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HomeMy WebLinkAboutORD 1311 (2006)ORDINANCE NO. 1311 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, ADOPTING MCAS TUSTIN SPECIFIC PLAN AMENDMENT (ZONE CHANGE) 05-002 TO AMEND VARIOUS SECTIONS OF THE MCAS TUSTIN SPECIFIC PLAN The City Council of the City of Tustin does hereby ordain as follows: Section 1. FINDINGS The City Council finds and determines as follows: A. That the City of Tustin ("City") and Tustin Legacy Community Partners (TLCP), LLC (a venture of Centex Homes, Shea Homes and Shea Properties) propose Amendments to the MCAS Tustin Specific Plan (collectively "Zone Change 05-002"), as identified in Exhibit 1 attached hereto. Zone Change 05-002 does not "substantially amend" the Specific Plan. Instead, Zone Change 05-002 generally adjusts Planning Area boundaries and redistributes and/or eliminates planned land uses within the Specific Plan area. Zone Change 05-002 would not increase the overall development potential or residential capacity currently allowed by the MCAS Tustin Specific Plan. B. That public workshops on Zone Change 05-02 were duly called, noticed, and held on January 9 and March 13, 2006 by the Planning Commission. C. That a public hearing was duly called, noticed, and held on said application on March 27, 2006, by the Planning Commission. Following the public hearing, the Planning Commission recommended approval of MCAS Tustin Specific Plan Amendment (Zone Change) 05-002. D. That a public hearing was duly called, noticed, and held on said application on April 3, 2006, by the City Council. E. Zone Change 05-002 is consistent with the Tustin General Plan. The Land Use Element includes the following City goals and policies for the long- term growth, development, and revitalization of Tustin, including the MCAS Tustin Specific Plan area. 1. Achieve balanced development. 2. Ensure that compatible and complementary development occurs. 3. Revitalize older commercial, industrial, and residential development. Ordinance No. 1311 Page 1 of 495 4. Improve city-wide urban design. 5. Promote economic expansion and diversification. 6. Coordinate development with provision of adequate public facilities and services. 7. Implement a reuse plan for MCAS Tustin which maximizes the appeal of the site as a mixed-use, master -planned development. These goals establish the framework for policies related to allocation of land use in the City, and the implementation policies reflect the direction and image the City seeks for the future. Zone Change 05-002 supports the General Plan goals and the policies established for the MCAS Tustin Specific Plan area, including the following: Goal 1. Provide for a well balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services while maintaining a healthy, diversified economy adequate to provide future City services. a. Policy 1.10 - Ensure that the distribution and intensity of land uses are consistent with the land Use Plan and classification system. 2. Goal 13. The project will implement policies under the goals and policies for future development of MCAS Tustin Specific Plan including: a. Policy 13.2 - Encourage a development pattern that offers a connectedness between buildings and uses, and has a strong sense of place through architectural styles and creative landscape design. b. Policy 13.5 - Promote high quality architecture, landscaping, signage, open space design, circulation patterns, and landscape patterns distinct from surrounding areas Section 2. The City Council hereby adopts MCAS Tustin Specific Plan Amendment (Zone Change) 05-002 ("Zone Change") to amend various sections of the MCAS Tustin Specific Plan, as identified in Exhibit 1, attached hereto. Section 3. SEVERABILITY All of the provisions of this ordinance shall be construed together to accomplish the purpose of the regulations. If any provision of this part is held by a court to be invalid or unconstitutional, such invalidity or unconstitutionality shall apply only to the particular facts, or if a provision is declared to be invalid or unconstitutional as applied to all facts, all of the remaining provisions of this ordinance shall continue to be fully effective. Ordinance No. 1311 Page 2 of 495 PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting on the 17th day of April, 2006. ATTEST: PAMELA O — U - City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS -- CITY OF TUSTIN ) I, Pamela Stoker, City Clerk of the City of Tustin, California hereby certify that the foregoing is a full, true and correct copy of the Ordinance introduced at a regular meeting of the City Council of the City of Tustin duly held on April 3, 2006, of which meeting all of the members of said City Council had due notice and at which a majority thereof were present; and was finally passed and adopted not less than five days thereafter on April 17, 2006, by the following vote: COUNCILMEMBER AYES: DAVERT ver_EN AMANTv BONE KhWASHIN (5) COUNCILMEMBER NOES: NONE (0) COUNCILMEMBER ABSTAINED: NONE (0) COUNCILMEMBER ABSENT: NONE (0) City Clerk Ordinance No. 1311 Page 3 of 495 Tustin Legacy Specific Plan/Reuse Plan for the Marine Corps Air Station (MCAS) Tustin Prepared for: City of Tustin The Local Redevelopment Authority 300 Centennial Way Tustin, CA 92680 Prepared by: The Planning Center under subcontract to HNTB with contributions by the City of Tustin Reuse Plan Adopted. October 1996, Amended September 1998 Specific Plan Adopted., City Council Ordinance No. 1257 Date: February 3, 2003 SPECIFIC PLAN AMENDMENT 05-002 MARCH 2006 Ordinance No. 1311 Page 4 of 495 NOTE TO REVIEWERS This Specific Plan Amendment document includes all chapters of the original document. Chapters which have been amended Include the following: Chapter 2 Plan Description Chapter 3 Land Use and Development Regulations Chapter 4 Specific Plan Administration Chapter 6 Appendices Other chapters have been provided for reference only. Amended Figures are identified with a "Revised" stamp under the exhibit number. Amended text is in redline format, with additions noted as underlined and deletions by siFlkethFpUgh text. Ordinance No. 1311 Page 5 of 495 Chapter 1 1. Introduction 1.1 PURPOSE The Marine Corps Air Station (MCAS), Tustin was realigned and closed on July 2, 1999, in accordance with the Base Realignment and Closure Act. MCAS Tustin was originally recommended for realignment and closure by the Defense Base Realignment and Closure (BRAC) Commission in its June 1991 report to President Bush. The President accepted the BRAC recommendations in July 1991 and Congress confirmed the closure in October 1991. In 1993, the BRAC Commission reconsidered its earlier recommendations to close MCAS Tustin. The Commission reconfirmed the decision to close the base but modified its realignment locations for receiving facilities and mandated closure no later than July 1999. In 1995, the BRAC Commission again modified its previous determinations concerning the proposed locations for realignment of Marine Corps assets. When the original decision was made in 1991 to close MCAS Tustin, the local community did not oppose the base's closure. Instead, the community proceeded immediately with planning for reuse. The specific objectives of the reuse planning effort were as follows: ■ To foster public understanding and involvement in reuse decisions; ■ To provide consistent direction in reuse efforts; ■ To be accountable to the local community; ■ To focus on making decisions and taking action in a timely manner; MCAS Tustin Specific Plan/Reuse Plan city of Tustin Page 1-1 Ordinance No. 1311 Page 6 of 495 Chapter 1 • Introduction ■ To motivate federal, state, and local agencies, and homeless providers to meet common objectives; ■ To complete the reuse plan in a cost effective manner, and ■ To reduce future local entitlements needed by the development community. The Department of Defense recognized the City of Tustin as the Lead Agency or Local Redevelopment Authority (LRA) for preparation of the required reuse planning documents in late 1991. The City of Tustin determined that the most appropriate tool to guide the conversion of the base from military to civilian use and to facilitate entitlements and permitting was the preparation of a combined Specific Plan/Reuse Plan. The MCAS Tustin Specific Plan/Reuse Plan is the culmination of this planning effort. The MCAS Tustin Specific Plan/Reuse Plan (the Plan) includes detailed planning, policies, regulations, implementation strategies and procedures necessary to guide the reuse and development of the site into the next century. Since implementation of the Plan will be a long-term process and there are unique circumstances associated with converting military bases to civilian uses, the Plan is intended to be practical in economic terms and visionary in terms of its ability to create and respond to future market opportunities. This means that it must provide sufficient guidance to provide investors with a high confidence level that their investments will be protected. At the same time, it must offer sufficient flexibility to respond to changing market conditions. A careful balance between certainty and flexibility underlies the provisions of this Plan. The MCAS Tustin Specific Plan/Reuse Plan is intended to serve as both a policy -oriented and regulatory document. The Plan has been submitted to the Department of Defense as a policy guide outlining the intended reuse for the site. Subsequently, the Specific Plan will be adopted by the Tustin City Council as the zoning for the property. A Specific Plan is one device for implementing goals and policies of the Tustin General Plan. A Specific Plan also contains the development and reuse regulations that constitute the zoning for the property. As a federal installation, MCAS Tustin was not subject to local zoning and planning requirements. Upon conversion to civilian use, the property will be under the jurisdictional authority of either the City of Tustin or the City of Irvine, and will be subject to local codes and ordinances. The City of Irvine has assigned responsibility for preparation of the Plan (and accompanying joint Environmental Impact Statement/Environmental Impact Report) to Tustin for that portion of the Plan area within Irvine. However, the City of City of Tustin MCAS Tustin Spec PlanMeuse Plan Page 1-2 Ordinance No. 1311 Page 7 of 495 Chapter 1 • Introduction Irvine will have to adopt any General Plan and zoning changes necessary to implement the provisions of the Plan within the City of Irvine. 1.2 LOCATION AND SETTING MCAS Tustin is located in Southern California near the center of Orange County, and is approximately 40 miles southeast of downtown Los Angeles (Figure 1-1). The MCAS Tustin Specific Plan/Rouse Plan project area encompasses approximately 1,606 gross acres. The majority of the Plan area, 1,511 acres, lies in the southern portion of the City of Tustin. Approximately 95 acres, consisting of existing military family housing and vacant land, lies within the City of Irvine. The City of Santa Ana borders the site to the southwest. The Plan project area is located in an area bounded by four freeways: the Costa Mesa (SR -55), Santa Ana (1-5), Laguna (SR -133), and San Diego (I- 405) freeways. The major roadways which border the site include Red Hill Avenue on the west, Edinger Avenue and Irvine Center Drive on the north, Harvard Avenue on the east, and Barranca Parkway on the south. Jamboree Road transects the site and provides access to the Eastern Transportation Corridor. John Wayne Airport is located approximately three miles to the south, and a Metrolink Commuter Rail station providing daily passenger service to employment centers in Orange, Los Angeles, Riverside, and San Diego counties is located immediately to the north of the project area. This local setting is illustrated in Figure 1-2. Virtually an island in a highly urbanized location, the project area is generally bounded by single-family residential uses and business park uses to the north, light industrial and research and development uses to the west, light industrial and commercial uses to the south, and residential uses to the east of Harvard in the City of Irvine. In fact, the site is one of the largest remaining tracts of developable land in central Orange County. Its locational advantages in terms of proximity to transportation facilities, community services, and regional commercial and cultural facilities makes it a prime location for urban development. The Plan project area encompasses property previously within the boundaries of the former MCAS Tustin and one privately owned 4.1 -acre site located at the northeasterly comer of the project area. MCAS Tustin Specific Plan/Reuse Plan City of Tustin Page 1-3 Ordinance No. 1311 Page 8 of 495 I • Introduction Setting Plan City of TiLWA Fig" 1-1 Ordinance No. 1311 Page 9 of 495 1 • Introduction Setting lUt MCAS Twin Figaro 1-2 Ordinance No. 1311 Page 10 of 495 Chapter 1 . Introduction MCAS Tustin was commissioned in 1942 as a U.S. Naval Lighter Than Air Base. The base was used to support observation blimps and personnel which protected the Southern California coast during World War II. The base was decommissioned by the Navy in 1949 and reactivated by the Marine Corps in 1951. The Station was the main west coast helicopter base for training and operations of Marine Corps medium and heavy lift capable helicopters. Military land uses on the base included airfield operations, agricultural uses, aircraft maintenance, supply/storage facilities, housing and community support facilities, administration, and other operations/training facilities (Figure 1-3). The largest land use, a total of 530 acres, was agriculture with farming areas located on the north, east, and south edges of the airfield operations area. These farming areas were leased by the military to private farming operations. The base contained approximately 250 structures and facilities, most of which were built from the 1940s through the early 1950s. The structures covered approximately 3 percent of the base, and totaled approximately 2,183,956 square feet. The military's structures were of predominately wood frame or concrete block construction. The Marine Corps maintained a comprehensive program of repair and upkeep, and most of the buildings ere kept in fair to good condition. Military facilities and land uses at the base are described in greater detail in the "Final EIS/EIR for the Disposal and Reuse of MCAS Tustin" (certified on January 16, 2001). The Project area also contained 1,537 attached family housing units and 966 barracks units which supported military housing needs for both MCAS Tustin and MCAS El Toro. Most of the family housing (1,263 units) were located on the eastern edge of the base between Peters Canyon Channel and Harvard Avenue_ The remaining cluster of military housing units were located in the northwest portion of the site adjacent to Edinger Avenue. Community support facilities included child care centers, recreational facilities, a chapel, and clubs. A general lack of information for many of the military's non-residential buildings on the base made it difficult to determine their absolute suitability for reuse or the estimated costs for bringing the buildings into compliance with applicable codes and regulations. However, there has been an initial assessment of the possible redevelopment feasibility of larger buildings on the site. These buildings were rated as "good", "fair", or "poor" for either interim use or permanent market oriented reuses. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 1-6 Ordinance No. 1311 Page 11 of 495 Chapter 1 • Introduction Existing Land Use Q - AIRFIELD OPERATIONS/AGRICULTURAL 0 - OTHER OPERATIONS/TRAINING ® - MAINTENANCE OO - AIRCRAFT MAINTENANCE © - SUPPLY/STGRAGE ® - LEDICA./DEMA. Q - AIRAIN6TRATION 0 - FAMBY HOUSM Q - BACHELOR HOUSM Q - COMMTY SUPPORT Q - RECREATM Q - AGRICULTURE Q - VACANT - MCAS TUSTIR BOUNDARY - RVRIE/MTIN/SANTA ANA BOUNOAtY - SPECIFIC PLAN BOIAO/HY A60A[JNN[iifBNhTIO ARAIMAiAXfjA�FCpCTR NI14 d sARGIBIIATJMNIBOR.' MMCMRRYMPDAW R6\lM9Ig M AR[C1�( A®[b V M JININCSN ACAS Ti. 5T.* Pisa CiO.jT�wi. r+5« A -i w® tt � P_IaiiFJ ACAS Ti. 5T.* Pisa CiO.jT�wi. r+5« A -i Chapter 9 • Introduction This page intentionally left blank. City of Tustin WAS Tustin Spefc Plan/Reuse Wan Page 1-8 Ordinance No. 1311 Page 13 of 495 Chapter 1 e Introduction Continuing studies will be necessary to define the timing of building availability, the necessary tenant improvements to make the buildings suitable for civilian occupancy, other costs associated with reuse (i.e., costs for ongoing building maintenance and repair), achievable rents for interim or permanent uses, and other aspects of building reuse. Appendix C provides an inventory of the City's initial assessment of larger buildings. The Plan has made only limited assumptions concerning building demolition (see Footnote 19 of Table 3-2). 1.3 MARKET DEMAND ANALYSIS A Market Demand Analysis was prepared as a background document to guide further definition of the Plan for the reuse of the base. The document is a "classic" approach to determining future market demand for different types of real estate products. It also recognized the rapidly evolving Southern California and Orange County marketplace where substantial numbers of industries and business types were in rapid transition as a result of the recessionary influences of the time. The following is a brief summary of the conclusions of this report. 1.3.1 Soclodemographic Changes Population growth in the County of Orange was projected to proceed during the remainder of the 1990s and into the next decade. Adjusted figures for overall Orange County growth suggested an increase of some 240,000 new residents by the year 2000. The five cities which surround MCAS Tustin, composed of Tustin, Santa Ana, Orange, Irvine and Costa Mesa, are expected to experience approximately 25,000 new residents during the same time frame. ERA, the market demand consultant, projected that it was more likely that roughly double that number, or 50,000 new residents, would live in the five -city area by the year 2000. Growth rates for population in the period 2000 to 2010 were defined at much higher rates, with an estimated 457,000 for Orange County and nearly 97,000 for the five -city area. Rates of housing growth were anticipated at approximately 24,000 additional units by the year 2000 in the five -city area, with roughly 12,000 units in the period 2000 to 2010. Basically, the projections for housing strongly suggest the further growth in the number of persons per household for this portion of central and central coast Orange County. That conclusion was based upon a basic extension of Sociodemographic trends that occurred during the 1980s, which were largely led by the City of Santa Ana and its immediately surrounding neighborhoods. Within the entire county, some 151,000 additional employees were expected during the current decade, of which roughly 38,000 were WAS Tustin Specific Plan/Reuse Plan city of Tustin Pape 1-9 Ordinance No. 1311 Page 14 of 495 Chapter 1 • Introduction -- expected to find jobs in the five cities. In the period 2000 to 2010, it was estimated that roughly 250,000 additional employees would arrive in Orange County, with roughly 87,000 finding locations in the five -city area. These sociodemographics and employment forecasts strongly suggest the type of markets for real estate product demand that would arise in and around the MCAS Tustin site. 1.3.2 Residential Demand Several residential product types are likely to be attractive, including single-family detached and attached units, attached townhomes/ condominiums, and rental apartments. Depending upon the allocation of land and the phasing of buildout, the site should be able to absorb roughly 100 to 125 units per product type per year. This equates to 300 to 375 total units per year once development has commenced and occupancies are available. There are opportunities for reuse of the existing military family housing at MCAS Tustin, depending upon their condition and other issues. 1.3.3 Commercial Office Demand Roughly 2 percent of total Orange County demand for new commercial office space was to be absorbed by the site. This converts to an absorption rate of roughly 100,000 to 150,000 square feet of office space annually after 1997. This presumes a phased construction program over a number of years, at least a decade, with top -end density approaching ranges of 3 million to 5 million square feet. This will extend total buildout well beyond the year 2010. 1.3.4 Industrial/R&D Space Demand The changing manufacturing base in the county is expected to continue its evolution. Orange County industrial space is in the process of reutilization for a number of flexible uses not previously planned. It was projected that more research and development space demand would occur over time and that such demand will recycle existing industrial space as well as demand construction of new space. A relatively modest industrial/R&D development demand is projected for the subject site in the range of 75,000 to 125,000 square feet annually. Overall competitive factors, including the closure and release for civilian use of portions of MCAS EI Toro, may drive down these initial forecasts. There were at least 200,000 square feet of potentially reusable structures at MCAS Tustin which might be recycled for interim or long-term industrial and R&D use, as compared to the nearly 2 million square feet of all floor space which exists at the base. City of Tustin WAS Tustin Specific P/ar✓Reuse Plan Page 1-10 Ordinance No. 1311 Page 15 of 495 Chapter 1 e Introduction 1.3.5 RetaiWisitorAccommodations Demand Orange County and central/central coast Orange County retail development is experiencing considerable pressure. The dilution of retail floor space types, which has been marked by the arrival of new high- volume large-scale warehouse type operations, has also dramatically reconstituted the market. The principal source of demand for retail uses at the MCAS Tustin site will likely be based upon immediate area local residential growth. Visitor accommodations were also confronted at mid -decade by a very slow economy which was burdened by continuing business and recreational travel cost cuts by all sectors of the travel industry market populations. A working range for hotel accommodations at the site for the period 1997 to the year 2000 was estimated to be 200 to 400 hotel rooms, linked carefully to the development of a very strong business, education, or medical service facility which would draw substantial numbers of clientele who would require immediate adjacency for their overnight accommodations. A golf course use, coupled with flood protection detention capabilities, may also be an appropriate public purpose benefit. 1.3.6 Market Areas There are multiple market areas available for the outreach marketing of MCAS Tustin. The immediate district of five cities fomes a first focus for community -serving uses. The entire Orange County scale represents a second regional locational perspective which is largely positive. The State of California is a marketing target frame of reference for very large institutions and major corporations. The southwestern region of the United States, including its growing function as a primary region on the Pacific Rim, represents the fourth scale for marketing outreach. This latter large region also represents the context within which the base might be marketed for new offshore tenants, developers and investors. There are a series of "emerging' and unique market niches which may be available to the reuse demand for the base. Many revolve around the extraordinary and very rapid explosion of data management, data interpretation, and decision making based upon the evolution of technology to manage the extraordinary arrays of information which are evolving. The economic consultant for the project perceived the oncoming development of an "Orange County Triangle." This involved a concentration of business locations and educational activities within a triangle roughly bounded by the John Wayne Airport, MCAS Tustin, and MCAS El Toro locations. All of these locations taken together described an area of between 6 and 8 miles in size and would appear to be the Ordinance No. 1311 Page 16 of 495 Chapter 1 • Introduction dominant direction for an evolving series of locations and higher densities of economic activity for the next 15 to 20 years. 1.4 THE REUSE PLANNING PROCESS 1.4.1 Background The reuse planning process was initiated by the City of Tustin immediately after the closure of MCAS Tustin was announced in 1991. The base reuse planning process involved broad-based participation by affected public and private interests. The City of Tustin formed the City of Tustin Base Closure Task Force to guide the preparation of the Specific Plan/Reuse Plan. The nineteen member advisory group was comprised of representatives from the cities of Irvine, Santa Ana, and Tustin; the County of Orange; the City of Tustin Chamber of Commerce; local Homeowner's Associations; the Marine Corps; and the community -at -large. The broad- based representation ensured that issues and concerns of the local community and neighboring areas were addressed during the reuse planning process. The participation of Task Force members was instrumental in building a community -wide consensus for the Plan. The reuse planning process involved many of the same steps taken in more traditional large-scale development plans. The process included establishing a vision for the site that would guide development of the Plan and its future implementation. An Environmental Setting Report was prepared that provided an inventory of the existing physical and environmental characteristics of the base and surrounding setting. An extensive issues identification process and opportunities and constraints analysis was conducted to begin formulating development strategies and land use alternatives. The local planning process was conducted simultaneously with the federal base closure and disposal process. A key component of the base closure and disposal process was the "screening" of federal, state, and local agency interests and homeless representatives for their interest in the use of buildings or property on the base. Sections 2.3 and 2.4 of the MCAS Tustin Specific Plan/Reuse Plan discusses this screening process. A recommended disposal strategy is included which identifies: ■ Parcels recommended for transfer to other federal agencies and the intended uses of the parcels; ■ Parcels recommended for state and local public benefit purposes and the intended uses of the parcels; ■ The Plan's proposed Homeless Assistance Program; and City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 1-12 Ordinance No. 1311 Page 17 of 495 Chapter 1. Introduction ■ Acquisition of the remaining MCAS property under the Economic Development Conveyance authority. 1.4.2 Opportunities and Constraints The opportunities and constraints analysis provided the foundation for additional detailed planning efforts including the preparation of land use and circulation alternatives for the site. The following is a summary of major opportunities and constraints identified early in the planning process. A. Project -wide Opportunities and Constraints Approximately 1,600 contiguous acres in a prime location in Orange County. 2. Good freeway/arterial access and commuter rail access to site I Opportunity to retain open space as visual and recreational amenities. 4. Constraint on aviation use of land due to impacted airspace (i.e., proximity to John Wayne Airport). 5. Community desire for reuse and development of the site as a cohesive and distinct area of unique character. 6. Potential for reuse of the site with development that will advance regional goals forjobs/housing balance, and address regional and local needs for parkland and recreational facilities. 7. Need for development that will provide affordability "opportunities" for housing in Tustin and in the region. 8. Existing fire protection services may need to be augmented to adequately service future development in the reuse area. 9. Existing police protection services may need to be augmented to adequately service development in the reuse area. 10. Existing schools may not have adequate capacity to serve development in the reuse area. 11. Development in the reuse area may create demand for additional library services. 1-13 Ordinance No. 1311 Page 18 of 495 Chapter 1 • Introduction 12. Need for regional parkland in this area of the county, especially to serve Tustin and Santa Ana. B. Physical Elements 1. Opportunity for interim use and reuse of buildings and facilities, including military housing. 2. Basic utilities and infrastructure on the base (i.e. sewer, water and electrical utilities) are close to 50 years old and were incrementally installed. Urban sizing and capacity needs represent a major issue for future redevelopment. Water and sewer lines will require substantial upgrading; and most non- residential electrical lines will likely need to be replaced. Constraints on reuse of blimp hangars due to high renovation and maintenance costs, potential toxic hazards, and historic designation. The blimp hangars are on the National Register and are subject to Section 106 of National Historic Preservation Act - required consultation with Advisory Council on Historic Preservation. 4. Need for compatible development to adjacent surrounding residential areas. 5. Existing drainage system needs improvements to accommodate flows from 25 -year and 100 -year storms. 6. Increased runoff from new development may adversely impact existing County drainage facilities. Regional landfills have capacity for future development. C. Environmental Elements The existing and planned transportation infrastructure in the vicinity is heavily burdened, which results in the need to create additional capacity, enhance accessibility to and from the site, and provide for road extension opportunities through the site to improve regional mobility. 2. Bicycle and recreation trail extension opportunities through the site. 3. Potential for access to the commuter rail station in proximity to the site. City of Tustin MCAS Tustin SpetiBc Plan/Reuse Plan Page 1-14 Ordinance No. 1311 Page 19 of 495 Chapter 1 . Introduction 4. Opportunity to locate reclaimed water detention basins as holding ponds. 5. Potential for extensive use of reclaimed water. 6. Good availability and accessibility to water resources. 7. The northeast portion of site is impacted by 100 -year flood plain of Peters Canyon Channel. 8. Portions of the site are contaminated with hazardous materials and must be cleaned up by the Marine Corps and the Department of the Navy. 9. Schedule for final cleanup activities would influence phasing of reuse development. 10. Portions of the site will likely be available for disposal or leasing prior to final closure. It. Areas along Peters Canyon, Santa Ana/Santa Fe, and San Joaquin Channels will be evaluated under State and Federal wetlands criteria. 12. Southwestern Pond Turtle, Category 2 Candidate for Federal listing as Threatened or Endangered has been sighted in San Joaquin Channel. 13. Approximately 360 acres are designated as Prime Farmland by the U.S. Soil Conservation Service. 14. No significant archaeological issues; previously discovered archaeological site was destroyed in 1971. 15. Potential for increased availability of bike and hiking trails, and greater continuity in existing trails. 16. Soils are susceptible to change in volume upon wetting or drying, and to subsidence and settlement; fair/poor slope stability for slopes greater than 10 feet in height. 17. Special soil erosion control may be necessary. 18. Site is not within an Alquist-Priolo Special Study Zone. 19. Moderate to high liquefaction potential related to soils on site. 1-15 Ordinance No. 1311 Page 20 of 495 Chapter 1 • Introduction D. Sensory Elements 1. Opportunity to design vistas in and through the site to significant on and off-site features. 2. Special planning criteria may be needed around blimp hangars if they are retained. 3. Need for landscaping or other treatment along reuse area's boundaries to create distinguishable borders for the area and improved compatibility with surrounding jurisdictions. 4. Potential to underground electrical transmission lines along Barranca, Warner, and Harvard to eliminate visual intrusion effects. 5. Opportunity to configure portions of drainage into landscaping, buffering, etc. increasing aesthetic quality, safety, and potentially enhancing wetland areas on site. 6. Opportunity to retain open spaces as visual and recreational amenities. 7. Site will be impacted by noise from surrounding roads, adjacent rail line, and possibly aircraft operations at John Wayne Airport. 8. Reuse of site could create noise impacts on existing surrounding uses. 9. Closure of the base will eliminate military aircraft noise. 1.4.3 Land Use Alternatives Numerous land use and circulation alternatives were developed and examined prior to selection of the proposed Land Use Plan. The two alternatives that best fulfilled the project objectives were selected for further evaluation in the EIS/EIR. These are the Arterial Grid Pattern ligh Residential/No Core Area alternative and the Arterial Loop Pattern/Low Residential alternative. Under the Arterial Grid Pattern/High Residential/No Core Area alternative, the land use pattern is defined by a grid pattern circulation system and provided for significantly more residential units than either the proposed Plan or other alternative. While the grid pattern maximizes design speeds, the community core area identified in the proposed Plan is City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 1-16 Ordinance No. 1311 Page 21 of 495 Chapter 1 a Introduction disrupted. The loss of the Community Core area limits the potential of the alternative to respond to prevailing market conditions once the parcel becomes available for reuse. Under the Arterial Loop Pattem/Low Residential alternative, it is assumed that the southeastern blimp hangar is removed. This allows for construction of the ideal loop roadway system which yields a more efficient traffic flow than the loop system in the proposed Plan. The Community Core area of the site is retained as a single parcel to provide flexibility in future reuse opportunities after cleanup occurs. The method for selecting a preferred Land Use Plan included a formal evaluation process of the two alternatives and the draft preferred Plan. The two alternatives and draft preferred Plan were compared and rated based on key planning criteria and goals for the project The result of this process was the selection and refinement of the proposed Land Use Plan. 1.4.4 Public Participation An important component of the reuse planning process was the commitment to make the process open and accessible to the public. Public participation in the Plan preparation process occurred through the following methods: ■ All meetings of the Base Closure Task Force were open to the public. Task Force meetings were also advertised in local newspapers and through direct mailings. ■ An extensive community survey of 30,000 residents and businesses was conducted to obtain input on key issues and any land use preferences. ■ Community Workshops were held at key stages in the reuse planning process to define issues, discuss draft land uselcirculation alternatives, and obtain input on draft Plan provisions. ■ A public review and comment period on the Plan was provided, as well as opportunities to provide input during the public hearings. 1-17 Ordinance No. 1311 Page 22 of 495 Chapter 1 • Introduction 1.5 GOALS AND PLANNING PRINCIPLES The goals for the MCAS Tustin Specific Plan/Reuse Plan were formulated very early in the planning process as a vision for the Plan area. Adopted by the Base Closure Task Force, the Vision Statement identifies the most desirable qualities that will prevail when reuse of the site is completed. The Vision is intended to capitalize on the site's opportunities, and provide a source of inspiration and pride in the community. The Vision is a set of goals that shaped the Plan and how it is implemented. The goals may be thought of as an expression of community values or planning principles to be respected in the provisions of the Plan and the process of implementing it. Additionally, the Vision is the major link between the community -wide goals expressed in the Tustin General Plan (and, to the degree they influence the site, the City of Irvine and County of Orange General Plans) and the Specific Plan/Reuse Plan. The Vision is intended to provide a sustained direction over time, and is a fundamental reference point for future decision-making on this project. 1.5.1 Central Goal A Plan that translates community values into the most important qualities or characteristics of the future uses and overall design; seeking to create results that are very special, worthy of the site's present and historical importance to the City of Tustin and the region. 1.5.2 Supporting Goals ■ Good Neighbor: The new uses and design peacefully coexist with surrounding residences and businesses in Tustin and adjacent cities, minimizing impacts on noise, air quality, traffic, and other environmental features. ■ Coherent Setting: The development pattern resembles a classical setting that offers a connectedness between buildings and uses, and has a strong sense of place through timeless architectural style and creative landscape design. ■ Self -Sufficient: The mixture of uses enable people living or working on the site to choose to meet a significant part of their daily needs within the site. ■ Fiscally Sound: The uses do not drain community resources - tax revenues generated by uses on the site offset the costs of public services. City of Tustin MCAS Tustin Specific Plar✓Reuse Plan Page 1-18 Ordinance No. 1311 Page 23 of 495 Chapter 1 e Introduction ■ Distinct Design: The architecture, landscaping, signage, open space design, circulation patterns, and landscape patterns are of exceptional quality, distinct from surrounding areas, and not in competition with Old Town Tustin. ■ Valued Heritage: The distinguished history of the Base is preserved in one or more locations on site and prominently displayed —and embraces the City of Tustin's theme: "Proud of its Heritage, Preparing for its Future". ■ Forward Looking: The uses and institutions accommodate and attract 21 st Century jobs and technologies. ■ Balanced Local and Regional Responsiveness: The uses benefit the broader community's needs and are balanced with development that is compatible with the surrounding communities. ■ Sustainable Environment: The land and water are clean and safe to use, now and in the future; and native plants and animals are selectively re -introduced into the design. ■ Civilian Transition: A successful transition from military to civilian use that reasonably satisfies the public interests at local, countywide, regional, state and federal levels. ■ Foster Economic Development: A means of documenting and implementing a balanced response to competing and conflicting demands for use of the property to ensure the community's need to foster economic redevelopment. ■ Strategic Phasing of Development: Responsiveness to phasing requirements for hazardous material clean-up, infrastructure capacity, circulation, and market absorption. 