $878,216 $1,262.134 $1.797,541 $1.633.386 $1.396.664 $1.427.852 $401.929 $372,055 $272.424 $200.117 $191.601 i w . w i nurce: Stanley R. Hoffman Associates. Inc. 1w source: Stanley R. Hoffman Associates. Inc. TABLE 4-7 EAST TUSTIN FISCAL ANALYSIS PROJECTED PROCESSING COSTS AND ONE-TIME OUTLAYS (in Constant 1985 Dollars) 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 Susan— sasasss assassa masses. =saunas Samoans Sussman monsoon sasssau aaanaam swam" msssama uilding inspection (staff) $86,828 $86,826 186,826 $130,239 $130,239 $130,239 $130,239 $86,826 $86,826 $43,413 =43.413' =43,413 uilding ins ection (contract 218.845 160.500 256.083 366.271 318,084 260,424 265,523 46,053 38,130 43,879 24.694 22,443 )an check (staff) 49.033 49.033 49.033 49.033 49.033 49,,033 49,033 49,033 49.033 49,033 49.033 49.033 ]an check (contract) 147.062 109.138 171.266 261,231 229.909 192.430 195.744 34.747 29.597 14.992 2,522 1,058 'ehicle i equipment outlays 56.279 -------- 31,221 -------- 119.115 -------- 190.346 -------- 83.510 68.309 61,770 ------------------------ 36.612 -------- 18,188 -------- 27.145. -------- 13,304 -------- 12.054 -------- Total $558.047 $436.717 $682.323 $997,120 $810.774 $700,436 $702.309 $263,271 $221.775 $178.462 $132,966 $128.000 source: Stanley R. Hoffman Associates. Inc. c o APPENDIX A SUMMARY OF COST AND REVENUE METHODOL06Y This appendix presents projection factors for City of Tustin revenues and operating costs for purposes of estimating the fiscal impacts of development associated with the East Tustin area. These factors are also intended for the City's use in evaluating development proposals in other parts of the City. Within this appendix, Section A.1 summarizes major assumptions underlying the fiscal analysis, Section A.2 summarizes revenue estimation methods and factors, and Section A.3 summarizes cost projection factors. A.1 Major~Assumptions The following major assumptions have been used in the formulation of the fiscal model and in developing revenue and cost projection factors: 1. All revenue projections are based on current demographic, economic and land use data, and revenue figures from the adopted City of Tustin 1985-1986 budget. 2. The existing system of municipal finance is assumed to prevail during the analysis period. No new revenue sources are assumed to come into existence and and no existing revenue sources are assumed to be eliminated. 3. The analysis is presented in constant 1985-1986 dollars. No adjustments for inflation are made. -35- o ,s o 4. All service levels and costs are those reflected in the estimated 1985-86 budget as presented in the City's 1985-86 Program and Financial Plan. Costs include annual operating and maintenance costs as well as one-time costs incurred for development processing services and vehicle and equipment outlays required as the City staff grows. Capital improvements to streets, buildings, or other public facilities are not' analyzed. 5. Costs are directly estimated for City line departments of Public Works, Police, Community Services, and Community Development. Costs for citywide overhead programs including Legislation, Administration, vehicle maintenance, and non-departmental costs are estimated on the basis of special studies and budget trends. 6. No revenue or cost estimates are made for the Redevelopment Agency, or for the City's Water Service enterprise. A.2 City of Tustin Revenues Taxes and Fees Taxes and fees include the property tax, property transfer tax, sales tax, transient lodging tax, business license fees, and franchise fees. Rates and estimation methods used for these revenues are summarized below: Property Tax The City is assumed to receive an allocation of 13 percent -- of the basic one percent property levy. Land valuations are not assumed to increase in cases where land is assumed to be retained under Irvine Company ownership. -37- Proaerty Transfer Tax 0 The City's receives an allocation of $0.55 per $1,000 valuation of property sold, excluding the original equity of the property and existing financing that is assumed by the buyer. Sales Tax RetairT: The City receives 1 percent of sales made within the City. Taxable sales are estimated at $130 per square foot for neighborhood shopping centers, $150 per square foot for community centers, and $10,900,000 per dealership for the Tustin Auto Center. Industrial/R & D: Taxable sales are estimated at $14 per square foot of industrial and research and development space. Hotel: Hotel taxable sales are estimated at 50 percent of room rental receipts. Transient Lodging Tax T e City receives 6 percent of gross receipts on overnight lodging within the City. An average room rate of $80 and average occupancy of 80 percent are assumed. Business License Tax The City receives fees ranging between $25 and $100 from each business located within the City, based upon gross receipts of the business Franchise Fees E ectricity: The City receives 1 percent of gross sales - sales are estimated based on electricity rates and usage factors for each land use type. Natural Gas: The City receives 1 percent of gross sales - sales are estimated based on natural gas rates and usage factors for each land use type. Refuse Collection: The City receives 1 percent of gross receipts: receipts are estimated based on charges of $3.50 per month for a residential unit and $3.99 per month for a commercial unit Cable Television: The City receives 3 percent of gross sales: revenues are estimated at $2.10 per household 0 -38- Revenues from Other Agencies Revenues from other agencies include the state gasoline tax, state motor vehicle license fees, state cigarette tax, and federal revenue sharing. Projections of these revenues are based on 1985-1986 revenues as shown in the proposed City budget and information from the League of California Cities 1985-1986 Budget Bulletin. State Gasoline Tax Section 2106 $4:52 per capita Section 2107 $8.64 per capita Section 2107.5 Total of $6,000 per year Motor Vehicle In-Lieu Fees $24.68 per capita Cigarette Tax $4.28 per capita P. 0. S. T. Reimbursement 1.25 per capita Federal revenue sharin Federa Revenue Sharing is not assumed to•increase as a result of population growth. Allocation formulas are set on the basis of 1980 population and other factors. Other Recurring Revenues Other projected recurring revenues include fines and forfeitures for traffic violations and for. violations of local ordinances; community service fees; facilities rentals; interest; and miscellaneous revenues including special police services, sales of unclaimed property, and other items. Estimates of these revenues are based on 1985-86 budget estimates and are made primarily on a per capita basis, as presented below: C O Traffic Fines and Bail Forfeitures per ad rest ent and per added employee Munici al Fines 0.62 per added resident and per added employee Communit Service Fees 9.73 per capita Facilities Rentals 0.6 per capita Miscellaneous Revenues Inc uding sale of maps and property, false alarm fees, special police services, sales of unclaimed property, miscellaneous licenses, and sundry revenues: $1.26 per capita Interest 1.5 percent of all other projected recurring revenues. Development Processing Fees and Charges Development processing revenues include building permits, plan check fees, and new construction taxes. These fees are charged one time only and are intended to offset direct costs of processing, engineering, planning, and inspection related to development. They are not assumed to represent net revenues to the City. Estimates of processing fees and charges are based upon City fee schedules and development plans. Building Permit Fees Revenues .are estimated at $433 per dwelling unit, and $2.50 per $1,000 of structural valuation for non-residential development. Plan Check Fees Plan check fees are set at 65 percent of building permit fees. -40- New Construction Taxes The City has established per unit taxes for new residential and hotel construction and per square foot taxes for commercial, office or industrial construction. The tax schedule is as follows: o Single family dwellings, attached or detached $350 per unit o Duplexes $350 per unit o Multifamily dwellings, Townhouses or Condominiums (Three or more units or condominium conversions) $350 per unit plus $100 per bedroom over one in each unit. o Mobi 1 ehome park pads $100 per pad o For each commercial, professional, or industrial building unit in the building, per square foot of gross floor area, including any area upon or within a building designed for the parking of vehicles $.10 per sq. ft. o For each hotel or motel unit without a kitchen $100 per unit A.3 City of Tustin Costs Public Works Public works line divisions of Streets, Parks, Trees, and Facilities Maintenance are estimated to have the following annual per-unit costs, based on information from the 1985-1986 budget and inventories of major facilities being maintained: Streets Pavement Maintenance Traffic Control-Arterial Roads Traffic Control-Local Streets Arterial Road Landscaping Street Sweeping Traffic Signal Maintenance $1, 535 $1,578 $204 $3,000 $730 $3,570 per per per per per per lane-mile lane-mile lane-mile lane-mile curb-mile intersection -41- Parks Landscaping Buildings, Lighting, Irrigation Athletic Fields Public Buildin s ~3ty Ha11 Complex Police Facility Council Chambers Clifton C. Miller Community Center Maintenance Facility Trees Arterial Street Trees Local Street Trees Park Trees Civic Center Complex Trees $7,109 per acre $1,559 per acre $730 per acre $4.10 per square foot $15.32 per square foot $0.52 per square foot $1.01 per square foot $4.10 per square foot $4,000 per lineal mile $1,115 per lineal mile $422 per acre $468 per acre Costs in the Vehicles Division are primarily charged to other programs. Costs not recovered through department charges are treated as a citywide overhead cost. Public Works Department overhead costs, including costs of the Administration division and most costs of the Engineering Division, are estimated at 27.5 percent of Public Works line division costs. Police Line costs for the Police Department Field Operations and Investigation divisions are estimated on the basis of the following service requirements for various land use categories, derived from information on service calls provided by the Tustin. Police Department: One Patrol Unit per ------------------- One Investigative Unit per -------------------------- Residential 10,051 Residents Industrial 13,050,354 Square Feet 6,701 Residents 6,525,177 Square Feet Retail/Office 2,109,026 Square Feet 2,031,770 Square Feet -42- Estimated costs for these divisions are as follows: Patrol Unit: $382,374 Investigative Unit: $67,405 Police Department overhead for the Administration and Services divisions is estimated at 28.65 percent of combined costs of the Field Operations and Investigation Divisions. Community Services Community Services programs serve both Tustin residents and non- residents, and are primarily fee supported. Annual per capita costs for major programs have been developed based on the 1985-1986 budget, as follows Per Capita Program Cost Adult Sports ~ $2.65 Classes/Cultural Arts $4.16 Youth Services $1.68 Tiny Tots $1.27 Senior Citizens $1.37 Total Per Capita Costs $11.14 Community Services Department overhead, represented by the Administration Division, is calculated at 25.86 percent of total. line division costs. Community Services costs are largely offset by program fees and charyes which are estimated at a total of $9.73 per capita. -43- Coamunity Development Annual Community Development costs for the Planning Division and Building Division are estimated as follows based on advice from Community Development Staff and review of proposed development phasing for the East Tustin Specific Plan Area: Planning Division: $44,212 for addition of an Associate Planner at the start of development, and $39,897 for addition of an Assistant Planner when development of East Tustin is one-third completed, as measured by population. Building Division: $49,033 for addition of a Plan Checker and $86,628 for addition of two Building Inspectors when development begins. $43,314 foraddition of a third Building Inspector the fourth year of development. ($43,314) savings after seven years of development for one Building Inspector position eliminated, due to reduced development activity. ($43,314) savings after nine years of development for a second Building Inspector position eliminated, due to further reductions in building activity. In addition to staff costs, the Building Division is projected to incur the following costs for contract services as East Tustin is developed: Contract Buildin Ins ection Costs equa to 65 percent of net building permit revenues remaining after costs of additional Building Inspection staff have been subtracted. -44- Contract Plan Check. Costs equal to 65 percent of net plan check revenus remaining after costs of additional Plan Check staff have been subtracted. Citywide Functions The following marginal overhead cost factors for Citywide functions have been estimated on the basis of 1985-1986 budget data and long-range staffing projections prepared by the City of Tustin in 1981: Citywide Overhead Function Legislation: Administration: Non-Departmental: Vehicle Maintenance: Marginal Overhead Cost As Percent of Total Line Functions Cost ______________________ 3.1 percent 4.2 percent 3.4 percent 3.7 percent Total Marginal Citywide Overhead Factor: 14.4 percent C ~ APPENDIX B DETAILED MARKET AND DEM06RAPHIC ASSUMPTIONS Tables B-1, 6-2, and B-3 present market and demographic factors for residential, retail, and other non-residential land uses, respectively. As shown in Table B-1, the key factors for residential development include units per acre, population per unit, and valuations per unit. In this case, the density factors are derived from the total units and acres assumed for each category of residential development. Also shown is a 45 percent factor used to calculate land values, as a percentage of total dwelling unit valuations. For retail land uses, Table B-2 presents factors for density, valuation, employment, and taxable sales generation. For purposes of the fiscal model, it is desireable that building valuation factors include site preparation and soft costs, as well as direct construction costs. The sales generation figures for neighborhood and district retail have been recently updated. The sales per square foot factor for the auto center is calculated based on taxable sales per auto dealership, derived from State Board of Equalization data. Table B-3 presents density., valuation, employment, and sales generation factors for other non-residential development including office, industrial/ research and development, and hotel land uses. Also shown are the assumptions for hotel room rate and occupancy. -45- -46- TABLE B-1 EAST TUSTIN FISCAL ANALYSIS MARKET AND DEMOGRAPHIC ASSUMPTIONS RESIDENTIAL LAND USES Factor Value ** DENSITY ** Estate density units per acre 1.20 Low density units per acre ~ 3.37 Medium-low density units per acre 7.23 Medium density units per acre 11.54 Medium-high density units per acre 11.31 ** POPULATION ** Persons per unit - estate density 4.2 Persons per unit - low density 3.4 Persons per unit - medium-low density 2.8 Persons per unit - medium density 2.8 Persons per unit - medium-high density 2.2 ** VALUATION ** Total value per unit - estate $500,000 Total value per unit - low density $250,000 Total value per unit - medium-low density $170,000 Total value per unit - medium density $130,000 Total value per unit - medium-high density $90,000 Percentage o f total housing value attributed to land 45% Source: Stanley R. Hoffman Associates, Inc. The Irvine Company o ., ~ TABLE B-2 ' EAST TUSTIN FISCAL ANALYSIS MARKET AND EMPLOYMENT ASSUMPTIONS RETAIL LAND USES Factor Value ** DENSITY ** Sq. ft. per acre - neighborhood retail 10,890 Sq. ft. per acre - district retail 10,890 Sq. ft. per acre - auto center 6,534 ** VALUATION ** Bldg. value per square foot - neighborhood $501 Bldg. value per square foot - district $501 Bldg. value per square foot - auto center $401 2 Land value per square foot - neighborhood $0 Land value per square foot - district $02 Land value per square foot - auto center ~ $8 Land value per acre - golf course $15,000 ** EMPLOYMENT ** Sq. ft. per employee, all retail uses 500 ** TAXABLE SALES GENERATION ** Taxable sales per sq. ft. - neighborhood $130 Taxable sales per sq. ft. - district $150 Taxable sales per dealer - auto center $10,900,000 Taxable sales per sq. ft. - industrial/r & d $14 Taxable sales as pct. of room rcpts. - hotel 50% Notes: 1. Building valuations are assumed to include construction costs, site preparation, and all soft costs. 