HomeMy WebLinkAboutORD 1432 (2013)1
ORDINANCE NO. 1432
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, APPROVING SPECIFIC PLAN AMENDMENT (SPA)
2013 -001 BY INCORPORATING TEXT ALLOWING PRIVATE
FOR - PROFIT NON - EDUCATIONAL USES, INCREASE
ALLOWABLE BUILDING SQUARE FOOTAGES WITHIN THE
EDUCATION VILLAGE (NEIGHBORHOOD A) OF THE MCAS
TUSTIN SPECIFIC PLAN, AND ADDING A NEW LOCAL
STREET (BELL AVENUE).
The City Council of the City of Tustin does hereby ordain as follows:
SECTION 1. The City Council finds and determines as follows:
A. That the City of Tustin ( "City ") and the South Orange County
Community College District ( "SOCCCD ") propose a General Plan
Amendment (GPA) 2013 -001 by adding a new local street (Bell
Avenue) to service adjacent uses; MCAS Tustin Specific Plan
Amendment (SPA) 2013 -001 by incorporating text allowing private for -
profit non - educational uses and increase allowable building square
footages within the education village (Neighborhood A) of the MCAS
Tustin Specific Plan and adding a new local street (Bell Avenue); and
Development Agreement (DA) 2013 -002 to facilitate the development,
conveyance, and land exchange within the boundaries of the MCAS
Tustin Specific Plan.
B. That the project consists of an agreement between the South Orange
County Community College District (SOCCCD or District) and the City
of Tustin (City) which delineates the terms and processes associated
with the exchange of the ultimate ownership of approximately 22 acres
of land within the Tustin Legacy (Agreement for the Exchange of Real
Property Between the City of Tustin and South Orange County
Community College District). The objectives of the project are to
rationalize property boundaries to create larger, contiguous land areas
for the City and SOCCCD, provide for a broader range of land uses in
support of the objectives of the MCAS Tustin Specific Plan, and
enhance circulation in the Project area by improving east -west
connectivity between the existing Red Hill and Armstrong Avenues.
C. That to facilitate the exchange, several entitlements and
implementation documents is necessary. This includes a General Plan
Amendment (GPA) to add the Bell Avenue extension to the City's
circulation plan and correct preexisting inconsistencies with the MCAS
Tustin Specific Plan; an amendment to the MCAS Tustin Specific Plan
to modify the permitted land uses and land use intensities in parts of
Ordinance No. 1432
Page 1 of 4
Neighborhood A and to construct an extension of Bell Avenue as a
Secondary Arterial; and, a Development Agreement and Amended
Conveyance Agreement between SOCCCD and the City (DA) and
associated implementation documents.
D. That a public hearing was duly called, noticed, and held on said
application on April 23, 2013, by the Planning Commission. The
Planning Commission adopted Resolution No. 4223 recommending
that the City Council adopt Ordinance No. 1433.
E. That a public hearing was duly called, noticed, and held on said
application on May 13, 2013, by the City Council.
F. On January 16, 2001, the City of Tustin certified the Program Final
Environmental Impact Statement/Environmental Impact Report
(FEIS /EIR) for the reuse and disposal of MCAS Tustin. On April 3, 2006,
the City Council adopted Resolution No. 06-43 approving an Addendum
to the FEIS /EIR. On December 6, 2004, the City Council adopted
Resolution No. 04 -76 approving a Supplement to the FEIS /EIR for the
extension of Tustin Ranch Road between Walnut Avenue and the future
alignment of Valencia North Loop Road. The FEIS /EIR along with its
Addendum and Supplement is a program EIR under the California
Environmental Quality Act (CEQA). The FEIS /EIR, Addendum and
Supplement considered the potential environmental impacts associated
with development on the former Marine Corps Air Station, Tustin.
G. An Environmental Checklist has been prepared and concluded that these
actions do not result in any new significant environmental impacts or a
substantial increase in the severity of any previously identified significant
impacts in the FEIS /EIR. Moreover, no new information of substantial
importance has surfaced since certification of the FEIS /EIR. However,
because some changes and additions were required to the FEIS /EIR, the
City has prepared an Addendum to the FEIS /EIR.
H. That SPA 2013 -001 will be consistent with the Tustin General Plan, as
amended by GPA 2013 -001. That the proposed SPA 2013 -001 will
further the Land Use Element and Circulation Element goals and
policies for the long -term growth, development, and revitalization of
Tustin, including the MCAS Tustin Specific Plan area as follows:
Land Use Element:
1. Achieve balanced development.
2. Ensure that compatible and complementary development occurs.
3. Improve city -wide urban design.
4. Promote economic expansion and diversification.
Ordinance No. 1432
Page 2 of 4
1
1
SECTION 2.
SECTION 3.
5. Implement a reuse plan for MCAS Tustin which maximizes the
appeal of the site as a mixed -use, master - planned development.
Circulation Element:
1. Provide a system of streets that meets the need of current and
future inhabitants and facilitate the safe and efficient movement
of people and goods throughout the City.
2. Develop and maintain circulation system that is based upon and
is in balance with the Land Use Element of the General Plan
3. Increase the use of non - motorized modes of transportation
The MCAS Tustin Specific Plan is hereby amended to read as attached
hereto in Exhibit A.
Severability. If any section, subsection, sentence, clause, phrase, or
portion of this ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions of
this ordinance. The City Council of the City of Tustin hereby declares
that it would have adopted this ordinance and each section, subsection,
sentence, clause, phrase, or portion thereof irrespective of the fact that
any one or more sections, subsections, sentences, clauses, phrases, or
portions be declared invalid or unconstitutional.
PASSED AND ADOPTED, at a regular meeting of the City Council for the City
of Tustin on this 21st day of May, 2013.
STATE OF CALIFORNIA )
Ordinance No. 1432
Page 3 of 4
COUNTY OF ORANGE ) ss.