1.6 AUTHORIZATION, CONSISTENCY AND ADOPTION 1.6.1 The Reuse Plan Federal regulations (32 CFR Parts 174 and 175) which implement the National Defense Authorization Act for fiscal year 1994 and the Base Closure Community Redevelopment and Homeless Assistance Act of 1994, require the LRA to prepare a comprehensive Redevelopment Plan ("Reuse Plan") based on local needs and in response to specific reuse planning requirements and timelines. A variety of factors are involved in the preparation of a Reuse Plan for a federal facility that distinguish a Reuse Plan from traditional master planning. Reuse Plans required by the MCAS Tustin specific Plan/Reuse Plan City of Tustin Page 1-19 Ordinance No. 1311 Page 24 of 495 Chapter 1 • Introduction This page intentionally left blank City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 1-22 Ordinance No. 1311 Page 25 of 495 Chapter 2 2. Plan Description 2.1 PURPOSE AND SCOPE The Plan Description establishes the intent of the Plan in terms of future land use, reuse of facilities, and new development. It provides an overall understanding and rationale for what is envisioned in the PIan area, the quality and character of the uses, and the level of services and infrastructure to be provided. The purpose of this Chapter is to lay the foundation for the development/reuse regulations and guidelines provided in Chapter 3. The major components of the Plan Description include: the land use plan, traffic circulation, urban design, housing, public conveyance uses, parks and recreation, and public facilities. The procedures and components of each of the above plans are outlined in this chapter. Some material in this Chapter is intended to be directive and shall be implemented according to language contained herein. Other material is conceptual and intended to guide and not restrict creative solutions. 2.2 LAND USE PLAN The Land Use Plan responds to the goals of the Plan stated in Chapter 1, by providing a healthy balance of market driven, private sector uses with a wide range of public -serving uses. The Land Use Plan also responds to the many issues identified during the planning process including pre-existing traffic congestion, soil contamination, and the local and regional need for additional open space/recreational opportunities. The Land Use Plan is shown on Figure 2-1 and a Land Use Plan Summary is provided on Table 2-1. MCAS Tustin Speck Plan/Reuse Plan Chy of Tusun Ordinance No. 1311 Pape 2-1 Page 26 of 495 Chapter 2 • Plan Description TABLE 2-1 LAND USEPLANSUMMARY Gross Land Use Desi eadon Acreage' Range ofDwfflng Units RESIDENTIAL Low Density 181.3 1 - 7 du/acre Medium Density 125.1 8 - 15 du/acre Medium -High Density 29.4 16 - 25 du/acre Transitional/Emergency Housing 5.1 GoW VillageResidential Core Low Beaeii* 245.84&.4 1 - 7 du/acre. 5-15 du/acre. 16-25 dud re 49 1G J.. -w- _ SUBTOTAL 586.7 444.6 3,710 Dwelling Units Mai. COMMERCIA[JBUSINESS Commercial/Business 164.8 265-2 Commercial 55.3 Gall:VillageResidential Core 29.3 +q4-.-2 Village Services 20.7 Community Core 310.6 223.2 16 - 25 du/acre' SUBTOTAL 580.792181+ 1891 Dwelling Units Max. INSTITUT[ONAL/RECREATIONAL Lea w -Education Village 128.03 Community Park 24.1 Urban Regional Park 84.5 SUBTOTAL 236.69 RIGHT-OF-WAY Arterial Roadways 173.4 d3&rt Drainage ood/Stormdrains 28.5 SUBTOTAL 201.9 486:9 GRAND TOTAL 1606.2 4,601 Dwelling Units Mam Less Federal Property 16.7 Less Private Property 1 4.1 188 Dwelling Units Total MCAS Tustin Dis osal Acreage 1,585.4 4,518 Dwelling Units NOTES: 1. Gross acreage for each Planning Area is an estimated allocation measured from the edge of the adjacent arterial or secondary roadways, any public roadway shown on the Land Use Plan, and/or the boundary of the Planning Area. The amount of land devoted to roadways is calculated under the Right -of -Way designation. Actual acreage will be refined during the site plan and subdivision process. 2 J J .,140.ea __ .. g9W e...-.-....I.:k 1 , 9fthe G014:1:11age "',-,;a.,a:R.-! ;Fes 1-.4), Suh'ecu to Sections 3.6.2.E.4 and G2. City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-2 Ordinance No. 1311 Page 27 of 495 -o 0 CL m 00 00 N O O CD A Z to O N - CITY OF TUSTIN SCRRA✓OCIA RAILWAY 1 EDR `SEVERYNS ROAD LANDS- �(, hroR DOW NEOp RO/•C ��-'CCKKCC AVE V4LENCIr1 � \ RP T'EH EV w ARNER CITY OF SANTA M FAPRANCA PKWY PRIVATE PROPERTY OUTSIDE— MCAS BOUNDARY IN REUSE PLM) TUSTIN COMMUTER - RAIL STAT -M SITE �'- �! MILITARY g I> 0� O! o CITY OF IRVINE NCFFETT AVE MARBLE MOUNTAN ROM Chapter e Plan Description Land Use Plan • LOW DENSITY RESIDENTIAL (1-1 DU/ACRE) • MEDIUM DENSITY RESIDENTIAL 18-15 DU/ACRE) z • MEOW HIGH DENSITY RESIDENTIAL (16-25 DU/ACRE) • TRANSITIONAL / EMERGENCY HOUSNG - RESIDENTIAL CORE 11-7 DU/ACRE, 8-15 DU/ACRE AND 16-25 DU/ACRE) - COHLERCIAL BUSNESS • COMLERCIAL • VILLACE SERVICES • COMMOHTY CORE - EDUCATION VILLAGE • COeBAMITY PARK - URBAN REGIONAL PARK • NEIGHBORHOOD PARK • III RIgNG ACD HONG TRAIL • ELEMENTARY SCHOOL (K-6) - ELELENTARY SCHOOL (K -B) • H SCHOOL • WAS TUSTIN BOUNDMY • NVNE/TUSTN/SAITA MA BOUNDARY SPECIFIC PLM BOUNDARY MILITARY (FEDERAL PROPERTY) • ADDITIONAL ROA) RIGHT OF WAY MTES' I. R..d." %.fe me gncpWel. 2. CU- DeeYnq UNt. 3 Ronde eMm MaicRle riled fyNl of eoy. e. PWIf WMSWNtlN bffivoae JeprsRlid odyA �fi� wR11b RpAfM fI MTM a WNNn the City of otloe, NR Mnoity eiMi1 tN Me,I n D"ty RoAden6Mdee"ga6on Anot exceed 12.5 dRRRI!R .rite Ree nue. REVISED H+u MRN I� P HitER CFNIfR .MILT) Txsl,r sp�ni�Yba Gn y7HYvv Chapter 2 • Plan Description This page intentionally left blank City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-4 Ordinance No. 1311 Page 29 of 495 Chapter 2 • Plan Description The Land Use Plan contains a variety of housing and employment opportunities, educational and community support uses that will complement the urban fabric as well as strengthen the economic base of the area. At build -out, the site will be unlike any other place in Orange County with its unique mix of uses, functional and physical connections between uses, historical setting, and vitality. Key features of the Plan include the following: ■ Uses with the best revenue generation potential are located in areas positioned for early development in order to help fund the infrastructure needed to make other areas of the site developable in the future. ■ Residential uses are planned in the northern and eastern portion of the site, adjacent to existing residential neighborhoods, as well as within the Community Core, ■ Commercial, office, and industrial uses are predominately located in the central and southern portions of the site, which is compatible with existing surrounding uses. ■ Many of the buildings within the community services area at the former base along the western edge of the Plan area will be reused for education purposes. A number of education institutions intend to provide community college level programs, job training, incubator (start-up) business development opportunities and other educational opportunities at the site. ■ Approximately 20 percent of the Plan area has been dedicated to recreation and open space uses, including an approximate 84 -acre Urban Regional Park, a 25- acre Community Park, neighborhood parks dispersed within the residential enclaves, and an 18 hale ptibliely aeeessible golf eaurse. in addition, neighborhood parks and recreation facilities and private open space areas within the existing housing areas and school play yards can be reused to provide nearby activities for future residents. ■ An approximate 84.5 acre Urban Regional Park will be developed in the vicinity of the northern blimp hangar. The blimp hangar is on the National Register of Historic Places. The hangar may be preserved if financially feasible, and could set the theme for the park as well as being a major landmark for the Plan area. ■ The core area of the Plan permits a variety of future development opportunities when market conditions are suitable for high value use MCAS Tustin Spec Plan/Reuse Plan City of Tustin Ordinance No. 1311 Page 2-5 Page 30 of 495 Chapter 2 e Plan Description of the property. The core area is the laati one of the first and most difficult areas to develop due to timing of environmental clean-up, market absorption factors, probable high demolition costs associated with airfield operations, and high infrastructure improvement costs. ■ Hotel and conference facilityies within the Community Core will serve business travelers, recreational travelers, and other travelers to the area. ■ The extension of Tustin Ranch Road and Warner Avenue is planned through the Plan area to complete significant segments of the regional arterial system. The Circulation Plan will create new capacity for the region, as well as accommodate traffic generated by the Plan. ■ A loop roadway system for local circulation will provide early access to the perimeter of the site where parcels are first available for reuse. 2.2.1 Land Use Designations The Land Use Plan contains thirteen (13) separate land use designations, which are defined below. The land use designations have been assigned Planning Area numbers, as further discussed in Chapter 3. The Planning Area numbers are the basis for assigning permitted uses and establishing development regulations and guidelines. A. Residential Designations 1. Low Density Residential (1-7 du/acre): The Low Density residential designation provides for reuse and or new development of former military residential neighborhoods with low density attached and detached dwellings and accessory uses and buildings. The land use designation provides for a wide range of accommodations including single family units, patio homes, and multiple family dwellings such as condominiums, townhouses, cooperatives and community apartments. Uses such as public/institutional facilities, child care facilities and others which are determined to be compatible with, and oriented towards the needs of these neighborhoods may also be allowed. The intent is to: 1) rehabilitate and enhance existing residential units while also providing opportunities for new development where rehabilitation would not be financially feasible and/or would provide minimal results; 2) provide a transition between the Specific Plan area and existing adjacent residential City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-6 Ordinance No. 1311 Page 31 of 495 Chapter 2 • Plan Description neighborhoods in Tustin and Irvine; and 3) provide homeownership opportunities in a mixture of price ranges, to support business uses proposed as part of the Plan, while recognizing opportunities for limited transitional units. 2. Medium Density Residential (8-15 du/acre): The Medium Density residential designation provides for reuse and or new development of an existing residential military neighborhood in the City of Irvine, and also provides for new development of a largely undeveloped parcel adjacent to the proposed Urban Regional Park within Tustin with medium density attached and detached dwellings and accessory uses and structures. The land use designation provides for a wide range of accommodations including single family units, patio homes, and multiple family dwellings such as condominiums, townhouses, cooperatives and community apartments. In the City of Irvine, the Medium Density area will not exceed 12.5 dwelling units per acre. Uses such as publietinstitutional facilities, child care facilities and others which are determined. to be compatible with, and oriented towards the needs of these neighborhoods may also be allowed. A minimum 20 acre intermediate school and 8 acre neighborhood park shall be accommodated in this land use designation within the City of Irvine. The intent is to: 1) rehabilitate and enhance existing residential development, while also providing opportunities for new development where rehabilitation would not be financially feasible and/or provide minimal results; 2) provide homeownership opportunities within a mixture of price ranges to support business and educational uses proposed as part of the Plan; and 3) provide limited opportunities for transitional housing. 3. Medium -High Density Residential (16-25 du per acre): The Medium -High Density residential designation is located adjacent to an existing railroad right-of-way and the transition to the Eastern Transportation Corridor (ETC) at Jamboree Road, The designation largely provides for development of multiple family dwellings at a higher density which may include apartments, condominiums, and townhouses. The intent is to: 1) provide a quality multiple family housing living environment with amenities found in similar density projects in the market area; ard-2) provide sufficient site design flexibility within the site to buffer residential units from the noise and vibration of the adjacent railroad right-of-way, the ETC, and arterial highway traffic: and 3) provide higher density products adjacent to regional transportation facilities. Uses such as public and private parks and open spaces/institutional facilities MCAS Tustin Speck Plan/Reuse Plan City of Tustin Ordinance No. 1311 Page 2-7 Page 32 of 495 Chapter 2 . Plan Description which are determined to be compatible with and oriented towards the needs of these developments may also be allowed. 4. TransitionaMnwgency Housing: The Transitional/ Emergency Housing designation provides for the adaptive use of existing military dormitory type structures for emergency housing, single occupancy housing, or congregate care uses. The intent is to: 1) provide an opportunity for transitional and/or emergency housing as part of the Plans affordable housing commitment; 2) obtain optimum benefit from the use of the existing facilities; 3) accommodate those in need through a location offering maximum reinforcement from other support uses and community services in the surrounding vicinity of the beafrAng•Education Village, and offering close proximity to the transportation system; and 4) insure the safe and efficient reuse of the existing structures according to City codes and requirements. 5. Residential Core Wage: The Residential Core designation contains new development intended to function as Neighborhood Q will provide a range of housing types including single family detached, attached, and multi family homes, as well as neighborhood commercial ormortunities. This neighborhood will also include recreationally -based amenities including parks and private recreation facilities. T4e eF detaebed single family dwellings whieh may Beth -Low Density residential (1-7 du/acre) amid -Medium Density residential (8-15 du/acre), and Medium High Density residential (16-25 du/acre) uses are permitted. Medium high density residential will be generally located in close proximity to Edinger Avenue and the Tustin Metrolink Station. In cernmeRial and mstatiFant uses. afld '. Uses such as public/institutional facilities, child care facilities, and others which are determined to be compatible with and oriented towards the needs of other uses in this designation may be permitted. Two 3-aere-neighborhood paries and a 10 acre elementary school (if determined needed by the Tustin Unified School District) shall be accommodated in this land City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-8 Ordinance No. 1311 Page 33 of 495 Chapter 2 • Plan Description use designation. Phe inteat is tei 11 previde a -&.. r exiiibit quality afebiteetuFal and site design feawre me .:th a I.ioe ..1 el f PA-Fse nt B. Commercial Business Designations 1. Commercial Business: The Commercial Business land use designation provides for the development of a variety of uses including industrial, research and development, professional office, retail, and specialized employment and merchandizing uses to complement adjacent areas within and in the vicinity of the Plan area. The intent is to: 1) concentrate office, retail, research and development, and industrial uses in the Employment Center Neighborhood; 2) concentrate regionally oriented commercial uses in the Regionally -Oriented Commercial Neighborhood; and 3) achieve quality identification features for the Plan area along arterial highways and at key intersections. Uses such as public and private parks. open space. and institutional facilities compatible with and oriented towards the needs of future businesses and residents in the area may also be allowed. 3. Commercial: The Commercial designation provides for development of a variety of retail and service commercial uses with the intent of supporting and complementing uses within the Plan and surrounding development. The Commercial designation also provides for the accommodation of continued limited military uses in locations specified on the Land Use Plan. The intent is to: 1) provide regionally -oriented commercial uses; and 2) achieve quality identification features for the community along arterial highways and at key intersections. uses, e ifAeFkt .. to pfavide re..- ,.e ei4 tiles _ estien .,a suppeftin eemmer-eial r edit:es within the Gell Village. The Residential Core, comprised of Planning Area 15, provides neighborhood commercial retail, service commercial, and office uses adiacent to residential neighborhoods. Specialized commercial uses such as senior congregate care is also nemtitted. The intent is to 1) otTer convenient vehicle and pedestrian WAS Tustin Specific Plon/Reuse Plan City of Tustin Ordinance No. 1311 Page 2-9 Page 34 of 495 Chapter 2 • Plan Description accessibility through site design: and 21 to provide commercial uses that support the surrounding residential neighborhoods. 4. Pillage Services: The Village Services designation provides localized commercial retail and service uses to adjacent residential neighborhoods. The intent is to 1) offer convenient vehicle and pedestrian accessibility through site design; and 2) to contribute to quality entry and landmark identification features for the community. Community Core: The Community Core designation provides for development of a mix of uses, with opportunities for both commercial business and residential uses either in separate or integrated projects. Residential densities of 16-25 du/acre are permitted subject to Sections 3.6.2.E.4 and G.2. Regulations will be designed to provide enough flexibility to accommodate a unique, large scale development complex with uses which may not clearly be identifiable until some time in the future. Uses such as quasi-public/institutional facilities which are determined to be compatible with and oriented towards the needs of other uses in this designation may also be permitted, including public and orivate parks, open space, and related facilities. A 40 acre high school (if determined needed by the Tustin Unified School District) shall be accommodated in this land use designation. The intent is to: 1) establish maximum square footage and dwelling unit thresholds at this time and to provide criteria for future decision making rather than narrowly prescribing use limitations; 2) serve as an opportunity for creative use and design that will be likely to attract a major user to an outstanding strategic location within the Orange County market; and 3) fulfill the economic, employment and design objectives envisioned by the Plan, while ensuring land use and aesthetic compatibility with surrounding uses. C. Institutional/Recreational Designations hearnieg-Education Village: The Lam -Education Village designation provides a specialized educational environment with an array of public -serving uses. It is the intent to: 1) maintain the walkable scale of existing base facilities and create a campus environment; 2) provide a mix of educational, training, and other public uses with small scale support convenience commercial uses conducive with the village complex; 3) create a synergy of uses and services which will support employment uses elsewhere in the community, City of Tustin MCAS Tustin Spec Plan/Reuse Plan Page 2-10 Ordinance No. 1311 Page 35 of 495 Chapter 2 • Plan Description particularly within the Employment Center and Community Core Neighborhoods. 2. Urban Regional Park: The Urban Regional Park designation provides for establishment of a major urban recreation opportunity of both community and county -wide significance. Training will also be accommodated in existing classroom and building space on the site. It is the intent to: 1) concentrate on cultural preservation uses and facilities, supportive commercial concessions, historic preservation and displays; 2) provide for selected conservation and open space uses; 3) provide a context for the preservation and recreational use of the blimp hangar, if financially feasible; 4) insure that the design and placement of uses and facilities reinforce the historical value of the site and contribute to the recreational quality of the community, even as the larger public is being served; and 5) complement the adjacent Leaming -Education Village and Community Core Neighborhoods so that the overall quality of design and landscaping are coherent. 3. Community Park: The Community Park designation provides for a community level public park to serve the City of Tustin with recreational and open space experiences. The intent is to: 1) provide community scale recreational opportunities and uses which cannot be accommodated in small neighborhood parks; 2) complement the campus setting of the Leffning-Education Village and the special qualities of the Urban Regional Park; and 3) provide a buffer and link between the Leamin Education Village and Village Housing Neighborhoods. 4. Neighborhood Park: The Neighborhood Parks . are symbolically illustrated on the Land Use Plan within the residential designations. The intent is to have the sites transferred by the military and improved with park fees from future developers or dedicated by a future developer of parcels in the vicinity. These parks are small, localized recreation facilities intended to serve populations in each residential neighborhood. It is the intent to: 1) provide the type, scale and mix of recreation facilities geared toward serving neighborhood recreational needs; 2) carefully integrate each park into its surrounding environment so that it fimctions as a valuable open space relief for the developed areas; 3) achieve the required local park acreage in combination with the Community Park; and 4) complement school sites where they are adjacent to park sites to increase effective recreation space. The neighborhood parks are generally located on the Land Use Ordinance No. 1311 Page 2-11 Page 36 of 495 Chapter 2 • Plan Description Plan and will need to be a minimum size of 5 acres, with the exception of the proposed park location in Irvine, which will be 8 acres in size. Regional Riding/Hiking and Bicycle Trail: This designation provides for recognition of the county -wide trail system for equestrian, hiking, and bicycling activities which pass through or are adjacent to the Specific Plan area. It is the intent to: 1) achieve improvement of the trail system as development occurs; and 2) connect pedestrian trails within the cities of Tustin and Irvine to the regional system. 6. Elementary School/Higb School: Elementary schools and a high school are symbolically shown on the Land Use Plan within other land use designations to provide K-5, K-8 or 9-12 grade ranges as determined by applicable school districts. It is the intent to: 1) to insure integration of any school sites into neighborhoods; and 2) develop school sites in conjunction with adjacent neighborhood parks, wherever possible. Four school sites are proposed: two 10- acre elementary school sites and a minimum 40- acre high school site in Tustin, and a minimum 20- acre elementary (K-8) school in Irvine. The schools are generally located on the Land Use Plan. 14.111419. Rat S1191AM on A.e LAW Use Plain Qeetion 2.8 diseusses the p ential f _ Oft 2.2.2 Neighborhoods of the Plan The Land Use Plan is a collection of neighborhoods which will have their own characteristics and set of functions to perform within the Plan. A neighborhood may be comprised of more than one land use designation. The neighborhoods of the plan are intended to establish a community structure for the Plan and provide the basis for the range of land uses, intensity of development, urban design characteristics, and development regulations specified in Chapter 3. The Land Use Plan contains eight (8) neighborhoods as shown on Figure 2-2. A statistical summary of the land uses contained in each Neighborhood is shown on Table 2-2. A. Neighborhood A- Learning -Education Village Neighborhood A is located along the western edge of the site, bordered by Red Hill Avenue on the west, Armstrong Avenue on the east, Warner Avenue on the south, and an existing business center on City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-12 Ordinance No. 1311 Page 37 of 495 Chapter 2 • Plan Description the north. The LaaFning—Education Village will be an important anchor for the community with a range of public -serving uses within a walkable campus setting. By virtue of its uses and operation, the Leaming-Education Village will be linked to many other uses and activities within the Plan area. Its primary functions are to provide education, training, and specific social service functions identified in Section 2.3.5, Public Benefit Conveyance Uses. Primary access to Neighborhood A will be from a proposed North Loop Road (extension of Valencia Avenue eastward) and Armstrong Avenue. Secondary access will be provided by Warner Avenue. B. Neighborhood B - Village Housing Neighborhood B is located in the northwestern quadrant of the site, bordered by Edinger Avenue on the north, Tustin Ranch Road on the east, the proposed North Loop Road on the south (extension of Valencia Avenue), and Armstrong Avenue on the west. Through reuse or new development of a range of housing types, Neighborhood B is expected to offer basic, affordable housing within the Plan area The housing will be complemented by commercial village services that will meet the daily shopping needs of residents, employees and visitors to the site. The neighborhood will also have a supporting function as a transition or buffer area between existing residential neighborhoods north of Edinger Avenue and the beaming Education Village and Community Core uses. Primary access to Neighborhood B will be from North Loop Road. Secondary access will be provided by Armstrong Avenue and the West Connector Road. The Neighborhood map (Figure 2-2), also identifies a shaded area within Neighborhood B that represents a conceptual design area for the future Tustin Ranch Road interchange. ... vr.v rruan/ a,arpY//ry rIOIYROYJtl rltlll City of Tustin Ordinance No. 1311 Page 2-13 Page 38 of 495 Chapter 2 e Plan Description This Daze inlentionally left blank. City of Tustin MCAS Tustin Specific Plon/Reuse Plan Page 2-14 Ordinance No. 1311 Page 39 of 495 Chapter 2 • Plan Description Neighborhoods :s I W RII IAII 5 CUMM:i1ER - i '� I S, I. PTIOII EITF I ,l S AILROA TA i SANTA ANA/SANTA PE CHANNEL W10) r I AVE LDRI VS RMHDR i._. RVN• B IC Ron[ A MDR NP vi i CP HS RIC LDR P EV VALENCIA � MUFFE :1 AVF aVE ( T/EH I RC f �h i RC CC /d 1 LDR l/ EV D ES WARNER ._.AVE cc CC " E /oma.. NP LDR 3V - H PKWY SII �ZZI;� R�` ally OjIa C1iK �i m'r rvl:4 L.:. [. ND - HE:IGHNOFBOOD A EDUCATION VILLAGE ® BEIGHBORR000 B VILLM,P HOUSING ml- NEIGHBORH000 C - REGIONµ SARK O NEIGHBORHOOD D - COMMUNIT'T CORE - NEIGHBORHOOD E - EMPLOYLl CENTEP - NLIG14BORHOOD F RECIONALL Y -ORIENTED COMMERCIAL Dill' 'RIC l © NEIGHHORHOOD G RESIDENTIAL CORE. O - NEIGHBORHOOD H - IRVINE RFSIDFNIIN. r1 - MCAS TUSTIN BOUNOARY u - IRVINIPTUSTIN/SAN'A ANA H(A WEINtY L SPECff IC PLAN BOUNDARY I . e • llr �. IS F:dn, y, TTa U`,I% 1 ^ !'i •r, t_;r .� lu rf::r Ordinance No. 1311 r. - . Page 40 of 495 REVISED Chapter 2 • Plan Description This page intentionally left blank City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-16 Ordinance No. 1311 Page 41 of 495 Chapter 2 * Plan Description TABLE 2-2 NEIGHBORHOOD SUMMARY Land Use Gross ""- Acreage I Range OfDwelung Units NEIGHBORHOOD A bewm,+ a -Education Village/Elementary School -10 acres 128.03 Community Park 24.1 Transitional/EmergencyTransitional/Emergency Housing 5.1 SUBTOTAL 157.35 NEIGHBORHOOD B Low Density Residential 54.2 11 - 7 du/acre Medium Density Residential 51.7 18 - 15 du/acre Village Services 20.7 SUBTOTAL 126.6 1925 Dwelling Units Mam NEIGHBORHOOD C Urban Regional Park 84.5 SUBTOTAL 94.5 NEIGHBORHOOD D Community Core Medium -High Density Residential High School 2 - 40 acres 310.6322 16 - 25 du/acre" SUBTOTAL 310.6 335.3 891 Dwelling Units Max. NEIGHBORHOOD E Commercial Business 1117.5244-9 SUBTOTAL 117.524--" NEIGHBORHOOD F Commercial Military - 16.7 55.3 Commercial Business 47.3 SUBTOTAL 102.6 NEIGHBORHOOD G Gelf MilageResidential Core Low Density Residential a — 112.648.5 acres Medium Density Residential `-1_85- 4 acres Medium -High Density Residential -8.3 acres 275.14 1 - 7 du/acre 8 - 15 du/acre 16 - 25 du/acre 1 otpl1n r_r�-.S-�..,...p Commercial - -21.429.3 acres Parks/Open Space - 63.1 acres (4_,r , <,. , _ �:o..--r-r:.,-oma Elementary School 4 - 10 acres Low Density Residential 127.1 1 - 7 du/acre Medium -High Density Residential 29.4 16 - 25 du/acre SUBTOTAL 431.96 2,383 Dwelling Units Max. Ordinance No. 1311 Page 2-17 Page 42 of 495 Chapter 2 • Plan Description TABLE 1-1 NEIGHBORHOOD SUMMARY Gross rs Land Use Aerea s I Ran e o Dwellin Units NEIGHBORHOOD H Medium Density Resi tial "-' — hvine 73.4 8 - 15 du/acre Elementary School -8 "' - 20 acres SUBTOTAL 73.4 1402 Dwelling Units Max. RIGHT-OF-WAY EI: Roadways 1 4-173.4 Drainage Mood Control and Storm Drains 28.5 SUBTOTAL 48G,9201.9 GRAND TOTAL 1606.2 14,601 Dweillista Units Max. NOTES: 1. Neighborhood A includ armee ,orated 10-etreallocation for an Elementary School. T4epFeeisei*eFeweVRd WF806fi Will he n 44t . ., desig_ 2. Neighborhood D includ s an estimated 40- acre allocation fore High School n deleRAlled �'IrenillP� H'-Hfei<7e1"91I1c`}1iOlfa^,. Wf'Qee�iiVFCF.HRifdjaViN2 43. The Medium Density R idential use in Neighborhood G includes a 5- acre allocation for a neighborhood park The precise acreage and location wi I be determined prior to final subdivision map approval. If Ihe aff -ft -,__ an ...� s..___....:l I be ADHIEIRBI-ehm. Neighborhood G also includes an estimat A 10 acre allocation foram Elementary School. wlx '. +he-pn�xeage+�aries- 34. The Low Density Resid Lntial use in Neighborhood G includes a 5- acre allocation for a neighborhood park. The precise acreage and location wi 1 be determined prior to final subdivision map approval. be to !be 'am deRs 15, moidemial use. hewev@F, the wax imum numbef 9� dwelling an is would net inffease will made �-�-Ire-hew-Bexsitpk :_ 5 . 4i. Neighborhood H includ an estimated 20- acre allocation for a K-8 School.:Aw pm rs e aefe ..._ and _.....:__ -A 11 he v}- r in=,.�.-:.,;h- pwpery-Neighborhood H also includes an 8 -acre allocation for a neighborhood park site. If the acreage varies, the maximum number of dwelling units would remain the as=. -7o. Gross acreage for each #tanning Area is an estimated allocation measured from the edge of the adjacent arterial or secondary roadway, any roadway shown on the Land Use Plan, and/or the boundary of the Planning Area The amount of land devoted to roadways is calculated under the Right -of -Way designation. Actual acreage will be refined during the site plan and subdivision process. 97. Right -of -Way total incl es the Specific Plan roadways and existing flood control channels within the base boundary. .S. Subject to Sections.i.G..EA wind Q2. C. Neighborhood C - Urban Regional Park: Neighborhood C is located near the center of the site, bordered by North Loop Road (extension of Valencia Avenue) on the north and Armstrong Avenue on the west. It is adjacent to Neighborhood D on the east and south. The Urban Regional Park will be a significant public amenity that will not only serve regional needs, but provide a buffer between the living environment and commercial and business areas. The neighborhood will serve a number of functions including open space conservation, recreation, community resource services, concession commercial supportive to the park, and historic preservation and/or display. City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-18 Ordinance No. 1311 Page 43 of 495 Chapter 2 • Plan Description D. Neighborhood D - Community Core: Neighborhood D encompasses the central area of the site, bordered by Tustin Ranch Road on the east,fflff &,e;UeBarra O Parkway on the south, North Loop Road on the north, and both the Urban Regional Park (Neighborhood C) and Armstrong Avenue on the west. This neighborhood will provide an opportunity for one or more unique, large-scale development proposals that would complete the Specific Plan area. The primary functions of Neighborhood D include: maintaining long-range flexibility as a major opportunity area, providing opportunities for mixed-use development, revenue generation to offset especially high infrastructure and demolition costs, and special attraction to the Plan area. i8 _ _ that Ferree nis -l design e_tuar ., futRFe ahgnMef1tS Tustin RaFieh Read and WitFnef:,6Ae1jue.r r E. Neighborhood E - Employment Center: Neighborhood E is located in the southwest quadrant of the Specific Plan area, bordering Red Hill Avenue on the west, Warner Avenue on the north, T 9� Armstrong Road on the east, and Barranca Parkway on the south. This neighborhood will be an employment center for the community. It will provide a business park setting for a full range of professional offices, research & development, and commercial business uses. Neighborhood E and the Leamift Education Village Neighborhood (Neighborhood A) will have important connections potentially offering nearby on-the-job opportunities for persons attending classes in the heamingEducation Village. F. Neighborhood F- Regionally -Oriented Commercial District: Neighborhood F is located in the southeast quadrant of the site, bordered by Jamboree Road on the east, Barranca Parkway on the south, and Tustin Ranch Road on the north and west. This neighborhood will be an auto -oriented, regional level commercial center. Desired commercial uses will include regional commercial and retail uses, specialty merchandising, wholesale, and discount commercial businesses. The -x sting hartgars, ;r !'_...ible to ..r .d . al uses. This neighborhood also provides the support function of being an appropriate counterpart to the commercial wholesale uses in the Irvine industrial area to the south. Ordinance No. 1311 Page 2-19 Page 44 of 495 Chapter 2 e Plan Description G. Neighborhood G - Residential Core: Neighborhood G is located in the northeastern portion of the site, bordered by Edinger Avenue on the north, Harvard Avenue on the east, Tustin Ranch Road on the west, and Warner Avenue on the south. a .....,,n DeMiOR .,r this ..,,:,.i.t-,.-i.•...a ea:. i . c a in -inn and aseessed fiz-- the C:'• of T••"'"•. The Residential Core contains betl,,-new and—e�development and is intended to function as the primary residential enclave within the community. The Residential Core will provide a range of housing types including transitional family units, entry-level units, higher -end housing and commercial opportunities te be 'seated _djaeent to the golf esufse This neighborhood will also include recreationally -based amenities emd visiter ----•'fte uses. It provides the opportunity to tie existing housing to the community through uses, access and design. As a support function, Neighborhood G will also provide a desirable transition to existing Tustin and Irvine residential neighborhoods to the north and east. H. Neighborhood H - Irvine Residential Neighborhood Neighborhood H is in the southeast comer of the site, bordered by Warner Avenue on the north, Harvard Avenue on the east, Peters Canyon Channel on the west, and Barranca Parkway on the south. By vdx4tie ofits !M-Filiel; :,'.;n lie G4y f4 • :ae .This e*i4ktg-family housing. `--' "-� will provide a buffer between Irvine residential neighborhoods to the east and business uses to the west. It will also contain an elementary school and park facilities as needed to support residents in the vicinity. 2.3 FEDERAL PROPERTY DISPOSAL PROCESS 2.3.1 General Background Because MCAS Tustin was a BRAC 91, BRAC 93 and BRAC 95 base closure, Federal screening was originally initiated under pre -1994 federal law and regulations. The Department of the Navy had completed Department of Defense and Federal agency screening and had simultaneously completed screening for State, County and local agency interests in the property. With the adoption of the National Defense Authorization Act for Fiscal Year 1994 and Base Closure Community Redevelopment and Homeless Assistance Act of 1994 ("Redevelopment Act"), a new community based reuse and screening process was initiated. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-20 Ordinance No. 1311 Page 45 of 495 Chapter 2 • Plan Description Under the new Acts and their specific implementing rules and regulations (32 CFR Parts 174, 175 and 176) the screening process works in the following manner: Step 1: The Department of the Navy identifies Department of Defense (DoD) and federal property needs. Any property that DoD does not need is considered "excess" to the needs of DoD and made available to other DoD and Federal agencies. If DoD and other federal agencies do not identify a need, the remaining base property can be declared "surplus" and available for reuse. Step 2: The LRA undertakes outreach and solicits notice of interests in the base from State and local governments, representatives of the homeless and other interested parties. Federal laws and regulations allow for public benefit conveyances of surplus property at partial or full discount from fair market value. Where these types of uses are identified as a benefit to the LRA or other eligible beneficiary, land and facilities requested for the public benefit may be obtained at no cost to the recipient. Generally, these conveyances allow for broad public uses such as: airports, education, health, historic properties, and park and recreation. The Redevelopment Act also provides for conveyance of discounted surplus property for uses supporting the needs of qualified homeless providers. Step 3: After considering the notices of interest received, the LRA prepares the Reuse Plan ensuring through public comment, that the Plan adequately balances local community and economic needs with the needs of the homeless. Step 4: The LRA completed Reuse Plan is submitted to the Department of Housing and Urban Development (HUD) as part of an application to determine whether the LRA has adequately balanced local community and economic development needs with those of the homeless. The completed plan is also submitted to the Department of the Navy who will notify Federal agencies that certain properties may become available for a public benefit conveyance and a request is made for their recommendations regarding the eligibility of a user. Step 5: The ELS for the closure and Reuse Plan must be completed after the Department of the Navy receives written notification from HUD that the community s Reuse Plan meets the requirements of base closure law and the Redevelopment Act. After completion of the EIS and supporting documentation, the Navy will be responsible for making final disposal decisions MCAS Tustin Spec Plan/Reuse Plan City of Tustin Ordinance No. 1311 Page 2-21 Page 46 of 495 Chapter 2 • Plan Description and will issue a disposal Record of Decision(s) (ROD) in accordance with the approved Reuse Plan. Because screening for the needs of the homeless had not yet been initiated under pre -1994 Federal Law and regulations including the Stewart B. McKinney Homeless Assistance Act, the City of Tustin as the DoD designated LRA requested participation under the new Redevelopment Act. The request was formally made to Secretary of Defense, William J. Perry, by letter dated November 17, 1994. A response from the DoD was received on December 15, 1994 authorizing participation under the Redevelopment Act. In June, 1995 the Department of Defense also authorized the LRA to initiate the notice of interest process prior to a determination of excess or surplus property at MCAS Tustin. The IRA's request to utilize procedures under the new Redevelopment Act also necessitated readvertisement and screening of the property to state and local agencies as well as representatives of the homeless. The Reuse Plan was submitted to the Department of Defense and HUD on October 30, 1996. On March 24, 1998, HUD notified the Department of Defense and City of Tustin that the communitys Reuse Plan complied with all base closure requirements and the Redevelopment Act. 2.3.2 Department of Defense and Federal Agency Screening Two Department of Defense and one Federal agency expressions of interests were received for the base. ■ The 222nd Combat Communications Squadron at the Costa Mesa Air National Guard Station requested transfer of 25 acres along the north side of Barranca Parkway to include an existing 10 acre air traffic communication center. The LRA recommended that the Navy reject the transfer. Subsequently, the National Guard officially withdrew their request for property at MCAS Tustin. ■ The Eleventh Coast Guard District located 36 miles from MCAS Tustin requested a no cost acquisition of 274 units of officer family housing on 55 acres. The LRA recommended that the Navy reject the transfer. Subsequently, the Coast Guard officially withdrew their request for property at MCAS Tustin. ■ The Santa Ana Armed Forces Reserves Center originally requested transfer of 21.66 acres. They had historically operated within 7.5 City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-22 Ordinance No. 1311 Page 47 of 495 Chapter 2 • Plan Description acres of property on the base. The 21.66 acres originally requested included this operational area as well as vacant property that the Army Reserve Center had leased from the Marine Corps but had no historical use of. After lengthy negotiations, the LRA and Army agreed to accommodation of the transfer of a 14.5 net acre/16.7 gross acre site subject to a number of conditions including the following: ■ Immediately following acceptance of a deed transfer of the Army Reserve site from the Navy, the Army has agreed to deliver a no -cost grant or dedication of required right-of-way along Barranca Parkway to the City of Tustin. ■ The City will complete street widening and improvements to Barranca Parkway adjacent to the Army Reserve site and fund upgrades to landscaping along the frontage of the site when improvements are completed along Barranca Parkway. • Ingress/egress from Tustin Ranch Road, once completed, will be provided to the Army subject to City approval as to location. ■ The Army will provide a right of first refusal to the City to _ purchase the site in the event said site is no longer needed for the Army Reserve mission and a right of first refusal to the City to enter into an exchange agreement with the Army Reserve for the property. ■ The Army Reserve will furnish a memorandum which describes the legal authorization and procedure to permit the City or private development entity to negotiate an exchange of property and/or facilities at the proposed Army Reserve site for an equivalent alternate location which meets the needs of the Army Reserve. 2.3.3 Outreach to State and Local Agencies and Representatives of the Homeless During the preparation of the Reuse Plan, the LRA made a significant effort to outreach to representatives of state and local agencies interested in potential public conveyances and representatives of the homeless. This outreach occurred prior to and after the enactment of the Redevelopment Act. The LRA made a concerted effort to work with federal agencies that sponsor public benefit transfers under the Federal Property and Administrative Act of 1949. Because the base was initially identified for Plan/Reuse Ordinance No. 1311 Page 48 of 495 2-23 Chapter 2 • Plan Description closure during the Base Realignment and Closure Committee's 1991 determinations, the community in cooperation with the Military conducted state and local screening on two separate occasions. On both of these occasions, great care was taken to ensure that the broadest, most comprehensive list of potentially interested parties was developed and used. Formal notices were mailed to each agency and published in newspapers serving the local and regional area. Pursuant to federal law, requests for public conveyance are not required to be met, but must be considered. It was the IRA's determination that state and local governmental agency interests would be measured against other (homeless provider) interests and economic development needs for the base. The LRA also actively utilized HUD field staff for technical assistance on outreaching to representatives of the homeless, utilizing (while also augmenting) HUD's official list of homeless providers operating in the vicinity of the installation. In addition, in March of 1995, representatives of the LRA met with HUD officer; in Washington D.C. to proactively describe and receive concurrence for the outreach efforts planned for homeless accommodation at MCAS Tustin. Specifically, the LRA fully complied with Section 586.20 of the Rules implementing the Redevelopment Act. An outreach workshop was held on April 27, 1995 for interested representatives of state and local agencies and homeless providers. Federal laws and rules related to the screening and application process were presented and discussed. The LRA also provided a 30 -day opportunity for verbal and written comments to be provided by homeless providers regarding the draft application requirements and review criteria prepared for the effort and entitled "Application Information for Expressions of Interest of Buildings and/or Property at MCAS Tustin" (only one comment was received and responded to). Persons and organizations identified on the HUD list of representatives of the homeless, State and local agencies and others were invited to this workshop. Tours were provided upon request to all representatives of the homeless, state and local government agencies and other interested parties who wished to tour the facility. Interested parties were given an opportunity to: ■ Learn about the closure/realignment and disposal process; ■ Tour the buildings and properties available; City o/ Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-24 Ordinance No. 1311 Page 49 of 495 Chapter 2 • Plan Description ■ Learn about the LRA's process and schedule for receiving Notices of Interest as guided by Section 586.20 of HUD's Interim Rule for the Redevelopment Act; and ■ Learn about any known land use constraints affecting the available property and buildings. The LRA published a notice inviting the submittal of Notices of Interest from state and local governments, representatives of the homeless and other interested parties by not later than October 31, 1995. The 90 -day notice identified how to obtain information regarding MCAS Tustin, and it described how to obtain an application packet. Application packets were mailed or otherwise provided to interested parties that described the form and contents required by the LRA of the Notice of Interest. The application packet also described the process and criteria to be used by the LRA in considering application submittals. Submitted Notices of Interest were required to include: ■ A description of the proposed homeless assistance program, including the purposes to which the property or facility will be put, as well as an indication of how the proposal clearly meets an identified need of the homeless and fills a gap in the community's continuum of care; ■ A description of how the program was to be coordinated with other homeless assistance programs in Tustin and Irvine; ■ A description of the requested buildings and property at the installation required to carry out the proposed program; ■ A description of the applicant and its organizational capacity to carry out the program including the submittal of a financial plan for implementing the proposed program; and ■ An assessment of time required in order to commence carrying out the proposed program. As noted in the outline of outreach efforts described above, the LRA and the Marine Corps actively encouraged consultation and cooperation with the homeless providers interested in providing programs at MCAS Tustin to alleviate gaps in the continuum of care. The base reuse planning project was intended to guide the development of the plan through a process which maximized public participation. Besides the participation process described above and in Section 1.4 of the Plan, the LRA also undertook the following: MCAS Tustin Specific Plan/Reuse Plan City of Tustin Ordinance No. 1311 Page 2-25 Page 50 of 495 Chapter 2 e Plan Description ■ Through the Base Closure Task Force, held public hearings for formal consideration of conveyance requests from federal, state and local government agencies and homeless providers; and ■ The draft Reuse Plan and accommodation of homeless need was provided to the public for comment prior to submittal to HUD and DoD for review. 2.3.4 Response to Notices of Interest By October 31, 1995, the LRA received 31 Notices of Interest from state and local governmental agencies and homeless providers for property or programs at MCAS Tustin. A summary of Public Benefit and Homeless Provider Interests is provided as Appendix B. The Base Closure Task Force appointed a Housing and State and Local Screening Subcommittee to consider, evaluate and make recommendations on the Notices of Interest submitted for MCAS Tustin. Over a period of several weeks, project staff, the Housing and State and Local Screening Subcommittee and Base Closure Task Force, consistent with the confidentiality provisions of the Redevelopment Act and Department of Defense implementing regulations, reviewed the submittals for completeness and how they measured against established criteria for evaluation. Notices of interest recommended by the Task Force were those found to present the best responses to established application review criteria Applications rejected were those which did not accomplish the following: ■ Contain all requested application information; ■ Have good general experience and capability; ■ Balance in an appropriate manner the economic and other community development needs of the community; ■ Fill a critical need gap identified in the communities' Consolidated Plans; ■ The proposal was consistent with the proposed Reuse Plan and compatible with surrounding community neighborhoods, infrastructure, social services, etc. not creating any potential negative impacts; ■ Consistent with the principles embraced by the LRA and Task Force and issues they wanted addressed in their development of a Homeless Accommodation Plan as discussed in Section 2.3.6; City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-26 Ordinance No. 1311 Page 51 of 495 Chapter 2 e Plan Description ■ Clearly Demonstrated a sound financial status and/or an ability to finance the proposal submitted; ■ Demonstrated experience in the operation of programs similar to the one requested at MCAS Tustin; ■ Demonstrated established and adequate property ownership and property management experience; ■ Demonstrated a firm ability to provide the specific services proposed; ■ The proposal would serve specific community needs; ■ The proposal provided adequate sources of funding and was self supportive; ■ The proposer had a verified history of compliance with obligations and responsibilities associated with previous contractual associations or requirements of state/federal grants; ■ The program was not a duplication of available support services; and ■ The proposal could not be accomplished by other means rather than property transfer. 2.3.5 Public Benefit Conveyances Those properties/proposals recommended for transfer to state and local agencies are described below. In recommending approval of these transfers, the LRA has conditioned these transfers with certain standard conditions which shall be applied to each request. In addition, certain special conditions are noted, where applicable. Standard LRA conditions for all recommended public benefit transfers are as follows: ■ Site location and configuration shall be consistent with the LRA's identified concept approval but the size of the transfer was approximated only and actual metes and bounds shall be determined prior to transfer in consultation with the LRA. ■ Prior to transfer of the property by the Federal government and prior to any interim or permanent reuse of requested facilities or sites, the recipient shall enter into an agreement with and acceptable to the LRA and the Cities of Tustin or Irvine, as appropriate The purpose of the agreement is to: 1) identify the planning goals of the agency receiving property and the City or LRA for the site; 2) identify the scope and schedule for short range improvements and long range Ordinance No. 1311 Page 2-27 Page 52 of 495 Chapter 2 a Plan Description development plans for the property; 3) establish a process for ' meaningful consultation on development and operational issues of mutual concern; 4) identify capital infrastructure improvements, roadway and existing utility and new utility right of way and easement dedications (as needed) and environmental impact report mitigation that will be required of the Agency receiving property; 5) identify necessary procedures to implement the agreement; and 6) ensure each recipient affirms its commitment to return any properties not used for the slated purpose directly to the LRA, in the case of property transferred as an Economic Development Conveyance (EDC). ■ Applicant shall agree to not challenge the adequacy of the EIS/EIR for the Plan or the firture creation of a Redevelopment Project Area. A. Recommended Applications 1. Orange County (Sheriffs Department Law Enforcement Training Center): The proposal would establish a small facility which would be educational in nature (no outdoor shooting, driving courses, etc.), including classroom training, office space, obstacle course, gym, locker and shower facilities, canine training, indoor pistol range, laser village and weapons _ storage. The Training Center would consist of Buildings #173 and #253 located within the proposed Urban Regional Park site to be utilized as classroom buildings and a nearby vacant approximate 10 acre parcel within the Learning—Education Village! immediately adjacent to the proposed Armstrong Avenue. The proposal is to be strictly educational in nature and would not pose any negative impact upon surrounding uses. The LRA's approval of this transfer is conditioned upon the following: ■ Standard LRA conditions for transfer noted above. ■ The LRA would recommend transfer as an EDC transfer to the LRA and then a lease to the applicant, given the small size of this conveyance, or as an alternate a Department of Justice or Department of Education conveyance to the applicant. An EDC conveyance will ensure that if the use changes it will not be necessary to proceed back through the General Services Administration (GSA) disposal process a second time or purchase the remaining life of the conveyance from the sponsoring agency. -- Prq:%wusly rete; red to , the Learning %'iI lace City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-28 Ordinance No. 1311 Page 53 of 495 Chapter 2 a Plan Description 2. South Orange County Community College District (I.ear-aing—Edncation Villsge�): South Orange County Community College District (SOCCCD) has the legal authority to own and operate a community college within a portion of the Leemi"g-Education Village identified on the Reuse Plan. The LRA recommended proposal would transfer approximately 99.7 acres and result in the creation of a unique educational opportunity involving advance education (extension and advanced degree opportunities), vocational training, business incubators, etc. The College District also indicated a willingness to accommodate additional educational and job training opportunities for the homeless as desired by the community as part of the reuse planning effort and to continue to explore collaborative opportunities with the County Sheriffs Department, and volunteer and community-based organizations. The LRA's approval of this transfer is conditioned on the following: ■ No direct additional vehicular access to the site on Red Hill Avenue will be permitted. ■ Other colleges and college -level programs shall be encouraged to participate by the College when said programs are determined compatible with the business development goals of the Village. ■ The College provides right-of-way easements to the City of Tustin for access to the proposed community park site and two day care facilities and easements for access to the emergency/transitional housing site in the beamiiig Education Village. ■ Standard LRA transfer conditions identified above. 3. Tustin Unified School District (Elementary and High Schools): The TUSD originally requested two 10 acre elementary schools, a 20 acre middle school site and a 50 acre high school. After LRA discussions with TUSD, TUSD reduced and modified their request to include only the two 10 acre elementary school sites and a 40 acre high school site to serve larger Tustin community needs. The LRA has identified concerns regarding timing and financing of the proposed school uses and do not believe the burden for school construction to serve larger community Pmviously refeind to as the Leaming Villaec Or iflc man/Reuse Wan City of Tustin Page 54 of 495 page 2-29 Chapter 2 • Plan Description - needs should be borne by the MCAS Tustin project. They would prefer an EDC transfer of at least one elementary school site and the 40 acre high school site to the LRA and subsequent LRA transfer to TUSD once adequate fiords have been programmed for design and construction of each facility by TUSD. As an alternate to an EDC transfer, the LRA would recommend an educational conveyance. The LRA's approval of this transfer is conditioned upon the following: ■ Standard LRA transfer conditions identified above. ■ No direct vehicular access to the site on Red Hill Avenue will be permitted. ■ An intended use shall be fully implemented by TUSD by the lata of either 5 years from transfer of the property or when building permits are issued for 80% of the new units being proposed in the Reuse Plan within TUSD boundaries, unless a shorter period is mandated by the Federal sponsoring agency. The underlying land use designation of the Reuse Plan would allow an alternative land use to occur without an amendment to the Reuse/Specific Plan should the District not move forward with their plans to utilize the property within an agreed upon time frame. ■ As part of the agreement required to be entered into between the LRA, the City of Tustin and TUSD, TUSD shall agree not to impose a Mello -Roos Community Facility District on properties within their District boundaries for the MCAS Tustin project. The City and LRA will support TUSD's use of other alternative financing techniques and other reasonable methods for accommodating new school students generated from development within the MCAS Tustin project such as school impact developer fees levied on residential, commercial and industrial development projects, TUSD's receipt of redevelopment tax increment, or their use of certificates of participation, general obligation bonds, state funding, etc. 4. Irvine Unified School District (Elementary K-8 School): The Irvine Unified School District (NSD) requested 20 acres of vacant land in the vicinity of Harvard Avenue and Barranca Parkway in the City of hvine, as conceptually shown on the — Reuse Plan. The land would be utilized as a kindergarten City of Tustin MCA S Tustin Specific Plan/Reuse Plan Page 2-30 Ordinance No. 1311 Page 55 of 495 Chapter 2 • Plan Description through eighth grade (K-8) school. The City of Irvine has indicated its support of the proposal. The IRA's approval is conditional upon the following: ■ Standard LRA transfer conditions identified above. ■ No direct vehicular access to any school site access along Bairanca Parkway. ■ An intended use shall be fully implemented by IUSD by the later of either 5 years from transfer of the property or when building permits are issued for 80% of the new units being proposed in the Reuse Plan within NSD boundaries, unless a shorter period is mandated by the federal sponsoring agency. The underlying land use designation of the Reuse Plan would allow an alternative land use to occur without an amendment to the Reuse/Specific Plan should the District not move forward with their plans to utilize the property within an agreed upon time frame. ■ As part of the agreement required to be entered into between NSD and the LRA and the cities of Tustin and Irvine, IVSD shall agree not to impose a Mello -Roos Community Facility District on properties within their District boundaries for the MCAS Tustin project except that the City of Irvine may agree to authorize such imposition within the approximate 80 acres within their boundaries. The City and LRA will support TUSD's use of alternative financing techniques and other reasonable methods of accommodating new school students generated from development within the MCAS Tustin project such as school impact developer fees levied on residential, commercial and industrial development projects, IUSD's receipt of redevelopment tax increment, on their use of certificates of participation, general obligation bonds, state funding, etc. 5. County of Orange (Urban Regional Park): 84.5 acres of the 88 acre Urban Regional Park request from the County of Orange is recommended for approval as part of the regional park. The boundaries of the proposed regional park would include preservation of the northerly historic blimp hangar for reuse in support of a range of recreational activities and events, if feasible. The County would propose to operate support commercial concession activities to offset maintenance costs. Or ffl G cific Plan/Reuse Plan City of Tustin Page 56 of 495 Page 2-31 Chapter 2 • Plan Description -- In addition, the park is in close proximity to the City of Tustin's proposed community park and is situated to complement other adjacent proposed uses. The City of Tustin City Council has formally adopted a resolution (Res. No. 94-20) supporting the County's submission of an Urban Park proposal to the federal Department of Interior. The proposal would provide a valuable recreation and open space opportunity, potentially preserve a National Register recognized historic blimp hangar, and would be consistent with the proposed Reuse Plan. County of Orange Animal Control: A request for a four -acre animal control site was made by the County of Orange for a location at the southeast portion of the base. The LRA rejected the request for a four -acre site at the originally requested location but indicated support for an alternative location for the facility provided it was within the boundaries of the regional park. The IRA's approval of the regional park and animal control proposal is conditioned upon the following: ■ Standard LRA transfer conditions identified above. ■ The LRA and City of Tustin agree to permit inclusion of a County of Orange Animal Control facility only within the boundaries of the regional park provided that as part of the agreement required to be entered into between the LRA, City of Tustin and County, the County agrees to the following: • Said facility does not exceed four acres. The County of Orange Environmental Management Agency and Federal Department of the Interior agrees in writing to the siting of said facility within regional park boundaries. Said facility is to be compatible in location and architectural design with the function of a regional park subject to approval of the LRA and City as to siting location and final architectural design. Architectural design of any buildings shall provide for 360 degree viewing. • Visual screening of outdoor storage and service areas shall be provided. City of Tustin MCAS Tustin Spec Plan/Reuse Plan Page 2-32 Ordinance No. 1311 Page 57 of 495 Chapter 2 e Plan Description Noise control of animal containment areas shall be provided as well as odor control of all facility activities. If said four -acre site is not used for an animal control facility operated by the County for regional benefit, only regional park uses would be permitted. • An animal control site is not approved as a conveyance request at MCAS El Toro 6. City of Irvine (8 acre community park and access): The City of Irvine proposes to acquire approximately eight acres of vacant land located within the southeast Housing Area for use as a community park as well as necessary access to the park on Marble Mountain. The requested park would help serve identified community recreation needs of nearby housing areas within and adjacent to MCAS Tustin. Included in the application for public conveyance, Irvine also requested transfer of a 72 -foot wide Marble Mountain right-of-way needed to access the only approved existing right of way park area, proposed community park and K-8 elementary school proposed by the Irvine Unified School District. The LRA recommended that the land transfer for public access to the park (Marble Mountain Road) be limited to the existing 60 -foot wide right-of-way and the eight acre park. It was felt that any additional right-of-way could be obtained upon development of site design, with possible dedications taken at that time to accommodate the necessary right-of-way requirements. The LRA's approval is conditioned on the following: ■ Standard LRA transfer conditions identified above ■ Approval of transfer of right -0f --way to access the park (Marble Mountain) is limited to a 60 foot width. Any additional right-of-way determined after site design is completed would need to be acquired by the City of Irvine through standard dedication procedures. 7. City of Tustin, Circulation Facilities (158.4 acres for public right-of-way use): The City of Tustin Reuse Plan proposes extensive additional right-of-way throughout MCAS Tustin. Due to a lack of available traffic capacity on surrounding roadways and the need to extend regional arterial roadways, development and reuse of MCAS Tustin cannot occur without the proposed additional right-of-way system. The site is also in 01 1WAS cific Plan/Reuse Plan City of Tustin Page 58 of 495 Page 2-33 Chapter 2 • Plan Description a federal air non -attainment zone which reinforces the need to enhance transportation/circulation facilities in the vicinity to reduce congestion and resulting air quality emissions. Estimated acreage is based upon planned roadway widths and lengths and would provide for required streets, curbs and gutters, sidewalks and required bike lanes. Most other necessary infrastructure (sewer, water, etc.) planned for the reuse of the base is to be integrated into the final roadway design prior to construction. The IRA's approval is conditioned upon: ■ Standard LRA transfer conditions identified above. 8. City of Tustin, Storm Drain Facilities: The 1.8 acres for local storm drain purposes is requested by the City of Tustin who currently owns and operates smaller storm drain facilities within the community (larger flood control systems are typically owned and operated by the Orange County Flood Control District (OCFCD). An existing open storm drain exists immediately adjacent to the southerly extension of Jamboree Road near its intersection with Ban arca Parkway. This one length of storm drain has been identified by the community as necessary to support immediate interim uses and long-term development. Because it is located outside of the planned roadway system, a separate public conveyance must be secured. There is a concern that an Economic Development Conveyance may be necessitated due to restrictions on uses of the property by the federal sponsoring agency. The LRA's approval is conditioned upon: ■ Standard LRA transfer conditions identified above. 9. City of Tustin (34.1 acres for a Community Park and two neighborhood parks): The City s application proposes the conveyance of approximately 25 acres of existing military recreational fields and facilities for use as a Community Park, including: ■ A recreation center, recreation pavilion, softball field, football field, picnic shelter/barbecue pits, volleyball court, tennis court, basketball court, soccer field, indoor handball courts children's playground and physical fitness facility. All ground and support services (i.e. restrooms), infrastructure and personal property necessary for these facilities to function are also included in the request. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-34 Ordinance No. 1311 Page 59 of 495 Chapter 2 • Plan Description ■ Existing youth center for youth recreation ■ Existing officers club, NCO club and enlisted club for use as community recreational purposes. ■ All grounds and support services, infiutructute and personal property necessary for the contemplated uses. The City has also requested land area for 2 neighborhood parks of 5 acres each. The Community Park is sited in close proximity to and is intended to support the County of Orange's proposed Urban Regional Park. In addition, the park is also situated adjacent and is intended to support the recreational needs of a Tustin Unified School District elementary school, the community college, and existing and planned residential development on and off MCAS Tustin. The LRA's approval is conditioned upon: ■ Standard LRA transfer conditions identified above. 10. City of Tustin (43 acres for Day Careleducational use): The City of Tustin has requested the conveyance of two existing day care facilities for development of an Early Learning Center. The facilities would replace the school site previously utilized by the City of Tustin for day care, which was made no longer available due to termination of the lease. The facility would support child care needs of individuals participating in programs within the area and provide for opportunities to support the Community College's proposed teacher development curriculum. Given the small size of this conveyance, the LRA is recommending transfer as an EDC transfer to the LRA or as an alternative, the normal Department of Education conveyance. An EDC conveyance will ensure that if the use ever changes, it will not be necessary to proceed back through the GSA disposal process a second time or purchase the remaining life of the conveyance from the sponsoring agency. The IRA's approval is conditioned upon: ■ Standard LRA transfer conditions identified above. 11. County of Orange Flood Control District (26.7 acres for Flood control and recreational uses): The Orange County O i46cific Plan/Reuse Plan City of Tustin Page 60 of 495 Page 2-35 Chapter 2 • Plan Description Flood Control District (OCFCD) has submitted a proposal to acquire three existing flood control easements located on the MCAS Tustin property as follows: ■ an approximate 50 foot wide existing flood control easement for Barranca Channel; ■ an approximate 50 foot wide existing flood control easement for the Santa Ana/Santa Fe Channel; and ■ an approximate 170-180 foot wide existing flood control easement for Peters Canyon Channel. The County has also requested an approximate 20 foot wide strip for future improvements to Barranca Channel, a 25 foot wide strip for the Santa Ana -Santa Fe Channel and an approximate 40 foot wide strip for the Peters Canyon Channel. The LRA supports transfer of all existing easements for all channels and the additional 40 foot right-of-way for the Peters Canyon Channel for widening and to support multi -use of the channel for a major regional recreational trail and bikeway. The additional right-of-way 20 and 25 feet right for the Barranca and Santa Ana/Santa Fe channel are not approved at this time because they are not based in quantifiable design information. Rather than approving this portion of the conveyance request, the LRA is intending to include in the Plan the requirement that an offer to dedicate be required for the Barranca and Santa Ana/Santa Fe Channel for flood control purposes in the event said right-of-way is needed. This will ensure that negative economic impacts on the Plan are minimized. The LRA's approval is conditioned on the following: ■ Standard LRA transfer conditions identified above. ■ That the 40-45 foot easement dedication cast of Peters Canyon Channel shall not obstruct any existing private roadways serving existing housing areas nor any utilities serving those housing areas unless the County is willing to relocate these roads, subject to approval of the City of Tustin, as applicable. 