2. Incremental land valuation for neighborhood .and district retail is assumed to be zero, based on these sites being retained by The Irvine Company. Source: Stanley R. Hoffman Associates, Inc. The Irvine Company i -48- TABLE B-3 EAST TUSTIN FISCAL ANALYSIS MARKET AND EMPLOYMENT ASSUMPTIONS OTHER NON-RESIDENTIAL LAND USES Factor Value ** DENSITY ** Sq. ft. per acre - office 15,246 Sq. ft. per acre - industrial/r & d 17,424 ** VALUATION ** Bldg. value per sq. ft - office $801 Bldg. value per sq. ft - industrial/r & d $401 2 Land value per sq. ft. - office $12 Land value per sq. ft. - industrial/r & d $102 3 Total secured value per room - hotel $100,000 Percentage of total secured value attributable to land value - hotel 7.5%3 ** EMPLOYMENT ** Sq. ft. per employee - office 310 Sq. ft. per employee - industrial/r & d 350 Employees per room - hotel 1 ** OTHER NON-RESIDENTIAL ASSUMPTIONS ** Hotel room rate _ $80 Hotel occupancy rate 80% Hotel taxable sales as pct. of room reciepts 50% Industrial/r & d taxable sales per sq. ft. $14 Notes: 1. Building valuations are assumed to include construction costs, site preparation, and all soft costs. 2. All office land and 50 percent of research and development land is assumed to be retained by The Irvine Company. 3. Hotel land is assumed to be 50 percent retained by The Irvine Company. Incremental taxable valuations are shown. Source: Stanley R. Hoffman Associates, Inc. The Irvine Company c MUNICIPAL REVENUE AND COST ESTIMATION METHODOLOGY FOR THE EAST TUSTIN SPECIFIC PLAN Prepared for: The City of Tustin 300 Centennial Way Tustin, California 92680 November 8, 1985 PLANNING AND DEVELOPMENT SERVICES 11661 San Vicente Boulevard. Suite 609 Los Angeles. California 90049 (213)820-2680 EXHIBIT F STANLEY R. LTOFFMAN A S S 0 C 1 ~~ A T E S C O TABLE OF CONTENTS List of Tables iv Part I: Introduction and Summary Chapter 1. Introduction 1 Chapter 2. Summary. 2 2.1 Major Assumptions 2 2.2 City of Tustin Revenues 3 2.3 City of Tustin Costs 7 Part II: Revenues Chapter 3. Taxes and Fees 12 3.1 Property Tax 12 3.2 Real Property Transfer Tax 14 3.3 Sa 1 es Tax 15 3.4 Transient Lodging Tax 17 3.5 Business License Tax 17 3.6 Franchise Tax 18 Chapter 4. Revenues from Other Agencies 21 4.1 State Gasoline Tax 21 4.2 Motor Vehicle License Fees 22 4.3 Cigarette Tax 22 4.4 P. 0. S. T. Reimbursement 23 4.5 Federal Revenue Sharing 23 0 0 TABLE OF CONTENTS (continued) Chapter 5. Other Revenues ... 24 5.1 Traffic Fines and Bail Forfeitures 24 5.2 Municipal Ordinance Fines 25 5.3 CaanAUn i ty Service Fees 25 5.4 Faci 1 ities Rentals 25 5.5 Miscellaneous Revenues 26 5.6 Interest 26 Chapter 6. Development Processing Revenues 27 6.1 Building Permits 27 6.2 P 1 an Check Fees 27 6.3 New Construction Taxes 2T Part III: Costs Chapter 7 . Pub 1 i c Works 29 7.1 Streets 30 7.2 Parks 34 7.3 Facilities. Maintenance 36 7.4 Trees 37 7.5 Public Works Department Overhead 41 Chapter 8 . Po 1 i ce 43 8.1 Field Operations 43 8.2 Investigation 48 8.3 Police Department Overhead 49 C O TABLE OF CONTENTS (continued) Chapter 9. Community Services 52 9.1 Coannunity Service Cost Estimation Methodology. 54 9.2 Per Capita Cost Estimates for Community Services Programs, 54 9.3 Community Services Department Overhead 56 Chapter 10. Community Development ~. 59 10.1 P 1 ann i ng 59 10.2 Building .~ . _ . 60 Chapter 11. Citywide Functions 65 11.1 Legislation and Administration 65 11.2 Non-Departmental Costs 69 11.3 Vehicles Maintenance 69 Chapter 12. F ire Contract 70 Appendix A: City Staffing Projection Methodology 76 Appendix B: One-Time Vehicle and Equipment Projection Methodology 84 -iii - O O LIST OF TABLES Tablt P~Ot 3-1 Public Utility Billings and Franchise Tax Factors 19 7-1 Allocation of Street and Road Maintenance Costs to Functional Categories 31 7-2 Street and Road Maintenance-Cost Factors 33 7-3 Allocation of Parks Maintenance Costs to Functional Categories. 35 7-4 Estimated Square Feet Hours of Use for Public Buildings 38 7-5 Allocation of Building Maintenance Costs to Functional Categories 39 7-6 Allocation of Trees Budget to Functional Categories 40 7-7 Calculation of Public Works Department Overhead Rate 42 8-1 Time Spent Responding to Calls for Police Service 45 8-2 Patrol Unit Composition and Cost 47 8-3 Investigative Unit Composition and Cost 50 8-4 Calculation of Police Oepartment Overhead Rate 51 9-1 Community Services Costs and Revenues 53 9-2 Estimated Per Capita Costs for Community Services 55 9-3 Calculation of Community Services Overhead Rate 58 10-1 Planning Division Staff Costs 61 10-2 Building Division Staff Costs 63 11-1 Projection of Average and Marginal Citywide Costs 66 11-2 Projected Citywide Overhead Costs 68 12-1 Fire Protection Contract Costs Analysis 72 o LIST OF TABLES (continued) Table Pace A-1 Operating Costs per Position - Police Department 78 A-2 Operating Costs per Position - Pubiic Works Oept. 79 A-3 Operating Costs per Position - Community Services 81 A-4 Operating Costs per Position - Community Development 82 B-1 Estimated Value of Vehicles and Equipment per Employee 85 - v - C ~ CHAPTER 1 INTRODUCTION This report presents City of Tustin revenue and cost factors for purposes of estimating the fiscal impacts of development associated with the East Tustin Specific Plan Area. These estimates provide basic information about City revenue sources and operating costs and their relationships to major land use, economic and demographic factors. These revenue and cost factors are used in the implementation of a computerized fiscal impact model. The fiscal impact model enables the testing of alternative development plans and phasing schedules in the East Tustin Specific Plan Area and other parts of the City. Outputs of the fiscal impact model include recurring cost/revenue balances, showing net cash flow or loss to the City from alternative plans. The outputs of the fiscal impact model also provide an important link to the analysis of financing alternatives for major capital improvements required concurrently with development of the East Tustin Specific Plan Area. Chapter 2 presents the major assumptions utilized in the report and summarizes all major revenue and cost factors which are used in the fiscal model. Part II, Chapters 3 through 6, presents more detailed assumptions, factors, and estimation methodologies used to projecting the various City revenue sources. Part III, Chapters 7 through 12, presents the detailed municipal cost factors and estimation assumptions. 1 0 0 CHAPTER 2 SUMMARY This report presents projection factors for City of Tustin revenues and operating costs for purposes of estimating the fiscal impacts of development associated with the East Tustin Specific Plan Area. These factors are also intended for the City's use in evaluating development proposals in other parts of the City. Within this chapter, Section 2.1 summarizes major assumptions underlying the fiscal analysis, Section 2.2 summarizes revenue estimation methods and factors, and Section 2.3 - summarizes cost projection factors. 2.1 Major Assumptions The following major assumptions have been used in the formulation of the fiscal model and in developing revenue and cost projection factors: 1. All revenue projections are based on current demographic, economic and land use data, and revenue figures from the adopted City of Tustin 1985-1986 budget. 2. The existing system of municipal finance is assumed to prevail during the analysis period. No new revenue sources are assumed to come into existence and and no existing revenue sources are assumed to be eliminated. 3. The analysis is presented in constant 1985-1986 dollars. No adjustments for inflation are made. - 2 - o -°- o 4. A11 service levels and costs are those reflected in the estimated 1985-86 budget as presented in the City's 1985-86 Program and Financial Plan. Costs include annual operating and maintenance costs as well as one-time costs incurred for development processing services and vehicle and equipment outlays required as the City staff grows. Capital improvements to streets, buildings, or other public facilities are not analyzed. 5. Costs are directly estimated for City line departments of Public Works, Police, Community Services, and Community Development. Costs for citywide overhead programs including Legislation, Administration, vehicle maintenance, and non- departmental costs are estimated on the basis of special studies and budget trends. 6. No revenue or cost estimates are made for the Redevelopment Agency, or for the City's Water Service enterprise. 2.2 City of Tustin Revenues Taxes and Fees Taxes and tees include the property tax, property transfer tax, sales tax, transient lodging tax, business license fees, and franchise fees. Rates and estimation methods used for these revenues are summarized below: Property Tax The City is assumed to receive an allocation of 13 percent of tha basic one percent property levy. land valuations are not assumed to increase in cases where land is assumed to be retained under Irvine Company ownership. C -°- O Prooertv Transfer Tax The City's receives an allocation of $0.55 per $1,000 valuation of property sold, excluding the original equity of the property and existing financing that is assumed by the buyer. Sales Tax Retail: The City receives 1 percent of sales made within the City. Taxable sales are estimated at $130 per square foot for neighborhood shopping centers, $150 per square foot for community centers, and $10,900,000 per dealership for the Tustin Auto Center. Industrial/R & D: Taxable sales are estimated at $14 per square foot of industrial and research and development space. Hotel: Hotel taxable sales are estimated at 50 percent of room rental receipts. Transient Lodging Tax The City receives 6 percent of gross receipts on overnight lodging within the City. An~average room rate of $80 and average occupancy of 80 percent are assumed. Business License Tax The City receives fees ranging between $25 and $100 from each business located within the City, based upon gross receipts of the business Franchise Fees Electricity: The City receives 1 percent of gross sales - sales sre estimated based on electricity rates and usage factors for each land use type. Natural Gas: The City receives 1 percent of gross sales - sales are estimated based on natural gas rates and usage factors for each land use type. Refuse Collection: The City receives 1 percent of gross receipts: receipts are estimated based on charges of $3.50 per month for a residential unit and $3.99 per month for a commercial unit Cable Television: The City receives 3 percent of gross sales: revenues are estimated at $2.10 per household C -_- O Revenues from Other Agencies Revenues from other agencies include the state gasoline tax, state motor vehicle license fees, state cigarette tax, and federal revenue sharing. Projections of these revenues are based on 1985-1986 revenues as shown in the proposed City budget and information from the League of California Cities 1985-1986 Budget Bulletin. State Gasoline Tax Section 2106 54.52 per capita Section 2107 $8.64 per capita Section 2107.5 Total of $6,000 per year Motor Vehicle In-Lieu Fees 524.68 per capita Cigarette Tax 54.28 per capita P. 0. S. T. Reimbursement 51.25 per capita Federal revenue sharing Federal Revenue Sharing is not assumed to increase as a result of population growth. Allocation formulas are set on the basis of 1980 population and other factors. Other Recurring Revenues Other projected recurring revenues include fines and forfeitures for . traffic violations and for violations of local ordinances; community service tees; facilities rentals; interest; and miscellaneous revenues including special police services, sales of unclaimed property, and other items. Estimates of these revenues are based on 1985-86 budget estimates and are made primarily on a per capita basis, as presented below: . - 6 Traffic Fines and Bail Forfeitures S3.87 per added resident and per added employee Municipal Fines 50.62 per added resident and per added employee Community Service Fees 59.73 per capita Facilities Rentals $0.67 per capita Miscellaneous Revenues Including sale of maps and property, false alarm fees, special police services, sales of unclaimed property, miscellaneous licenses, and sundry revenues: S~.26 per capita Interest 1.5 percent of all other projected recurring revenues. Development Processing Fees and Charges Development processing revenues include building permits, plan check fees, and new construction taxes. These fees are charged one time only and are intended to offset direct costs of processing,, engineering, planning, and inspection related to development. They are not assumed to represent net revenues. to the City. Estimates of processing fees and charges are based upon City fee schedules and development plans. Building Permit Fees Revenues are estimated at $433 per dwelling unit, and 52.50 per 51,000 of structural valuation for non-residential development. Plan Check Fees Plan-check fees are set at 65 percent of building permit fees. C -'- ~ New Construction Taxes The City has established per unit taxes for new residential and hotel construction and per square foot taxes for commercial, office or industrial construction. The tax schedule is as follows: o Single family dwellings, attached or detached $350 per unit o Dup hexes 5350 per un i t o Multifamily dwellings, Townhouses or Condominiums (Three or more units or condominium conversions) .5350 per unit plus $100 per bedroom over one in each unit. o Mob i 1 ehome park pads S 100 per pad o For each commercial, professional, or industrial building unit in the building, per square toot of gross floor area, including any area upon or within a building designed for the parking of vehicles ... $.10 per sq. ft. o For each hotel or motel unit without a kitchen $100 per unit 2.3 City of Tustin Costs Public Works Public works line divisions of Streets, Parks, Trees, and Facilities Maintenance are estimated to have the following annual per-unit costs, based on information from the 1985-1986 budget and inventories of major facilities being maintained: Streets Pavement Maintenance Traffic Control-Arterial Roads Traffic Control-Local Streets Arterial Road Landscaping Street Sweeping Traffic Signal Maintenance $1,535 $1,578 $2oa $3,000 $730 $3,570 per per per per per per lane-mile lane-mile lane-mile lane-mile curb-mile intersection C -a- Parks Landscaping Buildings, Lighting, Irrigation Athletic Fields Public Buildings City Hs11 Complex Police Facility Council Chambers Clifton C. Miller Community Center Maintenance Facility Trees Arterial Street-Trees Local Street Trees Park Trees Civic Center Complex Trees $7,109 