CITY OF TUSTIN )
ORDINANCE NO. 1432
I, JEFFREY C. PARKER, 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 5; that the above and foregoing Ordinance
No. 1432 was duly and regularly introduced at a regular meeting of the Tustin City
Council, held on the 13th day of May, 2013 and was given its second reading,
passed, and adopted at a regular meeting of the City Council held on the 21st day of
May, 2013 by the following vote:
COUNCILPERSONS AYES:
COUNCILPERSONS NOES:
COUNCILPERSONS ABSTAINED:
COUNCILPERSONS ABSENL
ir
JEF I' C
Cit Clerk
Otibt-
PARKER,
Murray, Puckett, Nielsen, Gomez, Bernstein (5)
None (0)
None (Q)
None (0)
Ordinance No. 1432
Page 4 of 4
1
Exhibit 1 of Ordinance No. 1432
MCAS Tustin Specific Plan Revised Pages
Chapter3 • Land Use and Development/Reuse Regulations
TABLE 3 -)
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY LAND USE DESIGNATION
Deslgnatlon/NanniregArea
ACREAGE
NON- RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area (Sq.. Ftt2
DU'S.
Per Acre
Total
DIPS"
RESIDENTIAL
Law Density (1 -7 du/ac)
Planning Area 4
54.2
` 43.4
N/A
7
304
Plnnning Area 21
127.1.. 1150_
N/A
14
793
Medium Density (8-15 du/ae)
Planning Arta 5
51.7
41.4
N/A
15
621
Planning Arta 22
Elementary School K4
Neighborhood Park
73.4
61,0
N/A
15
402
Medium-ft gh Density (16-25 da/ac).
Planning Area 20 29.41_ 23.51_ N /A- 25 376
Transitional/Emergency Homing
Planning Area 3 5.11 .5.1 0.61 133294 01 0
Residential Coe
Planning Area l5
Residential
172.7
159.8
N/A
1,214
Low Density (l -7 du/ac)
Medium Density (8 -15 duiac).
N/A
15
Mcd- High. Density (16- 25.du/ac)
N/A
25
Elemmlary School.
10
10
N/A
N/A
N/A
Parks and Open Space'
59
59
N/A
N/A
N/A
Subtotal, Residential Core, PA 15
24L7
228.8
SUBTOTAL
582.6
518.2
N/A
133 ,294
N/A
3,710
COMMERCIALBUSINESS
Commercial/Business
Planning Area 9-12
Sce Allowed. Uses
Parks and Open Space'
Subtotal, Planning Area 9 -12
1 88:3
29
117.3
73.4
. 29
". 102.4
See Standards
1,267,324
0
Planning Area 16'
31.0
27.9.
0.4
486,130
0
Planning Area r17 17-
163
. 0.4
284,011'.
0
Commercial
Planning Area 18
16.7
14.5
0.35
40,846"
0
Planning Area 19
38.6: 38.6
0.4
672,566
0
Residential Coro
Planning Area 15 1 29.31 26.81 Sce Standards) 466,6371 N/A1 0
Village Services -'
Planning Area 7 20.71 19.01 See Standards!, 248,2921 N/A 1 0
Community Core
Planning .Area .8, 13, 14
See Allowed Uses
Park and Open Spacer
High School
202.8
72.0
40.0
154.0
72.0
40.0
See. Standards
4,757,279 '.
25
N/A
891
Subtotal, Community Core
314.8
266
4,757;279
891
SUBTOTAL
584.7
511.5
N/A
8,223,085
NIA
891
INSTITUTIONAL/RECREATIONAL
Education Village:
6,1ont0040ry4404j
Planning Area 1 -R
Educational'
Non - educational - related uses (i.e.,
Offices. Commercint, R &D. etc:)
128.3665
131.7665
0.3:4 -0.59'
0
0
1,112,651,
!,087,970-
1,.710,780'
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3 -6
Chapter3 • Land Use and Development/Reuse Regulations
TABLE.3 -I
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY LAND USE DESIGNATION
Destgnalion/PlanningArea
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area Off: FL)14
DU's
Per Acre
Total
• DU9"2
Law Enforcement '(reining
Animal Care Center
X1-6
F#e rox re Stietter
Planning Atea I -D
Child Care Center
Educational
Non- educational - related uses (i.e.
Offices, Commercial, R &D, etc)
Planning Area 1 -E
Pdnrationat
Non - educational- related uses (i.e..
Offices. Commercial, RR 0, etc)
Want+ Atea 44:
Paidatitaftilt
Rllina tgateff -}-fs
Either
Planning Area t -H
Educational
Non- educvtiorral- related uses p_e.,
Offices, Commercial, R &D, etc.)
{
Anfmali+lFE%aoter
PlannirrgArea 1 -K
Educational
Non - educational - refined uses. 0. e„
Offices, Commercial R &D, eta)
Planning itrea I-L.
Educational
Nan - educational- related uses (i.e.,
Offices, Commercial R &D. cle)
Q tiny 9mn I
58.0
54.6
0.3
518,800
0
0
—A
Hemet I itgie
Plating Area 1 -C
Children's Care Shelter
Planting Area 1 -F
Educational
PlarmingArea 1 -6
Other
Government Facilities
PlonningArea 1 -t
Educational
taw Enforcement 'Training
Nan.edacatmnal- related uses (i.e.,
Offices. Commercial MOO, etc.)
Animal Care Center -
PlanningArea I -3
Educational
Community Park
Planning,Area 2 (Community Park)' 1 24.1 24.1 • 0,1 40.531. 0 0
MCAS Tustin Specific Plan/Reuse Plan:
City of Tustin
Page 3 -7
Chapter 3 • Land Use and. Development/Reuse Regulations
TABLE 3 -I
LAND USE PLAN STATISTICAL. ANALYSIS ORGANIZED BY LAND USE DESIGNATION
Designation/PlanningArea
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area (Sq. FL)13
DU&
Per Acre
Total'
DUs'4'
Urban Regional Park
Planning Ana 6 (Urban Regional. Park) 1 84.51 84.51 0.161. 574,9921 01 0
Right -of-Way
Arterial Roadwvys
473 4 1'7.2
4+44 /77.3
0
0
0
Drainage (Flood Control,.Stmm
Drains)
28.5
28.5
0
0
0
SUBTOTAL
438.8
435.2
N/A
: 34133,14.
2,221,193-
1,845,103i
0
: 0
`..
TOTALS:
1606.1.
- 1464.9
4468.5
N/A
40„}83,583
!0,578.572 -.