12. County of Orange Social Services Agency - Children's Intermediate Care Shelter (60 -bed facility for abused, neglected children): The application requests 4 acres of land area to accommodate development of a 60 bed Children's City of Tustin MCAS Tustin Spec Plan/Reuse Plan Pape 2-36 Ordinance No. 1311 Page 61 of 495 Page 62 of 495 Chapter 2 • Plan Description Intermediate Care Facility for abused children. The facility would be intended to address a portion of Orangewood capacity/length of stay and crowding problems, thereby having the impact of increasing the facility capacity at Orangewood by 25%. County would intend to develop the site through selection of a private sector operator resulting in possessory interest property tax. The IRA's approval is conditioned upon: ■ The LRA requests transfer of the property from the U.S. Department of Health and Human Services (MHS) to the LRA who will provide a no -cost lease to the recipient or to the County directly depending upon HHS requirements. ■ If this application does not comply with current terms and conditions normally required for a public conveyance by the HHS, the LRA will recommend to the Department of Defense that the site be transferred to the LRA as an economic Development Conveyance and then the LRA will agree to subsequently lease or transfer the site to the County. In the event the County does not wish to operate the site for the intended purposes identified in their application, the property is recommended for outright transfer by the Department of Education to South Orange County Community College to be incorporated into their proposal for an education facility. ■ No direct vehicular access to the site along Red Hill Avenue. ■ The site location, configuration, and actual metes and bounds shall be determined prior to transfer in consultation with the LRA. ■ Prior to transfer of the property by the Federal government and prior to any interim or permanent reuse of requested facilities or sites, the recipient shall enter into an agreement with and acceptable to the City of Tustin and LRA. The purpose of the agreement is to: 1) identify the planning goals of the agency receiving property and the City or LRA for the site; 2) identify the scope and schedule for short range improvements and long range development plans for the property; 3) establish a process for meaningful consultation on development and operational issues of mutual concern; 4) identify capital infrastructure improvements and right Buse Plan City or Tustin Pape 2-37 Chapter 2 a Plan Description of way dedications and environmental impact report mitigation that will be required of the Agency receiving property or leasing property, and 5) identify necessary procedures to implement the agreement. ■ Applicant shall not contest the EIS/EIR for the Plan and creation of a Redevelopment Project Area. B. Public Conveyance Requests Denied In considering all public conveyance requests, the Housing and State and Local Screening Sub -Committee considered and recommended denial to the Base Closure Task Force of a number of applications based upon their failure to meet one or more of articulated evaluation criteria discussed in Subsection 2.3.4. The specific masons for denial of an application are identified in Appendix B. A listing of denied applications is provided below. Request California Dept. of Education Food distribution center - land and buildings California Baptist College Chapman University Rancho Santiago Comm. College Santa Ana Unified School Dist. Native American Cultural Ctr. City of Irvine Evening college facility - 13,000 s.f. Off -campus education center - 15,000 s.f. beaming- Education Village} - 116 acres High school site - 75 acres University Program - 130 acres 4 replacement wells & 1 well site Right-of-way along Jamboree Road for a Rapid Transit Corridor ' Pm ioud -known a the Leaning Villnec City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-38 Ordinance No. 1311 Page 63 of 495 Chapter 2 e Plan Description 2.3.6 Homeless Accommodation Plan A. Identification of Need Under the Redevelopment Act, the LRA must consider the interest of the homeless in buildings and property on the base in preparing the Reuse Plan. In review of the Reuse Plan, one criteria the Secretary of Housing and Urban Development (HUD) will utilize to determine the adequacy of the Reuse Plan will be whether the Plan takes into consideration the size and nature of the homeless population in the communities in the vicinity of the installation and availability of existing services in such communities to meet the needs of the homeless in such communities. For purposes of the Act, the term "communities in the vicinity of the installation" means the communities that constitute the political jurisdictions that comprise the redevelopment authority for the installation. The critical gaps in the community's comprehensive homeless service system are identified as needs of the homeless within the City of Tustin and City of Irvine's Consolidated Plan documents which were approved by HUD in 1995. The formula of defined need would refer to those needs defined in each community's Consolidated Plan minus existing resources resulting in the homeless need gap in each community. What portion of the larger, community-based need should be met as part of the homeless need accommodation at MCAS Tustin was the focus of the Base Closure Task Force and the Task Forces' Housing and State and Local Screening Subcommittee discussions. The LRA pursued a systematic approach to a balanced reuse plan for MCAS Tustin through a detailed understanding of the nature and extent of homelessness in the communities of Tustin and Irvine. According to both communities' Consolidated Plan, it was estimated that there was a total net homeless need of 411 persons. A large portion of this need was needed to support emergency transitionary housing for youth and individuals. The local homeless need as described in both communities' Consolidated Plans also indicated a gap in the continuum of care in the areas of vocational and job trainingleducational opportunities, some emergency and transitional housing units for individuals and families, support services, and affordable ownership units. The Homeless Assistance Plan for MCAS Tustin addresses the problem of homelessness in Tustin and Irvine by utilizing the continuum of care model promulgated by HUD for accommodating the needs of the homeless in a manner which is consistent with the Consolidated Plans approved for both Irvine and Tustin. Plan Page 2-39 Chapter 2 e Plan Description The fundamental components of the continuum of care system to be implemented with the MCAS Tustin Reuse Plan would: ■ Provide emergency shelter beds and intake assessment; ■ Offer transitional housing and services which enable homeless persons to progress to self-sufficiency; and ■ Provide opportunities for permanent affordable housing by the private sector. In pursuing the above continuum of care approach, there were a number of guiding principles that were recognized by the LRA: 1. Coordination and cooperation among the cities of Tustin, Irvine, support service providers, school districts and advocates for the homeless should be promoted. 2. Creating a program and service system separate from the mainstream would be inefficient and not consistent with the concept of breaking the cycle of homelessness. 3. Established public and private providers should be used for delivery on-site or off-site (by contracting and visiting clinical personnel) of certain program and services. This should be the preferred approach and will assist in the streamlining and consolidation of existing programs. 4. Linkages with job -training, employment and education should be encouraged. 5. Any assistance Plan should build on planned reuses at MCAS Tustin as well as take advantage of other resources in each community and in the region. The Reuse Plan must balance the needs of the homeless and the need of the communities for economic and other development. Based on the existing need gap and those guiding principles described above, additional issues that were considered by the LRA included: The number, type and locations of units to be set-aside for accommodation of the homeless at MCAS Tustin. 2. Market considerations were taken into account. It was felt that homeless accommodation should be designed so that the marketability of other existing units on the base was City of Tustin MCAS Tustin Specific Plen/Reuse Plan Page 2-40 Ordinance No. 1311 Page 65 of 495 Chapter 2 a Plan Description maintained as well as existing homes in adjacent neighborhoods in both Tustin and Irvine. Any transitional housing units to be provided should be dispersed in a manner that makes it difficult to identify any building as a homeless project. 4. Any emergency shelter or transitional housing project will need to be renovated to make them aesthetically appealing. Transitional units should not be discernable from permanent housing and should appear in image as "market rate" housing. 5. It was the LRA's desire to obtain property and lease to homeless providers, and maintain the flexibility for the LRA to also deed transfer in the future to providers. 6. Flexibility should be maintained to allow selected providers, depending on selected transfer procedures, to be able to sell off or trade transitional housing rights approved for use and the ability to use proceeds of any such agreements to serve the homeless elsewhere off the base. B. Recommended Homeless Service Providers Homeless providers are permitted to acquire surplus property at closing military installations when the services they provide are recognized by the community as filling a known continuum of care homeless need identified within the community's HUD approved Consolidated Plan. Property approved by the LRA for conveyance to these entities may be transferred through the following range of options: ■ LRA may obtain property from DoD and lease to property recipients; or ■ LRA may obtain property and transfer deed ownership to property recipients directly; or ■ DoD can make direct transfer (lease or deed) through sponsoring federal agencies to receiving agencies and homeless providers, subject to legally binding agreements with the LRA. The following are the LRA recommended homeless service providers applications: 1. Orange County Rescue Mission (192 barracks units, 5.1 acre site): The Orange County Rescue Mission submitted a i cific Plan/Reuse Plan City of Tustin Page 66 of 495 Paye 2-41 Chapter 2 e Plan Description proposal to convert two, three-story barrack structures new the southeast comer of Valencia and Red Hill Avenue for use in serving the emergency housing needs of single men, women and families. The Rescue Mission has a proven track record for operating successfiil programs similar to the one proposed for MCAS Tustin. The program promotes the integration of counseling, education, job training and other devices to ensure that the cycle of homelessness is ended and that participating individuals can once again become productive members of society. The facilities requested are located within an area of the Reuse Plan previously designated by the Base Closure Task Force to support the Em«gency/Transitional housing needs of the homeless. Approval is subject to the following conditions: The site location, configuration and actual metes and bounds shall be determined prior to transfer in consultation with the LRA. ■ The LRA requests transfer of the property from DoD to the LRA who will provide a no -cost lease to the recipient. 2. Salvation Army (24 family units): The Salvation Army has proposed to operate 24 existing family housing units as emergency/transitional housing in the Northeast Housing Area currently existing at MCAS Tustin. It is estimated that proposal would accommodate approximately 50% of the unsheltered homeless identified in the Tustin and Irvine Communities. The Salvation Army operates other similar programs in the County. The proposal would provide emergency/transitional housing to homeless families filling an identified need "gap" in the continuum of care approach. The Salvation Army is organizationally and financially capable of providing the service proposed. The LRA's approval is conditioned upon the following: ■ The LRA requests transfer of any property from DoD to the LRA who will provide a no cost lease to the recipient. ■ It is the LRA's intent to request an economic development conveyance of existing housing and to work with a private developer to renovate the units and then to lease 24 renovated units to the recipient. The recipient will have all responsibilities for the units except for holding title with the LRA establishing maintenance and management conditions in the lease which will apply to City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-42 Ordinance No. 1311 Page 67 of 495 Chapter 2 9 Plan Description the units. The LRA will retain the right to provide to the applicant an equal number of units elsewhere on the base or off-site if development plans require the use of the buildings. In the event, an EDC application is not approved on the existing housing for the LRA, the IRA will identify with agreement of the Salvation Army actual building numbers for transfer to the IRA and lease of the 24 units to the Salvation Army. 3. Orange Coast Interfaith Shelter (6 family units): Orange Coast Interfaith Shelter (DCIS) proposes to provide six family units of transitional housing located within the northeast Housing Area which could be located in one 6-plex. All units would be two bedroom units. OCIS owns and operates similar facilities in the region and is organizationally and fiscally proven to be sound, competent and capable of operating the proposal. The provision of transitional housing to homeless families would fill an identified need gap in the community's continuum of care approach as identified within its HUD approved Consolidated Plan. Also, the program envisions linkages with education, job training, employment and other services intended to break the cycle of homelessness and poverty. The IRA's approval is conditioned upon the same conditions for transfer as are discussed with the IRA's approval of the transitionary units for the Salvation Army. 4, Families Forward (formerly Irvine Temporary Housing (14 family units): Families Forward requested 13 transitional housing opportunities for homeless families. The LRA recommended approval of their use of 14 units to be located in one 6-plex, and two 4-plexes. Units are to be dispersed in the Southeast Housing Area at MCAS Tustin (City of Irvine). Families Forward currently owns and operates several similar facilities in the City of Irvine. The organization is fiscally and organizationally sound and has shown that they are capable of operating these additional facilities at this time. Although not currently anticipated to be linked to service opportunities proposed for MCAS Tustin, Families Forward's program does provide educational, housing and vocational training opportunities to clients to ensure that the cycle of homelessness can be permanently ended and participants provided the tools to once again become contributing members of the community. Also, the proposal would fill a need "gap" identified by the Or e 68 t dr�c Plen/Reuse Plan City of Tustin Pagof 495 Page 2-43 Chapter 2 • Plan Description City of Irvine's Consolidated Plan, assisting that community in their continuum of care approach. The IRA's approval is conditioned upon the same conditions for transfer as are discussed with the LRA's approval of transitionary units for the Salvation Army. 5. DOVE Housing (6 family units): Dove Housing proposed to originally provide 20 emergency transitional housing opportunities for homeless families. The LRA would approve their use of six units to be accommodated in one 6-plex. Dove Housing is experienced in owning and operating similar facilities, especially emergency shelter programs elsewhere in the County. The proposal to serve homeless families would fill a homeless need "gap" in the continuum of care approach identified by the community. The proposed program would promote coordination with support service providers, school districts, etc., and encourages linkages with job training, employment and education opportunities provided within the proposed Reuse Plan and community at large. The LRA recommends the same approach for transfer with the _ LRA's approval of transferring units for the Salvation Army. C. Additional Elements Of The Reuse Pian Which Will Support The Continuum Of Can Concept In addition to those homeless service providers recommended as part of the Reuse Plan, the Reuse Plan contains a number of other features which support HUD and the community of continuum of care model as follows: ■ Private sector opportunities are provided to create a balanced mix of housing types on the base. It is recommended that 15% of units located within existing dwelling unit neighborhoods on the base would be dedicated within the Very Low, Low and Moderate income levels with the remaining units to be reserved for market rate housing. The 50 transitional units to be leased by the LRA to homeless service providers would be identified in the Very Low and Low income household category. Of the 15% of the retained units in the Very Low to Moderate income category, 40% or 6% of the total number of existing units would be retained within the very low income category. For newly constructed units, in other new residential neighborhoods proposed in the Reuse Plan specific affordability housing _.... requirements would be established at the time of development project City of Tustin MCAS Tustin Spec Plan/Reuse Plan Page 2-44 Ordinance No. 1311 Page 69 of 495 Chapter 2 • Plan Description approval to ensure conformity with the Housing Element of the City s General Plan and any provisions of California Community Redevelopment Law (in the event a Redevelopment Project Area is created). ■ With transfer recommended of two child care facilities to the City of Tustin, opportunities will be provided for access for all to main- stream child care facilities on the base and in Irvine (on park site), including early child care and education programs, Head Start, etc. Adult education and training opportunities on -base will be provided at a new heaming Education Village campus proposed by the South Orange County Community College District. D. Homeless Service Provider Requests Denied In considering homeless service provider requests, the Housing and State and Local Sub -Committee considered and recommended denial to the Base Closure Task Force of a number of applications based upon their failure to meet one or more of articulated evaluation criteria discussed in Subsection 2.3.4. The specific reasons for denial for these homeless provider requests are identified in Appendix B. A listing of denied applications is provided below: California Paralyzed Veterans - 100 single family units Jamboree Housing Orange County Housing Corporation SBC Community Homeless Coalition Veterans Charities of Orange County Society of St. Vincent de Paul Orange County Development Council Recuest Permanent housing Transitional housing, affordable rental housing, market rate rental and for -sale housing - 600 units "Bridge Housing" - 30 units Transitional housing - 22 units Transitional housing -192 barrack units Food distribution Food distribution Pae 0 o ciBe Plsn/Reuse Plan City 2-45 in 9 tr a9 Chapter 2 • Plan Description 2.3.7 Economic Development Conveyance The LRA is extremely interested in pursuing an Economic Development conveyance over portions of the base to facilitate job creation and rapid property transfers. If property is conveyed to the LRA through an economic development conveyance, the LRA will have maximum control over reuse of the site. There are several advantages to the economic development conveyance option. The LRA will have complete control over the rehabilitation, redevelopment and disposition of the property. Problems associated with land assembly, inconsistent development and inappropriate tenants can be avoided. However, the economic development conveyance would impose interim maintenance costs on the LRA. While additional control may benefit the long-term marketing of the Base, the LRA cannot afford the added control if it implies significant short-term cost impacts. Two principals must prevail in any EDC relationship with the Dol): ■ Resources must be greater than any costs; and ■ Agreement must work for all parties if redevelopment is to work. Where an economic conveyance process is not pursued for certain portions of the property not conveyed to public agencies or homeless providers, the expected alternative transfer mechanism will be direct or negotiated sales, or advertised public sales. 2.3.8 Personal Property The Marine Corps has been unable to provide the community an inventory of personal property at the former base. The LRA in consultation with recommended State and local public benefit conveyance recipients and recommended homeless providers will identify personal property it believes necessary to support the objectives of the reuse plan as the information is made available by the military to the LRA. Although not complete, more detailed information available at this time is provided in Section 5.6 and in Table 5-2 of this plan. While it is expected that on-going discussions and consultation will occur, the LRA will strive to ensure that every reasonable effort is made to obtain available personal property needed to implement the redevelopment plan and to ensure that buildings can be fully functional. It is anticipated that personal property necessary for the effective implementation of the Reuse Plan approved for transfer by the military will be conveyed as part of public benefit conveyances or to the LRA as part of an economic development conveyance. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-46 Ordinance No. 1311 Page 71 of 495 Chapter 2 9 Plan Description 2.3.9 Summary of Recommended Reuse Plan Conveyance Methods Figure 2-3a shows the proposed conveyance methods for property as originally recommended by the LRA. Table 2-3 also provides a narrative summary of recommended conveyances as discussed in the previous subsection. cific Plen/Reuse Plan City of 7ustln Page 72 of 495 Page 2-47 O n -05 CDCD m -4Z °' o o_ A CA to 0 � Chapter 2 • Plan Description TABLE 2-3 LRA RECOMMENDED PROPERTYDISPOSAL STRATEGY/CONVEYANCE METHODS Acreage Planning Parod I Recommended Reummmildjor Prejerrd7hnejer AkcrnmlveTnrrrjer Arm No. RwVext Urs Pr se or Madiwdsm Medsaxism Cwnwentr PEDERALDEPARTMENT.OPDEMNSEAGENCI6S 18 9 N/A Armed Services WA 16.7 EDC DoD lleosfer 1 Crnter/Mili STATRANDLOCALAGSNCIBS x •, ,> s; ,. _, I -A I South Orange Warring Education Education 99.7 DOE Deed transfer EDC Pursuant toLRA Conditions Comity Commonly Ynllagek College of Approval CD[k= District Tustin Unified Public Schools Education DOE heed transfer Pursuant to LRA Com itioro School District of Approval 1-A 17 1 High School 40.0 EDC 8 21 1 K-6 School 10.0 DOE 15-B 31 1 K-6 School 10.0 EDC 60.0 County of Orange Sheriffs Department Law Education EDC DOEIDOf Deed Pmsmnt to LRA Conditions Enforcement Training transfer of Approval; Bldg. 173,253 1-B 2 Facility 10.0 are included in County 2A B14173,253 Regional Pmt transfer and are not a separate disposal Plural 1-C 20 County of Orange 60 -Bed facility for Abused, Special Services 4.0 HHS transfer to LRA EDC or DOE (South Parsons to LRA Conditions Social services Abandoned, Neglected and LRA lease to Osage County of Approval Agency Childrat provider or so Courcy Community College of Omar District if withdrawn by do 1-D 19 City of Tustin Day Care Education 4.3 EDC DOE Deed transfer Pursuant to LRA Cooditioas I -E of Approval City of Tustin Parka Park and Recreation EDC Pursuant to LRA Conlinons 2 22 24.1 DO[ Deed transfer of Approval 15-A 32 5.0 EDC 15-B 30 1 5.0 EDC 6 is County of Orange Urban Regional Park Perk and Recreation 84.5 DO[ Dad transfer EDC Portman: to LRA Coodi mns Public Facility of Approval Around Control Facility 4 Acres within the HHS/DOI Decd 84.5 sere park site transfer 22 39 Irvine Unified Public K-8 School Education 20.0 DOE Dad transfer IDC Pursuant to LRA Conditions School District ofAyproval 22 38 City of Irvine Public Park/Marble Tnmpwmtiow7ark 8.8 DOf-Pah/Reaeaziom EDC Pursuant to LRA Conditions Mmotain Road and Recreation Dad transfer of AWwal N/A 40 City of Tustin Circulation Facilities Tnmportatioa 157.6 FHWA Trans. Deed EDC Pursosnt o LRA Conditions trerofct I I ofAppmxzl WA 42 City of Tustin Sorm Drain Facilities Public Facilities 1.8 IRDS Dad transfer I EDC Pursuant to LRA Conditions 1 of Approval 2-48 2 • Plan TABLE 2-3 LRA RECOMMENDED PROPERTY DISPOSAL ST" T15GY/CONVEYANCE METHODS Aerasge Phutaing Parcel RecrarmnAW Recomanea"for Pnfemd 7l =Puff A medre non fer Arae Na R td Una A%M~ Tensa Mechaninn MW"nisa Caan,enb N/A 41 County of Orange 1. 'Transfer of decd to Public Facilities and 26.7 HHS/M Dead EDC Pawns to LRA Conditions Flood Control existing Banana, Santa Fe. Pah and Recreation transfix of Appoval District and Peers Canyon Channel eaemam. 2. Transfer of additional 40'-45' wide rightof-way along Peters Canyon Cbnmcl. .. Y .`MOAfELESSPROVIDERS 3 3 LRA/Oreoge Fmoergacynho tional Homeless 5.1 DOD trarofa to LEA EDC pursuant to LRA Conditions County Rescue bousiog for single men and accommodation and LRA lease m of Approval ]Mission women Inovider 21 34 LRA/Salvation Emmgamy shelter and Homeless Aerage TBD (24 DOD tnnsfa FDC TMwaet to LRA Conditions 21 35 Army trambonal homing for accommodation family units) and LRA lax of Approval individuals and families. -da21 Eto 34 LRA/Onoge Coat Transitional bousing fa Homeless Acreage TBD (6 DOD to mfer EDC Pursuant to LRA Condition 21 35u Intafaith Sbelta homeless fimilies. accommodation family units) and LRA lease of Appoval 21 34 LRA/DOVE Tramidaoel musing for Homeless Acreage TBD (6 DOD tmmfa to LRA FDC Pursusm to LRA Condition 21 35, Housing homeless families. accommodation family min) and LRA lease to of Approval 22 37 LRA/Famtges Tractional bossing for Homeless Acreage TBD (14 DOD lrsnsfa to LRA EDC possum to LRA Conditions Forarard (lmhw boneless fa®lia «tonmodation family units) and LRA km or of Approval 7kmporary Housing) deed transfer to provider k .. OTEER DISPOSAL STR ITEGIES" y - ... �..,. 4 23 LRA Residential Houmm 542 EDC IJ sale 5 24 LRA Residential Housims 51.7 EDC Negotiated sale 7 25 LRA Village Services Commacw 20.7 EDC Comp dM public sale 9 13,15, LRA Community Core Commercial 195.2 EDC Competitive public 16 Business, sale Reaidwhal 9 4 LRA Commercial Business Commercial TOA EDC Competitive public Business sale 10 5 LRA Commercial Huainan Com sI 22.9 EDC Competitive public 1 I Business sale MCAS Tustin Specilk PlarVReuse Plan City of Tustin Page 2-49 i Chapter 2 • Plan Description TABLE 2-3 LRA RECOMMENDED PROPERTYDISPOSAL STRATEGY/CONVEYANCE METHODS Acreage Plaanieg Parcel Receeusended Rernwweadd jer Preferred Tnnq/er Alternative Trwwfer Area Na. R ad Use Pamela Tera a Necheniser Meekenim Cama anstr I1 6 LRA Commercial Business Commercial 78.5 EDC Competitive public Business este 12 7 LRA Commercial Business Commercial 8.4 EDC Competitive public Business sale 13 14 LRA Com =W Business Commercial 43.7 EDC Cmmpetitiw public Business sale 14 8 LRA Commercial Business Commercial 54.0 EDC Competitive public Business sale IS -A 26,27, LRA GelFW8a8eR i tial Golf course, 255.4 HDC Competitive public thm 28,29 core commercial, sale 15-E residential 16 12 LRA Commercial Business Commercial 31.0 EDC Competitive public Business sale 17 10 LRA Commercial Business Commercial 163 EDC Competitive public Business I agile 19 11 LRA Commercial Commercial 38.6 EDC Competitive public Business sale 20 33 LRA Medium high density Residential 25.3 EDC Competitive public residential sale 21 34 LRA Residential Residmnal 37.8 PAC Competitive public Sen parcel listimg under ask bomdess rec' 'ass also 21 35 LRA Residential Residential 67.7 FAC Competitive public sale 21 36 TBD Residential Residential 21.6 EDC Negotiated Within City of Irvine; PurchaelConpetitive implementation of public sale cooperative agreement regaocd fa LRA to purchase through EDC. 22 37 TBD Residential Residential 45A BOC Negotiated Within Qty of hvioe; PurchesdCompeti6ve implementation of public sale cooperative agseentent required far LRA so purchase lbrough EDC. All TBD Sewer System N/A N/A BHS Negotiated EDC also an option; Purehasdbirect sale All LRA or other Electrical System N/A N/A Negotiated purchase Negotiated EDC also an option PnrchndDirmt sale All LRA or other Telephone System N/A N/A Negotiated purchase Negotiated EDC also am option Purchae/Diteet sale City of Tustin WAS Tustin Specific PlanMeuse Plan Page 2 -FO � 1 Chapter 2 • Plan Description ao to CDCM 0 aBing Parcel Rec�wmenlei Arca No Rine HHS - Dc wtmmtof Hahh and Humm Smvk= DOI - Deparonent of Interior DOE - Dgmtnent of Education DOD - Department of Defam FHWA- Federal Highways Adminirindon, Depwbnmt of ThomPo'ntion EDC - Bcmromic Development Conveymce t1NDET- llndeWmined At Tlnr Tenn TBD—To be Detemtirwd I Actual mit kcxdm within heW pmts to be detmmned at a teter time. PrcferredDrnsfer IAkeradwe of Tustin ens 2-51 2 • Plan TABLE 2-3 LRA RECOMMENDED PROPER7YDISPOSAL STRATEGY/CONM1ANCE METHODS Aaage Plemwiwg Percaf "c Reromaemied Rarommen4{fer PmferedTnwrfer Ahem&*1 w-sfer Mec6utsm Cawnraw6 Area R Use Pl a Thom er MeaMuEtyw All LRA or other Gas sy3maN/A N/AN tinted Esu Fiat: also m copticom Water N/A N/A HH$ EDC dao as Option All TBD PmehesdDirect sale DOJ - Depathmnt of ]utakG HHS - Dt�tlntent oCliralth and Humm smicas DOI - Deparormt of InWicr DOH - Dgwb mat of E&C*hm DOD - Dryarurcat of Defame FHWA- Federal Highways Administratim, Det of ltwpatatlan EDC -Ec mic Development Cmveysntx UND6f - Dndetamined At Itis Time TBD- To be Dcwmined I Actual mit laatittm within lager parcels b be dettnnmed at a lata titre. t, rtet 6orhoad Secrc aka ad ane I0+ SIS,,,utuy whorl ate ehowa as SCIMUMbe diSPOMR1 PG=IJ of this cbat. 2-51 Chapter 2 • Plan Description This page intentionally left blank MCAS Tustin Specific Plan/Reuse Plan City of Tustin Ordinance No. 1311 Page 2-52 Page 78 of 495 i i m� N CCD v Z coo 0 _ A W CO Cn e Chapter 2 • Plan Description Preferred Conveyance Strategy M NwM, 0 raaaa Pvat000u..m _ EOrdknNNe cawyvba - Put NPC CaMsprA _ HeoNINAIr�m AMcn CotMsvabe MYMw NPC Cuwelv¢s xor�abalecomoeoAon Cwne� w �1 PabMFcdvHc fA.ebpmw�C.anapice �J ECC'wt Nn'1ds'Ooy twin/MreAoutlory Il MabLMMbbM•.Oennapal.� EfH11/lbG6: •Axa �aPM /d.11v'!. � xOlw �MIyMb� MIs m R f�I W watawrMbOlVbfl�! Nnm AMCa OI[I n4wm[OC FVYR. •w r.�w d n�.m... Aam v>.e. �e. �p�m�aa`nn.ae"�V.e.ese" �a.bmel¢mYMIMN�. mw MC�If AIw SP^il. Ph/Nm PL. Gil 9/T.Xi. Fipw 2-3 Chapter 2 • Plan Description This page intentionally left blank. WAS Tustin Spec Plan/Reuse Plan City of Tustin Ordinance No. 1311 Page 2-52 Page 80 of 495 Chapter 2 e Plan Description 2.4 SUMMARY OF REVISED/SUBSEQUENT DISPOSAL DECISIONS In or about October 19%, the Tustin City Council approved the MCAS Tustin Reuse Plan and subsequently amended the Plan in September 1998. On January 16, 2001 the Tustin City Council certified the Final Environmental Impact StatemenVEnvironmental Impact Report (FEISNEIR) for the Disposal and Reuse of MCAS Tustin and adopted General Plan Amendment 00-001 which incorporated into the Reuse Plan land use designation into the General Plan for that portion of MCAS Tustin within the City of Tustin. The Department of the Navy published its Record of Decision (ROD) approving the FEISNEIR as the environmental documentation for the disposal of surplus federal property at MCAS Tustin on March 2, 2001 and approving the Reuse Plan, as amended. Following an extensive review of the City of Tustin's Economic Development Conveyance (EDC) Application and other requests for property at MCAS Tustin, the Department of the Navy approved the conveyance of only a portion of Tustin's requested EDC properties and approved additional properties that were not originally included in the EDC Application. Conveyance of property to the City of Tustin was officially approved with the execution of an Agreement Between the United States of America and the City of Tustin, California for the Conveyance of a Portion of the Former Marine Corp Air Station Tustin (The "Navy Agreement') dated May 13, 2002. The Agreement provided for the phased conveyance of approximately 1,153 acnes at the former MCAS Tustin as shown on Figure 2-3(b) and located within the City of Tustin and all utility systems at the former facility (within both the City of Tustin and City of Irvine jurisdictional boundaries) and certain personal property items. The Navy Agreement also identified parcels that the Navy would auction to private developers (identified as Government Parcels on Figure 2-3b). Following conveyance of the EDC property from the Navy to Tustin, the Agreement has the following results with respect to other agencies and their original IRA recommended or denied requests for property. A. City of Tustin. 1. The Navy will convey directly to Tustin all of Parcel 1 (a previous Department of Education request). 2. The Navy will convey directly to Tustin all of Parcel 19 (a previous Department of Education request). Chapter 2 a Plan Description B. In the event the Orange County Sheriff withdraws its request for 10 acres (all of Parcel 2), the Navy will ultimately convey the site to Tustin. C. Santa Ana Unified School District. Tustin will convey approximately twenty-two (22) acres of Parcel 1 to the Santa Ana Unified School District ("SAUSD'I (or otherwise dispose of such 22 acres, as agreed to by the City and SAUSD in a Settlement and Release Agreement dated May 10, 2002). D. Rancho Santiago Community College District. Tustin will convey approximately fifteen (15) acres of Parcel l to the Rancho Santiago Community College District ("RSCCD'j as agreed to by the City and RSCCD in a Settlement Agreement dated February 28, 2002. E. South Orange County Community College District. 1. Tustin will convey the balance of Parcel 1 (less the twenty-two (22) acre portion set aside for SAUSD) to the South Orange County Community College District ("SOCCCD'), provided that SOCCCD unconditionally consents to the expansion of RSCCD's boundary to include the property in Parcel 1 to be transferred to RSCCD; if SOCCCD does not so consent by May 1, 2002, Tustin will convey the entire Parcel 1, exclusive of the 22 -acre portion set aside for SAUSD, to RSCCD. 2. Tustin will convey the northern portion of Parcel 19 to SOCCCD, provided that SOCCCD unconditionally consents to the expansion of RSCCD's boundary to include the property in Parcel 1 to be transferred to RSCCD. 3. Tustin will convey Parcel 2 to SOCCCD, provided that SOCCCD unconditionally consents to the expansion of RSCCD's boundary to include the property in Parcel 1 to be transferred to RSCCD and, provided further, that the County of Orange Sheriff withdraws its request for Parcel 2. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ord�an e5 o. 1311 Page 82 of 495 Chapter a Plan Description EDC Conveyance Map N Government Plopedy Line Row Building or S1n¢hne EConomic Development ConveydnCe Ga+ermere Parcels ___,.f PUNC Conveyonce NPacer Bourxlory .rt=- ,ronslerted 27 Porcel Number _ Federal to Federal Curve Out Area Notes: City Boundary and Tustin Rench RoadM'arner Avenue ahgrwnwt are con" depctied on Fgure 2.1 ENTER G MCAS Turiie Sparfrc Plan/Reuse Plan TM SAG%V"IC RE1 KNIAKIN OF A PUYNNG&WNIEUMO CONCEPI. LANAI ME S Tcw(=AM ko M4)w BE NIOPOSM ARD REVIEWFD AS PARr OF SUSEIX APPROVhu NUM W W PESPECIM AGENCY VAIN JURISLSCnaN. 'Erne bw 1dory blorg IM Sole Mw o Fe Chomk Is olwy Ce nMh efb d RIB Cmrvtl OeNeal ECFV W and ee clrnnl, So=wRPGNBI AbllawL hc. i Ordinanc �J,J_ 1 lin Page oT 5 Chapter 2 a Plan Description This page intentionally left blank City of Tustin WAS Tustin Spedfic Plan/Reuse Plan Page 2-58 Ordinance No. 1311 Page 84 of 495 Chapter 2 e Plan Description F. Homeless Service Providers The Base Closure Task Force in the development of the Reuse Plan for MCAS Tustin and related Homeless Assistance Submission detailed a strategy for accommodating homeless needs at the former base in both Tustin and Irvine. The Base Closure Task Force unanimously recommended (including the Task Force representative from the City of Irvine) the provision of certain family transitional housing. The Reuse Plan identified fourteen (14) units within the City of Irvine (Parcel 37) and thirty six (36) units with the City of Tustin (Parcels 34 and 35) and recommended that the Department of the Navy either. 1) convey the units to the City and than the City would negotiate the sale of the units and subsequent leasing within Tustin's jurisdictional limits to the Salvation Army (24 family units), the Orange Coast Interfaith Shelter (6 family units) and Dove Housing (6 family units) and in Irvine's jurisdictional limits to Families Forward (14 family units); or 2) in the event that the Department of the Navy did not approve conveyance to the City, it was the desire that the Department of the Navy make a direct transfer of the units to the homeless providers. Unfortunately, the Department of the Navy rejected a portion of the Economic Development Conveyance Application for MCAS Tustin in particular the proposal to acquire the property on parcels 35 and 37 (which contain housing units). The Department of the Navy working with the General Services Administration has decided to sell the two parcels through an auction process. With this decision the Department of the Navy has also decided not to convey units directly to a homeless service provider. The decision also precludes Tustin from being able to specifically acquire and convey the 14 units within the City of Irvine directly to Families Forward. (In the case of units in Tustin, provisions in the Reuse Plan permitted homeless accommodation to be distributed on Parcels 34 or 35. The City has acquired Parcel 34). As a result of the Department of the Navy's decision on the 14 units in Irvine, the City of Tustin does not have the authority over the property, either as a property owner or as a project -reviewing agency able to condition a future development proposal, to ensure the provision of the recommended 14 -units to Families Forward. It is within the Department of the Navy's or the City of Irvine's sole control and authority to make such commitments. The Department of the Navy has also taken the position that it is Irvine's responsibility to implement the Reuse Plan within its jurisdiction. Provisions of the Reuse Plan contained in Chapter 3 as reviewed and recommended by the City of Irvine and as evaluated in the FEIS/FEIR committed Fr -77 Chapter 2 • Plan Description Irvine to establish specific housing requirements at the time development project approval occurs to ensure that any reuse/development of Planning Area 22 (Parcel 37) achieves at least 14 units for transitional housing. G. Tustin Unified School District Although not subject to the Navy Agreement, the following additional conveyances of EDC property will occur. Tustin will convey to the Tustin Unified School District (TUSD) parcel 17 (an approximate 40 acre site) for development of a high school and parcel 31 (an approximate 10 acre site) for development of an elementary school. Both sites are previous Department of Education requests by the TUSD. Conveyance is subject to the following conditions: a) The Department of the Navy's issuance of a Finding of Suitability to Transfer (FOST) each parcel. b) Prior to transfer to TUSD, TUSD shall not contest to the potential expansion of the SAUSD boundary to accommodate a 22 acre SAUSD elementary school, if SAUSD elects to receive said 22 acre site from Tustin pursuant to the City and SAUSD Settlement and Release Agreement dated May 10, 2002. c) Prior to transfer, TUSD enters into an agreement with and acceptable to the City as required by Section 2.0 of the Agreement between the City of Tustin and TUSD regarding transfer of school sites and other mitigation measures dated October 21, 1996. d) The grant deeds for conveyance of properties to TUSD shall contain provisions requiring that TUSD use said parcels it receives from Tustin solely and continuously for the proposed educational use for a period of not less than thirty (30) years. The Tustin may not sell, lease or sublease, rent, mortgage, encumber of otherwise dispose of the property without the prior consent of the City of Tustin. H. All Conveyances by City — By Quitclaim The City would intend to convey fee title subject to all terms and conditions of the Navy Agreement and each Quitclaim deed applicable to any agency parcel. Upon conveyance of any parcel to City of Tustin WAS Tustin Specific Plan/Reuse Plan Ora"iW ems. 1311 Page 86 of 495 Chapter 2 e Plan Description the agencies noted above, the agencies will be required to assume and faithfully perform any covenants necessary with the land and obligations Ed forth in the Quitclaim decd as obligations to be performed by the "Grantee or its Successors or Assigns." 