per acre $1,559 per acre $730 per acre $4.10 per square foot $15.32 per square foot $0.52 per square foot $1.01 per square foot $4.10 per square toot $4,000 per lineal mile $1,715 per lineal mile $422 per acre $468 per acre Costs in the Vehicles Division are primarily charged to other programs. Costs not recovered through department charges are treated as a citywide overhead cost. Public Works Department overhead costs, including costs of the Administration division and most costs of the Engineering Division, are estimated at 27.5 percent of Public Works line division costs. Po 1 i ce Line costs for the Police Department Field Operations and Investigation divisions are estimated on the basis of the following service requirements for various land use categories, derived from information on service calls provided by the Tustin Police Department: One Patrol Unit per Residential Industrial Retail/Office 10,051 Residents 13,050,354 Square Feet 2,709,026 Square Feet One investigative Unit per 6,701 Residents 6,525,177 Square Feet 2,031,770 Square Feet - 9 - Estimated costs for these divisions are as follows: Patrol Unit: $382,374 Investigative Unit: 567,405 Police Department overhead for the Administration and Services divisions is estimated at 28.65 percent of combined costs of the Field Operations and Investigation Divisions. Community Services Community Services programs serve both Tustin residents and non- residents, and are primarily fee supported. Annual per capita costs for major programs have been developed based on the 1985-1986 budget, as follows: Program aas::ass:ss:sassssss Adult Sports Classes/Cultural Arts Youth Services Tiny Tots Senior Citizens Total Per Capita Costs Per Capita Cost osmxsasass 52.65 $4.16 $1.68 $1.27 $1.37 511.14 Community Services Department overhead, represented by the Administration Division, is calculated at 25.86 percent of total line division costs. As noted in Chapter 5, Section 5.3, Community Services costs are largely offset by program fees and charges which are estimated at a total of 59.73 per capita. C _~o- ~ Com~eunity Development Annual Community Development costs for the Planning Division and Building Division are estimated as follows based on the advice from Community Development Staff and review of proposed development phasing for the East Tustin Specific Plan Area: Planning Division: $44,212 for addition of an Associate Planner at the start of development, and $39,897 for addition of an Assistant Planner when development of East Tustin is one-third completed, as measured by population. Building Division: $49,033 for addition of a Plan Checker and $86,628 for addition of two Building Inspectors when development begins. $43,314 for addition of a third Building Inspector the fourth year of development. (543,314) savings after seven years of development for one Building Inspector position eliminated, due to reduced development activity. ($43,314) savings after nine years of development for a second Building Inspector position eliminated, due to further reductions in building activity. In addition to staff costs, the Building Division is projected to incur the following costs for contract services as East Tustin is developed: Contract Building Inspection Costs equal to 65 percent of net building permit revenues remaining after costs of additional Building Inspection staff have been subtracted. - 11 - Contract Plan Check. Costs eQua1 to 65 percent of net plan check revenue remaining after costs of additional Plan Check staff have been subtracted. Citywide Functions The following marginal overhead cost factors for Citywide functions have been estimated on the basis of 1985-1986 budget data and long-range staffing projections prepared by the City of Tustin in 1981: Citywide Overhead Function Legislation: Administration: Non-Departmental: Vehicle Maintenance: Total Marginal Citywide Overhead Factor: Marginal Overhead Cost As Percent of Total Line Functions Cost ~aa=axsasmn~~za=x~aaaa 3.1 percent 4.2 percent 3.4 percent 3.7 percent 14.4 percent C ~ CHAPTER 3 TAXES AND FEES Taxers and fees include property tax, property transfer tax, sales tax, transient lodging tax, business license fees, and franchise fees. The majority of revenues received from the property tax, sales tax, transient lodging tax, business license fees, and franchise fees are deposited into the General Fund of the City to be used to finance general City operations. All funds received from real property transfer taxes are deposited into the Beautification Fund which is used to finance the construction and maintenance of beautification projects~in the City. 3.1. Property Tax The one percent property tax is levied on the taxable value of secured and unsecured property. Secured property includes Land and improvements. Unsecured property consists mainly of trade fixtures and eQuipment. When property changes ownership, taxable value is set at the fair market value. Otherwise taxable value increases at 2 percent per year, or the rate of inflation, whichever is less. Property tax proceeds are distributed among jurisdictions on the basis of allocation formulas prepared by the Orange County Auditor-Controller's office. Allocations vary according to Tax Rate Areas (TRAs). Within the City of Tustin there are 90 Tax Rate Areas. The majority of these TRAs have allocations to the City of Tustin in the range of 12 to 16 percent of the total tax revenue available from the property tax. The City 12 C _,~- J is assumed to receive an allocation of 13 percent of the basic levy for the East Tustin Specific Plan Area. A key factor in estimating property tax revenues for the East Tustin Specific Plan Area is the distinction between land that is to be sold outright and land that will continue to be owned by The Irvine Company. Land that is sold outright will be revalued at estimated current fair market value and taxed accordingly. Land that is retained by The Irvine Company will be taxed at its existing assessed valuation, which in many cases is considerably lower than current fair market value. In_a11 cases new construction -- the improvements -- will be taxed at estimated fair market value. For purposes of the fiscal analysis, the following land ownership assumptions have been made: Residential development: 100 percent of land to be sold Retail, office development: 100 percent of land to be retained by The Irvine Company Hotels, industrial, and research & development: 50 percent of land sold and 50 percent retained by Irvine Company Methods to be used in estimating the property tax value components -- land, improvements, and unsecured -- are as follows: 1_ Value of Land. When land is projected to change ownership, the taxable value will be set at estimated fair market value.on the basis of marketing information. Without a change in ownership, the taxable value will be - 14 - t,- assumed to remain constant at its current level. Land valuation for residential development is estimated at 45 percent of the total valuation per dwelling unit, based on information from The Irvine Company. 2. Value of Improvements. Improvements include site improvements, buildings and, where appropriate, tenant improvements. The value of improvements will be estimated on the basis of marketing information. 3. Unsecured value. Unsecured property includes trade fixtures and equipment for non-residential land uses. Unsecured valuation in the City of Tustin is estimated at $15.00 per square foot of retail, commercial, industrial, or office space. This estimate is an average based on total unsecured valuations in the City of Tustin for the years 1983-84 and 1984- 85, as published by the Orange County Auditor-Controller's Office, divided by the estimated square footage of non-residential development in existence for each year. The above three components -- land value, improvement value, and unsecured value -- will be estimated for all non-residential land uses. For residential uses overall valuation assumptions based on marketing data will be used. 3.2. Real Property Transfer Tax Sales of real property are taxed by Orange County at a rate of $1.10 per $1,000 of property value. This tax is shared equally by the City and the County. This tax is assumed to be collected on sales of new homes as well as home resales and on transfers of commercial and industrial property. C _~,- C The original equity of the seller and existing financing that is assumed by the new owner are exempt from the property transfer tax. A total exemption rate of 20 percent of estimated market value will be assumed in calculating transfer tax revenues. It is assumed that residential development will change ownership at an average rate of 10 percent each year, or that each home changes hands on the average of once every ten years. Industrial and research and development properties are assumed to change hands at an average rate of 5 percent each year, or once each twenty years on average. No transfers of ownership are assumed for office, retail, or hotel properties. A71 revenues received from the real property transfer tax are allocated to the Beautification Fund and may be applied to costs of beautification projects incurred as part of the East Tustin Development. 3.3. Sales Tax A city sales tax of one percent is levied on gross sales of goods except food for home consumption, prescription drugs, periodicals, poultry and livestock, and goods for resale. Major generators of sales tax include service establishments and retail, industrial and manufacturing uses. Also, sales taxes are generated by hotel activities, particularly those related to food and liquor sales associated with conferences and conventions. The critical factors in estimating sales tax are the assumptions regarding sales generation for a variety of land uses including shopping centers, the - 16 - ,.M Tustin Auto Center, industrial/research and development activities and hotel development. Retail Land Uses. Sales generation assumptions for neighborhood and community shopping centers are based on marketing information provided by Alfred Gobar Associates, as presented below: o Neighborhood shopping centers are in the range of 30,000 to 100,000 square feet and primarily sell convenience goods. Major tenants usually include a supermarket and drug store. Taxable sales generation by neighborhood centers is estimated at S130 annually per square foot. o Community shopping centers, ranging in size from 100,000 to 300,000 square feet, and may include all types of establishments found in neighborhood centers. In addition, community centers include establishments for comparison shopping, such as discount, off-price, and catalog stores. Taxable sales generation for community shopping centers is estimated at $150 annually per square foot. Auto Center. Taxable sales generation from the Tustin Auto Center is projected at 510,900,000 annually per dealership. This estimate is the average of the following two figures, based on State Board of Equalization data for calender year 1983: o Average taxable sales per dealership for the Irvine Auto Center. o Average sales per dealership for all of Orange County. C -t>- 1 J Industrial/Research & Development. Sales taxes are also generated by industrial and research and Bevel"opment land uses, if goods are sold to final users. Examples of major industrial sales tax generators include hospital supply companies, software suppliers, and research equipment manufacturers. Sales tax generation from industrial and research and development land uses is estimated at S14 per square foot of development. Hotel. Taxable sales generated by hotels are estimated at 50 percent of total room receipts. This estimate is based on information provided by The Irvine Company. 3.4. Transient Lodging Tax The transient lodging tax of 6 percent is levied on gross receipts for overnight lodging in the city. Key variables in estimating the transient lodging tax revenues include the hotel/motel room rates and assumptions regarding occupancy rates. For analysis of the East Tustin Specific Plan Area, an average room rate of S80 and an average occupancy rate of 80 percent will be assumed. 3.5. Business Licanse Tax A business license tax based on gross receipts is levied for all businesses with established locations within the city. The City has established a fee schedule, shown below. The minimum levy is S25 per year and the maximum levy is 5100 per year for businesses with gross receipts over $600,000. C _~a- O City of Tustin Business License Fee Based Upon Gross Receipts SO - $2b,000 = $25 $25,001 - $100,000 $40 $100,001 - $200,000 $50 $200,001 - $300,000 = S60 $300,001 - $600,000 $80 $600,001 + =$100 The estimation of business license fees will include a projection of the number of new businesses broken down by size categories according to square foot usage. This projection will be based on data from similar Irvine Company developments in Orange County, as presented in Table 3-5. 3.6. Franchise Fees Franchise fees of 1 percent of gross sales within the City are levied on the holders of city franchises for electricity, natural gas, and refuse collection and a fee of 3 percent for cable television. To project the franchise fee revenues from electricity, average usage factors by land use type have been developed. Each type of development -- residential, retail, office, and industrial -- is assigned an electrical generation usage factor, in terms of kilowatt-hours (KWH). These usage factors are derived from data from Southern California Edison. Similar calculations are used to project usage of natural gas, based upon data from the Southern California Gas Company. Table 3-1 shows the usage factors for electricity and natural gas by land use type. Using billing rates of 50.094 per KWH for electricity and $0.72 per 100 cubic feet for gas, annual billing factors for each land use are then derived. With a franchise tax rate of 1 percent of billings, annual - 19 - TABLE 3-1 EAST TUSTIN SPECIFIC PLAN PUBLIC UTILITY BILLINGS AND FRANCHISE TAX FACTORS 1. Electricity Annual Annual Annual KWH Annual Franchise Tax KWH per per 1,000 Billings per 1 Revenues per Sq. Ft. Sq. Ft.• 1,000 Sq.Ft. 1,000 Sq.Ft. ssasa=a== o=o=~ssaax aassss=~~aas a====e~z=~== Retail 12 12,300 S1,156 S11.56 Office 12 12,200 $1,147 511.47 Industrial 5 4,500 $423 $4.23 Residential S480/unit/year 3 $4.80/unit 2. Natural Gas Annual Annual Annual Cubic Feet Annual Franchise Tax Cubic Feet per 1,000 Billings per Revenues per per Sq. Ft. Sq. Ft. 1,000 Sq.Ft. 2 1,000 Sq.Ft. ass=:~sazaa =ama=ox=as ==azaxaa3~s~ naca=s~3==ao Retaii 34.8 34,800 S251 S2.51 Office 24.0 24,000 $173 $1.72 Industrial 30.0 30,000 S216 $2.16 Residential $516/unit/year 3 $5.16/unit Notes: 1. Electricity billings assume: $0.094 per KWH 2. Natural gas billings assume: $0.72 per 100 cubic feet (100 cubic feet 1 therm) 3. Typical residential billings based on utility information. Source: Stanley R. Hoffman Associates, Inc. - 20 - ;~ franchise revenues from the electricity franchise will be projected at S1i.56 per 1,000 square feet of retail development, S11.47 per 1,000 square feet of offices, 54.23 per 1,000 square feet of industrial/research and development space, and S4.80 per dwelling unit. Also based on a tax rate of 1 percent of billings, annual revenues from the natural gas franchise will .be projected at S2.51 per 1,000 square feet of retail development, S1.72 per 1,000 square feet of office space, 52.16 per 1,000 square feet of industrial and research and development space. Revenues from residential development are estimated at S2.16 per dwelling unit. Revenues from the franchise for refuse collection are estimated from the rate schedule for refuse collection. Currently charges are S3.50 per residential unit and 53.99 per commercial unit, on a monthly basis. For purposes of the East Tustin analysis, franchise revenues are estimated at 50.42 annually per dwelling unit and 50.20 annually per 1,000 square feet of non-residential development. The new development will also result in increased revenue from the franchise for cable television. This revenue is estimated at S2.10 per household, based on the per household revenue in neighboring communities, because Tustin's system is not fully operational at this time. It is assumed that, for the most part, cable television is used in residences rather than in commercial uses. G O , CHAPTER 4 REVENUES FROM OTHER AGENCIES Revenues from other agencies include the state gasoline tax, state motor vehicle in-lieu fees, state cigarette tax, other state subventions, and federal revenue sharing. Projections of future revenues from state subventions are based upon current state law and formulas. 