0
4,601
11.101.481'
1. Residenial dwelling units and non- residatdal.ADTs may be transferred between Planning Areas provided that such transfer does not increase the
total units allowable in overall Specific Plan, except for any density bonus granted,
2. Consistent with authorized uses within each neighborhood, exchanges of square footages between approved land usei in the Noa- Residential.
Land Uselfrlp Budget may be approved subiebl lb review and approval of the total trip generation fora neighborhood.
3. Pads acreage may be ttmafe red between Planning Areas and/or Neighborhoods provided that such trmisfw does not increase the total units or
square footago allowable in the overaltSpecific Pier, except for any density bonus granted.
3,4. F.A.R. and Total Flew Arco square footage ranges r oflxr the maximum potential development dependent upon the nut of land uses adsubjen
to the vehicle nips allocated to the subplamring areas pursuant to the Development Ag,eeman and Amended And Restated Agreement between
the City of Tustin and the South Orange County C'ommwuiy College District for Conveyance of Pamtm of 14(45 Twain and the Establishment
of an Advanced Technology Educational Campus,.
City of Tustin
Page 3-8
MCAS Tustin Specific Plan/Reuse Plan
1
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE .3 2
LAND USE PLAN STA TISTICAL.ANALYSIS ORGANIZED. BY NEIGHBORHOOD
Designs Ion/PlanningArea
NEIGHBORHOOD A
Planning Arem 1 -8,1.0, 1 -F l -fl l -K 1 -L
Planning Areal -B
Educational
Nomeduanionotrelated uses (Le.,
Offices, Commercial, R &D,, etc.).
Animal Care Cents
Ploartiagama-1
Ghiidteni;£aw,5heker
Planning Area 1 -D
Child Care Center
Educational
Nan- educational - related • uses
tie.. Offices, Commercial. MB,.
esc.1
Planning Area 1 -E
Educational
Non-educational-related ices
Ofcer. Commercial, R &D.
etc)
Wnnnifig- Area4 -F
Edaealietud
Wm'nthgArea-F-G
Other
Nanning Area I.14
Educational
Non - educational- related uses
(14., Offices, Commercial; R&D,
etc)
Planning Area 1 -A
Educational
Non - educational- related uses
(Le., Offices, Commercial, R &D,
etc.)
Planning Area 1 -t
Educational
:Yon - educational -related uses
(i.e.. Offices, Commercial, R&D,
etc)
P@mningdnas l.A, 1 -C 1 -i i.G 1.1,, 1,1
Planning Area 1 -A
Elementary School
PlanningArea 1 -C
Children's Core Shelter
Planning Area 1 -F
Educational
Planning Area I -G
Other
Covernment Facilities
Planning Arai 1.1
Educational
Law Enforcement Training
Office
Animal Care Center
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Float
Area (Sq. Ft) !'t
DU's
Per Acre
Total
DIPS1.2
66.5
d &9
10.0
4.0
2.4
4,9 4.5
430
4414
565366
3.0
10.0
665
44,9
10.0
40
2.4
494.5
3.0
038 - 0.59'
1.112,651
1,087.970 -
1.710,780'
0
58.0
10.0
4.0
15.0
15.0
10.0
54.4
10.0
4.0
15.0
11.4
10.n
0.3
518,801)
City of Tustin
Page 3-12
MCAS Tustin Specific Plan/Reuse Plan
0
Chapter 3 • Land Use and Development/Reuse Regulations.
TABLE 3 -2
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY NEIGHBORHOOD
Designatia✓PlanningArea
Planning.4rea 1 -J
Educational
ACREAGE. NON - RESIDENTIAL USES RESIDENTIAL. USES
Total Floor DU's
Crew Net FA. R.
Area (Sq. FL) to Per Acre
4.0 4.0
Total
DIAL;
SUBTOTAL FOR PLANNING AREA. 1
428.3 124.5
421.7 120.9
N/A 41443,654 :. 0
1,606,670•
2,229,580`
Planning Area 2 (Community park)'
Planning Area 3
24.1 24.1 0.1 40,531
5.1 5.1 0.6 ! 133,294
SUBTOTAL FOR NEIGHBORHOOD-A
'
I,586•476
1,780,495-
157.5153.7' I -53.9 /50.f N/A 2,483,405' 0
0
NEIGHBORHOOD 0
Planning Area 4
Low Density (1 -7 du/ac)
Planning Area 5
Medium Density (8 -15 chdac)
Planning Area 7
See Allowed Uses
54.2
51.:7
20.7
43.4
41.4
19.0
Sec Standards
N/A
N/A
248.292
7
15
N/A
304
621
SUBTOTAL FOR NEIGHBORHOOD B
126.6
103.8.
N/A
248.292:.
925
NEIGHBORHOOD C
Planning Arca 6
84.5
84.5
0.16
574,992
SUBTOTAL FOR NEIGHBORHOOD C
84.5, 84.5
N/A
• 574,992
N/A
0
NEIGHBORHOOD D
Planning Ara 8, 13, 14
See Allowed Uses
Park'
High School
202.8
72.0
40.0
154.0
72.0
40.0
See Standards
4,757,279
1 -25
SUBTOTAL FOR NEIGHBORHOOD D
314.8
266.0
N/A
4,757,279. 1 -25
891
NEIGIBORHOODE
Planning Areas 9-12
See Allowed Uses.
Pare
88.3
29.0
73.429
See Standards
1,267,324
..
SUBTOTAL. FOR - NEIGHBORHOOD E
1173
102:4
Sec Standards
1,267,324
0
0
NEIGHBORHOOD F
Planning Area 16, 17, 19
Planning Area 18'
85.9
16.7
82.8
14.5.
0.4
0.35
1,442,707
40,846
SUBTOTAL FOR NEIGHBORHOOD F
102.6
973
N/A
1,483,553
N/A
0
NEIGHBORHOOD 0
'.:.
Planning Area 15
Residential- See Allowed Uses
Low Density (1 -7 du/ac)
Medium Density (8- 15du/ac)
Medium. High Density (16 -25 du/ac)
Planning Area 15 School`
Flaming Area 15 See Allowed Used
Planning Area 15 Parlor
Planning Area 20
Residential -See Allowed Uses
Low Density (1 -7 du/ac).
Planning Area 21 - Tustin
Residential: - See. Allowed Uses
Low Density (1 -7 du/ac)
172.7
10.0
29.3
590'
29.4
127 :1
159.8 .