2.5 CIRCULATION PLAN The roadway system for the Plan has three basic functions: 1) to provide efficient accessibility to the regional and local transportation system; 2) to supply adequate internal circulation capacity, and 3) to effectively service the proposed land uses. The first function recognizes the importance of regional and local accessibility for future residential and non-residential uses on the site. The second function, adequate circulation capacity, is key in providing for the traffic generated by those future uses. Finally, the circulation plan complements and reinforces the land uses by providing access and definition to the Plan. The following discussion describes the basis for the circulation concept in the Plan. 2.5.1 Circulation Concept Future land uses within the Plan will interact with population and employment centers throughout the County. Accessibility to those surrounding area will be via several key arterials and interchanges with the regional freeway system. The site is well served in this regard, and the proposed roadway plan is designed to reinforce these important connections, as well as provide efficient access to the surrounding areas. The Circulation Plan features two "levels" of roadway in terms of circulation system function. The first in this hierarchy are roadways of "regional significance" which cross the Plan area and thereby serve through traffic as well as project generated traffic. The second is a local internal roadway system connecting and serving the land uses in the Plan itself. One north -south and one east -west roadway cross the Plan area. A ring road then provides local circulation, complementing the proposed land uses and providing access Together, these two roadway components are designed to serve the internal circulation and external accessibility needs of the future land uses. The roadway links across the Plan are important components of the overall circulation concept, and there are two primary reasons for providing these: ■ System Continuity: The existing Base creates a "discontinuity" with respect to certain north -south and east -west roads in this area. Page npi 4M Chapter 2 • Plan Description Without the Base, it is likely that connections would have been made between Tustin Ranch Road and Von Karman Avenue, Valencia Avenue and Moffett Avenue (this actually exists as an on -base roadway link) and the east and west sections of Warner Avenue. ■ Future Capacity Needs: The Plan creates capacity needs in an area which has minimal reserve capacity for the future. In essence, the Plan has to create its own capacity. An effective way of creating "new" capacity is to provide thru-traffic links across the Plan area This has the effect of diverting some non -Plan arra traffic from the adjacent parallel roads, thereby making some capacity available on those roadways. 2.5.2 Roadways The roadway plan for the Plan features the key conceptual elements discussed above: a north -south link (Tustin Ranch Road) and an east -west link (Warner Avenue), with a unifying internal loop roadway. A. Tjpical Roadway Standards Typical roadway standards for the MCAS -Tustin Reuse Plan roadway system were developed from the Tustin and Irvine General Plans and the City of T ustin's "Minimum Design Standards for Public Works Improvements Constructed Within Public Right -of -Way or Improvements to be Maintained With Public Funds". Within the City of Irvine, Irvine roadway standards will apply to both public and private roads if Irvine chooses to upgrade them to city standards. Six roadway classifications for the backbone on-site system will be used: major arterial highway, primary arterial highway, secondary arterial highway, local collector, local street, and private street. The following is a brief description of the proposed roadway City of Tustin MCAS Tustin Spec PfanlReuse Pfan OP1r�ance 2o. 1311 Page 88 of 495 Chapter 2 • Plan Description classification system that will be used in the Plan. The typical roadway standards are also shown on Figure 24. 1. Major Arterial - Eigrt Lanes: An eight lane major arterial has a minimum 144 foot ngbt-of-way and a curb -to -curb pavement width of 126 feet and includes a median island. The major arterial carries a significant volume of regional traffic and does not typically have sidewalks or on -street parking provisions. 2. Major Arterial - Six Lanes: A six lane major arterial has a minimum 120 -foot right -0f --way, a curb -to -curb pavement width of 102 feet, and includes a landscape median island, Class II bicycle lanes and sidewalks. Major arterials cant' a significant volume of regional traffic and does not have on - street parking. 3. Primary Arterial: A primary arterial has a minimum 100 -foot right-of-way, a curb -to -curb pavement width of 84 feet and includes four travel lanes, landscape median island, Class II bicycle lanes and sidewalks. 4. Secondary Arterial: A secondary arterial has a minimum 92 - foot right-of-way, and includes four travel lanes, painted median for left tum lanes, Class II bicycle lanes and sidewalks. The City's standard for a secondary arterial was modified in order to provide the painted median and Class II bicycle lanes. Local Collector: Local Collector is a new City standard street section that was developed to specifically address traffic volumes generated by the project. A local collector has a 76 - foot right-of-way and includes two travel lanes, painted median for left turns, Class II bicycle lanes and sidewalks. 6. Local Street: A local street has a minimum 60 -foot right-of- way width, a curb -to -curb pavement width of 40 feet and includes two travel lanes and sidewalks. The local street section is a public street standard to be used for local circulation within each development parcel and connects to the backbone roadway system. WAS Tustin Specific Plan/Reuse Plan OrdinanWtW.. WMM Page BW M 6 -LANE MAJOR ARTERIAL I", R/M 6 -LANE MAJOR ARTERIAL 120' P -M M. �. a• r ,e• SECONDARY ARTERIAL 92'R/M LOCAL COLLECTOR 76' R/M MCAS Tiatin Spaifc Ordinance No. 1311 Page 90 of 495 PRIMARY ARTERIAL 100' R/M LOCAL STREET 60' R/M a City of IrvIrW �• Parkway wf Glh to t� WiArmrn ld by ty o IrvIM Fine 2-4 Chapter 2 e Plan Description Private Street Private streets will also be permitted and standards for their construction will be identified in the Plan. Private streets include existing streets serving existing developments as well as future streets for proposed development areas. 8. Major and secondary arterial intersections should be designed to maximize capacity. Design features may include the need for additional right-of-way to accommodate dual left -turn lanes and designated right -tum lanes. Lane geometry for the major intersections in the Specific Plan can be found in the Base Reuse Traffic Report, Appendixed to the EIS/EIR. In certain instances, it may be desirable to incorporate variations to the standard cross-sections for certain roadways or sections of roadways to satisfy intersection capacity requirements, or create visual identity and landscaping opportunities. Such variations would be subject to approval of the Tustin or Irvine City Engineer, as applicable. An off -center or non -symmetrical design may be appropriate where conditions are different on opposite sides of the highway, particularly with respect to such factors as the adjacent land uses, sidewalk and landscape treatment, parking lanes, utilities, and bikeways. The roadways of the Specific Plan are classified as follows and shown on the Circulation Plan (Figure 2-5). WAS Tustin Specific Plen/Reuse Plan r inan iNk7 Page SAgd #W Chapter 2 • Plan Description This page intentionally left blank city of Tustin MCAS Tustin Specific Plan/Reuse Plan PJ#e 2-8g Ordi ance L. 1311 Page 92 of 495 Chapter 2 • Plan Description Circulation Plan LEGEND O • 4 -um wim M70M B . 544E MAJOR ARTERIAL 8 . PRNMY ARROSAL • SECONDARY ARTMAL • LOCAL COLLE" STRC[T B . LOCAL STRM O • D MMS TRIS STOPRUAR OUT ® . PROPOSED SUS STOPS _ PROPOSED FA TmAm It . out" OR PROPORO MWWA . COME SEPMO M OR MIFAOWCE ®. MQQ AFIGUOYEM ASS B - MCAS TURIN BOIROAMY Q • Wlmrc PLAN BNRDAIY da TWIIM/NE TUWn RFRA ROBWMWAn INN _._ AIpMnMt M�OMnUIi'�NPMN�O anFlpunt bT _ MM MO FANWLt K MMMANO MC9f. RYMI TqH,E�r� CFAMM 10UAg18000AIKMMOM➢DAIwLLF111008®MOFVSWM)NPAW MI�l�NG aANUREaIartANPRva�sNR�xTMt RF.>'B.'INEAOFMC/vATMARI&]IC110N. MCAS TAMriA Sp $c PAmIRwe PIm Ordinance City of TA iff Fi mm 2-3 No. 1311 Page 93 of 495 Chapter 2 • Plan Description This page intentionally left blank City of Tustin WAS Tustin Speck Pian/Reuse Plan OrdPnnnce No. 1311 Page 94 of 495 Chapter 2 • Plan Description B. Specific Plan Roadways 1. Major Arterials - Eight Lanes a) Jamboree Road Jamboree Road is classified as an eight -lane major arterial from the SCRRA/OCTA Railroad, north of Edinger Avenue, to Barranca Parkway. Jamboree Road, in this zone forms the transition area for the southerly terminus of the west leg of the Eastern Transportation Corridor (ETC). Current plans include construction of a grade -separated interchange at Edinger Avenue. Consistent with its character as the Transition Area for the west leg of the ETC, sidewalks and bicycle -lanes will be eliminated along this portion of the roadway. b) Red Hill Avenue The long range plan for Red Hill Avenue calls for the improvement of the roadway to eight lanes between Barranca Parkway and Valencia with Class II bicycle lanes as part of mitigation improvements for the Irvine Business Center (IDC) project in the City of Irvine. The City of Tustin will request a public conveyance along the east side of Red Hill Avenue between intersections of typically 22 feet (this may vary depending upon the location of existing buildings and structures on the Base with reuse potential that would be impacted by the future right-of-way). Additional conveyances may be required at intersections to accommodate necessary improvements. c) Barranca Parkway Barranca Parkway is an existing six -lane facility. The City of Irvine General Plan calls for the widening of Barranca Parkway to an eight -lane facility adjacent to the base. It appears that sufficient right-of-way exists between existing street right-of-way and OCFCD right- of-way such that additional right-of-way will not be required to accommodate future widening from Red Hill Avenue to Von Karman Avenue between intersections. However, additional right-of-way will need to be requested as a public conveyance of typically 24 feet to accommodate the widening from Von Karman Avenue to MCAS Tustin Specific Plan/Reuse Planr ins . Chapter 2 • Plan Description Jamboree Road and from Peter's Canyon Channel to Harvard Avenue. Additional conveyances may be required at intersections from Red Hill Avenue to Jamboree to accommodate intersection improvements. 2. Major Arterials - Six Lanes a) Tustin Ranch Road Tustin Ranch Road is classified as a major arterial from Edinger Avenue to Batranca Parkway, including an interchange at Edinger Avenue. There are eight interchange alternatives under consideration by the City of Tustin including a double loop interchange, and an urban -arterial interchange. All current intersection alternatives are grade separated. b) Warner Avenue Warner Avenue is classified as a major arterial facility with six lanes from Red Hill Avenue to Valencia South Loop Road. There are two alignments currently being proposed for this segment of Warner Avenue. Similafte T..1441 De..el. Read, the re e C - the twe alig.....e..F.. is the existing Saugker4y blimp !"en if tile bfifflp hanger ....0 .......... ... .-- ... ......-...�............. ...»..-.... -....- ...... T... iR RARAL ROAd WARM l.e AfeFIa..d, Warner Avenue is classified as a primary arterial from Valencia South Loop Road to Harvard with four travel lanes and Class lI bicycle lanes. c) Edinger Avenue The long range plan for Edinger Avenue calls for the improvement of the roadway to Major Arterial standards. The City of Tustin will request approximately six feet of City of Tustin MCAS Tustin Specific Plan/Reuse Plan OAMr? Ro. 1311 Page 96 of 495 Chapter 2 • Plan Description right-of-way along the south side of Edinger Avenue from approximately 1,300 feet east of Red Hill Avenue to approximately 2,400 feet west of Jamboree Road as a public conveyance. Additional conveyances may be required at intersections to accommodate necessary improvements. 3. Primary Arterial a) Warner Avenue Warner Avenue is classified as a Primary Arterial from Valencia South Loop Road to Harvard Avenue with four travel lanes and Class II bicycle lanes. b) Harvard Avenue Harvard Avenue is classified as a Primary Arterial from Edinger Avenue to Barranea Parkway. It is anticipated that the site may need to dedicate right-of-way to accommodate the widening of intersecting streets and an additional five feet along the west side of Harvard Avenue within the City of Tustin to accommodate sidewalks. 4. Secondary Arterial a) Valencia North and South Loop Road Valencia North and South Loop Road is classified as a Secondary Arterial with two travel lanes in each direction and Class Il bike lanes. Valencia North Loop Road starts at Red Hill Avenue and extends to Warner Avenue. South Loop Road extends from Warner Avenue to Armstrong Avenue. b) Armstrong Avenue Armstrong Avenue is classified as a Secondary Arterial with two travel lanes in each direction and Class 11 bike lanes from Batranca Parkway to Valencia North Loop Road. c) West Connector The West Connector is classified as a Secondary Arterial with two travel lanes in each direction and Class 11 bike MCAS Tustin Spec Plan/Reuse Plan OrdinangtltW..lf&tlh Page l9W 19'9 Chapter 2 e Plan Description lanes from Edinger Avenue to Valencia North Loop Road. The West Connector is the roadway located west of Tustin Ranch Road d) Harvard Avenue Harvard Avenue is classified as a Secondary Arterial from Edinger to the railroad right-of-way. e) East Connector The East Connector is proposed to be classified as a Secondary Arterial with two travel lanes in each direction and Class 11 bike lanes from Edinger Avenue to Valencia North Loop Road. The East Connector is the roadway located East of Tustin Ranch Road. S. Local Collector a) Moffett Avenue Moffett Avenue is classified as a Local Collector Strut with two travel lanes (one in each direction) and sidewalks from Harvard Avenue to Valencia North Loop Road. b) Marble Mountain Road Marble Mountain Road is an existing local street that has an existing right-of-way width of 60 feet with 2 travel lanes (one in each direction) and sidewalks. It is the City of Irvine's intention to widen the existing right-of-way to local collector standards. The street provides access to the existing base housing (south of Warner Avenue and between Peters Canyon Channel and Harvard Avenue) and will also provide access to the future neighborhood park and school. 6. Local Street a) Lansdowne Road and Severyns Road Lansdowne Road and Severyns Road are existing streets that will be improved to Public Street standards that will connect to Valencia North and South Loop Road and will provide access to the Wig—Education Village, the Community Park, future housing, as well as the existing City of Tustin MCAS Tustin Specific Plan/Reuse Plan OrONAA-Wo. 1311 Page 98 of 495 Chapter 2 • Pian Description base housing (Tustin Villas neighborhood). The right-of- way width will be 60 feet which includes two travel lanes (one in each direction) and sidewalks. b) Other Potential Local Streets Although not shown on Figure 2-5, the City of Irvine may desire the installation of a local street connecting Warner Avenue with the City of Irvine neighborhood located north of Warner Avenue, if feasible. Arterial Right -of -Way Dedication a) Red Hill Avenue The long range plan for Red Hill Avenue calls for the improvement of the roadway to eight lanes between Barranca and Valencia with Class II bicycle lanes. The base will be required to dedicate typically 22 feet of right-of-way along the east side of Red Hill Avenue. b) Edinger Avenue The long range plan for Edinger Avenue calls for the improvement of the roadway to six lanes. The base will be required to dedicate typically six feet of right-of-way along the south side of Edinger Avenue. c) Jamboree Road Jamboree is an existing six lane facility bisecting the Plan area, and will ultimately be widened to eight lanes. There are two major projects that will be required along this section of roadway. An urban interchange has been constructed at Edinger Avenue and the widening of Jamboree Road between Moffett and Barranca is currently being designed by TCA. The base will be required to dedicate any necessary right-of-way, as well as accommodate the right-of-way needed, if any, for expansion to an eight lane facility. d) Barranca Parkway Barranca Parkway is an existing six lane facility which will be an eight lane facility adjacent to the base. The north side of Barranca Parkway will need to be improved including improvement of the Barranca Channel. The WAS Tustin Specific Plan/Reuse Plan OrdinarCMt W.?Mk Chapter 2 • Plan Description base will be required to dedicate any required right-of- way to accommodate the improvements. e) Harvard Avenue Harvard Avenue is an existing four lane facility which will need spot widening and improvements along the west side. The base will be required to dedicate any required right-of-way necessary to accommodate the improvements. Private Street Standards The following private street standards are applicable within the City of Tustin. Within Irvine, the City of Irvine's roadway standards shall apply. a) Private Streets • Private streets for attached and detached residential dwellings with no parallel parking within the travel way shall have a minimum paved width of 28 feet. • Private streets for attached and detached dwellings where on -street parallel parking will be limited to one side only shall have a minimum paved width of 32 feet. • Private streets for attached and detached residential dwellings with on -street parallel parking permitted on both sides of the street shall have a minimum paved width of 36 feet. • The total right-of-way for purposes of determining minimum paved width and establishing setback lines for attached and detached residential products shall include the paved street width and any parkway in accordance with Standard B102 of the Citys Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements. Sidewalks shall be provided on a private street for attached and detached residential products in accordance with Standard B102 of the City of Tustin's Construction Standards, Storm Thain and On-site Private Improvements and subject to compliance with applicable accessibility City of Tustin MCAS Tustin Speclflc Plen/Reuse Plan Orffliffila-Wo. 1311 Page 100 of 495 Chapter 2 • Plan Description requirements of the American Disabilities Act, Title 24 of the Uniform Building Code as locally amended, and the Department of Housing and Urban Development's Fair Housing Accessibility Guidelines. • Shared driveways for detached residential products shall be prohibited except within private courts. All private streets and related improvements shall be constructed in accordance with the City of Tustin's Construction Standards for Private Streets, Storm Drain and tin -Site Private Improvements. b) Private Drives • Private drives for attached and detached residential products with perpendicular parking outside of the travel way shall have a minimum paved width of 24 feet except as otherwise anoroved by the Director of Public Works. The maximum number of attached dwelling units served by a private drive shall be 87 units. For detached residential products, the private drive shall not be more than 150 feet in length and serve no more than 6 dwelling units. In determining the maximum 150 -foot length of a drive, an extension of the right-of-way line for the street the drive takes access from shall be drawn across the drive entrance and measurement shall be taken to the end of the private drive or shared driveway. Minor punchouts which are not more than 3 feet in length at the end of a private drive shall be excluded in calculating the maximum length of a court. Where private drives dead-end, they may end in cul- de-sacs, hammerheads or punchouts as long as adequate maneuverability and turning radius is provided for vehicles, including emergency vehicles and trash trucks. The total right-of-way for purposes of determining minimum paved width and establishing setback lines for attached residential products shall include the paved street width (and sidewalks when required). Page Chapter 2 • Plan Description The total right-of-way for purposes of determining minimum paved width and establishing setback lines for detached residential products shall include the paved street width and parkway in accordance with Standard B102 of the City's Construction Standards for Private Streets. Sidewalks shall be provided on private drives for attached and detached residential products as a condition of design review or subdivision approval to ensure adequate and safe pedestrian circulation and compliance with applicable accessibility requirements of the American Disabilities Act, Title 24 of the Uniform Building Code as locally amended, and the Department of Housing and Urban Development's Fair Housing Accessibility Guidelines. • Shared driveways for detached residential products shall be prohibited except within private courts. • Except as provided in this subsection, all private drives and related improvements shall be constructed in accordance with the City's Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements for private streets. c) Private Courts - Detached Residential Products Only • A private court shall consisted of a combination of private streets and/or private drives which take access from a main backbone street system within a detached residential development and which serves no more than 12 dwelling units. The primary entrance to a private court may be considered a private drive if the court is no more than 150 feet in length and serves no more than 6 dwelling units. In determining the maximum 150 -foot length of a drive, an extension of the right-of-way line for the street the drive takes access from shall be drawn across the end of the drive entrance and measurement shall be taken to the end of the private drive or shared driveway. Minor punchouts which are not more than 3 feet in length at the end of a private drive shall be City of Tustin MCAS Tustin Speck PlarWeuse Plan Orr cM.1311 Page 102 of 495 Chapter 2 • Plan Description excluded in calculating the maximum length of a drive. The minimum paved width of s private drive may be 24 feet with no parallel parking permitted within the travel way. Under all other cases, the primary entrance to a private court shall be considered a private street and shall have a minimum paved width of 28 feet with no parallel parking permitted within the travel way, or the minimum paved width of 32 fed with parking permitted on one side of the street only. • If access is from a private street within a private court, a perpendicular portion within the private court shall be considered a private drive and have a minimum paved width of 24 feet with no parallel parking within the travel way. • The private drive portion of a private court shall not be more than 150 fed in length and serve no more than 6 dwelling units. The total right-of-way for purposes of determining minimum paved width and establishing setback lines for structures on a private street or drive within a private court shall include the paved street width (curb face to curb face for standard curb or flow line for rolledhamped curb). A minimum 3' 6" wide sidewalk (measured from back of curb) shall be provided on at least one side of the private street within the private court and may be located outside of the right-of-way, and in all events shall comply with applicable accessibility requirements of the American Disabilities Act, Title 24 of the Uniform Building Code as locally amended, and the Department of Housing and Urban Development's Fair Housing Accessibility Guidelines. Sidewalks may be required as a condition of design review or subdivision approval on private drives within a private court to ensure adequate and safe pedestrian circulation and compliance with applicable accessibility requirements of the American Disabilities Act, Title 24 of the Uniform Building Code and locally amended, and the Department of Page Chapter 2 • Plan Description Housing and Urban Development's Fair Housing Accessibility Guidelines. Where private streets and drives terminate within a private court, they may terminate in cube -sacs, hammerheads or punchouts as long as adequate width, maneuverability and turning radius is provided for vehicles, including emergency vehicles and trash trucks. Decorative paving treatments such as concrete banding, acid asphalt scored concrete, colored concrete and/or interlocking pavers shall be used in the private court. In private courts, shared driveways shall only be permitted to access the last two dwelling units on a private drive or street which are located across the court from each other. The throat entrance to such a shared driveway shall not be less than 20 feet in width and no more than 25 feet in length and improved with a decorative material which differentiates it from the other portions of the private court. The travel way on a shared driveway shall not be less than 24 feet. The building setbacks from a shared driveway shall be from the edge of the travel way. The shared driveway shall be considered when determining the length of a court and whether said court needs to be accessed by a private street or private drive as required by subsection 'b" above. Except as provided in this subsection, all private streets, drives and related improvements within a private court shall be constructed in accordance with the City of Tustin's Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements for private streets. 2.6 RECREATIONAL BIKEWAY/TRAIL CONCEPT PLAN The Recreational Bikeway/Trail Concept Plan provides an opportunity to complete vital links necessary for a comprehensive regional system as well as improved local system. There are three planning agencies involved in the implementation and maintenance of the bikeway/trail system for the Plan and adjacent areas: the City of Tustin, Orange County Public City of Tustin MCAS Tustin Specific Plen/Reuse Plan OrdiMM671. 1311 Page 104 of 495 Chapter 2 • Plan Description Facilities and Resources Department (PFRD), and the City of Irvine. Each of these agencies have developed their own recreational bikeway and trail master plan to efficiently move cyclists within the respective communities served. Ongoing interagency coordination will be required to address the issues associated with bikeway and trail implementation. The Recreational Bikewayn1rail Concept Plan calls for Class II (on -road) bikeways on each of the Specific Plan roadways, as shown in Figure 2-6 The Class II system will provide a valuable link to the overall regional system as well as ensure bicycle linkages between uses within the Plan. The Class II bikeway standards are consistent with the City of Tustin General Plan, and are shown in Table 2-4 below. In addition to bikeways, development of non-residential land uses may involve the provision of bicycle facilities, where appropriate, in accordance with the City's Transportation Demand Management (TDM) Ordinance. These facilities may include bicycle racks or parking facilities, and shower and locker room facilities. The Recreation Bikewayfrrail Concept Plan links to adjacent on- and off- road bikeways/trails as identified in Figure 2-6. These facilities are part of a local and regional network planned by the City of Tustin, County of Orange and City of Irvine. Page 1 Chapter 2 e Plan Description This page intentionally left blank CRy of Tustin MCAS Tustin Specific Plan/Reuse Plan OPTRRANo. 1311 Page 106 of 495 Chapter 2 • Plan Description Regional Bikewayfftil Concept Plan LEGEND © • OEASD 1- CUeTNE OOPFlD B • CLAMS 1- PROPOESL OCPFRD © - mm 1- ODD1Re TV61N Fzq • UAW I - PROPOSED TODTN © - CLADO R - ENE1De omm © -CLAMS R- EUI I TUM - CLASS 11- PROPOSED TLWW 0My BaxWPRDDTNiURm1II ftwwft SFAw 7 RLE wNM m*N1vo*d SRSSSDn Flpn Y•1 W CENTERRJC. MCAs 7xE:iR Speifrr Plan/Rein Plan © . ft I W EXWM RVSE - CLADS 11- PROPOSED ItVEE 0=9• COUNTY ROM 1SNSEIt m . [TC TROUT= NCMOd06 SEPARATED MIEDCRAIN E B - NTT O N GNIOVIWASS © - Men TUSTN DODIONIY • RVIE/TLETHISNRA NN BOUNDARY Q . lPEOEIO mm DOUDMY S66AGARSC ICSAFLA"4GBN3t4MGCCCDR Hax DEMON SDORIOID POCARONAID=4%)WU. SERIOIOMA D IIfVM®AS FM OFRDY011Bif APRIOAUSNEE WSEREIfCMA004CYWINAMODL- M City of Unix Ordinance%6"12341 Page 107 of 495 Chapter 2 a Plan Description This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan OrO ORO.1311 Page 108 of 495 Chapter 2 e Plan Description 2.6.1 City of Tustin 811 rways The Tustin General Plan dated February 1994, proposes three Class H bikeways in the immediate Plan area, one facility on Valencia Avenue from Red Hill Avenue to Newport Avenue, extension of the Edinger Avenue bikeway from Red Hill Avenue to Newport Avenue, and Tustin Ranch Road bikeway from Walnut Avenue to Edinger Avenue. In addition, the General Plan follows the County's Master Plan for a proposed Class H bike route on Red Hill Avenue and a Class I bikeway/trail on Barranea Parkway. The Plan also proposes to remove the existing Class 1I on Jamboree Road north of Edinger Avenue to just south of I-5. This is consistent with the County Master Plan of Commuter Bikeways and the immediate plans to upgrade this roadway to an eight -lane highway by the Transportation Corridor Agencies in conjunction with construction of the west leg of the Eastern Transportation Corridor. TABLE 2-I REGBEATIONAL BISEWAYSAND TRAIL CLASSIFICATION Gloss 1 Bike Park or Blke Troll Provides a completely separated right-of-way designated for the exclusive use of bicycles and pedestrians; etossflows with motorized vehicles minimized Sizing: Minimum width for Class I (two-way) is eight feet. Desirable width is 10-12 feet Minimum shoulder width of two feet each side. Minimum width for Class I (one-way) a five feet Minimum shoulder width of two feet each side. Glass H Bike Lane Provides a restricted right-of-way on a roadway's shoulder designated for the exclusive or sami-exclusive use of bicycles with dun travel by motor vehicles or pedestrians prohibited, vehicle parking and crossflows by pedestrians and motorists permitted. Vehicle parking in a Class II bike lame is not desirable and should be discouraged and/or restricted where possible. Additional lane width (12 feet minimum and 13 feet desirable) shall be required if on -street parking is permitted. Sizing: Typical width of eight feet A reduction in width to allow for restriping of an existing roadway or for added turning Innes may be permitted. In such cases, a five foot width, or or= width plus three fect, whichever a greater, is the minimum width. References: ' Caltrans "Planning and Design Criteria for Bikeways in California„ P County of Orange adopted standard Plans for Bikeways s Cityof Tustin General pl=1994. MCAS Tustin Specific Plan/Reuse Plan Ordinar%&W 11i'F4f Page 1'6V9FWO Chapter 2 e Plan Description 2.6.2 County of Orange Bikeways/Trails The Orange County Public Facilities and Resources Department (PFRD) current master plan proposes to complete missing segments of the existing bike routes for the regional system. This action will provide better circulation by efficiently linking bordering communities together. PFRD's proposed improvements within the immediate area of the Plan are described below: ■ Route 53: Connect the Class lI bikeway on Red Hill Avenue at Barranca Parkway to Bryan Avenue. ■ Route 64: Connect the Class II bikeway on Von Karman Avenue/Tustin Ranch Road at Barranca Parkway to Walnut Avenue. ■ Route 40: Develop a Regional Riding/Hiking and Bicycle Trail along Peters Canyon Wash. Grade separated trail crossings would be expected for this route at each arterial crossing for the Class I bikeway and Regional RidingdMdng Trail. ■ Route 60: Connect to Route 40 by extending Route 60's Class I facility to Peters Canyon Wash along Southern California Regional Rail Authority (SCRRA) Railroad right-of-way. ■ Route 58: Develop a Class I trail along Barranca Parkway in coordination with the Cities of Tustin and Irvine. The Class I trail will connect the trail system on Barranca Parkway with San Diego Creek Channel trail. In addition, OCPFRD is working with Orange County Transportation Authority (OCTA) to develop a proposed Master Plan of Countywide Commuter Bikeways. Generally, this plan is centered on developing and refining a comprehensive commuter -oriented bikeway system. OCTA is currently circulating a draft of this plan to the cities for review. It is both the City of Tustin's and City of Irvine's positions that they will not provide funding for riding and hiking trail improvements. Tustin and Irvine will instead concentrate on bikeway and pedestrian trails due to the fact such trails will have significantly greater use than riding and hiking trails. 2.6.3 City of Irvine Bikeways The City of Irvine's existing Class lI bikeway network is fully developed in the immediate area of the Plan. However, Warner Avenue and Moffett Avenue east of Harvard Avenue have the potential to add to the Class II system. A proposed Regional Trail along Peters Canyon Wash as well as City of Tustin MCAS Tustin Spec Plan/Reuse Plan ONSA-814o. 1311 Page 110 of 495 Chapter 2 e Pian Description portions of the base bikeways and trails located within the City of Irvine are dependent upon the availability of finding. 2.7 PARKS/RECREATION/OPEN SPACE PLAN The Specific Plan provides for a variety of public and private parklands, open space areas, private recreation facilities, and trails to serve the residents of the Plan as well as the larger community. The Land Use Plan, Figure 2-1, identifies a variety of public parks including Owes neighborhood parks, a community park, and a regional park. P*ivate The City of Tustin has established standards for determining land requirements for future park sites within the Conservation/Open Space/Recreation Element of the General Plan and in Tustin's City Code. The adopted standard for neighborhood and community parks is three (3) acres of usable parkland per one thousand (1000) potential population. In typical residential developments, a developer has the option of dedicating parkland, providing an equivalent value of park improvements, and/or paying in lieu fees based on the formulas contained in the City Code. For the MCAS Tustin Specific Plan/Reuse Plan area, the City of Tustin will be requesting that community and neighborhood parklands be conveyed to the City by the federal government. Therefore, as a condition of approval for a final tract map or parcel map, a developer will be required to pay fees or provide ark improvements for the conveyed parkland, in accordance with the Tustin City Code orimprovements as may be negotiated pursuant to a Disposition and Development Agreement The Specific Plan proposes a combination of public neighborhood parks and a community park to meet the overall MCAS Tustin Specific Plan/Reuse Plan park requirement, as described below. The City of Irvine's Local Park Code also establishes standards for determining land requirements and improvements for park sites within the City. The Specific Plan identifies a neighborhood park site, described below. Irvine will also be requesting that this park site be conveyed to the City of Irvine by the federal government. The park would be developed in accordance with the applicable requirements of Irvine's Local Park Code. 2.7.1 Neighborhood Parks Three neighborhood parks are generally located on the Land Use Plan. Two of the parks are within Tustin and one is located in the City of Irvine. Page Chapter 2 a Plan Description The two parks in Tustin are within the—Gelf "NageNeighborhood G. which will contain the majority of new residential development within the Plan. One of the parks is to be located adjacent to a planned elementary school in the southern portion of the Gol€-Vill WNeighborhood. The parks may contain active recreation facilities such as ball fields, multi-purpose fields, game courts, tot lots, and picnic facilities, as well as passive open space areas. Ancillary structures, such as restrooms, will also be permitted. Pedestrian and bicycle access will also be provided to surrounding residential areas. The parks in Tustin are estimated on the Land Use Plan Summary as five (5) acres each. The minimum neighborhood park size is three (3) acres per City of Tustin standards. The final location, size, and configuration will be determined prior to final subdivision map approval or in conjunction with a Disposition and Development Agreement: The neighborhood park in the City of Irvine will be located adjacent to a planned elementary (K-8) grade school, in the southeastern comer of the Plan. The park may contain active recreation facilities, similar to those described above for the Tustin parks and may also include child care facilities. Pedestrian and bicycle access to surrounding residential areas will also be provided. The park is estimated on the Land Use Plan as eight acres in size. 2.7.2 Community Parks The Specific Plan provides for a 24.1 acre community park in the northwest portion of the Plan area. [n addition a 46 acre active community park would be located in the central nortion of the Plan area, as well as additional public and private park and open space areas which will traverse the Specific Plan Area and be referred to as the "Linear Park" The additional community park and the linear lark system will include a variety of active and passive facilities. leeated in th housing,the Leamina fields Upon completion, the community park will contain a wide range of recreational facilities including softball, football, soccer, tennis, basketball, racquetball, and volleyball facilities. The park will also contain picnic areas, community center buildings, multi-purpose rooms, and supporting uses. The 24.1 acre community park is intended to serve an approximate population of 10,000 residents, which will include the Plan area as well as a significant number of households in the southern and western portions of Tustin. p City of Tustin MCAS Tustin Specific PlanlReuse Plan Or(FiRRRA lvo. 1311 Page 112 of 495 Chapter 2 a Plan Description 2.7.3 Urban Regional Park A significant open space and cultural amenity within the Plan will be an 84.5 ata: urban regional park to be owned, operated and maintained by the County of Orange, Harbors, Beaches and Parka. If financially feasible to preserve, the landmark wooden blimp hanger will be the focal point of the park. The hangar is listed on the National Register of Historic Buildings and measures 1,088 feet in length, 297 feet in width, and 178 feet in height. The federal Section 106 process requires consultation with the State Office of Historic Preservation to establish mitigation measures, including the possibility of providing an interpretive center in the park, if the hangar is not retained. In either event, the park will have an historic emphasis overall, and include outdoor recreation and the adaptive reuse of a number of existing buildings. The park is in close proximity to the community park and is situated to support and complement other adjacent proposed uses. The park may also contain general purpose turf areas, extensive tree forestation, ballfields, meandering paths for walking and bicycling, tot lots, courts for basketball, volleyball, and tennis and commercial recreational uses and concessions. Existing buildings within the park site will—mMa +_be reused to provide park programs, recreational classes, training, educational and interpretive programs, park maintenanceladministration, animal shelter, park ranger office, snack bar, children's playhouse, and garage facility. 