4.1. State Gasoline Tax As of January 1, 1983, the state collects a tax of $0.09 per gallon on the sa]e of gasoline. Cities are allocated a share of this revenue based upon fixed allocation formulas and per capita factors. Funds are allocated under three different sections as follows: Section 2106 Funds. The allocation of Section 2106 funds is based upon: 1. A fixed apportionment of $400 per month for each city; and 2. A proportional allocation to the city and county based upon their respective percentage shares of the total number of vehicle registrations in the state. Based on the League of California Cities' Budget Bulletin for 1985-86, Section 2106 revenues are estimated at $4.52 per capita plus the $400 per month fixed allocation. Section 2107 Revenue. These revenues are allocated strictly on a per capita basis. Based on the Budget Bulletin, these revennues are estimated at $8.64 per capita. - 21 - G -,_- Section 2107.5 Revenue. Under Section 2107.5 cities receive a fixed annual amount based on population, ranging from $1,000 for cities of under 5,000 population to S20,000 for cities with populations over 500,000. Tustin's allocation is $6,000, for cities with population between 25,000 and 50,000. The allocation increases to 57,500 for cities with population between 50,000 and 100,000. 4.2. Motor Vehicie License Fees The state imposes a fee for the privilege of operating a vehicle on the public highways. The fee is set at 2 percent of the depreciated market value of all motor vehicles and is paid annually. Approximately 50 percent of these revenues are distributed to cities monthly, on a per capita basis. The League of California Cities estimates revenues of 524.68 per capita from this source, and this figure will be used for the East Tustin analysis. 4.3. Cigarette Tax The State of California collects an excise tax on cigarettes of 5.10 per package levied through wholesale distributors. Three cents of this 5.10 is allocated to local governments. The local government share is divided between city and county governments, statewide, on the basis of proportional sales tax revenues from city and county jurisdictions in the previous year. Of the portion allocated to cities, the amount remitted to each city is determined by a formula which allocates 50 percent of revenues according to the city's share of all city sales tax revenues in the state - 23 - and allocates the remaining 50 percent on the basis of each city's share of population of all cities in the state. Tustin's cigarette tax revenues for 1985-86 are estimated at $4.28 per capita, based on a population of 40,815. This estimate will be used in projecting future cigarette taxes to the City. This estimate involves assumptions that Tustin's growth rate in population and sales taxes relative to all cities in the state will not cause significant shifts in the distribution of this revenue source, and that statewide cigarette sales will not change dramatically over the near-term projection period. 4.4 P. 0. S. T. Reimbursement The state reimburses cities for police training activities under the Police Officer Standards Training program (P. 0. S. T.). These revenues are projected at 51.25 per capita, based on 1985-86 revenue and population estimates. 4.5. Federal Revenue Sharing Federal Revenue Sharing funds are distributed to of population, local tax effort, and average per budget year 1985-86 Federal Revenue Sharing fund; $335,000. These funds are deposited by the City The City of Tustin is not assumed to receive any funds as a result of the development of the East cities based on a formula capita income. For the s are estimated at in a special fund. additional Revenue Sharing Tustin area. - 24 - CHAPTER 5 OTHER REVENUES Other revenues include fines and forfeitures, for traffic violations and for violation of local ordinances; community services fees; facilities rentals; special police services; use of money and property; and miscellaneous revenues. 5.1. Traffic Fines and Bail Forfeitures Revenues received from fines and bail forfeitures which are imposed for violations of the State Vehicle Code, are allocated on the basis of whether the arrest was made by a City officer or a State officer. The City receives 85 percent of the fines issued by a City officer and 50 percent of the fines issued for a misdemeanor arrest by the California Highway Patrol. The.State Vehicle Code provides that fines and forfeitures resulting from arrests by city officers for Vehicle Code violations must be deposited in a special city "Traffic Safety Fund." This fund may only be expended for traffic control devices and maintenance, the maintenance and equipment and supplies for traffic law enforcement and traffic accident prevention, the maintenance, improvement or construction of public streets, bridges, and culverts, and the compensation of school crossing guards who are not regular full-time members of the police department. For purposes of the fiscal impact analysis, traffic fines will be projected at S3.8? per capita including both added residents and added employees. This estimate is based on estimated 1985-86 vehicle code fines of $250,000, - 2 5 - divided by the estimated current population (40,815) and employment (23,755) of Tustin. 5.2. Municipal Fines Revenues from local ordinance fines are estimated at 50.62 per resident and per employee. This estimate is derived based on estimated 1985-86 revenues of 540,000, divided by the sum of estimated population and employment as described above. 5.3. Community Service Fees Revenues are generated from fees charged for such community service programs as classes, seminars, youth and senior citizen programs, arts carousel, and sports. These fees are charged to partially offset the cost of services. Total fiscal year 1985-86 community service revenues are estimated at $397,000, including 5125,000 from sports fees, S176,000 from class fees, $82,000 from youth service fees, and 514,000 from senior citizen human services fees. Based on the 1985-86 estimates, future community servives revenues will be projected at S9.73 per capita, including sports fees, class fees, youth service fees, and senior citizen service fees. 5.4. Facilities Rental The City receives revenues from the rental of the Clifton C. Miller Community Center, the Council Chambers, park or picnic areas, and playing fields. Based on estimated 1985-86 revenues and population, these revenues will be projected at 50.67 per City resident. C 5.5. Miscellaneous Revenues - 26 - Miscellaneous revenues, which will be projected on the basis of population, include sales of maps and publications, false alarm fees, special police services, sales of unclaimed property, miscellaneous licenses, and sundry revenues. Total future revenues from these sources will be projected at 51.26 per capita, based on a 1985 population estimate of 40,815 and total estimated 1985-86 revenues of 551,500, as presented below. Sale of maps and publications - ~ S 500 False alarm fees - 2,000 Special police services - 30,000 Sales of unclaimed property - 9,000 Other licenses (not business licenses) 5,000 Sundry revenues 5,000 Total $51,500 _ 5.6. Interest This revenue source is estimated from data regarding the average City treasury balance for a 5-year average obtained from the City Finance Department. Interest on idle funds is estimated at 1.5 per cent of the total of projected recurring revenues for each fiscal year. C ~ CHAPTER 6 DEVELOPMENT PROCESSING REVENUES Development processing revenues include building permits, plan check fees, and new construction taxes. These tees are charged one time only and are intended to offset direct costs of processing, engineering, planning and inspection related to development. 6.1. Building Permits The fee for obtaining a building permit is based upon the valuation of the structure multiplied by the city's fee schedule, currently set at $433 for the first $100,000 of permit valuation and $2.50 per $1,000 for the remainder of the permit valuation. For purposes-of the East Tustin fiscal analysis, building permit revenues are estimated at $433 per dwelling unit and $2.50 per $1,000 valuation for all non-residential development. 6.2. Plan Check Fees Plan check fees are set at 65 percent of building permit fees. Therefore, estimates of plan check fees are based upon the same information as is utilized for estimating building permit fees. 6.3. New Construction Taxes New residential and other types of construction are taxed by City ordinance. The proceeds go the General Fund to support the increased cost of municipal services generated by the new development. - 27 - -ZS- The new construction tax schedule developed by the City imposes the following taxes: o Single family dwellings, attached or detached $350 per unit o Dup 1 exes $350 per un i t o Multifamily dwellings, Townhouses or Condominiums (Three or more units or condominium conversions) S350 per unit plus 5100 per bedroom over one in each unit. o Mobilehome park pads S100 per pad o For each commercial, professional, or industrial building unit in the building, per square foot of gross floor area, including any area upon or within a building designed for the parking of vehicles . ~. $.10 per sq. ft. o For each hotel or motel unit without a kitchen S100 per unit Projections of the revenues from new construction taxes will be made using the above factors and the project development schedule. _~~ CHAPTER 7 PUBLIC WORKS Public works costs are estimated for four major line divisions: Str"____ets,. Parks, Public Buildings, and Trees. Costs of the Administration Division and most of the Engineering Division are treated as department overhead costs and analyzed as a percentage of costs of the line divisions. Most costs in the Vehicles Oivision of the Public Works Department are charged back to various programs throughout the City government. Those fixed costs in operating the Vehicles Division which are not charged to programs are treated as citywide overhead functions and analyzed under non-departmental costs in Chapter 11, section 11.3. Costs in the Public Works line division as average costs, - - bas~orr d~te~le.~ P,~ti~'.. -Wnr~tm ~ ~artment exaediture worksheets for t e 19 There are two steps to the estimation of average costs. The first step is t e distribution of budget accounts among functional categories. For example, costs in the Streets Division must be distributed among street maintenance, street sweeping, traffic signals and sa forth. While the attribution of a specific cost to a category may often be self-evident in the account name (e.g., Traffic Signal Energy), in many other cases, particularly with personnel costs, the distribution is not as straightforward, and has relied upon advice from the Public Works Department staff. - 29 - - 30 - ,~ Once costs have been allocated to functional categories, average, or per <<Rit costs are derived on the basis of inventories of particulate fac;i;ties _ being maintained. Thus, for example, signal maintenance costs are divided by the number of traffic signals to yield per-signal average costs. 7.1 Streets Table 7-1 presents the allocation of the Streets Division budget to functional categories, including street maintenance, street sweeping and traffic signals. The functional categories of street maintenance and street sweeping are further broken down. Street maintenance includes pavement maintenance, traffic control, and landscaping. Street sweeping is divided into streets and specialty sweeping (e.g., City parking lots). Traffic signal costs are actually handled by the Engineering Division rather than the Streets Division, but these costs are analyzed here as part of streets costs. Personnel costs, electricity and water, supplies, small tools, uniforms and vehicle leasing are allocated to functional areas based upon advice from the Public Works Department staff. Fiscal year 1985-1986 total costs for the Streets Division are $1.187 million. The functional categories which make up the streets division have the following costs: Pavement: Traffic control: S330.9 thousand $203.4 thousand Landscape: $348.8 thousand PERSONNEL COSTS Salaries Retirement b insurance subtotal SUPPLIES AND SERVICES Sign maintenance li striping Sidewalk construction Street b alley repair Warner Ave. landscaping Specialty sweeping Signal maintenance -damage Signal street light energy Signal maintenance -routine Signal energy Electricity Water Small tools Uniforms Safety supplies 8 equip. Street materials Street sweeping supplies Traffic signs 3 paint Center island supplies Weed control supplies Sweeper repair Vehicle leasing -equip, fund Refuse collection subtotal Total Costs TABLE 7-1 CITY OF TUSTIN ALLOCATION OF STREET AND ROAD MAINTENANCE COSTS TO FUNCTIONAL CATEGORIES FISCAL YEAR 1985-1986 Street Maintenance 12,752 Traffic ------ --- 298,899 Pavement Control Landscape $24,303 $60,759 $157,971 7,693 19,234 50_009 ----- 31,996 79,993 ---- 207,980 57,500 100,000 180,000 0 3,225 13,000 69 173 449 254 634 1,649 424 1,061 2,757 5,400 32,150 12,752 31,881 ------ --- 298,899 ---------- 123,399 $330,895 $203,392 Street Sweeping ---- Traffic Streets Specialty Signals $56,299 $0 $0 17,822 ---------0 ---------0 - 74,121 0 0 160 588 983 9,000 0 27,200 26,875 59,875 75,250 0 0 0 0 0 0 21,950 5,400 0 82,890 29,541 9,500 ------- ---------- ---------- ---------- 140,821 40,271 0 189,200 $348,800 $114,393 $0 1985-86 Total $299,332 94,759 394,091 57,500 100,000 180,000 0 0 27,200 26,875 59,875 75,250 3,225 13,000 850 3,125 5,225 5,400 9,000 32,150 21,950 5,400 0 157,065 9,500 792,590 $189,200 $1,186,681 Notes: 1. The category of traffic signals is actually found in the engineering division of the public works department, but is analyzed here as part of the street and road maintenance division. 2. Allocation of personnel costs to functional categories was based on advice from Public Works Department staff. Source: Stanley R. Hoffman Associates, Inc. City of Tustin Public Works Department I w N I I ~'~~ - 3 2 - Street sweeping: S114.4 thousand Traffic signals: S189.2 thousand The resultant totals are then converted to a per unit basis according to an inventory of streets, roads, and traffic signals in the City of Tustin. The inventory of arterial roads is shown in detail in Appendix A, and is summarized below: Lane-Miles Curb-Miles ---------- ---------- Major Arterials 48.89 18.97 Primary Arterials 33.22 21.17 Secondary Arterials 33.92 16.96 -------- -------- subtotal arterials 116.03 57.10 Local Streets 99.60 99.60 Total 215.63 156.70 The resultant per unit costs for each of the functional categories are shown in Table 7-2. Pavement costs are distributed equally among all arterial roads and local streets on a per lane-mile basis; it is calculated that the annual cost per lane-mile for pavement maintenance is $1,535. Traffic control costs are allocated 90 per cent to arterial roads and i0 per cent to local roads; the annual cost per lane-mile for traffic control is estimated at 51,578 for arterial roads and $204 for local roads. Arterial landscaping maintenance costs are estimated at $3,000 per lane- mile for casts of maintaining medians only, according to information from the Public Works Department. TABLE 7-2 CITY OF TUSTIN STREET AND ROAD MAINTENACE COST FACTORS FISCAL YEAR 1985-1986 Traffic 0 Pavement Control Landscape Total Arterial Roads (116.03 lane miles) Total cost $178,054 $183,053 $348,800 $709,907 Cost per lane mile Medians n/a n/a $376 w Parkways n/a n/a $2,630 i Total cost per lane mile $1,535 $1,578 $3,006 $6,118 Local Streets (99.6 lane miles) Total cost $152,841 $20,339 $0 $173,181 Cost per lane mile $1,535 $204 $0 $1,739 Source: Stanley R. Hoffman Associates, Inc. C _~.