10.0
26.8
59.0
233
115.0
Sce.Standards
466,637
1,214
376!
793
SUBTOTAL FOR NEIGHBORHOOD C
427.5
394.1 N/A
466,637
N/A
2,383
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3 -13
1
1
1
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3 -2
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BYNEIGHBORHOOD
DerignationPlanningArea
ACREAGE
NONRESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
FAR-
Total Floor
Area (Sq. FL)'2
DU's
Per Acre
Total
DU's1•2
NEIGHBORHOOD H
Planning Area 22
Medium Density (8 -15 du/ac)
Elementary School K -8
Neighborhood Park
73.4
61.0
15
402
SUBTOTAL FOR .NEIGHBORHOOD 11
73.4
61.0
N/A
N/A
N/A
402
RIGHT -OF -WAY
Roadways
Drainage (Flood Comm', Storm Drains)
17_.4 /712
28.5
17-3.4 177.2
28.5
SUBTOTAL. FOR RIGHT -OF -WAY
ao44 205.7
204.9 205.7
N/A
NIA
0
o
TOTALS:
1,606.1
ir464 iF
/,468.5 -.
N/A
40t3844SS3
10,578,572-
11.201,348r
-. N/A
4,601
I. Residential dwelling in el 'semi i OT
ryas w r•wnttrreu actweennannmg Areas pro vtdad ,hatsuch transfer does not incnwse the
total units allowable in overall•SpeeTte Plan, except for any dtatsity bonus granted.
2. Consistent with authorized uses within each neighborhood;exchanges of square footage, between approved.land:uses in the. Non- Residenutil-
tend Useffrip Budget may be approval subject to review and approval:of the total tnp generation for a neighborhood.
3. Park acreage may be transferred between.PlanningAreas and/or :Neighborhoods; provided that such.transfer does not increase the total units or
square fcotages allowable in.the overal•specific Plan, except for any density bonus granted.
4. EAR. and 'fatal Fluor Area square footage ranges reflect the nuartmom potential development dependent upon rho nits of land uses and subject
to the vehicle trips allocated to the subptamringareas pursuant to the Dnveh fmrentAgnement arurAmendrd4,4 Restated Agreement between
the City of Tustin and the South Orange County Canrnunup Col/ege /7isrr/csJor Canuyartcc ofa Portion afhfCAS; Darin and rho Establishment
of on Advanced Technology &is,carional Campus.
City of Tustin
Page 3 -14
3.2.1 Land Use Boundaries
Land use designation boundaries are generally as depicted on the Land Use
Plan, Figure 2 -1. The Planning Area boundaries are equivalent to the Land
use designation boundaries, and are shown in Figure 3 -1. Adjustments in
boundaries resulting from final road alignments or more precise surveys, or
technical refinements will not require a Specific Plan Amendment. While
precise boundaries and acreages will be determined when more definitive:
plans are submitted, the maximum development limits as shown in the Land
Use Statistical Analysis (Table 3 -I -) shall apply, subject to transfer
conditions between neighborhoods provided below in Sections 3.2.3 and
3.2.4.
31.2 Maximum Dwelling Units
The maximum number of dwelling units in each Planning Area may not
exceed the numbers as specified on the Land Use Statistical Analysis (Table
3 -1).
The calculation of residential density, as stated in dwelling units per acre,
shall be based on gross acres for each project unless otherwise noted in
specific planning area development standards. Gross acres is defined as total
acres less arterial roadways..
MCAS Tustin Specific Plan /Reuse Plan
S,
ME ,-,
r
r
PAMO1PJ
-A
• COMMUNITY
PARK
1-C
1
1-J j 1-E
FPA
L
1-0
1-F
PA 10
PA 4
LM
PA 6
PA 8
`
ERGENG°Y HOusima
PA 1-H
EDUCATION
(•�
yIUAGE
1 1-8
L
1-0
1-F
PA 10
PA 4
LM
PA 6
PA 8
Chapter 3 • Land Use and Development/Reuse Regulations
City of Tustin
Page 3-18
3.3 NEIGHBORHOOD A
3.3.1 Introduction
Neighborhood A is composed of Planning Areas 1, 2, and 3, as shown on
the Statistical Analysis (Table 3 -2) and on the Land Use Planning Areas
map (Figure 3 -1)..
The Education Village (PA 1) is an educational environment consisting of a
broad mix of public - serving office, and other non - residential uses. The.
Education Village is comprised of subplanning areas 1 -A through 1 -L1 as
shown on Figure: 3 -1. The Village is already well defined by virtue of
having been the community support and administrative core of MCAS
Tustin. It- is- ex.peeted -th
. Included
within PA 1 -A is a 10-acre elementary school site. {trepesed —for the
northwesterly comer along Red Hill Avenue. The Education Village may
also accommodate 10 acres of a Law Enforcement Training Center or use
of the site by the South Orange County Community College District (PA I -
B), and a 4 -acre Children's Intermediate. Care Shelter (PA 1-C). The
Education Village may -will also include , an
educational use operated by the Rancho Santiago Community College.
District, and a City -owned site.. Various office; research and development,
and supporting commercial uses are permitted to complement educational
uses in Neighborhood A. In addition, a more detailed description of these
arid-ether-public-benefit and other uses is contained in Section 2.3 and 2.4
of the Plan.
The Community Park (PA. 2) is located within the existing military
recreational fields and facilities. It will contain sports fields and other
community -level recreational opportunities to serve residents of the
Specific Plan as well as residents to the north. The Transitional/ Emergency
Housing site (PA 3) would anticipate reuse of two existing barracks
(Building Numbers 553 and 554) and accompanying parking areas for an .
emergency homeless shelter or transitional housing for homeless persons.
The regulations and guidelines have been developed in response to issues
raised at both the Neighborhood'. and Planning Area levels. The issues
involve preserving the village character through new development and the
reuse of courtyards, common greens, and pedestrian paths; screening and
landscape design along roadways; creation of view condors to the
northern blimp hangar (if retained);: and trail linkages to adjacent
neighborhoods.