2.7.4 (Section Deleted) Gelf-Course 2.8 SCHOOLS Four local school sites are reserved on the Land Use Plan to accommodate the student population growth estimated by the affected school districts in Tustin and Irvine. The location, size, and configuration on the Land Use Plan is generalized. Tho-aeteai sebeei k s will be a a •••h"n th land is eefs,eyed to the 9@Mel disuiete by the DepsAment-�� WAS Tustin Specific Plan/Reuse Plan Ordinan@dtW718;titi Page 1RWOZW Chapter 2 • Plan Description Within the Tustin Unified School District, two 10 -acre elementary schools (K-6) and one 40 -acre high school are planned. Within the Irvine Unified School District, a 20 -acre elementary school (K-8) is planned at the comer of Barranca Parkway and Harvard Avenue. If any school shown on the Land Use Plan is not needed or if the site acreage allocated is less than the amount used for the school, then the unused acreage will be reallocated to the underlying designation, as specified in the Statistical Analysis. Should an acreage adjustment occur, the maximum number of dwelling units or maximum square footage identified for the affected Planning Area would remain the same. 2.9 DOMESTIC WATER PLAN The domestic water concept plan (Figure 2-7) was developed in consultation with The Irvine Ranch Water District (IRWD). IRWD is the jurisdictional agency responsible for providing domestic (potable) water service to the Plan. IRWD currently supplies domestic water to the base through a north -south 16 -inch pipeline in the center of the base. IRWD recommends abandoning the existing military water mains in a phased manner and providing service connections to developments through a new backbone system and from existing water mains in adjacent roadways. Dis4ril)itthen systems he development inay need 4e eensidef eens�me4ien of new lii3as in t .1i ffieuhies maj, enstie if The proposed system will serve areas west of Peters Canyon Channel and will utilize Valencia Loop Road as the backbone of the loop system. The proposed backbone domestic water system is shown in Figure 2-7 and is based upon design recommendations proposed in the IRWD Water City ofTustinMCAS Tustin Specfc Plan/Reuse Plan Of(Fir9Rc_ No. 1311 Page 114 of 495 Chapter 2 is Plan Description Resources Master Plan. The Master Plan recommends that pipe systems follow a loop pattern and provide service areas with multiple sources of supply. These recommendations provide operational flexibility that will prevent loss of service to an area should a source or pipeline fail. The proposed domestic water system adheres to both of these recommendations. Water will be acquired from the following three sources: ■ The 54 -inch IRWD Barnmea Well Line through a tie-in at Von Karman Avenue and Batranca Parkway. ■ An existing 12 -inch IRWD line along Harvard Avenue through a tie- in at Moffett Avenue. ■ The 18 -inch Navy High Pressure Line through a connection at OC - 58, located east of the intersection of Warner Avenue and Red Hill Avenue, and at the intersection of Armstrong Avenue and Warner Avenue. Parcels located east of Peters Canyon Channel will acquire water service from the Harvard Avenue water main. The 42 -inch diameter line will serve as the backbone domestic water conveyance system. No new backbone lines are proposed for parcels in this area. Pipe sizes were calculated by IRWD based on demands, water pressure requirements, flow velocity criteria, and the fire -flow specifications of the Orange County Fire Authority. Surveys and more specific knowledge of the land uses will be requited to determine the network's final pipe sizes. In addition, further studies must be conducted by IRWD to determine whether development of the site will require the purchase of additional water rights. This will require the development of a Subarea Master Plan by IRWD. IRWD already has property and easement rights at MCAS Tustin along Red Hill Avenue to construct water wells and convey the well water to its distribution system. IRWD has also proposed to exchange its existing rights along Red Hill Avenue, including four existing abandoned wells (TIC6, TIC 100, 29HL and TIC93), for four new well sites along Barranca Parkway _ a an :.: we„ site _ e e_ ly !e..__d to 0swai fums. It is being recommended that the new well sites be delineated and dedicated during the concept and/or development project approval stage to ensure that they are compatibly located within future land uses. A final decision on water line locations and sizing shall be determined and approved by IRWD and Tustin and Irvine City Engineer's, as applicable. Page 1R"410 Chapter 2 • Plan Description This page intentionally left blank pC,iy of Tustin WAS Tustin Specific Plan/Reuse Plan Ori 9RA-Wo. 1311 Page 116 of 495 Chapter 2 • Plan Description Domestic Water Plan LEGEND B - PROPOSED ROADWAY © - E=TNO DOIESTC WATER MANS - PROPOSED DOMESTIC WATER WAMCDOE 8 - New MM LSE B - MCAS TUWTN BOUNDARY wvwiv1STSVSAWA ANA MOLMMY - 4FECWC FUN wAamY Nabs �Bo�widry� � an Fon 2-wAvWnw Ai WAS KVHC IIBBIWCNOFARA NF4QRP WMM CON PL FOA GFVAKOUACNSS.00ACNAWWMWLLSSMOFOIDMW APWDASIYelf OFSYISWIINf AI}RDVAIf N®®NN[ SlfIQNEADB1CYwM.I1NbICM PLANN CEMEAM MCAS Twin Spee PlamlReme Plan City Pf Tamm OrdinancLFJW ?37 1 Page 117 of 495 Chapter 2 • Plan Description This page intentionally left blank City of Tustin MCAS Tustin Spedfic Plan/Reuse Plan Or(FIRRRc- M. 1311 Page 118 of 495 Chapter 2 • Plan Description 2.10 RECLAIMED WATER PLAN Reclaimed (non -potable) water is currently supplied to the base by IRWD through a 16 -inch pipeline in Barranca Parkway. The base's internal reclaimed water system ties into the Barranca Parkway pipeline at Jamboree Road and extends north towards Edinger Avenue. This line supplies multiple agricultural cross -feeds along its course, and is owned by the military. IRWD recommends abandoning the existing reclaimed water mains in a phased manner and providing service connections to developments through a new backbone system. DisMbutiea "ems The proposed reclaimed water plan, developed in consultation with IRWD, for the Plan is shown in Figure 2-8. The proposed backbone system will serve parcels located west of Peters Canyon Channel and will utilize Valencia Loop Road as the backbone of a loop system. Water will be acquired from the following two sources: ■ The 16 -inch diameter IRWD line in Barranca Parkway through a connection at Jamboree Road. ■ The 20 -inch diameter IRWD line in Harvard Avenue through a connection at Moffett Avenue. Parcels located east of Peters Canyon Channel will be serviced by the 20 - inch diameter IRWD line in Harvard Avenue. Since there are no existing distribution lines serving residential areas adjacent to Harvard Avenue, a decision will need to be made during the development stage as to whether it would be cost-effective to have irrigation served by the domestic water system (which will be a privately -owned system). Pipe sizes were calculated by IRWD based on demands, water pressure requirements, and flow velocity criteria. Surveys and more specific knowledge of the land uses will be required to determine the network's final pipe sizes. AAse, fuMer awdiesa. eted by RAVD A Subarea Master Plan by IRWD. Chapter 2 • Plan Description IRWD has expressed interest in giving up ownership of existing well properties on the northwest side of the site at Red Hill Avenue in exchange for new well sites near the site's southern border. Well sites will need to be negotiated between IRWD and the development. The exchange would provide an opportunity to develop these sites and integrate the new sites into the planned business areas. The new well sites will be used during peak periods to provide reclaimed water. pCity of Tustin WAS Tustin Specific Plan/Reuse Plan UrffeaK&No. 1311 Page 120 of 495 Chapter 2 W Plan Description Reclaimed Water Plan LEGEND B • PROPOSED ROADWAY © • ONTWIO RECLA ED WATER B . PROPOSED REMAIED WATER © . YOM TU57W SM)NDARY • RVlERUSTWASAWTA ANA SOLROARY . SPECFIO PLAN SODOMY NOMI: C wW Todln R� RDRdNVmffw AASDOS RfaROMR N = ady dsoftd On Pon 2.1 R6RAOMIICWREIMWIDMOi APLMR&rAWWM NOcc"cm WAL DNWSNIMMOGI=WNAND=Dq WSLEEPWPOSSDANDW.*M ASPMD OFNAUG BDAPPWA%LSNSMWWEAWWMEAOBICYWffK ANNOCRON. SHE CERN PLANNING MCAS Txnta Spaifit PAwlRavn Plea 00 oofTMstin Fizure Ordinance M. IVI Page 121 of 495 Chapter 2 • Plan Description This page intentionally left blank City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ordipngn eggo.1311 Page 122 of 495 2 • Plan 2.11 SANITARY SEWER PLAN The Irvine Ranch water District (IRWD) and Orange County Sanitation District #7 (CSD -7) are the jurisdictional agencies responsible for providing plan approval and sewer service to the Plan area. The IRWD and San District #7 have agreed to allow the IRWD to be the sole responsible agency for provision of sewer service for the redevelopment of the base. IRWD recommends abandoning the existing sewer mains in a phased manner and providing service to developments from connections through a new backbone system. q 3e will be based an pipe eandit ieewan, and Lansdowne Read and Severyns Read; sinee diffieulties niay ensue 1 --ed a is reqilifed. TMIT q2he p"pese4 sanitmy sewer needs of the site will be -Me" y A.D. Conceptual plans for sewage conveyance backbone system from the site were prepared in coordination with IRWD. The site's existing topography favors sewer flow towards the southeast, therefore it may not be possible to take sewage flow northerly to the existing 24 -inch sewer main in Edinger Avenue. The proposed sewer system, shown in Figure 2-9, flows south and connects to a proposed sewer main in Barranca Parkway. All parcels located west of Peters Canyon Channel will discharge through this system. For the purposes of this study, flow towards the north or to the west by gravity are assumed to not be feasible. Sewage will be conveyed to either.he 45 :__h roA:m through a new trunk system in ' Read .._... __ n_... park er) and M trona Avenue through Irvine. Future studies, requiring accurate survey data and coordination with IRWD, will be required to determin aeeepk final tie-in points, and each agency's maintenance responsibilities. Page Chapter 2 • Plan Description This page intentionally left blank PRI of Tustin MCAS Tust(n Specific Plan/Reuse Plan Ordnance8 o. 1311 Page 124 of 495 Ii 2 EXOn Chapter 2 • Plan Description Sanitary Sewer Plan LEGEND B - PIMPOSED ROADWAY © - EM Ma SEMEN B - WAPOSED SEM 0 - mecT DN of rLow - WM TUSH MNMOMIY B - R4perr AIN/SWITA IMA BOUN)MY -swmc PLm M%MOMY Naft q�DrRDM r„ME cwv* I IOW an FUm 2-1rAYMMe DiSAOMV,ICMYDAMDO OFAMNNYASA M'ffiIiGCONwI. FWA D M XXU DM WC'WNAND3M"LMLL M PAOPOlFDAW NWMWASMM OF&M"WMMOAUNMWNMEMtFECIAEASWCYMMAMODCT . MCAS nwia Spwfit PAwmIRawe Am City of Zeatin Ordinanc4*M?391 Page 125 of 495 Chapter 2 9 Plan Description This page intentionally left blank City of Tustin MCAS Tustin Spec flc Pfan/Reuse Plan Or in nce Noti. 1311 Page 126 of 495 Chapter 2 • Plan Description Parcels located east of Peters Canyon Channel will be serviced by the existing 45 -inch diameter IRWD main located in Harvard Avenue. The Harvard main will serve as the backbone system for these areas; therefore, no additional backbone sewer infrastructure is necessary for new developments. However, it will be necessary to install new sewer pipe and a lift station to transport sewage from the existing developments located east of Peters Canyon Channel to the Harvard Avenue main. The proposed pipe will tun south along Peters Canyon Channel from the existing sewer siphon just north of Warner Avenue to Warner Avenue where it will tum east until it makes a connection with the Harvard Avenue main via a lift - station 2.12 STORM DRAINAGE PLAN The proposed storm drain system was designed based on a 25 -year return frequency storm. The Orange County Hydrology Manual, Rational Method was used to determine the peak runoffs. A proposed major backbone storm drain facilities to be developed in a phased manner within the site have been identified on Figure 2-10. The proposed backbone system is anticipated to provide a means for eliminating those areas on the site which are within the 100 -year flood plain in a manner consistent with the Final Runoff_Manasement Plan for Tustin Legacy. e1""' hydrauli The backbone system will follow the alignments of the major arterial roadways, such as Armstrong Avenue, Valencia North and South Loop Road, Tustin Ranch Road, and Warner Avenue. Utilizing the existing storm drain system on the base in a permanent condition was not considered a practical alternative. For the most part these pipes are undersized and will not serve the intended purpose. Utilizing the misting However, the existing 72 -inch reinforced concrete pipe (RCP) at the intersection of Jamboree Road and Barranca Parkway was considered and was determined to be a viable option for the backbone system. The local collector systems for each parcel will need to be studied as each parcel is developed. MCAS Tustin Speclilc Plan/Reuse Plan r inanpltP41t IO h Chapter 2 • Plan Description This page intentionally left blawt City of Tustin WAS Tustin Sped(c Plan/Reuse Plan OrNA9e1%. 1311 Page 128 of 495 Chapter 2 • Plan Description Storm Drainage Facilities Plan LEGEND ED - MoD - VEM RDW ZOW - law= MIDKAY B - rMMW STM am 0-OOeeM or ROM - WAS TMM MOMMY - OA7E/nwwsmrA MA 9M MM Y - SKCF C RAM OMMMY MCAS TaMIM SP=fir PlaxlRuw Plan NOW aft m=sdyd,P�oR�2er mAvane PABAQWHCWNEWA40MOrARANNDW W.MWGCCUM" MK OEM SD =90MQMAM SOWOVALKM"UW/WD OENMASMM Oi MOM901RJ1 M/OOM11S �®®M11E RIBC�MF AOtML7wiM AMidQIOK City of Tau;" Ordinan&M2I�R 1 Page 129 of 495 Chapter 2 • Plan Description This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan Ordi Pna a i-M4.�nce 7 0. 1311 Page 130 of 495 Chapter 2 is Plan Description The base housing located east of Peters Canyon Channel (Fac No. F06) drains to the Peters Canyon Channel through the OCFCD Valencia Storm Drain (Fac. No. F06S02).• A determination of flood zones within the immediate area and identification of appropriate mitigation will be required. Close coordination between the City of Tustin, the City of Irvine and the OCFCD will be required to accomplish this task. The Project Report for the Peters Canyon Channel from San Diego Creek Channel to Santa Ana Freeway, dated September 1989, identifies the improvements required to carry the 100 -year peak flows. The channel was originally recommended to be reconstructed as a concrete rectangular channel, with varying dimensions along its length. The Orange County Flood Control District has included improvements to Peters Canyon Channel in its 5 -year plan for design and construction. Additional design discussions will be needed to correspond to issues identified in the final EIS/EIR for this project To the north of the base is the existing OCFCD Santa Ana -Santa Fe Channel. This is an earthen -lined channel and is located north of Edinger Avenue. The channel passes under the existing SCRRA/OCTA Railway Line and Edinger Avenue approximately 1,500 feet west of Jamboree Avenue. This channel is currently undersized and causes a significant amount of flooding along Edinger Avenue during severe storm flows. OCFCD is currently assessing how to improve this channel; however, funding for this improvement project is not budgeted in the near future. The proposed storm drain plan includes five major on-site drainage areas with mainline facilities, as well as improvements to the OCFCD Barranca Channel. A detailed description of each of these drainage subareas and the facilities proposed to convey storm water is contained in the "Community Facilities and Infrastructure Report" prepared by HNTB, dated July, 1995. Due to the increase in runoff to the Barranca Channel from the proposed redevelopment of the site, the channel may need to be modified along the southerly edge of the project site. At this time the OCFCD does not have any plans to improve Barranca Channel within this area. The ultimate channel configuration has been previously identified by the OCFCD in the Peters Canyon Project Report. The channel along the southerly boundary of the base is proposed to be a 25 -foot wide reinforced concrete lined vertical wall channel. The estimated length of this construction is 4,600 feet The City of Tustin will need to work closely with the OCFCD in the development of the Barranca Channel design. At the time of this report, it is assumed that the project will have to bear any fair share costs to improve the channel. However, OCFCD stated that opportunities exist for cost sharing and must be discussed prior to project start. MCAS Tustin Specific Plan/Reuse Plan rdinanCJ1t11Jsf.7WIh Page Now24W Chapter 2 • Plan Description The County of Orange Flood Control District has existing channel easements for the Peters Canyon Channel, the Barranca Channel, and the Santa Ana/Santa Fe Channel. However, additional right-of-way is needed for intended improvements to each channel. With the exception of the Peters Canyon Channel right-of-way, which will be recommended as a public conveyance, it is recommended that right-of-way for the Batranca Channel and Santa Ana/Santa Fe Channel be secured as an offer to dedicate to ensure that only right-of-way actually necessary based on fii Cher designs for these channels will be ultimately taken. ll:etemieeDetention basins were investigated to handle storm flows in the Golf NillageSpecifmc Plan area. lt-ete�Detention basins and/or swales are feasible and can be incorporated into the design of the gel€ eeatsecommunity to reduce peak flows andprovide treatment for water quality purposes. During a severe storm, the se-im asins svea49 MU_be subject to geed4igiaundation. After the storm flows have receded, the eentsebasins and swales eealdwould drain back into the system. The use of fewntiendetention basins will result in a reduction in pipe sizes and in a lower overall cost of the drainage system. 2.13 ELECTRICITY Southern California Edison (SCE) is the jurisdictional agency currently responsible for providing electricity service to the Plan area. However, base closure law and recent utility deregulation permits provision of electrical service through the local government or through a third party provider (not necessarily SCE). The site is presently served by four substations (Chestnut, Bryan, Estrella & Johanna) located off-site. The service is provided by a network of overhead and underground electrical lines. These lines will be removed and replaced in a phased manner with a new underground electrical system in the Plan's arterial right-of-ways to support the new land uses. The proposed electrical backbone system is shown in Figure 2-11 and was developed in coordination with SCE. It is estimated that 51,572 kVA would be required to support the proposed land uses. According to SCE, the existing substations have sufficient capacity to meet this demand. Therefore, construction of additional substations will not be required. According to SCE, it is anticipated that most non -housing area electrical facilities would need to be replaced. Major facilities are antiquated and may not be acceptable. Housing areas east of Peters Canyon Channel are currently served by a combination of master and individual meters. K -H ria of Tustin MCAS Tustin Specific Plan/Reuse Plan Ortlina�ice N0. 1311 Page 132 of 495 Chapter 2 • Plan Description eeeef Existing facilities have been replaced and master metered units will need to be converted to individual metering. The Chapter 2 • Plan Description This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan Ord8rancefgo. 1311 Page 134 of 495 Chapter 2 • Pian Description Electricity System LEGEND • FMPOM PPMOMAY © - 0maw 0SCY VY B . PrAvem GIFTIPILIFY © - MCAs nanw GCU )MY • pownarwwwA PMA eauwff . SPEC PLM MUMMY MCAS TAutin Spaifr Plan/Rmr Xix =.vcbdgPCdan1rAwue �Ip w*AGFARCMMMNMWNOFARNSOMMONEWOOONCEPLFWL OF M1 QWffNPODUMAnD WMYMlM:W ASB YV MAE'ADC MYtt OFYIFOIKAIMtlMVPN®mNilE Mil�7/FMMK.9MIIN iMRO['IiU/. City of Twin R, rr 2-11 Ordinance No. 1311 Page 135 of 495 Chapter 2 e Plan Description Thts page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan Pape 2-Np OreM ce No. 1311 Page 136 of 495 Chapter 2 • Plan Description new facilities will be integrated into the proposed roadway system in underground ducts and vaults. 2-1A NATURAL GAS The Southern California Gas Company (SCLC) is the jurisdictional agency responsible for providing natural gas service to the Specific Plan area. However, base closure law and recent utility deregulation permits provision of gas service through the local government or through a third party provider (not necessarily SCGC). Presently, SCGC provides service to the site through gas lines located along Edinger Avenue, Red Hill Avenue, Barranca Parkway, and Harvard Avenue. SCGC maintains the feeder lines on the perimeter of the base and provides natural gas service through master meters to military -owned gas lines on the project site. �^',,,,:w-j�-SCGC recommends abandoning the existing natural gas mains along the base's perimeter and providing service connections to developments through a new backbone system constructed in a phased manner over time. pipe d the alsilitv lid M The proposed natural gas system is shown in Figure 2-12. A utility purveyor will be responsible for the construction and maintenance of all new facilities. The new facilities for the project site will be developed as a loop -piping system. The backbone pipe sizes on the site will gauge from four to eight inches in diameter, and total approximately 32,000 linear feet. Service main piping (three inches and under) is estimated at 25,000 linear feet. The proposed loop system will acquire natural gas frrnn two sources: ■ An existing 4 -inch diameter high-pressure main in Warner Avenue through a connection north of Construction Way and Warner Avenue. ■ The existing 4 -inch medium -pressure line in Red Hill Avenue through a tie-in at Valencia Avenue. A regulator station will be required at the Warner Avenue connection to "step down" the high-pressure gas to acceptable service levels. MCAS Tustin Specific Plan/Reuse Plan 5rdinantJ40f T04Nn Page fft®fMbl Chapter 2 e Plan Description This page intentionally left blank. City of Tustin WAS Tustin Specific Plan/Reuse Plan OPc�iaanceMo. 1311 Page 138 of 495 Chapter 2 • Plan Description Natural Gas Plan LEGEND B • PROPOSED SOIDISN VUTW an . PROPOSED as B . RRAS MTM ommm" 8 • RV LMATWWTA NM OMM MY • SPECFIO PLM SOMM MY MCAS Twtnr Sp=fre Nwmffletae Parr Nab WV.I. m 00,wcIY�On FBDWdWyWdTUWnRwIdR rAvNnw MLAxxmMp R>OOIDNOF MWILIS FROPO�GOdl®L AS DF}�iN7OMAP IMU MO WrAERLLOE KASU MDi AWAE I DRf OF NIIIONl l®®N 11E I�BCNE KMNLY W1M J W mCIION. City ofTMNLt Ordinanceti�o.j�l 1 Page 139 of 495 Chapter 2 • Plan Description This page intentionally left blank City eof Tustin MCAS Tustin Specfflc Plen/Reuse Plan OrgiRgRA-}49. 1311 Page 140 of 495 2 • Plan 2.15 TELEPHONE Pacific Bell (PacBell) is the jurisdictional agency responsible for providing telephone service to the Specific Plan area. However, base closure law and recent utility deregulation permits provision of telecommunications service through the local government or through a third party provider (not necessarily PacBell). PacBell currently provides telephone service to the base through a wire center located on Irvine Center Drive in the City of Irvine. However-, the This -The existing telephone system does not meet current PacBell standards and will not be reused -the 1poine The proposed telephone system is shown in Figure 2-13. New substructure will be constructed in the planned roadways west of Jamboree Road and will be served from an existing wire center at the intersection of Edinger Avenue and Red Hill Avenue. It is highly desirable that the installation of fiber optic facilities coincide with the installation of basic telephone infrastructure. 2 1R CABLE TELEVISION Cox Cable is the cable franchise currently providing cable television service to the Plan area. Cable television service is presently provided to limited areas on the project site. These areas include the existing housing east of Peters Canyon Channel, the Tustin Villas south of Edinger Avenue, and the existing barracks east of Red Hill Avenue. Cable -TV service provided to the areas east of Peters Canyon Channel via a fiber-optic main feeder along Harvard Avenue. The Tustin Villas and barracks eye -were served through a connection with the Harvard Avenue feeder at the intersection of Harvard Avenue and Moffett Avenue. With the City currently moving two non-exclusive franchise agreements with cable purveyor that did not previously extend to MCAS -Tustin, decisions regarding installation of new cable -TV service to all new developments on the site will need to be discussed with both Cox and AT & T, the City's other franchise operator. is♦sWl. New backbone cable system will be installed along the proposed roadways as shown in Figure 2-14. Page Chapter 2 • Plan Description This page intentionally left blank City of Tustin MCAS Tustin Specific Plan/Reuse Plan OFMA-Mo. 1311 Page 142 of 495 Chaptw 2 • Plan Description Telephone Plan LEGEND 8 • /R@OM ROOM © • E7mm YO..l ww 8 . Prom= 1Ctlww 8 - wom mm wwoARY • INRE/11A11YSIMA MIA Immwy Q ' Newt KM wUOMY Nobw C,1 Owrdry rnd TuROn Rarch HOUYNY wAvwuR YrrvrrrR n oandh dsocied w F" 2.1 MRrA WI AOCA MANDRAR WUN 6M C4NLML AS 0OFINOWPKAVROCARmNM WrdlM71REI AMAMLHAXMIDkMRI di r!•lAOfRM Mn W I111�®MM LRCM AORCY W IIN JIII • A � r HNTE MCAS TMUN Spmftc P14WIRCM10 Plan City OfTArtir OrdinancgiW.W 1 Page 143 of 495 Chapter 2 • Plan Description This page intentionally le)? blank. City of Tustin WAS Tustin Spec Plan/Reuse Plan Or9Fetl%. 1311 Page 144 of 495 Chapter 2 • Plan Description Cable Television Plan xxff:-!:r• 8 - mwmm R1,M AY © - E7MTW CMI TEIzmm 8 - IaCMM CMU IUVMCN B -" Tuad m weer B - W49fT16TWSMTA MA MWSWY MCAS TAwix Spa:(it P14NIAM t PI" NobW. ClIr Boundry and Tuadn PAnch RooffAWwAvomm atr w an oonody dsPkMO on flown 2-1 AEaA01MCrF163 XMOFARANWMAPMAW�CcNcw Fa OF&MU MMnCASNMWWVMROKMaAORSTYMNAFAM' CK GUY of TWO OrdinanAW.2Tjj 1 Page 145 of 495 Chapter 2 • Plan Description This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan OPFIRSO a Vo. 1311 Page 146 of 495 Chapter 2 e Plan Description 2.17 URBAN DESIGN PLAN The MCAS Tustin site is it property of regional significance and is one of the largest remaining underdeveloped sites in central Orange County. The Plan encourages a mixed community of cutting edge technologies, research and job centers, which are integrated with learning, living and recreational uses. The purpose of the urban design concept is to achieve aesthetic integration of uses within the site and with surrounding uses in the adjacent communities. The focus is to integrate anticipated land uses with existing facilities, and provide for architectural, landscape, streetscape, and site design enhancements to improve the character of the site. The urban design concept also fiuther delineates, in the form of standards and design guidance, the "sense of place" expressed in the Vision for the Plan (Section 1.5). The following broad design objectives are established for the Plan: ■ To achieve architectural design of the highest quality for both new development and rehabilitation of existing structures. This includes achieving compatibility in design of infill development and creating building forms that compliment surrounding uses. ■ To reinforce internal relationships between uses through streetscape design, pedestrian and bikeway linkages, and site planning techniques. ■ To create a strong visual identity through design of community entries, landscape design along roadways, signage, and placement of views. ■ To provide usable exterior spaces within developments. ■ To preserve existing trees and significant vegetation where feasible and integrate into landscape design. The urban design concept has been structured in levels of concepts, standards, and guidelines. When these levels are overlaid, a comprehensive design for the Plan emerges. General design intent is defined in the following sections on community structure, landscape design, and site development. Specific standards and site specific guidelines are found in Chapter 3, under each of the 22 Planning Areas. 2.17.1 Community Structure Concept MCAS Tustin's history of single use, well defined borders, framed by existing local and regional arterials lend to establishing a strong identity MCAS Tustin Specffic Plan/Reuse Plan Ordinant9gtW.7LWih PageRsgecF4 3 Chapter 2 • Plan Description and community structure for the area As described previously, the Plan is a collection of land uses which will be contained within distinct neighborhoods on the site. The community structure concept addresses the major circulation corridors, entries into the site, and other sito-wide design considerations as shown in Figure 2-15, that will provide an overall 'look" or identity for the Specific Plan area. The following design features are intended to build a community structure for the Specific Plan: A. Community Boundaries The Plan area is defined, from an urban design perspective, as being generally bounded by Edinger Avenue, Harvard Avenue, Barranca Parkway, and Red Hill Avenue. These boundaries should reflect a common definition of signing, streetscape design, and landscaping treatments. The boundaries of the site shall be visually defined by vertical plant material, creating a "Community Fence". Major entry points shall be punctuated by a horizontal massing of plants and trees to establish "Community Gates", as shown in Figure 2-16, Portal Intersection Detail. B. Edge Treatments The visual and physical access to the Plan area shall respond to the internal land use and site activity. Generally, open views into the Plan area are encouraged. Where privacy, security, and noise attenuation are required, a combination of landscaping, berms and community walls shall be used (refer to Chapter 3, General Regulations). The design objective for the landscaping along the edge of the Plan is to frame the property with a strong vertical landscape element such as a single row of regularly spaced Washingtonia robusta palms or similar plant material (spaced 20 - 30 feet apart). Where the edge treatment interfaces with a roadway intersection, a subtle change in landscaping is desirable to signify an entryway. This may be achieved by doubling the row of palms and planting a specimen accent tree directly at the intersection. The Coral tree (Erythrina sp.) is used extensively in the local area and is an example of the type of planting that would work well in an entry statement planting design. An example edge treatment is shown in Figure 2-16, Portal Intersection Detail. City of Tustin MCAS Tustin Specific PlarvReuse Plan OrNW4. 1311 Page 148 of 495 ro Ordinance No. 1311 Page 149 of 495 J d Q 2 • Plan spk* Ordinance No. 1311 Page 150 of 495 F1 WARNER AVENUE "0 pa. gran. .... , .11 Madcan Fan Pdm) ueecdo . ftle row abewh") City of Tustin Figur 2-16 Chapter 2 • Plan Description C. views The site affords significant on and off-site views that enhance the design character of the community. Building location and design should be sensitive, where feasible, to significant views of on and off-site features. Views should be framed by vertical elements such as trees or buildings. The placement and design of plazas or other gathering areas that provide view opportunities into the site are encouraged (see Figure 2-17). D. Community Entries Primary community entry treatments shall occur at major intersection points of community arterials as illustrated in the Community Structure Plan (Figure 2-15). These community entries are internalized to the site to create arrival points or "gates" to the community. They shall announce the site and/or establish direction to neighborhoods. The entry design should feature a large specimen tree at intersection quadrants, as shown in the example Figure 2-18. The objective of these quadrant landscape areas are to create a strong landscape and hardscape theme at these intersection areas. It is envisioned that community sidewalks will link these areas. It is also desirable to allow for neighborhood connections through the neighborhood perimeter wall into these areas. Secondary community entry treatments are located at minor intersection points. These entries are smaller in size than the primary entries but have the same functional characteristics. Portal entry details are located at major intersections or along a street where the city limits begin as shown in Figures 2-15 and 2-16. E. Circulation Corridors The internal urban design theme for the Plan area is also reinforced through a hierarchy of roadways. Tustin Ranch Road serves a significant streetscape function within the Plan, winding through the community. Planted medians with informal tree plantings along this road will be enhanced by the landscaping along the roadway edge Warner Avenue is a major east/west roadway linking the various land uses together. The landscape treatment is envisioned to be a combination of a formal placement of landscape and hardscape materials until it intersects the loop road. At that point the landscape character is more informal in nature. The loop street will serve as the primary access to all neighborhoods. The common character of formal flowering trees and a pedestrian walking environment will help to reinforce the sense of community. The streetscape design for each of the Plan roadways is provided in Section 2.17.2. MCAS Tustin Specific Plan/Reuse Plan r ina PageF*4We(*-O r wiom" W. Tommstp 2 • Plan PIMIRum Ordinance No. 1311 Page 152 of 495 BARRAHCA RAMMAY WY. city olTaaia Ordinan ftbM24M 1 Page 153 of 495 Chapter 2 e Plan Description F. Pedestrian Access Pedestrian and bicycle facilities are intended to serve as a significant means of transportation throughout the Plan area. North and South Loop Roads and Tustin Ranch Road are expected to be the primary pedestrian corridors within the Plan area, and therefore, an eight foot meandering sidewalk is encouraged to better accommodate two-way pedestrian movement along these roadways. The parkways along the remaining roadways (except local roads) shall provide a five foot meandering sidewalk for pedestrians, except that a nine foot sidewalk width will be required when sidewalks extend to the curb at intersections along major arterials. In addition to the sidewalk system identified along Plan roadways, pedestrian facilities are also required within individual developments to provide connections between uses within a Planning Area and to adjacent Planning Areas and regional trail segments. 2.17.2 Landscape Concept A. Landscape Design Approach The visual continuity throughout the Plan will be created though streetscape design, entry features, and project landscaping. Edges of the Planning Areas shall transition to blend with the adjoining streetscapes. Landscapes between Planning Areas shall blend to avoid abrupt landscape edges. Key objectives of the landscape design for the Specific Plan area are as follows: • To reuse existing plant material to the maximum extent possible; ■ To reinforce the regional significance of the project site by creating a perimeter upright columnar "beacon" landscape treatment; ■ To create variety along the Specific Plan roadway system; • To create opportunities for shade and shadow throughout the entire project to help reduce the amount of solar heat gain; • To preserve and enhance the natural envimnment by the careful placement of plant material and hardscape elements; and City of Tustin MCAS Tustin Specific Plan/Reuse Plan OP�t�ance No. 1311 Page 154 of 495 Chapter 2 • Plan Description To utilize existing design themes when incorporating new development into existing areas. B. Streetscape Design - Plan Roadways All Plan roadways shall be landscaped in accordance with the following landscape details (Figures 2-20 through 2-28). Figure 2-19 provides a Key Map that locates each strectscape segment described below. Streetscapes shall be designed as one common landscape based on the themes developed for each roadway classification. Tustin Ranch Road and Warner Avenue Streetscape "A" (Figure 2-20). A special streetscape design should be provided for the entry segments of Tustin Ranch Road and Warner Avenue into the Plan area The purpose is to draw motorists into the site and focus views on the formal community entry points. It is envisioned to have a formal placement of the plant material, in order to create an arrival sequence leading to the primary community entryways. This is proposed to be achieved by an upright formal planting scheme (60% evergreen, 401/9 deciduous). Tustin Ranch Road Streetseepe "B" (Figure 2-21). Along the segment of road between the North and South Loop Road, the planting concept should be informal, and should draw upon the gelfeeorse edge end -landscaped parkways to enhance the open space effect. The planting for the median and parkway is envisioned to be lush and informal design. Careful attention will be needed along the parkway to obtain the desired goal of dense planting but also create view windows into the adjacent parcels. The planting ratios are 60% evergreen, 40% deciduous. Warner Streetscape "B" (Figure 2-22). Warner is similar to Tustin Ranch Road. The planting type, mixture, and density is the same. Chapter 2 • Plan Description This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-130 Ordinance No. 1311 Page 156 of 495 Chapter2 a Plan Description Key Map - Plan Roadways Tustin Ranch Road and Warner Avenue Streetscape (A) Tuson Ranch Road Skeetacope (B) Warner Avenue Stree scape (B) _ North and South Loop Sheetscape and Am o" Avenue Streetsoape (e) Amzkwg Avenue Sheefsoape (A), West Connector. East Connector and Moffett Avenue Streetscape iLandWowne Road and Severyns Rood Marble Mountain Road MCAS Tustin Boundary Tus in I keine Boundary Nola: City BourGry and Tures RerCh RotttllNYmvAvnrxw aiperrwY rn cornafy drfpiclW an Fpura 2-1 Sit a o "door ---- .Wa Pence Amme m tappo+�pdlr needed .dwae» qawrNnftftm ab - Np>bstw �� MCAS Ttutin Specific AmlRexn Plan City of Twin Ordinancetfoe 111 Page 157 of 495 Chapter 2 • Plan Description This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-132 Ordinance No. 1311 Page 158 of 495 2• Plan isUn Ranch Road Streetscape — A & Warner Avenue Streetscape - A V meandering sidewalk. (both sides) for Tustin Rench Road V meandering akfawatic (both sides) for Warner Avenue Upright / (trust Sp •ore ' P Notes: 1) A sidewalk emmient and latdscepe maintenance agreement must be recorded when skkwalks occur outside of street right-of-way. 2) A name foot sidew ak width is required when sidewdlo extend to the curb at intersections along major artemials. + Median width varies fiom 14'-24' to axamt for double left hen lanes at iotersecdons. MCAS B utin Spw* PWRout Ploy City Of Tirana IM 1 Page 159 of 495 Tustin U 2• Plan Streetscape - V mesnd1winp skiswelk (both ltkiss) E1 Ilrdormod. OOBt>ol W . ■Y Notes: 1) A sidewalk essement and landscape maintenance agreement must be recorded when sidewalks axis outside of street right-of-way, 2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials. 3) Note on &xtages immediately adjacent to the golf octose, the foram) landscape setback area can be reduced to 20' but the extra landscape depth should be added to median width on the west side of Tustin Ranch Road, • Median width varies from 14'-24' to account for double left tum lanes at intersections. Flax Ordinance No. 1311 Page 160 of 495 City of Bu is Figwv 2-21 2 e Plan Avenue. Streetecape - B Upglrt/iiamd Itandm" Nola: 4) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of strestright-of-way. 5) A nine feat sidewalk width is nquW when sidewallrs extend to the curb at intersections along major arterials. • Media width varies tiom 14%241 to accent for double left ten lana et intasectioos. 