- O Street sweeping costs are attributed on a per curb-mile basis to all arterial roads and local streets; the annual cost per curb-mile for street sweeping is~estimated at $730. There are 53 signalized intersections in the City of Tustin. The annual maintenance cost is estimated at $3,570 per intersection. 7.2 Parks Tab 1e 7-3 presents the allocation of the Parks Division budget to functional areas. There are three major categories in parks maintenance: o landscaping o buildings, lighting, and irrigation o athletic fields. Personnel costs, departmental supplies, small tools, uniforms, and vehicle leasing costs are allocated to the functional areas based on the advice of the Public Works Department staff. The total budgeted amount for the Parks Division is 5345.9 thousand. This amount breaks down into $261.6 thousand for landscaping, $57.4 thousand for buildings, lighting and irrigation, and S26.9 thousand for athletic fields. Average cost factors are then derived for the City's park ar-r as a~ shown in Table 7-3. The park inventory currently includes a nine-acre community park, an eight-acre large neighborhood park, and 19.8 acres of neighborhood parks and green strips, for a total of 36.8 acres. Of this total park acreage, 29.9 acres currently have athletic fields. For the purposes of this analysis, the cost per acre for athletic fields is ~"~~ - 35 - TABLE 7-3 CITY OF TUSTIN ALLOCATION OF PARKS MAINTENANCE COSTS TO FUNCTIONAL CATEGORIES FISCAL YEAR 1985-1986 Buildings, lighting, & Athletic Landscaping Irrigation Fields Total asassaaa~sa sm~o3~aasma msxasamaaa= e~assamexm= PERSONNEL COSTS Salaries S133,641 $14,849 $148,490 Retirement & insurance 45,761 5,085 - ---------- 50,846 ---------- subtotal ---------- 179,402 --------- 19,934 S199,336 SUPPLIES AND SERVICES Electricity 15,130 1,870 17,000 Sports lighting 26,875 26,875 Water 35,000 35,000 Small tools 1,464 181 1,645 Uniforms 1,620 200 1,820 Safety supplies & equip. 1,446 179 1,625 Park supplies 26,125 26,125 Vehicle leasing 36,435 - ------- ---------= 36,435 ---------- subtotal ---------- 82,220 -- 37,430 26,875 146,525 Total Costs $261,623 S5?,364 S26,875 5345,861 NUMBER OF ACRES 36.8 36.8 36.8 36.8 TOTAL COST PER ACRE 57,109 S1,559 $730 $9,398 Source: Stanley R. Hoffman Associates, Inc. City of Tustin Public Works Department - 36 - calculated by using the total park acreage of 36.8 acres. Thus, when used for projections, the athletic field cost factor involves the implicit assumption that new parks will contain athletic fields in the same proportion as is the case currently. The overall per-acre costs for maintenance of the parks is estimated at $9,398. This is broken down into $7,109 per acre for landscaping, S~,559 per acre for buildings, lighting and irrigation, and 5730 per acre for athletic fields. 7.3 Facilities Maintenance There are five public buildings in the City of Tustin: the City Hall building, the Police Facility building, the Council Chambers, the Clifton C. Miller Community Center, and the Maintenance Facility. Costs for personnel, electricity, water, and telephones, supplies, small tools, uniforms, and vehicle leasing were allocated to these five buildings according to a formula developed in conjunction with the Public Works Department staff. The calculation is as follows: o The square footage of each building was obtained. o The hours that each building was in use on an annual basis was estimated. o These two figures were multiplied in order to get the annual square foot-hours of use for each building. o The annual square-foot-hours of use for each building was then expressed as a percentage of the total of all five buildings. o This percentage figure was then used to allocate all costs according to the annual square-foot-hours of use. - 37 - Estimated annual square-foot-hours of use for each public building are presented in Table 7-4. Once the costs have been allocated to each building as shown in Table 7-5, the cost per square foot for maintaining each building can be calculated. The average cost for all five buildings is 57.47 per square foot per year. The individual annual building costs are as follows: City Hall Building: Police Facility Building: Council Chamber: Community Center: Maintenance. Facility: $5.38 per square foot $20.08 per square foot 50.69 per square foot $1.32 per square foot $5.37 per square foot 7.4 Trees The City of Tustin maintains a total of 11,280 trees. An inventory determined the number of publicly maintained trees by the following categories: Arterial roads: 5,501 trees 48.8$ of total Local streets: 4,717 trees 41.8$ of total Parks: 858 trees 7.6$ of total Civic Center: 204 trees 1.8$ of total Table 7-6 presents the allocation of the Trees Division budget to these four categories. Personnel costs, electricity, water, telephones, supplies, small tools, uniforms, and vehicle leasing were allocated to these four categories based upon the percentages of the total trees maintained by the City within each category. Square Footages Annual Hours of Use Annual Square -Feet - Hours of Use Share of Total Annual Square -Foot -Hours of Use TABLE 7-4 CITY OF TUSTIN ESTIMATED SQUARE FEET HOURS OF USE FOR PUBLIC BUILDINGS FISCAL YEAR 1982-83 City Hall 13,585 2,340 Police Facility 8,625 8,760 31,788,900 75,555,000 0.208 0.493 Council Community Maintenance Chambers Building Facility Total 2,560 4,000 18,240 47,010 323 563 2,340 14,326 826,880 2,252,000 42,681,600 153,104,380 0.005 0.015 0.279 1.000 AL i w 00 I Source: Stanley R. Hoffman Associates, Inc. I City of Tustin Public Works Department - 39 - ,~ TABLE 7-5 CITY OF TUSTIN ALLOCATION OF BUILDING MAINTENANCE COSTS TO FUNCTIONAL CATEGORIES FISCAL YEAR 1985-1986 Police Council Community Maintenance City Hall saa Facility Chamber Building Facility Total PERSONNEL COSTS ss:aaa sasasss:a sssaassaa asa:s:ass sssaaaasaa saasaasaas Salaries 20,410 48,315 491 1,472 27,377 $98,124 Retirement 8 insurance 6,041 14,319 145 436 8,103 29,044 subtotal 26,451 62,694 636 1,908 35,480 127,168 SUPPLIES AND SERVICES Contractual services 6,181 16,072 163 489 9,095 32,600 Building maint. 8 repair 4,566 10,821 110 329 6,124 21,950 Pest control 146 345 4 11 195 100 Custodial supplies 1,414 •' 3,352 34 102 1,897 6,800 Electric 19,344 45,849 465 1,395 25,947 93,000 Natural gas 582 1,380 14 42 781 2,800 Water 1,768 4,191 43 128 2,372 8,500 Telephone 9,329 22,111 224 673 12,513 44,850 Small tools 83 197 2 6 112. 400 Uniforms 162 385 4 12 218 780 Safety supplies & equip. 62 148 2 5 84 30U Vehicle mileage or allow. 62 148 2 5 84 300 Vehicle leasiny equip. fund 2.317 5,492 56 167 3,108 11,140 subtotal --------- 46,617 --------- 110,491 --------- 1,121 --------- 3,362 --------- 62,529 --------- 224,120 Total Costs Allocated $73,068 $173,185 $1,756 $5,269 $98,009 $351,288 Square footages 13,585 8,625 2,560 4,000 18,240 41,010 • COSTS PER SQUARE FOOT $5.38 $20.08 $0.69 $1.32 $5.37 $1.47 Source: Stanley R. Hoffman Associates, Inc. City of Tustin Public Works Department - 40 - TABLE 7-6 CITY OF TUSTIN ALLOCATION OF TREES BUDGET TO FUNCTIONAL CATEGORIES " FISCAL YEAR 1985-1986 PERSONNEL COSTS Salaries Retirement & insurance subtotal SUPPLIES AND SERVICES Street tree maintenance Small tools Uniforms Safety equipment Trees Tree maintenance supplies Vehicle leasing equip fund subtotal TOTAL COSTS ALLOCATED Arterial Local Civic Roads Streets Parks Center Total $40,920 $35,088 $6,382 51,517 $83,907 15,160 13,000 2,365 ------- 562 -------- 31,08? -------- -------- 56,080 -------- 48,087 - 8,747 2,080 114,994 10,448 8,959 1,630 387 21,425 183 15.7 29 7 375 507 435 79 19 1,040 317 272 49 12 650 7,291 6,252 1,137 270 14,950 2,146 1,840 335 80 4,400 22,623 19,399 -------- 3,529 -------- 839 -------- 46,390 -------- -------- 43,515 37,314 6,787 1,614 89,230 $99,595 S85,401 $15,534 Lineal miles of street 24.9 49.8 Tree costs per street mile S4,000 S1,715 Acres of park/civic center Tree costs per acre Source: Stanley R. Hoffman Associates, Inc. City of Tustin Public Works Department 36.8 $422 $3,693 $204,224 6.4 $577 - 41 - The total budgeted amount for the trees division is S204.2 thousand. This is allocated as follows: $99.6 thousand for arterial road tree maintenance, S85.4 thousand for local street tree maintenance, $15.5 thousand for park tree maintenance, and $3.7 thousand for civic center tree maintenance. Average cost factors are then derived for the City's tree inventory. Costs are estimated on a per lineal-mile basis for arterial roads and local streets, and on a per-acre basis for the categories parks and civic center. Maintenance costs for trees along arterial roads are estimated at $4,000 per lineal mile; costs for trees on local streets are estimated at $1,715 per lineal mile. Maintenance costs for trees located in City parks and on the Civic Center grounds are estimated at.S422 per acre and $577 per acre, respectively. 7.5 Public Works Department Overhead Public works overhead is represented in the Administration and Engineering Divisions. It should be noted that the costs budgeted in the Engineering Division for traffic signal energy and maintenance have been treated as line costs in the Streets Division for this analysis. The figures shown in Table 7-7 reflect this shift of $189,200 from the Engineering Division to the Streets Division. As shown in Table 7-7, department overhead functions account for $574.3 thousand, some 27.51 percent of the total line budgets of $2.09 million. - 42 - ~' TABLE 7-7 CITY OF TUSTIN CALCULATION OF PUBLIC NIORKS DEPARTMENT OVERHEAD RATE FISCAL YEAR 1985-1986 85-86 Line Divisions Request aaaeoaaaaasaaxaaax ...=nasaaaaaa Streets S1,186,681 Parks S345,861 Public Buildings $351,288 Trees 5204,224 Total Line Divisions 52,088,054 Overhead Divisions aaasasaaassassaaa= Administration S286,150 Engineering 5288,191 Total Overhead Divisions 5574,341 Total Overhead Rate Overhead Rate =sxaaaasaeasa 13.7 ~ 13.8 ~ 27.5$ Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1985-1986 Program and Financial Plan ..~ CHAPTER 8 POLICE Police Services in the City of Tustin are provided through four divisions: Akin+~+~*ration Field Opera ions, Investiaation, and Services. The Field Operations Division provides patrol services, including the availability of a uniformed officer to respond to citizen calls for service and personal observation of criminal or suspected criminal activity 24 hours a day, 365 days a year, enforcement of local and state laws, providing emergency first aid at scenes of medical emergency, preservation of life and property during natural disasters, and other activities. The Investigation Division is responsible for investigating crimes against persons and property, juvenile cases, vice, narcotics, white collar crime, and criminal intelligence gathering. This chapter provides estimates of police patrol and investigation requirements and casts for residential and non-residential land uses. Costs of the Administration and Services divisions are treated as department overhead costs and are also estimated. 8.1 Field Operations Personnel and equipment utilized for patrol service in the Field Operations Oivision are allocated to residential and non-residential land uses according to data provided by the City of Tustin Police Department staff. While a patrol unit's time is divided among a variety of activities, the number of calls for service and time spent in initial response provide the basis for estimating overall patrol requirements. -a~- _ a4 _ ~ These data have been provided for residential and non-residential land uses for the first ten months of 1983, and are shown in Table 8-1. Residential land uses accounted for 13.2 thousand of the total of 18.1 thousand calls, with non-residential uses accounting for the remaining 4.9 thousand. The response time includes all time from the moment of the call until the patrol unit is again available--travel to the location of the call, preliminary investigation and necessary actions. The average response time for non-residential calls was 69 minutes; it was 50 minutes for residential calls. When these average response times are multiplied by the number of calls, the overall times spent in response to non-residential and residential calls are an estimated 336,573. minutes (33.7 percent of total), and 661,150 minutes (66.3 percent of total), respectively. T}+RSP oroportions_of one-third for non-residential calls and two- thirds for residential calls are then used to allocatg all oatrol services iD Tu~st~in.~. It is estimated that the equivalent of seven round the clock patrol units are currently operating in the City of Tustin, based upon 1985-86 budget information. Using the residential/non-residential allocation of police time described above, 4.67 of-the 7 patrol units are allocated to residential land uses and 2.33 patrol units are al aced to non- res' '~^~' ~~°°~ ....sc~ec;~~^al ly industrial office and retai 1 activities. The number of persons in residential areas and the square footages of non- residential activities which one patrol unit serves are estimated as follows: ~~ - 45 - TABLE 8-1 CITY OF TUSTIN POLICE DEPARTMENT TIME SPENT IN RESPONDING TO CALLS FROM RESIDENTIAL ANO NON-RESIDENTIAL LAND USES JANUARY 1, 1983 - OCTOBER 31, 1983 Number Average Total Response Percentage of of Calls Response Time Time Spent Time Spent Non-Residential 4,877 69 Minutes 336,573 Minutes 33.7$ Residential 13,233 50 Minutes 661,150 Minutes 66.3$ . Total 18,110 997,723 Minutes 100.0$ Source: City of Tustin Police Department Stanley R. Hoffman Associates, Inc. C _,s- O The residential population of the City of Tustin in January 1985 is estimated at 40,815 based upon data from the California Department of Finance, Population Research Unit. This copulation of 40,815 divided by 4.67 eatrol units~rovides a population per patrol unit figure of 8,745._ Patrol requirements for non-residential land uses are calculated next. All square footage estimates used are from a recent inventory prepared by the Tustin Community Development Department. Industrial land uses in the City of Tustin occupy an estimated 6.52 million square feet. These industrial uses have unique patrol requirements, primarily requiring protection between the hours of 10 p.m. and 7 a.m., and are assumed to require the services of 0.5 patrol units. Using these figures it can be calculated that industrial activities utilize patrol services at a rate of 13.05 million square feet per patrol unit. Retail, hotel/motel, and office land uses which utilize the remaining 1.833 patrol units allocated to non-residential land uses occupy an estimated 4.06 million square feet in Tustin. Thus, it is estimated that retail, hotel/motel and office land uses utilize patrol services at a rate of 2.215 million square feet per patrol unit. Using information found in the City budget for fiscal year 1985-1986, the estimated composition and cost of a patrol unit are shown in detail in Table 8-2. Including sworn and non-sworn personnel salaries, retirement and insurance, and supplies and services, the total cost of one patrol unit is estimated at $382,374. Average salary figures by position have been provided by Police Department staff. Based on advice from Police - 47 - TABLE 8-2 CITY OF TUSTIN PATROL UNIT COMPOSITION ANO COST FISCAL YEAR 198b-1986 Patrol Average Patrol Unit Annual Unit Position Composition 1~ Salary Salary asasssss:ssssass:sass: ssssssssssa~ ssssassssas sssassssea Lieutenant 0.43 $43,262 $18,541 Sergeant 0.86 537,516 $32,157 Patrol Officer 5.14 $30,463 $156,667 Parking Control Officer 0.14 519,169 $2,738 Communication Officer 1.00 $23,272 $23,272 Total Salaries $233,375 Total Salaries X 1.1 ?