MCAS Tustin Specific PIan/Reuse Plan
Chapter 3 • Land Use and Development/Reuse Regulations
PLANNING
i
AREA
City of Tustin
Page 3 -19
3.3.2 Planning Areas 1 -A, 1 -B, 1-C, 1 -D, 1 -E, 1-F, 1-G, 1-
H, 1 -!, 1 -J, 1 -K and 1 -LI (Education Village)
The purpose and intent of the Ednration. Village designation
described in Section 2.2.1, Land Use Designations.
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "1"
occurs, or by conditional use permit where the symbol "C" occurs„
Animal care center (in PA 1 -B or in. PA 1 -1 as shown in P
Figure 3 -1 in the event that a land exchange occurs
between County of Orange and SOCCCD and an
Agreement is reached between the County and SOCCCD
for County's future ownership of PA 14)
• Children's intermediate care shelter (only in PA 1 -C as P
shown in Figure 3 -1)
• Churches or other religious institutions C
• Govemment Facilities P
• Law enforcement training facility (in PA 1 -B or in PA 1 -1 P
as shown in Figure 3-1 in the .event that a land exchange
occurs between the County of Orange and SOCCCD and
an Agreement is reached between the County and
SOCCCD for County's future ownership of PA 1 -I)
• Nursery school or child care center P
• Public school, community college, educational campus or P
other educationally oriented uses
Private school
is
as
PC
The following non- education - related uses are permitted or
conditionally, permitted only in Planning Areas 1 -D, I -E 1 -G, 1 -11,
1 -K, and 1 -L. Such uses would be permitted in these planning areas
only in the event an exchange of land occurs between the City of
Tustin and SOCCCD. Such uses would be permitted in Planning
Area 1 -13 only in the event an exchange of land occurs between. the
County of Orange and SOCCCD and an agreement is reached
between the County and SOCCCD for County's future ownership of
PA 1 -L Such uses would also be permitted in PA 1 -1 in the event an
exchange of land does not occur between the County of Orange and
SOCCCD and an agreement is not reached hetween the County and
SOCCCD for County's Attire ownership of PA 1 -11.*
• Automobile research, design, and development
• Communications businesses
• Corporate headquarters /office
• Data storage, retrieval, send- receive operations
• Electronic equipment testing
P
P
P
P
P
MCAS Tustin Specific Plan/Reuse Plan
Chapter • Land Use and Development/Reuse Regulations
PLANNING
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City of Tustin
Page 3-20
• Gxperimental /prototype assembly and testing facilitie.s P
General offices p
industrial /commercial incubator (flexible) buildings P
• Instructional/vocational school P
• hive performance facility /amphitheater P
• Medical/dental clinics p
• ,Medical offices/healthcare centers p
Motion picture and recording studios P
Pharmaceutical products manufacturing/distribution P
Precision machine shop p
Professional offices p
Research and development facilities (including P
laboratories, biotechnology, product development, and P
manufacturing)
Science laboratories
• Simulation development uses P
• Software design uses p
• Technology exchange/transfer service P
Other non - listed uses that father the purpose and intent P/C
of the Education Village as determined by the Community
Development Director
B: Prohibited Uses
The following non - educational related uses are prohibited in
Planning Areas 1 -8. 1 -D. l' -E, 1 -11, l -1, 1 -K. 1 -1
• Residential /commercial mixed uses, live /work
(loll/mezzanine) uses, unless associated with or support
educational uses
• Residential dwellings (except dormitory and strident
housing)
• Shopping centers or commercial strip centers and retail
uses over 15,000 square feet in sire
• Hotels and motels
• Grocery stores/ supermarkets, mini - markets or mini-
marts, or similar food retail operations unless specifically
ancillary to an educational use or as approved by the
Community Development Director
• Congregate care facilities
• Health club (except for use by students. faculty and
campus employees)
• Live Entertainment /Entertainment uses, such as
commercial motion picture theaters, unless associated
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 3• Land Use and Development/Reuse Regulations
PLANNING
AREA
with educational uses
• Bingo parlors, bingo halls, casinos, or outer gaming
establishments conducting games of chance
• Drive - through uses
• Auto sales, leasing or repairs, and recreational vehicle
(RV) sales, rentals or repairs
• Second hand stores, thrift stores, pawn .shops, or indoor
or outdoor flea markets or farmer 's markets, unless
approved by the Community Development Department
• Sexually oriented businesses as defined in Section 3911 of
the Tustin City Code and subject to applicable law
• Traveling carnivals or fans, except as may be approved
for promotional events. under the Specific Plan or Tustin
City Code
• Uses listed in Tustin City Code Section 92706
• Jail Facilities
C. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Guard houses, gates and other security facility structures
• Maintenance facilities, structures, outdoor storage
• ,Medieatidentaf- elinies
• Post office
• Support commercial, office, retail service uses
D. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land use designation of this Planning Area and the
Specific Plan. Decisions of the Director are appealable to the
Planning Commission.
E. Site Development Standards
1. Minimum lot area - no minimum requirement
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-21
Chapter3 • Land Use and Development/Reuse Regulations
2. Maximum building height- 100 feet (six stories)
3. Maximum Floor area ratio - .30 FAR, except for sub - Pplanning
Aareas 1 -5, 1 -D, 1 -F., 1 -If, 1 -K and 1 -L, which shall be .38 -
.59 FAR2, and PA l-C which shall be .35 FAR
4. Minimum building setbaeksl
a) Red: Hill Avenue - 40 feet
b) North Loop Road - 25 feet
c) Warner Avenue - 20 feet
d) Armstrong Avenue - 20 feet
e) Lansdowne Drive (private) - 15 feet
l) Minimum distance between buildings - 10 feet
S. Landscape setback&
a) Red Hill Avenue - 30 feet
b) North Loop Road - 30 feet
c) Warner Avenue- 20 feet.
d) Armstrong Avenue - 20 feet
6. Landscaping
a) Auras not devoted to buildings, parking areas, hardseape,
roads and service areas, shall '. be landscaped.
b) Compliance with the City of Tustin's Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines as
detailed in Section 2.17 of this Specific Plan
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
8. A corner triangular - shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
9. A comer triangular - shaped setback of 60 feet, measured from
the intersection of the curb lines at Warner Avenue. and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
PLANNING
1
AREA
2
Landscape setbacks are measured from the back of the curb and me a combination of
parkway, sidewalk, and planting areas. Building setbacks ate measured from future.
rights- of-way. Non - conforming buildings and landscape setbacks will be permitted to
remain where existing buildings are not in future rights-of- -way.