0rdinan99W. -?i11 Page 161 of 495 Chapter 2 • Plan Description North and South Loop Streetscape and Armstrong Avenue Streetscape "B" (Figure 2-23). These streets combine to make a community loop street system. The planting concept is to use a large canopy, flowering deciduous tree such as the Jacaranda, that will provide shade and visual interest for pedestrians. The Jacaranda is existing along a portion of North Loop Road and the Lansdowne Circle area. The use of this street tree, for example, would continue the feeling of prominence and serenity along the entire loop street system. Armstrong Avenue Streetscape "A", West Connector Streetscape (Figure 2-24), East Connector (Figure 2-25) and Moffett Avenue (Figure 2-26). The function of these streets is to direct and funnel traffic to the loop street system. The planting concept is to create an upright conical shape to the landscape to help frame and guide the view to the loop street. This is accomplish by providing for an informal placement of evergreen trees. Lansdowne Road and Severyns Road (Figure 2-27). These are existing local streets that will be improved to public street standards. The planting concept is to create an upright, informal row that separates pedestrians from motorists. Marble Mountain Road (Figure 2-28). The function of Marble Mountain Road is to collect traffic in Planning Area 22 and direct it to Harvard Avenue. The planting concept is to create an upright, informal row of trees and shrubs that blend with the existing residential neighborhood and is compatible with the City of Irvine's Walls & Streetscape Plan for Planning Area 38 (Westpark II). Streetscape upgrades may be constrained by existing development. C. Streetscape Design - Perimeter Roadways The design intent for the Plan's perimeter roads is to create a unifying landscape element. A regularly spaced, upright landscape (e.g. palm or eucalyptus trees) will achieve this result. Due to existing conditions, the type and placement of trees may need to be adjusted in certain areas. In addition to the more formal vertical landscape, the use of smaller broad dome trees spaced at regular intervals along perimeter roadways will create a backdrop that transitions to the individual neighborhood landscaping. Figure 2-29 provides a Key Map that locates each streetscape segment described below. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-136 Ordinance No. 1311 Page 162 of 495 2 • Plan rth Loop Road, South Loop Road & Armstrong Avenue Streetscape - B aJscsra�itdal MOWWOMV akirMM (bosh tl 1 1 for Amrtrorp Avw%m 4 "m@w4 rind alftw c {hoer sada) for NoM a south Loop Road a J Notes: 1) A sidewalk easement and landscape maintenance agreement must be recorded wham sidewalks occur outside of street right-of-way. 2) An eight foot sidewalk width is requbed when sidewalks eraard to the curb at intersections along major arterials. • Median width varies from 12'-24' to acxown for double left tum lanes. H NT13 MCAS Traria Specific Ploa/itwx Plan City of Tracie Ordinan6iFW...-4111 Page 163 of 495 2 e Plan anus Streetscape — A & Connector Strestscape •.. ?nr orotatdoorar ) r. t-• imormei piscanenc d • / everyrmen pew Notes: 1) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of street right-of-way. 2) M eight foot sidewalk width is requited when sidewalks extend to the curb at intersections along major uroerials. • Median width varies from 12'•24' to account for double left tum Imes at intersections. MCAS Ordinance No. 1311 Page 164 of 495 City ojTiatin Figure 2-24 T" m ar 2 is Plan Desi Streetscape m..ndNing adw & OMM Notes: 1) A sidewelk.easement and landscape maintenance agreement must be recorded when sidewalks occur outside of street right-opwq. 2) An eight foal sidewalk width is required when sidewalks extend to the curb at intersections along major arteimis. Malian width varies ftom 12'-24' to account for double left tum lases at imtesections. OrdlnanE*Rc�-?b11 Page 165 of 495 2. Plan kftMW tOf (bland naw Wdiiewe WMh Notes: I) A sidewalk easement and landscape maintenance sppcemem must be recorded when sidewalks occur outside of street right-of-way. • Sidewalk can be at right-of-way line or meandering. Figan 2-26 Ordinance No. 1311 Page 166 of 495 2 • Plan Road, Severyns Road Streetscape Upright / hfonned •ti' aidwrdlc (both sides . c� dw Ord inan&W. -?J11 Page 167 of 495 2 • Plan Mountain Road Notes: / krforrnel Wwampe M* j6oth aid«)• pe wthack 1) A sidewalk easement and landscape maintenance agreement must be recorded when sidewsks occur outside of street right-of-way. • Sidewalk can be at tight -of --way line or meandering. •• Smestscape upgrades including the landscape setbacks maybe constrained by existing developmem. Figwrr 2-28 Ordinance No. 1311 Page 168 of 495 Chapter • Plan Description Key Map - Perimeter Roadways Redh91 Avenue Edge Streetsoope (A) Redhill Avenue Edge Streetscape (B) _ EdhW Avenue Edge Weetscape (A) _ Edinger Avenue Edge Sheetscape (B) Edinger Avenue Edge Mmetscope (C) _ Bartanca Avenue Edge Streetscape (A) Bartanea Avenue Edge Sheetscape (B) 1!Y Y a gapYe pp�flbna0 YMYIp C011da. � as�pn sMen 14�m� one+aiyt r a o -more ma r Wvwd a Ooe a •bwp�e ROoiat neo bV b wlp�cM o7wKY Mh�u11l�]b4 MCAS Tustln Boundary Tustin / Wine Boundary Nous: City Boundary x�l" I I an Fon 2-1 AvinW Not To Bwls Ir WAS Txrtin Speafic PIWRetae Plan City of Trrtthr Ordinar&rl O2 -?S11 Page 169 of 495 Chapter 2 • Plan Description This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-144 Ordinance No. 1311 Page 170 of 495 Chapter 2 e Plan Description Red Hill Avenue Edge Streetscape A and B (Figure 2-30a and 2-30b). Two streetscape designs are provided for Red Hill Avenue based on the different size in right-of-way. Figure 2- 30a shows the streetscape design between Valencia Avenue and Edinger Avenue with a 6 -lane, 120 foot right-of-way. Figure 2- 30b shows the roadway section as an 84ane, 144 foot right-of- way. A detailed inventory of the existing plant material will need to be completed in order to identify the opportunities for retaining existing vegetation and implementing the design concept. The landscape easement will vary as it interfaces with existing developments proposed for reuse. Edinger Avenue Edge Streetscape A, B, and C (Figure 2-31 a, 2-31b, and 2-31c). The streetscape design along Edinger Avenue will have three conditions, based on the road's interface with existing development and the existing drainage facility (Santa Ana/Santa Fe Channel). Figure 2-31a shows the streetscape design from 1400 feet east of Red Hill Avenue to the point where the channel crosses Edinger on the south side. Figure 2-31b shows the streetscape along Edinger with the open channel condition to Jamboree Road. Figure 2-31c shows the streetscape along both sides of Edinger, from Jamboree Road to Harvard Avenue. Barranca Parkway Edge Streetscape A and B, (Figure 2-32a and 2-32b). Barranca Parkway will have two streetscape designs. Figure 2-32a assumes the flood control channel is covered, thereby allowing for integration of the Class I bike trail and landscape elements within the adjacent Planning Areas. Figure 2-32b shows the streetscape from approximately 500 feet east of Von Karman Avenue to Jamboree Road. In the event the channel is not permitted to be covered, alternate designs will be evaluated. Harvard Avenue Edge Streetseape A, B, and C (Figure 2- 33x, 2-33b, and 2-33c). The streetscape for Harvard Avenue is shown under three conditions. Figure 2-33a shows the portion of Harvard Avenue between Barranca Parkway and the Tustin/Irvine border, within the City of Irvine. This section of roadway is designated as a primary arterial, with a 100 foot right-of-way. The streetscape treatment along Harvard Avenue 2 • Pian Redhill Avenue Edge Streetscape A Northbound from Valencia.Avenue to Edinger Avenue Brow dome vw -f G . � Upright voliM vn* 6' Mwndsring skWAdk —q ei Aw� Smdl btoml dome tn Vides taglr tpditlnp landsciprislbiok dwsbPnmd Notes: 1) Median can vary from 14'•24' at certain locations to account for double left turn Imes at intersections. 2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials. • Palm in an example only. - •• A sidewalk and lwxkc pe maintenance agreement must be recorded when sidewalks occur outside of street right-of-way. NEW RM -15-1 MCAS Tartia Specific P/aalReme Plat City of Tustin Pigarr 2-30a Ordinance No. 1311 Page 172 of 495 2 • Pian Northbound from Barranca Parkway to Valencia Avenue Broad dtima•b adw Ir", broad dome ttaa Nates: 1) Median can vary from 14' to 24' car certain locations to socrnmt for double left tun Ism at Intersections 2) A nine foot sidewalk width is tti**W when sidewalks extend to the cab at WWmcctians along major aAerials. 3) Landscape setback is measured from curb face comsponding to uhbnw rightof-way. Palm is an example only. s• A sidewalk and landscape maidea ee agrernwm must be mottled when sidewalks occur outside of street right-of-way. MCAS Twin City of Tanis Ordina&4311* i Page 173 of 495 2e Edinger Avenge Edge Streetscape A Eastbound from Approx. 1400' East of Redh[ll to Santa Ana/Santa Fe Channel Broad danstree-y „ j V•ww Use V sidewalk wkh. Ap Small broad dare the trio well at IrKervals a Chu A bk aav---4 4 wont wing 311 �—=� rMat,grdgktp salbok devNoprnW Notes: 1) Median can vary from 14' to 24' at certain locations to account for double kft tum lanes st'intersectious 2) A nine foot sidewalk width is required when sidewalks extend to the curb at imersections along major arterials. • A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street right-of-way. City oJrT d. Pigarc 2-31a Ordinance No. 1311 Page 174 of 495 2• Eastbound from Approx. 25W East of Jamboree Road to Jamboree Road — Channel Condition Noma: 1) Median can very from 14' to 24' at certain locations to account for double left tum lawn at mtenectiom 2) A nine foot oldewalk width is toguired when sidewalks wrivad to the sub at inhrsecdooe along n%%W arterials. 3) Tree wells maybe located at intervals along sidewalks. HNTB Ordinari VNs7A*I1 Page 175 of 495 Chapter 2. Pian Description Edinger Avenue Edge Streetecape C From Jamboree Road to Harvard Avenue amen Waw donse k'. amW brow aom. CUM6r—JrClasis riphtvsrtkaltroa m UprigMvmkrwdedb g mudink p a'skkmvh wMh sltl.want• a»wdatk"MWE -0 n bnaertay av n .r-1 l.� T l) Median can vary from l4' to 24' at eamin locations to account for double left tum Imes at intetsoctions 2) A nine foot sidewalk width is required when sidewalks extend to the curb at intertections along mycc arterials. • Sidewalk nay be at curb or meander. •• A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street right-of-wsy. rr• gased on existing development. HNTB Figarr 2-37r Ordinance No. 1311 Page 176 of 495 2 • Plan Barranca Parkway Edge Streetscape A Eastbound from Redhill Avenue to Approx. 50(Y East of Von Karman 1?riatferp oturwrl # woPo••d a.c: Bmt �tlpaptivarYadtsaa stnurrliratil.ern.aaa-7'1 �-r�r,o�,.dw, dw l eco trail aldwrart �,_� EXWW C Umft tp tmd NO" RAM TrrSM BoUM" Nates: 1) Medim can very fiom 16' to 26' a certain locations to account for double left tum lana at intersections 2) A nine foot sidewalk width is required when sidewalks extend b the curb at interaw Toro along mya er0aisls. 3) Any Placacxnt of trees, stmemres or improvements within the OCFCD righaof-way would be subject to OCFCD approval. In the event that perimeter trees am not permitted by OCFCD, the City may require an alternative upright tree spechtum as perimeter property treahneat on private property immediately north of the OCFCD right-of-way to create a consistent landscape perimeter treatment 4) Alternate sections may be authorized by the Tustin Public Works Department 5) Sidewalks can be at curb or meander. A sidewalk and landscape maintenance agreement must be recorded if sidewalks or the Class I bike trail occur outside the street right -of -wary. 6) landscaping shown is conceptual. The actual width of the landscaped setback is determined by Chapter 3 of the MCAS Tustin Specific Planllteuse Plan. OrdlnanLBW 1S41 Page 177 of 495 2• Plan Barranca Parkway Edge Streetscape B Eastbound from Approx. 500' East of Von Karman Avenue to Jamboree Road b" y/ tz cww atrux +�+ clue I bkks trill w �p Jnr aWaw.ah ! Proposed Existing City Li vft and WAS RNV RAN Tustin Boundary Notes; 1) Median can vary fun 16' to 26' at certain locations to account for double left turn lanes at intersections 2) A nine foot sidewalkwidth is requited when sidewalks attend to the curb at intersections along major arterials. 3) Alternate sections may be authorized by the Tustin Public Works Department. 4) Sidewalks can be at curb or meander. A sidewalk and landscape maintenance agreement must be recorded if sidewalks or the Class I bike trail occur outside the sheet right-of-way. 5) Landscaping shown is conceptual. The actual width of the landscaped setback is determined by Chapter 3 of the MCAS Tustin Specific Plan/Rom Plan. P/ort/Rewr PUn Ordinance No. 1311 Page 178 of 495 Fig=2-326 E,'� YrM sats�rp Chapter 2 e Pian Description Harvard Avenue Edge Streetecaps A Northbound from Sarranca Parkway to Tustinflrvine Border (City of Irvine) vsrtinl l�• r lroad doara �.. A � � S rruta�MeirrO aldavraar � Clean II mnaay Rotes: 1) Median can vary from 14' to 24' at eauin locations to account for double left unn Ism at intersections 2) An eight foot sidewalk width is regaiied whm sidewalks extend to the curb at itmerseaions along arroaials. ' A sidewalk cod landscape msprimance agetumm must be recorded when sidewalks occur outside of street right-of-way. Ordinarbsfla: M 1 Page 179 of 495 Chapter 2. Pian Description Harvard Avenue Edge Streetscape B Northbound from Tustin/Irvine Border to Edinger Avenue Small' roa4. f -- tlyrlplrt Vertical bes do" a" � 40 e 1 }--clna 11 blkwrsY ° Wkith Varies --.• T - •tt.timrlt dry of Tuafin l Ci►v Of lrvine Notes: 1) Median can vary from 14` to 24' ascertain locations to account for double left tum lanes at intersections 2) An eight foot sidewalk width is required when sidewalks extend to the curb at intersections along arterials. • A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of stmt right-of'way. plan Ordinance No. 1311 Page 180 of 495 Figaro 2-336 2 • Pian Northbound from Edinger Avenue to m" w0w;7 upw "dww b" VNdtt+vaaMs 4- ym aud�Ytq 3W* Nlbeck Notes: msaide ing sidewalk of Tuafln 1) Median can very fieri 14' to 24' at cm Wn locations to account for double left tum lanes at intersections 2) An eight foot sidewalk width is requited when sidewalk vmmd to the Curb at intersections along arterials. A sidewalk and Modsespe asin emnoe agreewmd court he recorded when sidewalks occur amide of street right -of --way. HNTB Ordinan&11 -041 Page 181 of 495 Chapter 2 e Plan Description within the City of Irvine will be governed by the City of Irvine's Walls & Streetscape Plan for Planning Area 38 (Westpark II). Irvine recognizes that retrofitting this community edge may not be fully feasible due to existing development. Figure 2-33b shows the streetscape concept for Harvard Avenue between the Tustin/Irvine border and Edinger Avenue. This section is within the City of Tustin and is classified as a Primary arterial with a 100 foot right-of-way. Figure 2-33c identifies the westerly portion of the Harvard Avenue roadway section between Irvine Avenue and the railroad right-of-way within the City of Tustin. Harvard Avenue is designated as a Secondary arterial, with a 92 foot right-of-way. The planting concept along the westerly portion of the Harvard sections within the City of Tustin will be compatible with, but not necessarily duplicative of the planting scheme in the City of Irvine. Existing conditions along this roadway within the City of Tustin will also require adjustments in the streetscape design in certain areas. The streetscape design will be compatible with the plant materials, plant sizes, and planting intervals called out within Irvine's Planning 38 streetscape standards. 2.17.3 Urban Design Guidelines A. Residential Development Massing and Siting of Development The intent of site planning is to integrate buildings and site improvements into a unified setting with minimal impact of the development on adjacent land uses. Site planning concentrates on the proper placement of buildings, roads and services. The goal of residential site planning is to create a neighborhood fabric that offers a unique, safe and visually appealing environment to those in and around the development. Site plan design should respond to the following guidelines: ■ Effectively accommodate the residential unit types proposed. ■ Maximize unit exposure to parks, greenbelts and other amenities. City of Tustin MCAS Tustin Spefc Plan/Reuse Plan Ordd%ance 50. 1311 Page 182 of 495 Chapter 2 • Plan Description Is Use geometric "grid" layouts or cul-de-sac and curvilinear street layouts. ■ Employ the latest techniques of energy-efficient/cost- effective subdivision design. ■ Accommodate street drainage or underground drainage in accordance with generally accepted practices and city standards. ■ Discourage thru-traffic in street layout while still permitting adequate emergency vehicle access. ■ Variations of the building footprint with cut-outs and pop -outs can assure variety in a plan. Further variety and interest can be developed with plans by varying setback dimensions and positions of buildings. Tustin Chapter 2 • Plan Description ■ Entries should be oriented to public or private open space or courtyard areas. ■ Fencing and walls should be durable in design. ■ Open space should be appropriate to design and function. Community open space should be centrally designed. a) Single Family Detached Residential Site Planning • To the extent possible, units should have views from the rear of the units toward special features iseludin Views should be enhanced with landscaping which does not block the view of adjacent lots. • Single family detached residential uses should be buffered from existing adjacent land uses, and high traffic arterials. Landscape design should be used to provide privacy between units. • A variety of building pad configurations can create further interest. • Provide for variety in architectural forms and setbacks along the streetscape, where possible. • Orient views of the units towards special features, distant mountains, or common area open space, where possible. Views should be enhanced with tree plantings framing the desired view, but not blocking the view of adjacent lots. City of Tustin WAS Tustin Specific Plan/Reuse Plan Or2ingance 5 5o. 1311 Page 184 of 495 2 9 Plan b) Multi -Family Residential Site Planning • Cluster housing facades should have variation to reflect that the building are clusters of individual homes attached rather than one long, continuous building. THIS NOT THIS Plan Page Chapter 2 • Plan Description • individual units should be turned and oriented in a variety of ways to avoid the monotony of garage door corridors. Maximization of open space is an important element within a higher density project. Curving the streets and orienting road axis to open areas and views can attain the feeling of open space. Open parking areas can be treated as landscaped plazas and courts. In any event, open space should be appropriate to design and function and common open space should be centrally located, where possible. Page 2-160 of Tustin WAS Tustin Specific Plan/Reuse Plan Page Ordinance No. 1311 Page 186 of 495 `U3111141l'I111np11111 III, �� ,Ihc XV, �o 01'��� I ,, ISI I 1 11'�I 1 r'• L1��,�1'I >Al.\\..I 1'I r'�'1�\,fit \.. q0 .• �,I I ,,, � I IIIIIIII �IIIfi`'� ,� _. .eo, IIIPHII111l1 v -j, v� a, �_�yp��+' •.� �� Chapter 2 • Plan Description • Variations in depth and direction of exterior vertical walls should be used. • Provide pedestrian access through parking areas. • In the event that infill development occurs, the following guidelines shall apply: Consistency with scale massing, and setbacks of existing structures • Compliance with reuse guidelines that pertain to a site and to the surrounding existing structures. • Compliance with appropriate landscape and parking standards. 2. Residential Architectural Guidelines The architectural guidelines for the Plan are intended to produce a feeling of authenticity without creating rigid, over - specific product/style requirements which often lead to architectural blandness and homogeneity. Rather, development within the Plan area should encourage a program of innovative design. The development programs should apply the guidelines in either literal or abstract forms. These architectural guidelines are intended to establish design standards and form an encyclopedia of alternative design concepts. City of Tustin WAS Tustin SpecJfic Plan/Reuse Plan Page 2-162 Ordinance No. 1311 Page 188 of 495 Chapter 2 e Plan Description a) Elevation Concepts Each building shall relate in terms of bulk and mass but should not be identical. A two-story building is more harmonious to a neighboring one-story building if it contains a one-story element. However, special attention should be given to not just creating "eyebrow" architectural features. k 1;111� NOT THIS Provide front elevation variety to avoid monotonous elevations and street scenes. Chapter 2 • Plan Description A variety of elevations utilizing differing setbacks such as swing -in garages and reverse plans will ensure a varied street scene. • Where applicable, the rear side of the building located adjacent to streets and other areas of high visibility should have similar treatment as with the primary elevation criteria If a fence is used as a screening device, then it too should be designed to be part of the architecture. r AREA OF SPECIAL DESIGN TREATMENT Zoom • Comer Elevations - Place the single story side elevation on the comer to reduce the feeling of height and mass at the comer. SIDE ELEVATION AT CORNER City of Tustin MCAS Tustin Specific Plan/Reuse Plan r(?X 2-1 Ordinance o. 1311 Page 190 of 495 Chapter 2 * Plan Description • Elevations and Side Streets - Fences or walls that connect two separate units should be of the same material and color and be compatible with the architecture of the buildings. I:,:Qj . I, • Facades - If material changes do not occur in the same plane and if they intercept an architectural element, they are more effective. Chapter 2 e Plan Description Allow for visual relief for interest and to break up long planar surfaces. Offsets, pop -outs, overhangs and recesses all may be used to produce effective shadow interest areas. Larger buildings require more relief than do smaller buildings. RECESSED AREA PROVIDES SHADOW RELIEF Q4POP-OUr OFWINDDW PROVIDES NECESS4RYSHADOW RELIEF It is desirable to accompany a plan offset with a change in the roof pitch orientation. This is important on the primary elevations. NOT TH1S City or Tustin MCAS Tustin Specific PlanVReuse Plan Page 2-166 Ordinance No. 1311 Page 192 of 495 Chapter 2 • Plan Description • The design theme should be continued throughout the project, including accessory items such as lighting fixtures and address plaques. • Roof Design - Flat roof design for residential structures should be discouraged. If used, flat roofs should be a secondary design element only and should be contained within the scheme of an individual building design. Particular consideration as to color and material should be given to the design and treatment of roofs because of their visual impact. THIS b) Details NOT THIS There are many building elements that come into view. Usually they are secondary adjuncts to major elements, such as a skylight on a roof In some cases they become no more than a texture, such as a trellis. Chapter 2 • Plan Description It is important in all cases, however, that these elements integrate with the whole design. What may start out as a minor feature can become a distracting eyesore, if not thought through. • Site planting, landscaping, architecture, lighting, and signage should be coordinated to provide consistent and comprehensive design character on individual development sites. • Skylights should be integrated into the roof form. Chimneys are usually very strong roof elements. Codes require that they extend higher than adjacent roof lines. Careful choice of proportion and material should give them a substantial and stable appearance. The use of prefab fireplaces and flues is economically sound. However, they need not have the stove -pipe appearance, depending on which spark arrestor is used or required by the Code. Enclosing the flue in a masonry or wood chimney with substantial proportions will solve the problem. City of Tustin WAS Tustin Specific Plan/Reuse Plen O pcMante s oti. 1311 Page 194 of 495 Chapter 2 • Plan Description Trellis/Pergolas can be very pleasing and functional structures, (i.e., carport, entry canopy). They provide partial shade, screens for privacy or an arbor for climbing plants. They offer the warmth and texture of wood at a relatively low cost. It is important to consider a trellis as a permanent structure and design it accordingly. Avoid corrugated fiberglass metal, or other temporary type material. Use adequately heavy members for the support structure working down to no less than 2" nominal for the smallest dimension of the lighter members. The trellis will look more substantial and will not bow from old age prematurely. • Exterior windows within public view should be architecturally framed or recessed • Stairways, balconies and elevated walkways shall be important architectural elements. • Accessory structures such as carports and garages shall be complementary in design to main structures. • Fences and wall should be decorative and durable in design. c) Materials and Finish In keeping with the goals of the Plan to maintain and develop a project of high quality designs in harmony with nature, attention should be extended to material, finish and color selection. Chapter 2 • Plan Description • Natural materials by their nature inherently work well with the surroundings. Natural colors or transparent finishes on these materials not only enhance them, but actually improve with age and are low maintenance. Man-made materials of natural colors and textures are also suitable. • Brick, natural tile, concrete, steel and glass, if used honestly and in a straight -forward manner, can be pleasant. Large expanses of a single material, especially if unbroken by detail or depth, can become overpowering to the rest of the building form and the surroundings. Conversely, over -detailing with the use of too many different materials or textures can create confusion and distract from an otherwise good design. • Wall surface may include textured stucco, wood or wood -product siding or decorative block, stone or brick. • Visible roofing material should provide interest, shadow lines and texture. d) Landseape/Hardscape • Create a pleasant and distinctive environment, reinforcing the site plan, enhancing building frontages, and maintaining street continuity. • Encourage pedestrian orientation in multi -family projects by use of decorative walkways and pedestrian amenities. e) Lighting • Reduce glare, create a safe and distinctive nighttime environment and avoid impacts on surrounding properties. f) Utilities • Screening and/or enclosures should be required for mechanical equipment. • All new utilities shall be underground. City of Tustin WAS Tustin Speclt(c Plan/Reuse Plan 0rpd%%&M. 1311 Page 196 of 495 Chapter 2 • Plan Description 3. Race and Rehabilitation Reuse and rehabilitation of existing buildings is covered in the development regulations and design guidelines for individual Planning Areas in Chapter 3. An example of the key areas are: Is Architectural upgrades ■ Landscape and hardscape improvements ■ Signage and lighting programs ■ Circulation (both vehicular and non -vehicular) and parking upgrades ■ Utility upgrades B. Non -Residential Development 1. Massing and Siting of Development ■ As with residential site planning, the intent of non- residential site planning is to integrate buildings and site improvements into a unified setting with minimal impact on adjacent land uses. Site planning within the Plan area should concentrate on the proper placement of buildings, roads, and services in order to provide convenient connections between uses, convenient access for motorists and pedestrians, and necessary buffering or screening of certain activities or uses. The site plan should take the following into consideration: ■ Links between commercial development should be reinforced by building and landscape elements. In the case of landscape elements, these links may be made with both hardscape (such as paving), or softscape treatments. Is Although the area is to be auto -oriented with regard to attracting those shoppers from the local community, site planning for commercial uses shall encourage pedestrian, and bicycle links to minimize auto trips from within the project area. Interaction between residential, park and commercial areas is encouraged. Page Chapter 2 • Plan Description ■ Buildings can be used to provide definition to major arterial corridors and pedestrian connections. Buildings can also be grouped to define intersections and gateways. ■ Open-air plazas are encouraged that are pedestrian friendly and act as a focus for a development. ■ Large surface parking areas should be broken up into "smaller rooms" through site planning and landscape design. ■ In some instances visual screens and sound barriers of objectional elements may be required. Otherwise, these treatments should be minimized and used only when necessary. ■ Courtyards and outdoor seating areas are encouraged, and other ancillary structures, service areas, and trash enclosures shall be planned as part of the project, and placed or screened in a position of low prominence. ■ Landscaping shall be used to break up otherwise uninterrupted building mass, frame views, and connect with development on adjacent pads. ■ Variations of the building footprint with cut-outs and pop -outs can assure variety in a plan. Further variety and interest can be developed with plans by varying setback dimensions and positions of buildings. ■ In the event that infill development occurs, the following guidelines shall apply: • Compliance with reuse guidelines that pertain to a site or surrounding existing structures. City of Tustin WAS Tustin Specific Plan/Reuse Plan Ordiananc 1N�o. 1311 Page 198 of 495 Chapter 2 a Plan Description • Compliance with appropriate landscape and parking standards. 2. Non -Residential Architectural Guidelines The architectural guidelines for Plan are intended to produce a feeling of authenticity without creating rigid, over -specific product/style requirements which often lead to architectural blandness and homogeneity. Rather, development within the Plan area should encourage a program of innovative design. The development programs should apply the guidelines in either literal or abstract forms. These architectural guidelines are intended to establish design standards and form an encyclopedia of alternative design concepts. a) Elevation Concepts • Each building shall relate in terms of bulk and mass but should not be identical. A two-story building is more harntonious to a neighboring one-story building if it contains a one-story element. Avoid stereotyped units which will produce monotonous elevations and street scene. • Where applicable, the rear side of the building located adjacent to streets and other areas of high visibility should have similar treatment as with the primary elevation criteria. If a fence is used as a screening device, then it too should be designed to be part of the architecture. Facades - If material changes do not occur in the some plane and if they intercept an architectural element, they are more effective. Allow for visual relief for interest and to break up long planar surfaces. Offsets, pop -outs, overhangs and recesses all may be used to produce effective shadow interest areas. Larger buildings require more relief than do smaller buildings. It is desirable to accompany a plan offset with a change in the roof pitch orientation. This is important on the primary elevations. Page Chapter 2 • Plan Description b) Details There are many building elements that come into view. Usually they are secondary adjuncts to major element, such as a skylight on a roof. In some cases they become no more than a texture, such as a trellis. It is important in all cases, however, that these elements integrate with the whole. What may start out as a minor feature can become a distracting eyesore, if not thought through. • Site planning, landscaping, architecture, lighting, and signage should be coordinated to provide consistent and comprehensive design character on individual development sites. • Exterior windows should be designed to create visual interest by varying elements such as size or facade treatment, or by creating interesting patterns. • Accessory structures such as parking garages shall be complementary in design to main structures. c) Materials and Finish In keeping with the goals of the Plan to maintain and enhance the natural surroundings, designs in harmony with nature should be extended to material, finish and color selection. Natural materials by their nature inherently work well with the surroundings. Natural colors or transparent finishes on these materials not only enhance them, but actually improve with age and are low maintenance. Man-made materials of natural colors and textures are also suitable. Light to medium colors should be used on taller buildings. Dark buildings on a horizon can appear more massive than they actually are. Brick, natural tile, stucco, concrete, steel and glass, if used honestly and in a straight -forward manner, can be pleasant. Large expanses of a single material, especially if unbroken by detail or depth, can become overpowering to the rest of the building form and the surroundings. Conversely, over -detailing with use of too many different materials or textures can create City of Tustin MCAS Tustin SpeciRc Plan/Reuse Plan Page 2-174 Ordinance No. 1311 Page 200 of 495 Chapter 2 • Plan Description confusion and distract from an otherwise good design. d) Landscape/Hardscape • Create a pleasant and distinctive environment, reinforcing the site plan, enhancing building frontages, and maintaining street continuity. • Encourage pedestrian orientation by use of enhanced, decorative walkways and pedestrian amenities. e) Lighting • Reduce glare, create a safe and distinctive nighttime environment and avoid impacts on surrounding properties. f) Utilities • Screening and/or enclosures should be required for mechanical equipment and utilities. • All new utilities shall be underground. 3. Reuse and Rehabilitation Reuse and rehabilitation of existing buildings is covered in the development regulations and design guidelines for individual Planning Areas in Chapter 3. An example of the key area are: ■ Architectural upgrades ■ Landscape and hardscape improvements ■ Signage and lighting programs Is Circulation (both vehicular and non -vehicular) and ping upgrades ■ Utility upgrades C. Public Uses 1. Massing and Siting Development The intent of site planning is to integrate buildings and site improvements into a unified setting with minimal impact of the Chapter 2 e Plan Description development on adjacent land uses. Site planning concentrates on the proper placement of buildings, roads and services. The site plan should take the following into consideration: ■ In the Education Village, use buildings to provide definition to roadways and pedestrian connections. ■ "Dead" uses such as storage and service areas should be located away from public views. ■ In the Leaming-Education Village, the bulk of higher buildings can be minimized through articulation of the mass with off -sets, stepped terraces and other architectural devices. ■ Provide open-air plazas that are pedestrian friendly and act as a focus for a development. ■ Provide pedestrian access through parking areas. 