~ 5256,712 Average Patrol Patrol Annual Unit Unit Fringe Fringe Position Composition Benefits Benefits sssssssassssssasssssss s:sassssss: asasssasss saaassass Lieutenant 0.43 $18,532 $7,942 Sergeant 0.86 $15,499 $13,285 Patrol Officer 5.14 $11,865 S61,020 Parking Control Officer 0.14 $7,441 $1,063 Communication Officer 1.00 56,124 $6,124 Total Fringe Benefits S89,434 TOTAL PERSONNEL COSTS (SALARY & FRINGE) $346,146 Supplies and Services S36,228 TOTAL PATROL UNIT COST $382,374 Notes: 1. The patrol unit composition assume a total of 7 patrol units in the City, with each unit having a one-seventh share of positions. 2. Salaries are increased by a factor of 10 percent, based on advice from Police Department staff to account for anticipated increases in overtime pay due to the Fair Labor Standards Act. Source: Stanley R. Hoffman Associates, Inc. f`;tv of Tuetin PelicL• ~~nartment - 48 - a Department staff, salaries for all personnel have been increased by 10 percent to account for more stringent application. of the Fair Labor Standards Act regarding overtime pay. 8.2 Investigation The Investigation Division is comprised of eight sworn positions and three support personnel, based upon the 1985-1986 budget. Each of these eight investigative positions, along with a one-eighth share of the support personnel, is assumed to comprise one investigative unit. According to Police Department staff, three of the eight sworn investigative positions are dedicated to non-residential crimes, including check forgery, fraud, embezzlement and non-residential burglary. While non-residential crimes are assumed to account for three-eights of investigation division effort, they accounted for 51.9 percent of all cases actively investigated in the first ten months of 1983, indicating greater investigative requirements for the average case than for the average non- residential case. It is assumed that one investigative unit out of the three allocated to non-residential land usas will be dedicated to industrial activities, and that the two remaining non-residential investigative positions will serve the retail, hotel/motel, and office land uses. Using the•land use totals presented above in the calculation of patrol requirements, it is then estimated that industrial land uses require one investigative unit per 6.52 million square feet and that retail, hotel/motel and office land uses require one investigative unit per 2.03 million square feet. ~~+' - 4 9 - The remaining five of the eight investigative units are allocated to residential land uses. Therefore, one investigative unit is estimated to serve 8,163 people in the residential areas based upon the total population of 40,815. The detailed personnel and cost estimates for an investigative unit are shown in Table 8-3. The total cost for an investigative unit, including sworn and support personnel salaries, retirement and insurance, and supplies and services, is estimated at $67,405. 8.3 Police Department Overhead Police Department overhead is found in two divisions. The Administration/ Crime Prevention Division, which provides department administration, as well as community awareness programs and maintenance of crime statistics. The Services Division includes recruitment, training, planning and research for the department and other data and management functions. The total budget for these two divisions was $925.4 thousand in fiscal year 1985- 1986 as shown in Tab 1e 8-4. This represents 28.56 percent of line division costs of S3.24 million. - 50 - -~+, TABLE 8-3 },ry~~ CITY OF TUSTIN INVESTIGATIVE UNIT CONIPOSTICN AND COST FISCAL YEAR 1985-1986 1. Sworn Positions - Salary Average Sworn Inwstigatiw Annual Investigative Position Positions ~_ Salary _~ Salaries ~ Lieutenant 1.00 $43,262 $43,262 Police Agent 1.00 $33,171 $33,171 Investigative Officer 6.00 $31,597 $189,582 8.00 $266,015 Investigative Unit = 8 Sworn Positions / 8 $33,252 2. Non-sworn Positions - Salary Nan-Sworn Salaries Non-Sworn Investigator 1.00 $21.589 $21,589 Department Clerk 2.00 $20,016 $40,032 3.00 $61,621 Non-Sworn Personnel Support / S• $7,703 Total Sworn and Nan-Sworn Salaries $40,955 Total Salaries X 1.1 $45,050 3. Sworn Positions - Fringe Benefits Anrx~al Sworn Investigative Fringe Fringe Position Positions Benefits ~ Benefits ~ Lieutenant 1.00 $18,532 $18,532 Police Agent 1.00 $11,690 $11,690 Investigative Officer 6.00 $13,037 $78,222 8.00 $108,444 1 Investigative Unit = 8 Sworn Positions / 8 $13,556 4. Nan-sworn Positions - Fringe Benefits Nan-Sworn Investigator 1.00 $5,181 $5,181 Department Clark 2.00 $4,811 $9,622 3.00 $14,803 Nan-Sworn Persamsl Support / 8 $1,850 Sworn and Nan-Sworn Fringe Benefits $15,406 5. Supplies and Services $6,949 INVESTIGATIVE UNIT TOTAL COST $67,405 Notes: 1. It is assumed that each of the eight sworn postians represents an investigative unit. Nan~worn personnel costs are allocated equally to the eight investigative units. 2. Salaries ors increased by a factor of 10 percent, based an advice from Police Oepartmant staff to account for - 51 - TABLE 8-4 CITY OF TUSTIN CALCULATION OF POLICE DEPARTMENT OVERHEAD RATE FISCAL YEAR 1985-1986 85-86 Line Divisions Request ssasssassssassssssssasassassssss ssssaaasss=ass Field Operations Investigation Total Administrative Divisions asssasssssssssassssssssssssasass Administration/Crime Prevention Services Total Overhead Rate S2,703,501 5536,681 -------------- S3,240,182 5393,976 $531,375 --------------- $925,351 28.56$ Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1985-198& Program and Financial Plan o ~ CHAPTER 9 COMMUNITY SERVICES The Tustin Community Services Oepartment includes four line divisions: -C-nnr Q, Classes/Cultural Arts_ Youth rvices, and Human Services/Senior Citizens. For purposes of this analysis, the Youth Services division is ._---, broken into Youth Services and Tiny Tots. These divisions provide services to Tustin residents and non-residents. Fees charged to program participants generate revenues equal to about 69 percent of total budgeted costs for 1985-86, thus the Community Services Department generates substantial self-supporting revenues. The 1985-1986 costs for Community Services Divisions are derived from the City of Tustin budget and include costs for personnel, supplies, services, and transportation. As presented in Table 9-1, the Sports Division cost Si08.2 thousand in the 1985-1986 budget year; Classes and Cultural Arts costs amounted to $169.7 thousand; Youth Services cost $120.7 thousand; and Senior Citizen programs cost 556.0 thousand. The Tiny Tots program represents approximately $52.0 thousand of the total Youth Services Division cast of $120.7 thousand. Including administrative costs, total 1985-86 Community Services costs are projected at $572,132. Total Community Services fees and charges revenues are estimated at 5396,605. On a per capita basis, the total costs of Community Services programs are calculated at $11.14 per capita, while total program revenues are calculated at 59.73 per capita, based on 1985-86 budget figures. ~~~ !, ~ t ~`~. - 52 - TABLE 9-1 CITY OF TUSTIN COMMUNITY SERVICES COSTS AND REVENUES Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1985-1986 Program and Financial Plan FISCAL,YEAR 1985-1986 Classes/ Youth Cultural Service & Senior Administration Sports Arts Tiny Tots Citizens Total PERSONNEL COSTS Salaries $76,241 $28,158 $15,034 $26,100 $35,281 $180,814 Retirement and Insurance $19,589 $6,262 $6,666 $7,553 $4,916 $44,986 ----------- Total Personnel Costs ------------- $95,830 ----------- $34,420 ----------- $21,700 ----------- $33,653 ----------- $40,197 i $225,800 u, w SUPPLIES AND SERVICES Contractual Services $3,500 $43,892 $125,870 $55,425 $100 $228,787 Office Expense $550 $160 $300 $300 $200 $1,510 Facilities Expense $1,000 $17,700 $18,700 Departmental Expense $11,360 $25,782 $2,445 $21,563 $13,665 .$74,815 Transportation Expense $1,800 $3,033 $693 $8,893 $993 $15,412 Training and Development $3,505 $894 $1,010 $849 $850 ----------- $7,108 ----------- Total Supplies and Services ------------- $21,715 ----------- $73,761 ----------- $148,018 ----------- $87,030 $15,8Q8 $346,332 *** TOTAL COSTS *** ------------- $117,545 ----------- $108,181 -=--------- $169,718 ----------- $120,683 ----------- $56,005 ----------- $572,132 *** REVENUE ESTIMATES *** -- $125,000 $176,000 $82,055 $13,550 $396,605 Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1985-1986 Program and Financial Plan - 54 - ¢ 9.1 Community Services Cost Estimation Methodology The per-capita cost estimates for the above community services programs are based on the January 1, 1985 Ci 15 by the California Depart Using the January 1, 1985 population of the City and 1985-1986 budget figures for each division, estimates are made of the cost per capita for each of the five program divisions within the Community Services Department. 9.2 Per Capita Cost Estimates for Community Services Programs Each of the Community Services Divisions--Sports, Classes/Cultural Arts, Youth Services, Tiny Tots, and Senior Citizens--is analyzed in the manner described above and per-capita costs are presented in Table 9-2. S op rts• The Sports Division was budgeted to spend S108.2 thousand in fiscal year 1985-1986. This Division provides recreational sports programs such as softball and track, compiles and maintains records of all athletic programs, and coordinates weekend use of sports facilities. Per capita cost estimates for sports programs are estimated at 52.65. Estimated 1985-86 revenues from the Sports Division are S125,000. ClasseslCultural Arts. The Classes/Cultural Arts Division of the Community Services Department had a budget of $169.7 thousand in 1985-1986. This Division provides classes for all ages in areas such as dance, music, drama, crafts; offers cultural excursions and lectures; and sponsors cultural activities. The Classes/Cultural Arts Division is estimated to cost 54.16 per capita. Estimated 1985-86 revenues generated by this division are $176,000, according to the 1985-86 City budget. ,= J TABLE 9-2 CITY OF TUSTIN ESTIMATED PER CAPITA COSTS FOR COMMUNITY SERVICES FISCAL YEAR 1985-1986 January 1, 1985 Population Estimate - 40,815 1985-86 1985-86 Per Capita Line Division Recuest Cost sssssssssassssssssass s:asssssss as:asasa3: Adult Sports S108,181 S2.65 Classes/Cultural Arts $169,718 S4.16 Youth Services 568,683 51.68 Tiny Tots 552,000 51.27 Human Services/ Senior Citizens 556,005 ------------ 51.37 ------- Total $454,587 $11.13 Note: The 1985-1986 budgeted amount for Tiny Tots is broken out from the Youth Services budget, based on advice from Community Services staff. Source: Stanley R. Hoffman Associates, Inc. City of Tustin 1985-86 Program and Financial Plan -s6- Youth Services. With the Youth Services Division, the Youth Services program accounted for $68.7 thousand of the 1985-1986 Community Services budget. -Youth Services include programs such as playground supervision, Summer Day Camp, excursions, and sponsorship of Scout Explorer Posts. The Youth Services Program is estimated to have per capita costs of $1.68. Tiny Tots. The Tiny Tots program, found in the Youth Services Division, has an estimated budget in 1985-1986 of $52.0 thousand, according to Community Services Department staff. This program provides enrichment classes in the areas of music, cooking, Spanish, body rhythmics, and group games for children between the ages of 3 and 5. Per-capita costs are estimated at $1.27. Sncluding both the Youth Services and the Tiny Tots programs, the Youth Services Division is projected to generate fees and charges revenues of $82,055 in 1985-86. Senior Citizens. The budget for Senior Citizen programs in 1985-1986 was $56.0 thousand. This division coordinates, provides, and promotes senior citizen activities such as health screening, excursions, tax assistance, recreation and social programs, and information and referral. der capita costs for this program are estimated at_S1.32_ Total revenues for .~~, =Senior Citizen are estimated at 513,550 for 1985-86. 9.3 Commwnity Services Department Overhead The Administration Division of the Community Services Department provides personnel management, long-range planning, training and develops department il -s,- ~ operational policies. In fiscal year 1985-1986, Administration Division costs were $117.5 thousand, as shown in Table 9-3. These overhead costs represent 25.86 percent of department line costs of $454.6 thousand. ~"'" - 5 8 - . TABLE 9-3 CITY OF TUSTIN CALCULATION OF COMMUNITY SERVICES OVERHEAD RATE FISCAL YEAR 1985-1986 85-86 Line Divisions Request sas:ssx:saassassssssssossssas ~=a=s=.aa.na Sports $108,181 Classes/Cultural Arts $169,718 Youth Services S120,683 Human Services/ Senior Citizens $56,005 $454,587 Overhead Division sassasssasss::ssasasxssssss Administration $117,545 Overhead Rate 25.86$ Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1985-1986 Program and Financial Plan <. CHAPTER 10 COMMUNITY DEVELOPMENT The Tustin Community Development Department consists of two divisions: P1 nnin and Bui1_din~ The Planning Division is responsible for current and advanced planning and also provides staff support to the Redevelopment Agency. The Building Division establishes and enforces building regulations, issues building permits, and carries out plan chec~C and building inspection functions. 10.1 Planning As the East Tustin Specific Plan Area develops, additional costs assumed to be incurred in the Planning Division are twofold: o Those associated with preparing long-range plan elements for a larger city. According to the Director of Community Development, the added staffing required for long-range planning in Tustin when the East Tustin Specific Plan Area is developed will include one associate planner and one assistant planner. o Additional costs for administration of Housing and Community Development funds incurred when the City reaches 50,000 in population. Once the City reaches this size, the City, rather than the County must administer the program, requiring two additional planner positions, one associate and one assistant, according to Community Development Department staff. These positions are assumed to be funded out of grant revenues and thus will not represent any net cost to the City. - 59 - - 60 - It is assumed that the Planning Division will incur few, if any, added costs for functions such as current planning or preparation of zoning ordinances. This is because the specific plan being developed for the area should serve the functions of both a plan and a zoning ordinance. The Planning Division will incur some added costs in processing subdivision applications for the area, as well as in collecting business license taxes. At this time, these added costs are assumed to be offset by revenues, and neither costs nor revenues related to processing subdivision applications or collecting business license taxes are treated explicitly. According to the 1985-1986 estimated budget, the annual cost for an associate planner totals S44,212, including salary, retirement and insurance, and supplies and service. The total annual cost for an assistant planner is estimated at $39,897, as shorm in Table 10-1. On the basis of advice from the staff of the Community Development Department, the timing for the additional long-range planning staff is as follows: o An associate planner position would be required when the East Tustin area begins development; and o The need .for an assistant planner will be triggered when the area becomes one-third developed, as measured by population. 