FAR range reflects the maximum potential development dependent upon the mix of land .
uses and subject to the vehicle trips allocated to the subplanning areas pursuant to the
Development Agreement and Amended And Restated Agreement beneeen the City of
Tustin and the South Orange County Community College District far Conveyance of a
Portion of MCAS, Tustin and the Establishment ofan Advanced Technology Educational
Campus.
City of Tustin
Page 3-22
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 3 • Land Use and Development/Reuse Regulations
PLANNING
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10. A portal intersection treatment shall be provided at Valencia
and Red Hill Avenues, and Warner and Red Hill Avenues (see.
Section 2.17 for landscape guidelines).
II. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off - street parking (refer to Section 3.13 as applicable)
14. Development of an animal care center shall be subject to the
following criteria:
a) Location shall be 500 feet away from any residential use
or residentially -zoned property
b) Visual screening of outdoor storage and service areas
shall be provided
c) Noise control of animal containment areas shall be
provided
d) Site Plan and architectural design of buildings shall be
subject to review pursuant to Section 4.2.4
e) Odor control shall be provided pursuant to General
Development Regulations, Section 3.11
F. Special Development or Reuse Requirements
I. A concept plan approval shall be required for individual
subplanning areas 1 -A, 4-131-1-C, 1 D. 1 E, 111. and 1 -1 prior
to reuse or new development (refer to Section 4.2.2 of this
Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel,. or prior to any new development on a parcel, other
than by the City of Tustin, those parties receiving or leasing
property from the Department of Defense or Local
Redevelopment Authority (LRA) within the Education Village
shall be required to enter into an Agreement with the Local
Redevelopment Authority. The purpose of the Agreement is to:
I) identify the planning goals of each of the agencies and the
City or LRA for each site; 2) identify the scope and schedule
for short -range improvements and long -range development
plans for property; 3) establish a process that provides for
meaningful consultation on development and operational issues
of mutual concern; 4) identify roadway dedications,
capital/infrastructure improvements, and environmental impact
report mitigation that will be required for use and/or
development of the agency receiving property; and 5) identify
necessary procedures to implement the Agreement.
3. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3 -23
Chapter3 • Land Use and Development/Reuse Regulations
PLANNING
1
AREA
City of Tustin
Page 3-24
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
4. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in the
Education Village, prior to use and occupancy of existing
buildings and/or new development. Said agreement shall
identify required capitallinfrastructure improvements and
environmental impact report mitigations.
5. Access to subplanning area 1 -D shall be secured from recorded
easements on adjacent private streets within the Education
Village (subpRlanning Aarea 1 -H) in the event an exchange of
land does not occur between the City of Tustin and SOCCCD.
6. The baseline mix of uses for subPplanning Aareas 4-1 -8, I -D;
1 -F,, 1-H, 1 -K and 14 is 985/ percent Education Village and
249 percent Office and other nonresidential uses. The baseline
mix of uses for all other subplanning areas within Planning
Area 1 shall be. 98 percent Edhtcation Village and 2 percent
Commercial or other nonresidential uses:. The mix of uses
shall-MI-kb-will be administered by the Non - Residential Land
Use/Trip Budget procedure specified in Section. 3.2.4. The
purpose is to ensure that adequate circulation capacity is
available to serve the proposed project.
G. Development or Reuse Guidelines
I. Existing buildings, open space areas, and other site
improvements shall be aesthetically upgraded where needed
through architectural and landscape. improvements. Such
improvements are intended to appear consistent in quality with
other college campuses in the County, and may include, but are
not limited to, the following:
a) Upgraded facade treatments, including . the use of plaster,
brick, stone, and/or other approved materials
b) Upgraded window types and treatments
c) Upgraded entries, including doorways, covered
walkways, decorative paving
d) Upgraded roofing materials
e) Updated color scheme for buildings
f) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
g) Improved' landscape design along building perimeters
and entries
h) Addition of pedestrian amenities including benches,
shade trees, trash receptacles, drinking fountains, and
lighting
MCAS Tustin Specific Plan/Reuse Plan
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Chapter3 • Land Use and Development/Reuse Regulations
i) Addition of bicycle facilities including bike racks
j) Creation of Education Village entryways through signage
and landscape design
k) Creation of signage program for building identification
and directional signs
Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
PLANNING
1
AREA
I)
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re. IT /ri..M -. . •
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S!
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TAPAIA.teapr g.
Vte.sal Se
bPGGN
terar'AA<' Aic.
FIG* erattrreceney
4,2. Buildings shall be clustered to create plazas, focal areas, and
activity areas.
53. Utilize the "Village Green" and other courtyards in the siting
and orientation of buildings to provide focal areas and enhance
pedestrian activity.
4,4. Existing groves and linear stands of trees (i.e., California.
Peppers, sycamores, jacarandas) shall be taken into
consideration when site planning for new development and
roadways. If it is not possible to preserve these existing groves
or stands of trees, a landscaping definition along public roads
and within the Planning Area shall be created.
75. Perimeter parking around buildings designed as smaller
parking "rooms" shall be provided where feasible to facilitate
pedestrian access and retain existing campus style building
configuration.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3 -25
Chapter3 • Land Use and DevelopmentReuse Regulations
PLANNING
AREA
City of Tustin
Page 3-26
8 6. Demolition of structures shall be considered or undertaken
under the following conditions: I) where information
determines the need for demolition to eliminate public health
and safety risks, 2) to improve the appearance of the Planning
Area, 3) to accommodate the completion of major roadway
improvements, and 4) to properly implement the land use
intended for this Planning Area.
A summary of the key design guidelines for the Education Village is
provided in Figure 3 -3, located at the end of Section 3.3.