10.2 Building Additional Building Division costs associated with the development of the East Tustin Specific Plan Area include staff costs and contract services. Based on discussions with the Director of Community Development, and review TABLE 10-1 CITY OF TUSTIN ESTIMATED PLANNING STAFFING COSTS ASSOCIATED WITH EAST TUSTIN SPECIFIC PLAN DEVELOPMENT FISCAL YEAR 1985-1986 Retirement Supplies and and Monthly Annual Insurance Services Total Rate Salary @ 22.9% @ 18.1% Cost Associate Planner $2,613 $31,356 $7,181 $5,675 $44,212 Assistant Planner $2,358 $28,296 , $6,480 $5,122 $39,897 ---------- ---------- ---------- ---------- ---------- Total $4,971 $59,652 $13,660 $10,797 $84,109 Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1985-1986 Program and Financial Plan 11 Ln i rn of proposed development phasing, the following Building Division staff positions are assumed to be required as the East Tustin area develops: o Two Building Inspectors and one Plan Checker when development begins; o An additional Building Inspector the fourth year of development; o After seven years of development, one Building Inspector position would be eliminated. o After after nine years of development, a second Building Inspector position would be eliminated, leaving one building inspector position and one plan check position attributed to East Tustin development on a recurring basis. Based on the 1985-1986 estimated budget, the annual cost for a Building Inspector, including salary, retirement and insurance and supplies and services, is estimated at $43,314, as shown in Table 10-2. The annual cost for a Plan Checker is estimated at $49,033. In addition to staff costs, Building Division costs for contract services are estimated as follows, based on discussions with City staff: Contract_Buildi_n4 Inspection. The City has a policy of handling heavy periods of building permit activity through the use of contract building inspectors. These costs are estimated based on annual building permit revenues, net of permanent City staffing and related administrative costs. First, City costs for additional staff building inspectors are subtracted from projected building permit revenues, for each year of development. TABLE 10-2 CITY OF TUSTIN ESTIMATED BUILDING PERMIT STAFFING COSTS ASSOCIATED WITH EAST TUSTIN SPECIFIC PLAN AREA DEVELOPMENT FISCAL YEAR 1985-1986 Retirement Supplies and and Monthly Annual Insurance Services Total Rate Salary @ 24.7% @ 24.7% Cost Building Inspector $2,416 $28,992 $7,161 $7,161 $43,314 Plan Checker $2,735 $32,820 $8,107 $8,107 $49,033 ---------- ---------- ---------- ---------- ---------- Total $5,151 $61,812 $15,268 $15,268 $92,347 Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1985-1986 Program and Financial Plan d - 64 - Contract building inspection costs are then calculated as 65 percent of these remaining building permit revenues. The remaining 35,percent is retained by the City for the purpose of administering the contracts. Contract Plan Check. These costs are estimated similar to contract building inspection costs. Total plan check revenues are first reduced by the annual cost of added City plan check staff, then the remaining revenues are multiplied by 65 percent to project contract plan checking costs. G J CHAPTER.11 CITYWIDE FUNCTIONS There are four major categories of citywide functions: o Legisl_ ation (City Council, City Clerk. City Attornev- o Administration (City Manager. Finance, Administrative Services) o Non-Departmental (liability insurance, postage, duplicating. city memberships, etc.) O Veh~iCl@s mal,ntcna~.~(~hncp r~netc_ not r_hs~r9 eipe 11.1 Legislation snd Administration Citywide legislative and adm;n;~+*-1+~vo woe+~ are not expected to crow in the same proportion as line department costs, due to the assumption of greater management efficiency and economies of scale as the City crows Marginal cost factors~nr ereiee~-ina +nrramrsntal legislative and administrative costs as the City grows have been estimated on the basis of a study prepared in 1981 by then City Administrator ~ n_Rlanlcenc_hiD. This .~. study analyzed the personnel needs of all City depart an+~ ender an ultimate City popSl] ~ ~c ehown in Table >>-~ lp^;clativo and administrative staff requirements were estimated at 6 and 22 persons. respectiveay, for the r_;+,~.,wit-M afl dlt-imate pap~lat;on of 85 000 while total staffing renu;r~t~~,0 the four line departments were estimated at 303 persons. - 65 - C _ss- v TABLE 11-1 CITY OF TUSTIN PROJECTION OF AVERAGE AND MARGINAL CITYWIDE COSTS FISCAL YEAR 1982-83 1982-83 Projected Projected Projected Staffing 1982-83 Ultimate Ultimate Incremental Level Cost Staffing Cost Cost sssssssa ssssssssxx xxsxxxsaa =sxxsssxxm ao3os=saxxe Citywide Functions Legislation 4 Administration 11 15 Line Departments Community Development 10 Public Works 41 Police 76 Community Services 8 135 $209,539 6 $314,310 $104,771 501,761 22 ------ 1,003,522 --------- 501,761 ---------- --------- $711,300 28 $1,317,832 $606,532 $407,765 17 $693,209 $285,444 2,339,871 94 5,364,582 3,024,711 3,32?,259 177 7,749,011 4,421,752 451,124 15 3,322,500 2,87'1,376 $6,526,019 303 $17,129,302 $10,603,283 Average Cost = 1982/83 Citywide Costs divided by 1982/83 Line Costs Average Cost = Marginal Cost= Marginal Cost 10.9$ 5.7$ Marainal Cost / Average Cost 0.52 v Note: Legislation excludes the costs associated with the City Council which are assumed to remain relatively constant throughout the development period. tal Cost Source: Stanley R. Hoffman Associates, Inc. City of Tustin, 1983-84 Program and Financial Plan --------------, Personnel Projections, February 4, 1981 - 67 - The calculation of a marginal cost factor for legislative and administrative costs is also shown in Table 11-1. First, ultimate costs were estima f ide departments and line de artm on the basis „f *tie ,c~~~cst~ h~,rt .,e~ ~~~+~ np~ oositiort. and employment projections from Incremental casts for the ultimate level of employment as compared to 1982-83 budgeted costs were then calculated. The marginal cost ratio for citywide functions (incremental cost_ ~ citywide functions divided by the ;eccpm..~+p1 cost of line departments~ is estimated at 5.7 p ercent. This marginal cost ratio is__ab4~1t 0.52 of the overall expenditure ratio for Citywide functions calculated at 10.9 percent for 19a2-.H3. For purposes of the fiscal model, and in order to be conservative, it was- decided to use a marginal cost ratio about halfway between the 0.52 marginal cost ratio for 1982-83 and 1.00, or 0.75. Table 11-2 presents 1985-86 budgeted costs for line departments and Citywide functions. On an average basis, legislative costs represent 4.2 percent of costs of the line departments of Community Development, Public Works, Police, and Community Services, and administrative costs represent an average 5.7 percent of line department costs. These average casts for legislative and administrative functions for the 1985-1986 budget year are then multiplied by a factor of 0.75 to obtain marginal cost factors estimated at 3.1 percent for legislation and 4.2 percent for administration. C _ 6a TABLE 11-2 CITY OF TUSTIN PROJECTED CITYWIDE OVERHEAD COSTS FISCAL YEAR 1985-1986 Line Departments sasassssssssssaass3ss Public Works Police Community Services Community Development Total Line Depts. Citywide Departments asssssssssssssasssssa Legislation Administration Non-Departmental Vehicles Maintenance Total Citywide 1985-86 Total Budget _____________ $2,662,395 4,165,533 572,132 539,018 $7,939,078 Marginal Average Percent of Percent of Line Dept. 1985-86 Line Dept. Costs 3 ~ Total Budget Costs (Avg. * 0.75) saassssassss ssssssas:ss ssssasasssaa $330,020 1~ 4.2$ 3.1$ 449,109 - 5.7$ 4.2$ 268,000 ?~ 3.4$ 3.4$ 296,347 - 3.7$ ------- 3.?$ ------- ---------- $1,343,476 17.0$ 14.4$ Notes: 1. Administrative costs shown in the budget (S589,109) have been reduced by $140,000 to account for the estimated amount attributable to interest payments to the Water Fund, based on discussions with City Finance Department staff. 2. Non-Departmental Costs include $60,000 in refuse disposal costs. 3. Based on projected incremental citywide to line department costs, shown in Table 7-1, marginal costs are assumed to be about 0.52 of average costs. However,, to be conservative, a mid-point was used, and average costs were multiplied by 0.75 to calculate marginal costs for legislative and administrative costs. Citywide costs for non-departmental functions are assumed to grow at the average rate. Source: Stanley R. Hoffman Associates, Inc. 0 11.2 Non-Departmental Costs - 69 - Non-departmental costs are assumed to maintain their existing ratio to total costs. According to the 1985-1986 budget these costs were 5208.0 thousand. Added to these costs are and the 560,000 in contractual costs for landfill fees, shown in the Public Works Department. These total amended non-departmental costs of $268.0 thousand represent 3.4 percent of line department costs of $7.94 million, as shown in Table 11-2. 11.3 Vehicles Maintenance Costs of running the Vehicles Division of the Public Works Department are budgeted at 5296.3 thousand for 1985-86. This figure represents vehicle maintenance costs which are not charged back against the line departments. As shown in Table 11-2, theses costs are assumed to retain their existing relationship to total line department costs, or about 3.7 percent. In summary, costs for all citywide functions are projected to total an average 17.0 percent of total line department costs, and a marginal rate of 14.4 percent distributed as follows:. Average Marginal Percent of Percent of Line Dept. Line Dept. Costs Costs na=a~xa=~~a ~xss3xmsaasa Legislation: 4.2 percent 3.1 percent Administration: 5.6 percent 4.2 percent Non-Departmental: 3.4 percent 3.4 percent Vehicle Maint. 3.7 ---- percent ------- 3.7 --- percent -------- Total 17.0 percent 14.4 percent o CHAPTER 12 FIRE CONTRACT Since 1978 Tustin has received fire protection and suppresion services through the Orange County Fire District. Primary response to tires in Tustin is provided by Battalion # 3 with stations in Tustin and in the unincorporated foothills. The Fire District also provides emergency medical services. The total cost of the fire protection for the City of Tustin is estimated-at $1,954,000 for the 1985-86 fiscal year. Tustin .is one of eight cities in Orange County contracting with the Fire District for full fire protection services. The Fire District also provides service to unincorporated areas and provides backup services to local fire departments in three cities. Fire protection contract costs to the contracting cities, including Tustin, are based on an allocation of the Fire District budget. The total annual budget is first adjusted to remove cartain unique expenditures. For the 1985-86 fiscal year, the total Fire District budget is approximately $32.7 million after these adjustments. This adjusted total is then allocated to the contracting cities and to the county for the unincorporated areas, based upon each jurisdiction's percentage of District totals for the following items: 1. Assessed valuation of improvements and unsecured valuation. 2. Number of calls for service in preceding year. - 70 - o - 3. Population. ' 4. Area in square miles. Each of these four items is weighted evenly, i.e., each item determines the distribution of one fourth of the total costs allocated. Information for the previous fiscal year is used in allocation of each year's contract costs, thus the 1985-86 allocation is based on assessed valuations, calls for service, population, and land area for the 1984-85 fiscal year. Table 12-1 presents an analysis of fire contract costs to the City of Tustin for the 1985-86 fiscal year, based on the 1985-86 Orange County Fire District budget and cost allocation process, including calculated unit costs to the City for each of the four allocation components. Unit costs are calculated at S603.11 per million dollars of assessed valuation, 5312.77 per call for service, 515.53 per City resident, and 522,186.02 per square mile of incorporated area. These unit costs are derived through the following steps: o The applicable portion of the District budget (S37,230,000) is spread equally among the four allocation components, yielding $9,318,000 in costs to be allocated for each item. o For each allocation component, the City of Tustin percent of the District total for the item is computed. For the 1985-86 fiscal year, based on data from 1984-85, the percentages calculated range from 2.00 percent for land area to 6.71 percent for population. TABLE 12-1 CITY OF TUSTIN FIRE PROTECTION CONTRACT COSTS ANALYSIS 1985-86 Fiscal Year Total 1985-86 City of Tustin Fire Protection Contract (Dollars in Thousands) $1,954 Note: Cost allocation based on assessed valuation, calls for service, population, and area totals for the previous fiscal year, i.e. 1985-86 allocations are based on factors for 1984-85. Source: Stanley R. Hoffman Associates, Inc. City Total District Total City of Pct. of District Allocation Calculated Allocation Components District Tustin District Budget to Tustin Unit Costs Total assessed valuation, --------------- Dollars in Thousands ---------------- improvements and unsecured $15,450,224 $914,653 5.92% $9,318 $552 $603.11 per $ million Calls for service 29,849 1,782 5.97% 9,318 556 $312.17 per call Population 599,970 40,258 6.71% 9,318 625 $15.53 per capita Area (square miles) 420.0 8.4 2.00% 9,318 186 $22,186.02 per sq. mi. i District budget total and City cost subtotal -------- 37,273 -------- 1,920 overall City percent of District budget 5.15% Add: depreciation allowances charged to Tustin Equipment: $331,000 District expense * 5.15 percent 17 Buildings: $333,000 District expense * 5.15 percent 17 Total 1985-86 City of Tustin Fire Protection Contract (Dollars in Thousands) $1,954 Note: Cost allocation based on assessed valuation, calls for service, population, and area totals for the previous fiscal year, i.e. 1985-86 allocations are based on factors for 1984-85. Source: Stanley R. Hoffman Associates, Inc. - 73 - o Total District cost allocations to the City of Tustin are computed by multiplying the total District budget share for each component by the City percent of the District total for each item. o Unit casts for the City for each allocation component are calculated by dividing the costs allocated to the City by the City total for each item. In addition to budgeted costs allocated according the above process, the Fire District also charges contracting cities a depreciation allowance for District equipment and buildings. These charges are based on the total District depreciation allowances and the average City percent of District totals for the four budget allocation components. As shown in Table 12-1, for 1985-86 Tustin is calculated to represent 5.15 percent of overall District activity, based on the average of the four allocation indicators. For 1985-86, total District depreciation allowances are estimated at S331,000 for equipment and $666,000 for buildings. Of the