MCAS Tustin Specific Plan/Reuse Plan
1
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Chapter3 • Land Use and Development/Reuse Regulations
TABLE 3-6
NON - RESIDENTIAL OFF - STREET PARKING REQUIREMENTS
Use Type
Parking Spaces per Square Foot
of Gross Floor Area
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
1 space/250 square feet of gross floor area
6 spaces/ 1,000 square feet of gross floor area
1 space/250 square feet of gross floor area
1 space/I 80 square feet of gross floor area
Other light industrial uses
1 space/500 square feet of gross floor area
Public utility facilities including, but
not limited to, electric, gas, water,
telephone and telegraph facilities not
having business offices on the
property
1 space/every 2 employees in the largest shift, plus I for each such
use regardless of building space or number of employees
Research and development
I space/250 square feet of gross floor area for all office use and I
space/500 square feet of gross floor area for manufacture or
assembly (but not less than 2spaces/ 3 employees on maximum
shift)
Restaurants, including fast food
1 space/i00 square feet, plus minimum 7 car stacking space for
drive -thru
Retail stores, general, except as
otherwise specified herein
1 space/200 square feet of gross: floor area
Retail stores, furniture and appliances:
1 space/500 square feetofgross floor area
Savings and loan offices, other
financial institutions
I space/250 square feet of gross floor area
Schools
a. Elementary and middle schools
b. Colleges, universities and
institutions of higher learning,
parochial and private
c. Senior high schools, public,
parochial and private
d. Trade schools, business colleges
and commercial schools
2 spaces/classroom
1 space/every 3 students, plus 1 space/every 2 members of the
faculty and employees or alternative parking requirements
pursuant to a parking study by a professional engineer
I space /every member of the faculty and each employee, plus I for
every 6 students regularly enrolled
I space/every 3 student capacity of each classroom plus 1 for each
faculty member or employee
Service businesses, general, unless
otherwise specified herein
1 space/250 square feet of gross floor area
Skating rinks, ice or roller
1 space/100 square feet of gross floor area, plus the spaces for
additional uses
Storage yards in connection with 6
contractor's business
spaces which shall be separated from the enclosed storage area
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3 -161
Chapter 4 • Specific Plan Administration
4.2 DEVELOPMENT PROCESSING
The following processing procedures shall be followed for development
and reuse within the Specific Plan.
4.2.1. Subdivisions
All divisions of land shall be processed in accordance with the Tustin City
Code or the Irvine City Code, as applicable regarding subdivision and
parcelization of land, and the state Subdivision Map Act. Three types of
subdivisions may occur within the Specific Plan area:
1. Conveyance Map: ( "Sector A map ") A map that subdivides the
property for conveyance or financing purposes only and will not
of itself be a grant of vesting or development rights.
2. Master Map: ( "Sector B -map') A. subdivision map that divides a
larger parcel into additional parcels (development units) and that
will facilitate conveyance of property by a master developer or
other subdivider to vertical merchant builders or other parties.
3. Builder Map: ( "Sector C- map ") A subdivision map that divides.a
parcel (development unit) into additional parcels.
4.2.2 Concept Plans
A. Purpose and Application
City of Tustin
A concept plan shall be prepared and submitted or updated for Zoning
Administrator approval concurrent with the submission of a new
development proposal, reuse project, or Sector B level map. A concept
plan is required for each individual Planning Area, except Planning Areal
(Community Park), and for the following subplanning. areas: PA I -A;.
PA 1 B, PA 1 C, PA 1 13, and PA 1 -IE, regardless of whether subdivision
approvals are being requested or required. Concept Plans may be
processed concurrently with a Sector B map or with a site plan and design
review where a Sector B map is not necessary, as addressed in Section
4.2.1.
The purpose of the concept plan is to document and insure that:
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-3
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Chapter 4 • Specific Plan Administration
City of Tustin
Page 4 -14
4.4A Circulation Improvements
Circulation improvements associated with the project are specifically
identified in the joint EIS/EIR. On -site circulation improvements within
the Project area are generally summarized in Table 4-3.
TABLE 4 -X
ON- SITEARTERIALCIRCULATION IMPROVEMENTS
TABLE 4-2
PHASING PLAN REQUIREMENTS
[ General Scope
General TiLipperiag Mechanism.
Facility
Parka
I) Regional park;
I) Site can be used upon transfer to County;
Barran= Parkway
2) Community park (24 acre);
improvements will occur per agreement
Major Arterial
3) Community Park. (46 acre), neighborhood
with City of Tustin;
Westof)amboree Road
pnrkaand private parks;
2) Site can be aced upon transfer to City;, :.
Barranca Parkway
4) Neighborhood park in Irvine..
upgrading will occur upon receipt of
adequate funding including park
development fees;
Tustin - Ranch Road .
(including interchange)
Mingo- Avenue
3) When adequate park development fees ate '..
received, subject to development
conditions, development agreements and
funding availability as applicable;
Major Arterial
Warner Avenue
4) When adequate fimding has been secured
North. Loop Road
Maier Arterial
- from assessment district funding tax-
increment or developer- negotiation.
In addition to applicable =dons of this Phasing Plan, the provisions of the jint Final EIS/PIR will app.
City of Tustin
Page 4 -14
4.4A Circulation Improvements
Circulation improvements associated with the project are specifically
identified in the joint EIS/EIR. On -site circulation improvements within
the Project area are generally summarized in Table 4-3.
TABLE 4 -X
ON- SITEARTERIALCIRCULATION IMPROVEMENTS
Road
Limits
From
To
Classification
Barran= Parkway
Peters Canyon. Channel
Harvard Avenue.
Major Arterial
Edinger Avenue
East of Hill Avenue'
Westof)amboree Road
Major Arterial
Red Hill Avenue
Barranca Parkway
North of Valencia Avenue
Major Arterial
Tustin - Ranch Road .
(including interchange)
Mingo- Avenue
Banana Parkway
Major Arterial
Warner Avenue
Red Hill Avenue
North. Loop Road
Maier Arterial
Harvard Avenue
Ran-anal Parkway
Edinger Avenue
Primary Arterial
Warner Avenue
North Loop Road
Jamboree Road
Primary Arterial
A Street'
South Loop Road
Tustin Ranch Road
Secondary Arterial
Armstrong. Avenue
North. Loop Road
Batranca Parkway
Secondary Arterial
Carnegie Avenue'
Red. Hill Avenue
Amrsrrmrg Avenue
Secondary Arterial
Pmt Connector
Edinger Avenue
North Lap Road
Secondary Arterial
Harvard Avenue
South of
Railroad OCTA/SCRRA
Avenue
Secondary Arterial
Legacy RaM'
Warner Avenue
North' Loop'. Road.
Secmdary.Atterial
Secondary Arterial
North Loop Road
Valencia Avenue
Wanner Avenue
Park. Avenue'
South. Loop Road
Tustin . Ranch, Road
Secondary Arterial.
South Loop Road
Tustin Ranch Road
Warner Avenue
Secondary Arterial
South Loop Road
Park Avenue
Armstrong Avenue.
Secondary Arterial
West. Connector
Flinger Avenue.
North Loop Road
Secondary Arterial
Bell Avenue
Red Hill Avenue
Armstrong Avenue
Secondary Arterial
Aston Street'
Carnegie Avenue
Bamaca Parkway
Local Collector Street
.Moffett Drive
North Loop Road
Harvard Avenue
Local Collector Street
Sweet Shade
Harvard Avenue
—
Local Collector Street
MCAS Tustin Specir/c.Plan /Reuse Plan
Chapter 4 • Specific Plan Administration
Requirements for off -site circulation improvements are discussed in the
joint EIS/EIR. They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
Off-site improvements will be funded by the project and may be
potentially supported by other funding mechanisms including, but are not .
limited to: in lieu gas taxes; Measure M finds; funds from the cities of
Tustin, Irvine, and Santa Ana and the County of Orange; developer
contributions; assessment district funding; or other similar financing
mechanisms. Additional outside sources such as state or federal funds may
also be used..
As shown in Table: 4-4,. ADT Development. Thresholds, average daily
traffic (ADT) volume thresholds have been defined for each phase of
development. These volumes establish the level of development for which
certificates of occupancy or building permits can be released or issued.
Once the cumulative total ADT is reached, circulation improvements must
be initiated to allow subsequent development unless noted otherwise in
this section.
TABLE 4-4
ON -SITE ADT DEVELOPMENT THRESHOLDS
TABLE I-3
ON-SITE ARTERIAL CIRCULATION IMPROVEMENTS
Road
Roads. Added'
Limits
Classification
Local Street
From
To
Landsdowne Road
Harvard Avenue- Banana - Parkway to just south of OCTA/SCRRA
.railroad'
North Loop Road
- -
SCveryns.Road
Red Hill Avenue - Bantam. Parkway to just north of Valencia Avenue
North Loop Road
--
Local Street
1 New Improvement
Requirements for off -site circulation improvements are discussed in the
joint EIS/EIR. They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
Off-site improvements will be funded by the project and may be
potentially supported by other funding mechanisms including, but are not .
limited to: in lieu gas taxes; Measure M finds; funds from the cities of
Tustin, Irvine, and Santa Ana and the County of Orange; developer
contributions; assessment district funding; or other similar financing
mechanisms. Additional outside sources such as state or federal funds may
also be used..
As shown in Table: 4-4,. ADT Development. Thresholds, average daily
traffic (ADT) volume thresholds have been defined for each phase of
development. These volumes establish the level of development for which
certificates of occupancy or building permits can be released or issued.
Once the cumulative total ADT is reached, circulation improvements must
be initiated to allow subsequent development unless noted otherwise in
this section.
TABLE 4-4
ON -SITE ADT DEVELOPMENT THRESHOLDS
ADT Added
(Cumulative)
Roads. Added'
27.000
(27,000)
Armstrong - North .Loop .Road •to Warner Avenue
Barroom Parkway - Peters Canyon Channel to Harvard Avenue
Edinger Avenue - along project frontage between Red Hill Avenue and
Jamboree. Road (completed)
Harvard Avenue- Banana - Parkway to just south of OCTA/SCRRA
.railroad'
Landsdowne. Road.
Marble Mountain Road (completed as "Sweet Shade ")r
North Loop Road - Red Hill Avenue to West Connector.
Red Hill Avenue - Bantam. Parkway to just north of Valencia Avenue
Severyns Roodr
West Connector
MCAS Tustin Specific Plan/Reuse.Plan
C ty of Tustin
Page 4-15
Chapter4 •Specific Plan Administration
City of Tustin
Page 4-16
TABLE 4-4
ON -SITE ADT DEVELOPMENT THRESHOLDS
ADT Added
(Cunudadve)
Roads Added?
82,800
' (109,800)
East Connector
Moffett Drive
North Loop. Road— West Connector to Moffett Drive
Red Hill Avenue/Carnegie:Avenue Intersection (East Leg to Linear
Park)
South Loop Raad.- Warner Avenue to Tustin Ranch Road=
Tustin Ranch Road: — Edinger Avenue to Barranca Parkway'
Warner Avenue — Red Hill Avenue. to Jamboree Rood'
26,900
(136, 700)
A Street — South Loop. Road to Tustin. Ranch Rond'
Armstrong Avenue — Warner Avenue b Barranca Parkway
Carnegie Avenue — Linear Park to Armstrong Avenue bcconung South
Loop. Road=
Legacy Road — North Loop Road to Tustin Ranch Ronde
North Loop Road — Moffett Drive to Warner Avenue
Park Avenue - South Loop. Road to Tustin Ranch Road'
South Loop Road — Armstrong Avenue to Tustin Ranch Road via Park
Avenue=
39,500
(176,200)
Legacy Road'— Warner Avenue to Tustin Ranch Road'
40,200
(216,400)
Aston Street— Camegie.Avenue to Banana Par
10,000
(226,400)
Reit Avenue— Red !fill Avenue to Armstrong Avenue
1 Roadway shall be consncodtprior to the issuance of certificate of occupancy for this phase.
s Chnngem original FEIS/EIR.
There are certain planning areas that can be released without the need to
initiate significant on -site or off-site Specific Plan infrastructure
improvements as noted above and in the Joint EIS /EIR. However, these
areas shall still bear a proportionate share of roadway infrastructure costs°
within the Plan and off - site. There areas are as follows:
• The Medium -High Density Residential (MHDR) Land Use area
located at the northeast comer of Edinger Avenue and Jamboree
Road.
• The residential area located between Peters Canyon Channel and
Harvard Avenue north of Moffett Avenue:
• The Elementary School (ES) and the Neighborhood Park (NP). sites
located at the northwest comer of Barranca Parkway and Harvard
Avenue:
• The residential areas located between Peters Canyon Channel and
Harvard Avenue south of Moffett Avenue.
In addition to exemptions to the cumulative ADT thresholds shown in the
previous table, interim uses and leases which do not result in greater ADT
MCAS Tustin Specific Plen/Reuse Plan