allowance for buildings, the District actually charges for only 50 percent, so the applicable amount is 5333,000. As shown in Table 12-1, 1985-86 depreciation charges to the City of Tustin are S17 thousand each for equipment and buildings, based on the 5.15 percent factor and total District depreciation allowances as presented above. These charges of S34 thousand represent a 1.782 percent augmentation above the basic S1.92 million in District costs allocated to the City using the four allocation components directly. - 74 - ~ For purposes of the fiscal impact analysis of the East Tustin Specific Plan Area, the actual Fire District cost allocation process will be simulated using two indicators - assessed valuation (of improvements and unsecured property) and population. Calls for service and land area are not used, for the following reasons: o It will be assumed that calls for service will increase in proportion to population. The cost per per capita factor is calculated to include both costs attributed on the basis of calls for service, as well as costs attributed on the basis of population. o The areas of both the District and the~City are not assumed to change, since the East Tustin area is already within the City's boundaries, and therefore no changes to acreage-based costs are assumed. As used in the fiscal model, the final cost projection factors are as follows: $614.00 per million dollars assessed valuation of improvements and unsecured property $29-87-ner new City resident Both of these factors include depreciation costs. They are derived from figures presented in Table 12-1, as follows: o The assessed valuation factor is generated by multiplying the calculated 1985-86 City of Tustin unit cost of $603.11, by the factor of 1.01782 to account for depreciation charges. - ~ s - ~~ o The population factor is derived by totaling the 1985-86 cost allocations to the City for both the population component and the calls for service component, then dividing by the total population. This figure is then increased by 1.782 percent, to account for depreciation charges. Assessed valuation and population growth are projected within the fiscal model based on the assumed development schedule, typical property valuations, and average population per dwelling unit factors. C ~ APPENDIX A CITY STAFFING PROJECTION METHODOLOGY This appendix summarizes the methodology used to forecast future City staffing needs generated by the development of East Tustin. The analysis consists of two major steps, as follows: 1. Determine 1985-86 operating costs per City staff position for all major City departments and programs. 2. Divide City cost projections from the East Tustin fiscal model by cost factors generated in step 1, yielding estimated staffing requirements attributable to new development. It is important to ne+~ +ha+ ~~;e ;.~~~~ is assumes constant ratios of staffing relative to operating expenditures. To the extent that staffing increases are mitigated through administrative efficiencies, purchase of new equipment, contracting out, or other means, the projections presented here may be on the high side. The following discussion describes the methodology in greater detail: Using 1985-86 as the base year, City operating costs per position have been calculated for major programs on the basis of the City's operating budget. It is recognized that in some programs, a significant portion of operating costs may be attributable to contract services. For purposes of this analysis, the assumption is made that levels of contracting will remain ~c -~~- constant within each program, so that future positions can be estimated using base year cost per position factors which incorporate the existing level of contracting activity. If the City's contracting assumptions change, then staffing estimates may need to be adjusted. Tables A-1 through A-4 present operating costs per position analyses for four major groupings of City programs, including Police, Public Works, Community Services, and Legislative and Administrative. For purposes of information and comparison., average personnel costs per position are shown for each program alongside the calculated average operating costs per position. Personnel costs include salaries, retirement, insurance, and other benefits. .Operating costs include personnel costs plus supplies and services. Police: Tab 1e A-1 presents the cost analysis of positions in the Police Department, including costs for field operations, investigation, administration/crime prevention, and police special services. Average operating costs per position to be used for staffing estimates range from $44,064 for the administrative, prevention, and services programs, to 548,789 for investigation and S51,009 for patrol. Public Works Oepartment: Table A-2 presents calculated operating costs per position for programs in the Public Works Department, including streets, parks, trees, vehicles, facilities maintenance, administration, and engineering. Total operating costs per position range from $181,515 in the facilities maintenance program to an average of $47,070 for the administration and engineering programs. High -~s- TABLE A-1 OPERATING COSTS PER POSITION BY PROGRAM ' POLICE DEPARTMENT - CITY OF TUSTIN 1985-85 BASE YEAR Total Operating Personnel Operating Cost per Cost per Program/Division Positions Cost Position Position ssssssssssasssss:sssssas saassssss s:s:asa:s asassasss s:asassss Field operations (patrol) 53 S2,T03,501 551,009 546,225 Investigation 11 536,681 548,789 543,735 Administration/prevention 7 393,976 $56,282 S50,718 Services 14 531,375 537,955 528,825 subtotal admin./services 21 5925,351 S44,064 $36,123 Total Police Department ------- 85 ---------- S4,165,533 Source: Stanley R. Hoffman Associates 1985-86 City of Tustin Budget O -~s- ~ TABLE A-2 . OPERATING COSTS PER POSITION BY PROGRAM PUBLIC WORKS DEPARTMENT - CITY OF TUSTIN 1985-85 BASE YEAR Total Operating Personnel Operating Cost per Cost per Program/Division Positions Cost Position Position aaasasssasssssss sasssssas s:ssssa:s sssssasss sssss:ssa Streets 12 $1,186,656 S98,888 $32,841 Parks ? 364,857 552,122 S28,905 Trees 4 204,224 $51,056 $28,749 Vehicles 3 296,347 $98,782 S35,391 Facilities Maintenance 2 ------ 363,029 ---------- 5181,515 S50,355 subtotal line divisions 28 S2,415,113 Administration 6 $276,650 546,108 $41,524 Engineering 6 288,191 $48,032 S40,309 subtotal admin. & engnrg. 12 $564,841 S47,070 $40,917 Refuse contract Total Operating Costs 0 S60,000 ------- ---------- 40 $3,039,954 Note: 1. Costs for traffic signal operations and maintenance and for street light energy are shown as part of the Streets program, although for purposes of the City budget these costs are included within the Engineering program. Actual budgeted 1985-86 operating costs are about S997 thousand for the Streets program and S477 thousand for the Engineering program. Source: Stanley R. Hoffman Associates, Inc. 1985-86 City of Tustin Budget o operating.costs per position are partially due to use of contracts for provision of some services, rather than use of City staff. Public works line divisions also have significant materials and equipment costs included in operating casts. Community Services: Table A-3 presents costs and positions for Community Services programs. Cost factors which will be used for staffing projections include 5113,647 per position for program operations and 539,182 per position for administration. The high cost per position for program operations is a result of the large number of part-time and contract employees who are not counted as City staff. Actual personnel costs per City staff position are about. $32,000 for all Community Services programs. Legislative and Administrative: Table A-4 presents the calculation of operating costs per position for Citywide legislative and administrative activities, including the City Clerk's and City Manager's offices, the Finance Department, and Administrative Services. For purposes of the staffing analysis, the overall average of $49,848 in operating costs per position will be used for these programs. The City Council and City Attorney have been excluded from the analysis because these personnel are not assumed to increase as a result of East Tustin development. Community Development: Community Development staff costs are projected on the basis of unique staffing assumptions and cost factors provided by City staff. The following annual cost factors are utilized: Assistant - 81 - TABLE A-3 OPERATING COSTS PER POSITION BY PROGRAM COMMUNITY SERVICES - CITY OF TUSTIN 1985-85 BASE YEAR Total Operating Personnel Operating Cost per Cost per Program/Division Positions Cost Position Position ssssssssssssssss as:sszsss xssasasas ssasassss aassaasss Sports 1 S108,181 5108,181 $34,420 Classes/Arts 0.5 169,718 S339,436 S43,400 Youth Services 1 120,683 5120,683 533,653 Human/Senior Services 1.5 ------ 56,005 -------- 537,337 526,798 subtotal operations 4 5454,587 5113,647 532,493 Administration 3 ------- 117,545 ---------- $39,182 531,943 Total Community Services 7.0 S572,132 Source: Stanley R. Hoffman Associates, Inc. 1985-86 City of Tustin Budget C .a,_ ~ TABLE A-4 OPERATING COSTS PER POSITIDN BY PROGRAM LEGISLATIVE AND ADMINISTRATIVE SERVICES - CITY OF TUSTIN 1985-85 BASE YEAR Total Operating Personnel Operating Cost per Cost per Program/Division Positions Cost Position Position sasassssssssassa -ssasssss_ ssss:ass: ssaasssss ssssssass City Clerk 4 S158,618 539,655 531,065 City Manager 2 122,765 S61,383 S55,050 Finance 6 288,890 $48,148 535,070 Administrative Services 3 ------ 177,454 ---------- $59,151 S42,403 Total positions and costs 15 5747,?271/ 549,848 $38,133 Note: 1. Costs for City Council and City Attorney are excluded because staffing levels for these functions are not assumed to change as a result of development of East Tustin. Source: Stanley R. Hoffman Associates, Inc. 1985-86 City of Tustin Budget - 83 - planner, $39,897; associate planner, $44,212; plan checker, S49,033; building inspector, S43,413. Fire_Contract and_Water Enterprise: No City staffing increment is projected for fire protection because this service is provided entirely through contract with the Orange County Fire District. Staffing increments for the Water Enterprise have got been projected. Although the Water Enterprise will experience increasing costs as a result of East Tustin development, these costs have not been projected because they are assumed to be fu1Ty supported by water service fees. G APPENDIX B ONE-TIME VEHICLE AND EQUIPMENT OUTLAYS PROJECTION METHODOLOGY This appendix presents the estimation methodology used to estimate vehicle and equipment outlays required due to growth in the East Tustin area. First, the estimation methodology has involved development of 1985 estimated vehicle and equipment inventory values per employee by department and division. These estimates are based on 1985 staffing levels and the 1985 value of equipment and vehicles currently in use by the departments and divisions, and are shown in Tab 1e 1. The equipment inventory used as the basis for this analysis was provided by Monda Buckley, Public Works Department. Adjustments for major pieces of equipment which will not need to be duplicated with development of East Tustin were made with the advice of Bob Ledendecker. Since the current inventory has a variety of purchase dates, the original purchase prices were adjusted to 1985 dollars using the growth in the Consumer Price Index for new vehicles between the purchase years and 1985. As presented in Table 1, the total 1985 estimated value of equipment and vehicles was $1,154,160, with the Public Works Department accounting for an estimate $764,341, or 66 percent of the total. The Police Department accounted for the next largest amount at an estimated $303,689, or 26 percent. The departments of Community Services, Community Development, and - 84 - TABLE B-1 CITY OF TUSTIN ESTIMATED VALUE OF VEHICLES AND EQUIPMENT PER EMPLOYEE (In Constant 1985 Dollars) TOTAL 74 $1,154,160 Note: Inventory of vehicles and equipment provided by the City of Tustin Public Works Department. Updating of values to 1985 dollars based on the Consumer Price Index for new vehicles. Source: Stanley R. Hoffman Associates City of Tustin Public Works Department Estimated 1985 Estimated 1985 1985 Value of Vehicles Value per y Positions and Equipment Position ========_ ** POLICE DEPARTMENT ** 94 $303,689 $3,231 ** PUBLIC WORKS DEPARTMENT ** Admin. & Engineering 12 56,143 $4,679 Streets 12 508,005 $42,334 Parks 7 65,619 $9,374 Trees 4 .110,256 $27,564 00 Ln Vehicles Maintenance 3 8,383 $2,794 Facilities Maintenance 2 15,935 $7,968 Total public works department ------ 40 ---------- $764,341 ** COMMUNITY SERVICES ** 7 $34,094 $4,871 ** CITYWIDE ADMINISTRATION ** 15 $20,756 $1,384 ** COMMUNITY DEVELOPMENT ** 12 ------ $31,280 ---------- $2,607 TOTAL 74 $1,154,160 Note: Inventory of vehicles and equipment provided by the City of Tustin Public Works Department. Updating of values to 1985 dollars based on the Consumer Price Index for new vehicles. Source: Stanley R. Hoffman Associates City of Tustin Public Works Department - 86 - ~` Citywide Administration accounted for the remaining 586,130 of estimated value, or about 8 percent. On a per-employee basis, total 1985 vehicle and equipment values are estimated at 53,231 for the Police Department, S4,871 for Community Services, 51,384 for City Administration, and 52,607 for Community Development. For the Public Works Department, the estimated values range from $2,794 per employee for the Vehicles Maintenance program, to $42,334 per employee in the Streets Division. For projecting annual vehicle and equipment outlays which will be incurred as the East Tustin area develops, the estimated outlays per position as presented above are multiplied by the projected incremental positions for each department and division. Appendix A presents the methodology used for projecting growth in City staff positions. It should be noted that the actual purchase of equipment and vehicles may occur a year or two in advance of the full need. Also, it should be noted that this analysis has not included capital outlays for office furniture and equipment such as desks, computers, office machines, or chairs. However, once office furniture and equipment are purchased, their depreciation and eventual replacement costs are accounted for within the fiscal model as part of recurring cost estimates. C ACKNOWLEDGMENTS O This report has been prepared for the City of Tustin by Stanley R. Hoffman Associates, Inc., Los Angeles. Staff responsible for the report include Stan Hoffman and Dennis Wambem, principals; David Sausjord, senior analyst, and Patricia Krause, project planner. Preparation of the report would not have been possible without the cooperation and assistance of numerous city of Tustin staff. The contributions of the following persons are especially acknowledged: William Huston, City Manager Donald Lamm, Director of Community Development Edward Knight, Senior Planner Ron Nault, Finance Director Jeff Kolin, former Recreation Superintendent Royleen White, Community Services Director Bob Ledendecker, Director of Public Works Charles Thayer, Police Chief Fred Wakefield, Captain, Tustin Police Department The assistance and cooperation of Irvine Company staff was also essential to the completion of this study. Rick Cermak, Coralee Newnan, and Pam Lucado provided information on Irvine Company plans includiny market and phasing assumptions, and reviewed the overall analysis. Larry Webb of J. L. Webb Planning, Inc. served as project coordinator for the overall analysis of the East Tustin Specific Plan, of which this report is a component.