2. Architectural Guidelines for Public Uses Architectural style and character provide a distinct image to a community. Architecture within the project area should be appropriate to the fundamental requirements of the particular use. However, the importance of establishing a relationship between the project area 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 relationship in the architectural style of public structures. Public structures such as those within the Leaming Education Village, schools, and park buildings are highly visible within a City and provide an excellent opportunity for an image to be conveyed. The architectural guidelines for the Plan are intended to produce a feeling of authenticity without creating rigid, over - specific product/style requirements which often lead to architectural blandness and homogeneity. Rather, development within the Plan area should encourage a program of innovative design. The development programs should apply the guidelines in either literal or abstract forms. These architectural guidelines are intended to establish design standards and form an encyclopedia of alternative design concepts. City of Tustin MCAS Tustin Specific Plan/Reuse Plan OrdiiahMce1N78. 1311 Page 202 of 495 Chapter 2 • Plan Description a) Elevation Concepts • Buildings should relate in terms of bulk and mass but should not be identical. • Within the besFFiiag—Education Village, provide for elevation variety to avoid monotonous elevations and street scenes. Where applicable, the rear side of the building located adjacent to public and private streets and other area of high visibility should have similar treatment as with the primary elevation criteria. If a fence is used as a screening device, then it too should be designed to be part of the architecture. Within the Imo—Education Village, provide a variety of architectural forms and setbacks along public and private streets. Facades - If material changes do not occur in the same plane and if they intercept an architectural element, they are more effective. Allow for visual relief for interest and to break up long planar surfaces. Offsets, pop -outs, overhangs and recesses all may be used to produce effective shadow interest areas. Larger buildings require more relief than do smaller buildings. b) Details There are many building elements that come into view. Usually they are secondary adjuncts to major elements, such as a skylight on a root In some cases they become no more than a texture, such as a trellis. It is important in all cases, however, that these elements integrate with the whole. What may start out as a minor feature can become a distracting eyesore, if not thought through. Site planning, landscaping, architecture, lighting and signage design should be coordinated to provide consistent and comprehensive design character on individual development sites. Exterior windows within public view should be architecturally framed or recessed. Chapter 2 • Plan Description Accessory structures shall be complementary in design to main structures. A variety of size and location of building windows can create an interesting visual pattern by varying elements which can form a pattern on a facade, the building can create visual interest. c) Materials and Finish In keeping with the goals of the Specific Plan to maintain and enhance the natural surroundings, designs in harmony with nature should be extended to material, finish and color selection. Natural materials by their nature inherently work well with the surroundings. Natural colors or transparent finishes on these materials not only enhance them, but actually improve with age and are low maintenance. Man-made materials of natural colors and textures are also suitable. Brick, natural tile, stucco, concrete, steel and glass, if used honestly and in a straight -forward manner, can be pleasant. Large expanses of a single material, especially if unbroken by detail or depth, can become overpowering to the rest of the building form and the surroundings. Conversely, over -detailing with the use of too many different materials or textures can create confusion and distract from an otherwise good design. Light to medium values of color should be used on taller buildings. Dark buildings can appear more massive on a horizon than they actually are. They also absorb light and increase heat gain. d) Landscape/Hardscape Create a pleasant and distinctive environment, reinforcing the site plan, enhancing building frontages, and maintaining street continuity. • Encourage pedestrian orientation by use of walkways and pedestrian amenities. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 2-178 Ordinance No. 1311 Page 204 of 495 Chapter 2 • Plan Description e) Lighting • Reduce glare, create a safe and distinctive nighttime environment and avoid impacts on surrounding properties. f) Utilities • Screening and/or enclosures should be required for mechanical equipment and utilities. • All new utilities shall be underground. 3. Reuse and Rehabilitation Reuse and rehabilitation of existing buildings is covered in the development regulations and design guidelines for individual Planning Areas in Chapter 3. An example of the key areas are: ■ Architectural upgrades ■ Landscape and hardscape improvements IS Signage and lighting programs ■ Circulation (both vehicular and non -vehicular) and parking upgrades ■ Utilities Ord Chapter 2 • Plan Description This page intentionally left blank City or Tustin WAS Tustin Specific Plan/Reuse Plan Page 2-180 Ordinance No. 1311 Page 206 of 495 Chapter 3 3. Land Use and Development/Reuse Regulations 3.1 PURPOSE AND SCOPE Chapter 3 specifies the standards and regulations which will apply to new development, redevelopment and interim uses. Future review of concept plans, site plans, and subdivisions will assure that these standards are realized. Unless otherwise stated, provisions of this chapter apply to both new development and reuse of existing structures and facilities. Private developers and public agencies seeking to reuse facilities or develop new uses will be able to determine their development parameters and obligations by referring to this chapter. Understanding the rationale for the provisions of this chapter may also require reference to the Plan components described in Chapter 2. 3.2 LAND USE PLAN The Land Use Planning Area map (Figure 3-1) and accompanying Land Use Statistical Analysis will regulate land use and development within the WAS Tustin Specific Plan/Reuse Plan Ordinan6dN`ttf TOW Page 29 Chapter 3 • Land Use and Development/Reuse Regulations This page intentionally left blank City of Tustin MCAS Tustin SpecHic Plan/Reuse Plan OPciRance No. 1311 Page 208 of 495 CITY OF TIJS I IN R) ! t F A 4 _ PA 5 i^e1.11. I A .� PA 7 'ITY SANTA ,1 I_ rl „I 1 u MBLE WUNTAb '+OM PA 22 - (hr-Aef 3 • Land Use and 0esebpmenVRease Repulahms Land Use Planning Areas F71 •-LMIN.,C AREA. NJNBcp LJ I 'PVkIF IJSIW SAN'A ANA HXlM.ARv � •1 P/h•�20 - !jM I - VDI*NAl tjk) RIFHT ZF whr I $ IRIgE + •i h�t 'E w I I NOFFFT- PA 21✓ J u MBLE WUNTAb '+OM PA 22 - (hr-Aef 3 • Land Use and 0esebpmenVRease Repulahms Land Use Planning Areas F71 •-LMIN.,C AREA. NJNBcp LJ •M'AS TLS714 30;JNDz.." 'PVkIF IJSIW SAN'A ANA HXlM.ARv SPF_CIFIC DAN B(AMCNiY - VDI*NAl tjk) RIFHT ZF whr 4Qtrc I. Rac�xc. uligvnrb we correaplw. - :N nwG'IIuJ rhi[s -, HVWa cxoxr. !^OKeIG :oaf. riRnt or xaY, �. P. aM w lxtoitna re dale pPh ArnrfikkepemfelM appl•Yll elle lRe tl vEdMun 1pI•a 'x:11:in41 G1 1' rim lne —.0, Mi*— 7 1Y R siMnuo aearTWlion wenct ea<ee0 11 5 d.0 " b per pera ,i CITY REVISEDOF R V INE W Chapter 3 • Land Use and Development/Reuse Regulations This page intentionally left blank. OfdgmBeE No. 1311 Page 210 of 495 Chapter 3 9 Land Use and Development/Reuse Regulations Specific Plan by defining appropriate locations for certain land uses and permitted development intensities. The Land Use Plan includes thirteen (13) separate land use designations as described in Section 2.2.1. Each parcel within the Specific Plan has been assigned a specific land use designation. Each designation has been assigned a Planning Area (PA) number, as shown on Figure 3-1. The Planning Area is the smallest regulatory unit for the application of development regulations. The development standards are customized for each Planning Area and grouped according to the neighborhood in which they belong. The Land Use Plan Statistical Analysis is organized in two ways. Table 3- 1 is the Land Use Plan Statistical Analysis organized by land use designation, and Table 3-2 is the Land Use Plan Statistical Analysis organized by neighborhood. The neighborhoods of the Plan are shown again for reference in Figure 3-2. Each statistical analysis contains the approximate acreages, square footage allocations and dwelling units permitted in each Planning Area shown on the Land Use Plan. Each Planning Area is assigned an amount of land devoted to existing buildings (where applicable), and includes an allocation of land available for new uses based on the density/intensity standards established in the Specific Plan. The maximum number of dwelling units and total square footage of non-residential development provided for in the Specific Plan are prescribed in the Statistical Analysis and further defined in the following regulations sections. Calculation of development potential is based on gross acreage figures for each Planning Area, which excludes land devoted to arterial roadways as identified in the Circulation Plan (Figure 2-5). _......_. .. . .. ... ... ..... OrdinarQ Page Chapter 3 • Land Use and Development/Reuse Regulations City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 1 a 1_. llllllll�lllll�_������ —s'.:.:.:: ,mac c:.t-.! llllllll�®llllllllllll,�����llllllllllll�ll� City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 1 a Chapter 3 e Land Use and Development/Reuse Regulations iWi�Yii 1 •. Ir _ �®®. • / l'l Q.fi! Y - - 4{ii� L-1 (L1D ®�®' II Y .- . . llllllll�®®®®�_�lllllllllllll�l� lll�llll�llllllllll�©©�-�lllllllllllll�llllllll� ©©llllllll����_�lllllllll�lllllllll� 1 ©®lllllll��®����llllll� MCAS Tusgn SpedRc Plan/Reuse Plan City of Tustin Page 3-7 a)o CDa N J J A N O A O �! zx Chapter 3 • Land Use and Development/Rouse Regulations 4, F u +a City of Tu Page 3-8 MMM 4, F u +a City of Tu Page 3-8 Chapter 3 • Land Use and Development/Reuse Regulations MCAS Tustin Specific Plan/Reuse Plan CRY Of Tustin Pape 3-9 Chapter 3 • Land Use and Development/Rouse Regulations TABLE 3-1 LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY LAND USE DESIGNATION ACREAGE Dtsignation/P/anning Area Gross Na NON-RESIDENTIAL USES I RESMENTIAL USES RAM a Total Floor Area Fit . �I Existing Floor Area (Sq. Fe ° Poteatid R"r Area . Ft)' DU's I PerAcre'l Total DU's° RESIDENTIAL Low Deni 1-7 da/at Planning Area 1 54.21 43.4 1 N/A N/A I NIA1 7 304 Planning Area 21 - Tustin 1 127.11 115.01iNIA I N/A I N/A 1 14 79 Medlum 8-15 da/st Planning Area s ; 51.71 41.4 N/A MAI MAI 15 621 Plug Area 22 Elementary School K-8 10 NeiRhbwhoW Park 10 73.4 61.0 1 N/A NIAJ MA 15 402 Medlum lllgh De16-25 du/sc Plamin Area 20 .; 1 29AI 23.5 N/A I N/A MAI 251 3716 Trandtional/Emeeo Housing Plasm' Arca?- 5.11 5.11 0.61 133,2941 85,2151 48,0791 0 0 Resldentlal Core Pluming Area.'15 I:owllemi-, 1-7du>ae-. 112.6 104.3 N/A NIA N/A 7 53fi Mediani Venuty (845 du/at 51.8 47.8 N/A N/A N/A IS 489, M"tanHighDaMy(16-25 do/aa 8.3 7.7 N/A N/A N/A 25 192 Momentary schools Iz 10 10 N/A N/A N/A N/A N/A Parks and Open Space 63.1 63.1 N/A N/A N/A NIA N/A SuBtotal '" entialCore'PAj1S 245.8 232.9 SUBTOTAL 586.71 522.3 N/A 1 133,2941 8 l5 48 NIA 3 710 COMMERCIAUBUSINESS CommerciaMusiness Planning Area 9-12 Parks and Open Space Subtotal Pkmnai Ares 9-12 78.9 64.5 Soesundprde 1,267,324 88344 1,17Qr980 38.6 38.6 1175 d3 1 0 PlanningArea 16 31.0 27.9 0.4 486 I30 206640 279,490 0 PI Area 17 16.3 16.3 0.4 284 011 63 89 220 722 0 City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-10 Chapter 3 • Land Use and Development/Reuse Regulations TABLE 3-I LAND USE PLANSTAZZS77C.AL ANALYSIS ORGANIZED BYLAND USE DESIGNATION ACREAGE NON-RESIDENTIAL USES I RESIDENTIAL USES Todrl Flexr41 E *ft Mar Patendd Ffeer BU4 Todd DeaSgnaiNen/I7annfngArea Gross r Nd Z RAIZ Arm S Fe Area . Ff.° Area S Ff.° Per Acre' Dvs° COMMERCLAU MVESS CONTINUED Commercial PlKlflinz Area 19 1 t6.71 14.5 0-351 40,Ml 40,3461 01 0 Plwmft Area 19 1 38.61 39.61 0.41 672,5661 3,9901 668,5761 0 1te�ntl�1 Grt P -' Aria 15 1 29.31 26.81 Seas*&* -h 1 466,071 8,1061 4 8' 1 N/A 0 Serd ""'"Aeara7 1 20.71 19.01 Sapadadi 248'Mj 01 248.2921 /A' 0 Caum laity Care Planning Ara8 Sfrs 69S W'- -ua 1j975,993 329,032 14046y00 25 Park 563 56,3 Pb&Ufi&Anm13 773 5,9,3 Seeagadotdl 2,132,417 0 %j1 t4,17 23. 891 Park 119 12.9 PlaoilrogAta14 34.2 26.2 Ssahnduda 646,870 700 QJ70 23 Hi School �4 40.0 40.0 N/A N/A Community Core 310.0 163.2 47572 79 329,732 42 7 891 SUBTOTAL 580:7 509A N/A 740,947 7' ' - e N/A 891 17VSTITUTIONALIRECREA77ONAL Sda e Planning Ara 1 1283 108.4 03 1,412,651 822,556 590,095 0 0 Planning Area 1-A Intemational Education Village Elementary School is Planning Area 1-B Law Enforcement Training Planning Ara I -C Children's Cure Shelter Planning Area l -D Child Cam Center Planning Area I -E Child Care Cater Planning Area l -F Educational Planning Area 1-0 Other WAS Tustin Specific PlaNReuse Plan CRy of Tustin Page 3-11 Chapter 3 9 Land Use and Development/Rouse Regulations TABLE 3-1 LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED B Y LAND USE DESIGNATION Designatiomw"i Area ACREAGE NON-RESIDENTIAL USES I RESIDENTIAL USES Gross i I Nd2 F.A.X. 3 T 1 Area F'Or qf7) 41 E ArVebqd(nSgq.Floor FW P*m ad Mor 11 Arela(Sq. FL) I DM5 Per Acre Total DUso Comminufty Park Planning Area 2 1 24.1 1 24.11 0.1 It 1 40,5311 40,5311 01 51 0 Urban Regional Park Plarming Area 6 1 84.51 94.51 0.161 574,9921 4%,0681 78 241 01 0 ,VVST=IONAMRECREA770NAL (CONTINUED) Right -of -Way Arterial Roadways 17141 173.41 1 01 01 01 0 0 Drainage (Mood Control, Storm Drains) 28.5 28.51 I 1 01 01 01 0 0 SUBTOTAL 438.81 41&91 NIA 1 02 174 1,359,1551 669,0191 0 0 d6e, TOTALS: 1,606.21 1ASUI N/A I I0,M4jM 1 2,185,317 -1 811MM 1 Ngrlia: 1. Chess acreage fm each Planning Am is an estimated allocation measured from the c* of the adjacent firture arterial std secondary roadway, my public roadway shown on the Land Use Plan, saWor the boundary of the Planning Area. The amount of land devoted to roadways shown on the Land Use Plan is calculated under the Right -of -Way designatim Actual acreages will be reflned during the site plan and subdivision process. 2. Net surrage is an affinated alloestion band on gross acreage reduced for internal circulation (Iced Tomb) within a Planning Ares. Net acreage is estimated approximately for each Planning Area, based on permitted use, Win of " the Planning Area, and typical site planning considerations. Actual net acing® will be refined during the she plan and subdivision process. 3. FloofAr6s 0460 (FAR) 44he gmss floor won �40,�suildin by ,Pwitymi�Aresdivwosi ibeintacrewofible�iiamingArea0pat"'. - columajkiEltia floor irea4stiodefived ftm rAiiamasil mix of *itWA Planiiing Am PDKI 4. Told Floor Aro is the total square Wage of non-residential development derived by multiplying the floor ata ratio by the net sonage, if applicable. 5. Existing Floor Am is the square (botags, of existing buildings by Planning Ara. 6. Potential floor Aima daep4iiill'al Square futifige of DdwdmlW=t widdocat Planning Ardj;.: 7. DUs per Acre reflects the mourranint density per care at which dwelling units my be calculated. 8. Iond DUSia tbamaximson number df dwellingunits allootted W cub Plinning At* Om though actual gioss ad opt acreages a berermodduring!lt 0 PMOE$16 the masumurn number 6f plan saw subdlv*oz� dwelling Planning Area aball not ccQ the member designated an ale Stibetical ArsibWs� qsDopt in a 'bi PA,22 I at $6 chc 3. 9- PA 22 (402 Win) ans located within City, of Irvin. i[b9j�,iMtInl density ran& shall not exoted-12 5 dweftg m�q* j;ei 10. PA 22 is within the-kifirnJudislict lirnit"s�i d a a k 4 dt 0 AM 0--c' a 01 on fan a K iobo0tj6epi determined V*UNavys Accord otl)6�r mjl bassist P,( 29 sn"�6wevtr. - also includetan 8 -acre W)oc"ifi* aNeillbb6rh�Pwk site. The predwaci and locatkog Wall delerminodprior of Wine, the tow idlowibleitaillihg wits in PA 21 will ramak ftlame; 11. PA 15 includes an allocaliod Wpsurk and open spicdW The Precise Acreage sssg,"cad will be deromitsw prior to final subdivis 15wil remain ane same. - any School'J'be procas: ismeage and location,will 12. PA 15 fix" a 10,scre allocation Air an Mei&n bedetanomed*It6 City_ if the actual scmap vanes porn jolixl;- hp an acraige a t*hl be rode a the parlor and epma,apseeaeragse The precise acroagsavd print to approval win6c few bdi%;i" on, Fu U" - . I 1 .1 . 1, i6inge4usainentitillbe 13. PA 8 includes a 40� 'Ibe prodise,sci and location will," determined by *City -v si qaxeq� would fiam 40 stses, * tod same., City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-12 O a m � � m CD 0 N_ N 8 Z O O_ A W N Chapter 3 • Land Use and Development/Rouse Regulations TABLE 3-1(CONTMUED) WAS Tusdn Specific Plan/Reuse Plan City of Tustin Page 3-13 Chapter 3 • Land Use and Development/Rouse Regulations This page intentionally left blank City of Tustin WAS Tustin Specific Plan/Reuse Plan OrTMOe No. 1311 Page 220 of 495 Chapter 3 • Land Use and Development/Reuse Regulations Neighborhoods may .; IA � RAIL r ;'6rN `..ITC SCRRRA/OCTA SANTA ANA/SANTA fE CHANNEL IFIM J LDR AVE VS B RC � MHDR saR , \ I, ' .,, MDR . NP �O`R-(VENTER JIB <;.'W.f'-I� I CPHS RC LDR 1 EV dam° VALENCIA N FET) AVE AVE RC �� TIFH II l ,.Tr L' (I I ILI RCNp CC / LDR EV ? DES WARNER AVE cc , WIP'l .,. .. . CC 11 s_ NP IDR 2 < ml I <I.� %1. - Lr-c;L7_ND " NEIGHBORHOOD A EDUCATIUN VILLAGE © NEIGHBORHOOD B VILLAGE HOVCNG • NEIGHBORHOOD C - REGIONAL PMR • NEIGHBORHOOD 0 - COMMUNITY CORE Im - NEIGHBORHOOD E - EMPLOYMENT CENTER • NEIGHBORHOOD 1 REGIONALLY-ORIEN--ED COMMERCIAL JISTRK:I © - NEIGHBORHOOD G RESIOENllN 'JRE - NEIGHBORHOOD) H - IRVINE RESIDENTIAL 1� MCAS TUSTIN BOUNDMY C - PVINE/TIISTN/SANTA ANA BOLWARV • SPECIFIC VLM BUUNUMT _ ,llf !T 7ni:n ``nl. j/:I. �'{„ !(; +nt Pian 1.{%• ,� lsr.,. Ordinance NQ.. 131.1 PK 00 s0 Chapter 3 e Land Use and Development/Reuse Regulations This page intentionally left blank City of Tustin MCAS Tustin Speclflc Plan/Reuse Plan Orftgo tto.1311 Page 222 of 495 Chapter 3 e Land Use and Development/Reuse Regulations ,�" , .,, OMMU}M�MEN 3-17 -o O a CD N N CD N � A O O Z A O N W Chapter 3 • Land Use and Development/Reuse Regulations City o/ Tustin MCAS Tustin Spec Plan/Reuse Plan Page ?-*8 r . �_ llllll�lllllllt�l����-��llllllllllll� 53:1 w _ 1 �_ - llllll�lllllll�lllllllllll���-��� __ lllll��lllllll����_��lllllllll - ��llll-���-��IIIIIIIIIIIY ry� � City o/ Tustin MCAS Tustin Spec Plan/Reuse Plan Page ?-*8 Chapter 3 • Land Use and Development/Rouse Regulations 3 } O� Q� CD o NNa} N Z Cil 0 p - }4. A W CO cn — 3-19 MIR 3 } O� Q� CD o NNa} N Z Cil 0 p - }4. A W CO cn — 3-19 -o (Pa (PM N N N 0 O) N O Z A O Vt W Chapter 3 • Land Use and Development/Rouse Regulations is City of Tustin MCAS Tustin Specific Plen/Reuse Plan Page.' '0 Chapter 3 • Land Use and Development/Reuse Regulations TABLE 3-2 LAND USEPLANSTATIS77CAL ANALYSIS ORGANIZED BYNEIGHBORHOOD ACREAGE NON-RESIDENTIAL USES RESIDENTIAL USES Exlstlsg pen"'" TOW Floor FborArm Floor Ams DUs T&W sa7los/Plsnsls Arm Gross Nett FAR a Arts S . Ft 4 S . FC a S . Ft a Pu Arne DUs NEIGHBORHOOD A PlatmiogArea I - 0.3 1,412,651 822,556 590,095 0 Planning Area I -A Educational Uses 663 50.2 Elementary School 10 10.0 10.0 Planning Arca 1-B 10.0 10.0 law Enforcement Tninmg or Education Planing Area I -C 4.0 4.0 ChiWtats Core Shelter Phoning Ates 1-D 2.4 2.4 ChiM Care Center Planning Ano I -E 1.9 1.9 Education Pl mtingAtea I -P 15.0 15,10 Ednraticnd Pls®wg flteal-0 18S 1,410, Odi SUBTOTAL PLANNING AREA 1 128.3 106.4 NIA 141 651 62 S 0 0 Planning Area 2 24.1 24.1 0.1 40,531 40,531 0 0 0 Planning Area 7 1 5,11 5.11 0.61 133,2941 85,2151 48,0791 01 0 SUBTOTAL NEIGHBORHOOD Al157.51 137.61 NIAJ 1,586,476 9"21 63kl741 01 0 NEIGHBORHOOD B Phoning Arm 4 54.2 43A I N/A N/A MA 7 304 Low Derun l-7 du/ac Plmmiag Area 5 51.7 41.4 N/A N/A N/A 15 621 ium Deni 8-15 du/ac Areal 20.7 140 SEe.stnlderde 248- 0 2A8- 0 BTOTAL NEIGHBORHOOD B 126.6 103.8 NIA 248,292 0 248,292 NIA 925 PNEIGHBORHOODC Area 6 84.5 84.5 0.16 574 992 496 068 78 24 0 0 BTOTAL NEIGHBORHOOD C 84.5 94.5 N/A 574,992 496,068 78,924 NIA 0 3-21 -Uo C a CD N 0 N 0,0 o m Z 4.0 Chapter 3 • Land Use and Development/Reuse Regulations City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-22 TABLE 3-1 LAND USE PLANSTATISTICAL ANALYSIS ORGANIZED BYNEIGHBORHOOD ACREAGE NON-RESLDENTIAL USES RESIDENTIAL USES Eriseiag PofeaeW ToealFloar Floor Area FfoorArea DU's Toes/ Desi on/Plannin Area Gross' Nd 2 F.A.R. ° Area S . Ft s S . Ft e . Ff.a PerAcre r DU's NEIGHBORHOOD D Plarming Area 8 Mixed Use 89.5 68S SwUmde!ds 1;975,992 329,032 1,;646960 25 Pack 56.3 563 High School to 40.0 40.0 Planning Area 13 77.6 593 see"sunderds 2,132,417 0 2,132;417 25 891 Park 12.9 129 Plane' Arcs 14 343 262 Seestandude -- 070 700 649.170 25 SUBTOTAL NEIGHBORHOOD D 310.61 263:2 N/A 4,757,2W 329,7321 4;427,,547 25 891 NEIGHBORHOOD E 1,1004Ateas.9-12 789 1 64:5 Sw1WW .ds 1 1,267,324 88,344 1,178989 0 Padci<-and Open Em 38.6 38.6 SUBTOTAL FOR NFIGHBORHOOD11 117.51 103.1 Sc* sfaadnds 1 1,267,324 86,344 1;1783980 0 NEIGHBORHOOD F Planning Area 16 31.0 27.91 0.41 486,1301 206,6401 279,4901 0 Planning Area 17 16.3 16.3 0.4 284011 63 89 220 722 0 Plaonin Area 18.• 16.7 14.5 0.35 40,846 40,846 0 0 Planning Area 19 38.6 38.6 0.4 672,5661 3,9901 669,5761 0 SUBTOTAL FOR NEIGHBORHOOD F 102.6 973 N/A 1 1,483,5531 314,7651 1,168,788 N/Al 0 NEIGHBORHOOD G PlsimingArea IS_: 112.6 104:3 N/A N/A N7 7 534 Low:Deosi 1-7dliab PWmingArea IS 51.8 47.8 N[A N/A N/A 15 489 Medium:llcosi 8-15 du/ac PbnningAr0-15, 8.3 7.7 25 192 _ Medium -Hi :Deaei 16-25.dii/sc P ' Area-15'SCliads ' 10.0 10.0 0 P Area IS Non P esidmtial 293 26.8 S«'smMatdb 466,637 8,106 45M31 0 Phanrin Area IS Parks & " S 63:1 63:1 N/A N/Al 0 Planning Area 20 <- 29A 23.5 N/A N/A N/A 25 376 Mediun - Density 16-25 du/ac Plam,ing Area 2l - Tustin 127.1 115.0 N/A N/A N/A 14 793 Low Deasi 1-7 du/ac SUBTOTAL FOR NEIGHBORHOOD 431A 398.2 N/A 466,637 8,106 458,531 N/A 2x383 City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-22 Chapter 3 • Land Use and Development/Reuse Regulations Nem: 1. Gram acaag for ach Planning Ara is an estimated allocation mranved San the edge of the 4acent fubue ancrial oral saordary roadway, my public roadway shown on the land the Plan, salla Us: bomduy of the Planning Am. The amount of Ind derated to roadways shown on the land Use Plan is calculated undo the Rightof-Way designation. Actual scraps will be refined during the site plan sad subdivision process. 2. Net scrape is an estimated allocation based on syos screw rcducced for internal circulation (local meds) within a Planning Area. Net scrape is atimaled approximately for each Phunarg Ara, Wed on penmtted use, sura of the Planning Ana, and typical site planning cansideretwna Actual net acaapra will be refined dung tle ante plan and aubdiv = proaas. 3 `FloOKAria RWO.OA.R.)ii dwffl-O@0ox�affbuil8iapilsid=a P6mm8 Arra14,rNd byl6eael rreaye M'We:CYumm(Ai`tJt tifrbut)fbiei.. °fm'i,S efFJII.YStlYly7I�N((1F � WG 4. Total Fx 5. Existing 6. Pcoslht 7. DU's Pa 8. ;':, TotzHA O upin to PK22 wgOrdrrid; a I1.: • PA.0 incl des an tl =don (#.:;, and spew apaeei. The PVVcW WCAW'!ogbagah w,'01x detetpn'ded,taia tp 0on(sahlie6ia411np ap"�sdval, lrerever, the twl albwabld'Iiae0lil`imdfllf,Y[!; 5 13�j� itii thea e ro 12, PAaOaGealloadnr m beplgmdrrpmipN Z 13. PAa 40aae �RocioaCo o nae to anally ,get+pnSlal.hor ,h� iaoil u(sa�bls rout s reed of a�tw'ae:elopme i dwdloa aniuipl l '.n` i die`ail"K o 14. PA I la composed ofaumeroos public ebtwef'sW urs m ppsr8ad m SPsatlPtl,$3 pPd lei of me $pecl8e Plan; A W t0 CT � 3-23 TABLE 3-2 LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BYNEIGHBORH00D ACREAGE I NON-RESIDENTIAL USES RESIDENTIAL USES Exna PWIMM Totat Floor FZwArea FdosrAre's DEPSTold Desi nation/Piarnin Area Gran i Na s FA.R Area S . FL)41 . FR s (Sq. Fk a Per Acre DU'a NEIGHBORHOOD H Planning Ara 22 73.4 61.0 N/A NIA N/A IS 402 Medium Density (8-15 du/ac) Blementary School K-8 10 1 Neighborhood Park!e SUBTOTAL FOR NEIGHBORHOOD H 730 61.0 N/A N/A N/A WA N/A 402 RIGHT-OF-WAY Roadways 173'01734 N/A "'Al NIA 0 0 Drairalge nod Control Drain) ains 28.5 28.5 N/A NIA NIA 0 0 SUBTOTAL RIGHT OFWAY1 201.91 20L91 MA N/Al N/A I MAI 0 TOTALS: 1 1,606.2 1,5456A6 N/Al jP0.NW3j 2,185,317„ 6i1"236 NIA d,Nt Nem: 1. Gram acaag for ach Planning Ara is an estimated allocation mranved San the edge of the 4acent fubue ancrial oral saordary roadway, my public roadway shown on the land the Plan, salla Us: bomduy of the Planning Am. The amount of Ind derated to roadways shown on the land Use Plan is calculated undo the Rightof-Way designation. Actual scraps will be refined during the site plan sad subdivision process. 2. Net scrape is an estimated allocation based on syos screw rcducced for internal circulation (local meds) within a Planning Area. Net scrape is atimaled approximately for each Phunarg Ara, Wed on penmtted use, sura of the Planning Ana, and typical site planning cansideretwna Actual net acaapra will be refined dung tle ante plan and aubdiv = proaas. 3 `FloOKAria RWO.OA.R.)ii dwffl-O@0ox�affbuil8iapilsid=a P6mm8 Arra14,rNd byl6eael rreaye M'We:CYumm(Ai`tJt tifrbut)fbiei.. °fm'i,S efFJII.YStlYly7I�N((1F � WG 4. Total Fx 5. Existing 6. Pcoslht 7. DU's Pa 8. ;':, TotzHA O upin to PK22 wgOrdrrid; a I1.: • PA.0 incl des an tl =don (#.:;, and spew apaeei. The PVVcW WCAW'!ogbagah w,'01x detetpn'ded,taia tp 0on(sahlie6ia411np ap"�sdval, lrerever, the twl albwabld'Iiae0lil`imdfllf,Y[!; 5 13�j� itii thea e ro 12, PAaOaGealloadnr m beplgmdrrpmipN Z 13. PAa 40aae �RocioaCo o nae to anally ,get+pnSlal.hor ,h� iaoil u(sa�bls rout s reed of a�tw'ae:elopme i dwdloa aniuipl l '.n` i die`ail"K o 14. PA I la composed ofaumeroos public ebtwef'sW urs m ppsr8ad m SPsatlPtl,$3 pPd lei of me $pecl8e Plan; A W t0 CT � 3-23 Chapter 3 e Land Use and Development/Reuse Regulations -o tP to N N W 0 O <1 N O0 Z 15. A O 16. Co 17::' M 19. TABLE 3-2 (CONTINUED) PA2,Cmnx4ty'Pe440431',FxiifYig egiun rootaRu �.� nlopm i pooem.l Ly*dwe iy* Tb� �1Lei lnn� fw ae noe dfe iaea an ak lino the P1>tn i m1a a alar 3.3 net acne NfidmOed lbedevclonmmt mtraaWlliPlaailen Arn-lS➢anneaard eri:6aidiii�f in`f"-'. nm Fi:.1wM City o/ Tustin MCAS Tustin Spec& Plen/Reuse Plan Page:' '14 Chapter 3 e Land Use and Development/Rouse Regulations 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 3-1) shall apply, subject to transfer conditions between neighborhoods provided below in Sections 3.2.3 and 3.2.4. 3.2.2 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. 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 s,_pecific planting area development standards. Gross acres is defined as total acres less the—arterial roadwa 'moi• 3.2.3 Transfer of Dwelling Unit Allocations If a Planning Area is developed with less than the maximum number of units allowed, then the "unused" residential development potential may be transferred to another Planning Area which supports residential uses. In no case shall transfers of units result in: A. The maximum number of dwelling units in a Planning Area exceeding prescribed Planning Area maximums by more than 10 percent without a Specific Plan Amendment, as shown on the Land Use Statistical Analysis (Table 3-1), unless the following criteria are met, subject to a written finding by the Director of Community Development: 1. Such transfers shall not increase the total units allowable in the overall Specific Plan; 2. Transfers shall be consistent with the uses and development standards of the receiving Planning Area; B. Significant alteration of the basic character of development in the gaining or losing Planning Area. Page Chapter 3 e Land Use and Development/Reuse Regulations 3.2.4 Non -Residential Land Use/Trip Budget The non-residential land use/trip budget traclang system is a mechanism for managing the forecasted vehicular trips generated by the land use mix in the Specific Plan. The purpose of the tracking system is to ensure that development can be accommodated within the planned roadway capacity of the on-site and off-site roadway systems. The basis for the trip budget is the specification of a mix of non-residential uses for each neighborhood. The budget establishes a baseline capacity of average daily trips (ADT) for each neighborhood. Using assumed traffic generation rates, the number of trips that would be generated at buildout of the Plan was estimated. This mix has been further allocated to Planning Areas only for ease of administration. However, the trip budget by neighborhood shall control the amount and intensity of non-residential uses by neighborhood In order to manage the availability of roadway capacity, a Trip Budget Tracking System is established as part of this Specific Plan to monitor and report on the traffic implications of each development project which involves non-residential uses. The system entails establishment of a maximum limit on the number of ADT's generated from non-residential uses within the Specific Plan and for each neighborhood. That limit is shown in Table 3-3, Trip Budget, which summarizes the square footage of non-residential uses allocated to each neighborhood by Planning Area, and the associated ADT. Residential uses are shown for information only, but are not part of the Trip Budget. This information is derived from the Environmental Impact Statement/Environmental Impact Report for the Disposal and Reuse of MCAS Tustin. City of Tustin MCAS Tustin Specific Plan/Reuse Plan O2Waence fi o. 1311 Page 232 of 495 Chapter 3 e Land Use and DevelopmenVReuse Regulations City of Tustin MCA S Tustin Specific Plan/Reuse Plan 1&MRAo. 1311 Page 234 of 495 TABLE 3-3 PLANNING AREA TRIP BUDGET A a o. Land Use Cateeon, Ungs Residentta!/Par Non -Residential Amount ADTs I Amount I ADTs N fMHOOD 1 Elementary/Middle Srbool 550 561 Leaminir Center TSF 7.920 Neighborhoodm ci F 27.12 3,033 Tustin F 6 PA 1 Trio Budpet Total a20.28 17,734 ACRE 24.1 1,227 _j Transitional HoQne ROOM 192 941. PAehborhood A S uare Foo a Tolal F 1320. 8 Nel h orhood A Trl Bud et Total 734 NBORHOOD B 4 LDR -7 DIJ/Acre) M /DU Senior Housine Attached DU DU L45 120 72 1,388 20 250 5 MDR -1 MHDA 1 - / c Senior housing Attached U m DU 132 438 1,056 zm 590 7 Comm ni Cotmnerci I General Mee I PAITrinBudeel Total 1 TSF IB -F 192, 144.84 248. 7.052 1 4 ' h orh B S uare Wase Total I 35F 1 248.3 Nelthborhood B Trip Budget Total 74 lG D Communis otnmerc' 7.i I 3 920 City of Tustin MCA S Tustin Specific Plan/Reuse Plan 1&MRAo. 1311 Page 234 of 495 Chapter 3 • Land Use and Development/Reuse Regulations Page TABLE 3-3 OMMd PAM Ares Na Laed Use CatWM UnInAmoant Residen ' ants T Nae-ResidenW Amount ADTs Regional Park ACRE 84.54 PA 6 Trio Budw Total 3 NelaWwrhood C Sonare Footage Total MF57. 3.920 ElGHBORHOOD D 8 Hieh School STU 1,850 3,312 N 65.69 7 345 General Office 7 011iee TSF - 1-383.8 1 Industrial Park TSF 319.51 EMI ACRE 10.3 52 --LLL Sports P2,475 Budget Total 1,976 487 MHDR (16-25 D IA DU 891 5.907. H 0 ROOM 5A 4115 Commercialorhood TSF 1 1 1General ill TSF 11711 2aL4 Office TSF 1,512 20,065 Ew—k ACRE 12.9 Health 1 Hieh-TurnoverRestaurani TSF 12 1.526. PA 13 Trip BudgetTotal9 IA i al TSF Offs M_IMMC Theatre (25 TSF) Ma LM Hi h -Tum verRestaurant N D S ware Foote a Total TSF N ood D Tri Bu Total 89 E Industrial Park 44.61 714 Park ACRE 111 6 2 Sports Park 6A 328 _A919— P9 THDBudget Total 44. 1 714 10 7`SF 156.92 2.081 Industrial Park TSF 124.41 j_6.9_ Park ACRE 1.4 7 _j P ACRE 4.3 231 PA 10 Trio Budget Total 1. 3.650 Neighborhood mmercial TSF 18.13 General Office ME 371. 4 Office Park TSF 278.78 2,663 Industrial Pa 138. 2,M Pal ACRE 25.7 130 PA 1 I Trin Budget Total 807.32 !1 i28 P F1 134.17 1,281 PA 12 Trio Budget Total 134.17 1,281 Nelabboritood E Savare Footage Total 1 151 1,267.33 NeiabborhoW E Trip BudgetI 1 1.7&273 Page Chapter 3 a Land Use and Development/Rouse Regulations All Planning Areas are shown to account for the total ADT associated with developing the Specific Plan, but the trip budget applies only to non- residential uses. They are highlighted in Table 3-3. The Community Development Department and Public Works Department shall maintain a current Trip Budget Tracking form depicting the maximum square footage of non-residential development in each neighborhood. The form shall specify the assumed square footage of commercial, office, institutional and other non-residential uses which have City of Tustin MCAS Tustin Specific Plan/Reuse Plan &rrMUONo.1311 Page 236 of 495 TABLE 3-3 PLAIV)VINGAAW TRIP BUDGET Plana Area o Land Use Cate¢ory/ni !Non -Residential Amount ADTs Ainoa+rt ADTs N D Sbowina Center A 16 THR Bad et Total TSF 448 448 13,772 13.77 17 — Shomina Center47 PA 17 TrID Badret Total 47 1.4451 1445 Mill PA IS Trip Bud et Total F 40.85 40.85 542 12 Shoppim, Center Multi I TSF PA 19 Td Bu et Total TSF TSE 435.6 13 1 4 00 W& 13,391 6 19,691 elffhborhood F unre Footage Total I TSF I 1 1 1,041.45 el bberhood F Trip Boded Total 1 35,450 NEI B G 11 L,DR 1-7 /Acre DU 15 OIIIA�) DU 489 1111 MHDR 16-25 DLJ/Acre 192 1,273 Elernernary/Middle Scbool STU 1,200 1,224 Neighborhood Cc a 26.0 ZM Community F 130.68 8. 0 General Office T,$F 15= 1.994 Pffk ACRE 49 249 Congregate 158. 970. _jenior SQQTtG P k 14.1 758 PA 15 Trip Budget Total 466.3 14M5 2 -2 D /AcreDU 4 3 21 LDRA -7 QUIA DU 189 1,809 DU/AcreMDR (t-13 DU 401 3,720 N &hborhoed G Sovare Footsee Total MF 466.63 Nelghborbood G THD Budeet Total I NIG BORHOOD H _11M. 22 LDR -7 DU/A D 166 1.589 RDU 1 ch I STU650 H S ware Footage To 1 TSF 0 borhood H Tri Bu et Total ,Zbood and Park use ares own for inforgrational purooses only and are not = of the non-residential All Planning Areas are shown to account for the total ADT associated with developing the Specific Plan, but the trip budget applies only to non- residential uses. They are highlighted in Table 3-3. The Community Development Department and Public Works Department shall maintain a current Trip Budget Tracking form depicting the maximum square footage of non-residential development in each neighborhood. The form shall specify the assumed square footage of commercial, office, institutional and other non-residential uses which have City of Tustin MCAS Tustin Specific Plan/Reuse Plan &rrMUONo.1311 Page 236 of 495 Chapter 3 • Land Use and Development/Reuse Regulations been assigned to each neighborhood. In addition, the form shall specify the amount of square footage approved for development with the equivalent ADTs assigned to a development, and amount of ADT's available for remaining development or available for transfer to another neighborhood. The information shall be further allocated to each Planning Area based on Table 3-3 for administration purposes only. The essential requirement is to document ADT status as it is impacted by each development project so that sufficient roadway capacity remains to accommodate later projects. Page Chapter 3 • Land Use and Development/Reuse Regulations The following information will provide additional clarification for purposes of implementing the Trip Budget Tracking System. ■ Calculation of ADTs on Parcels: The calculation of ADTs assigned to a parcel will occur upon approval of a site plan, or design approval for new development, or submittal of an application for building permits, whichever occurs first. Refinements to calculations can be made at the building permit stage where square footage changes are proposed to a development. ■ Calculation of ADTs for Multiple Use Developments: In a development containing more than one use, ADTs shall be calculated by multiplying the total square footage for each use by the respective trip generation rates and adding the ADTs for each land use on a parcel to derive the total ADTe for a project. ■ Deviations from the Trip Budget Land Use Mix: A proposed development may deviate from the land use mix shown in the trip budget as long as it can be demonstrated that sufficient ADT capacity exists to serve the project and the remainder of the neighborhood. Consistent with authorized uses within each neighborhood, exchanges of square footages between approved land uses in the Non -Residential Land Use(Trip Budget may be approved subject to review and approval of the total trip generation for a neighborhood by the Public Works and Community Development Departments. Proposed projects will be analyzed in terms of. 1) consistency with the base case mix of uses (Table 3-3) specified for the Planning Area(s); 2) the proportion of the neighborhood trip budget projected to be consumed by the project; and 3) the ability to ensure availability of ADT capacity for subsequent projects within a neighborhood. Adjustments to the amount, intensity, or mix of uses may occur if consistent with the Specific Plan and if desired by the City, as long as sufficient trips remain to accommodate remaining development potential in a neighborhood on parcels where development proposals have not been submitted. ■ Trip Budget Transfers between Neighborhoods: Where available ADT's from the trip budget remain for an undeveloped parcel(s) within a neighborhood, the transfer of the ADTs to another neighborhood shall not occur without the authorization of the landowner(s) of the developed or undeveloped parcels within the contributing neighborhood agreeing to the transfer. This approval City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-32 Ordinance No. 1311 Page 238 of 495 Chapter 3 • Land Use and DevelopmentlReuse Regulations shall be in the form of an agreement to run with the land and subject to review and approval of the City Attorney prior to approval of the transfer. All transfers of available ADTe shall be documented in the Trip Budget Tracking System. is Establishment of Trip Generation Rates: Trip generation rates for estimating the number of vehicle trips that will be generated for land uses in the Specific Plan are included in the WAS ELS/EIR Traffic Study. Since traffic generation rates may vary over time, those used in the Traffic Report may be updated periodically subject to review and approval by the Planning Commission. The methodology for calculating site trips in the MCAS EIS/EIR Traffic Study shall be used for update purposes. 3.2.5 (Section Deleted)Tust'R Ranch Read and WaFFIG Plan Ordinarfe Page . . Plan Ordinarfe Page Chapter 3 a Land Use and Development/Reuse Regulations 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 heamin Education Village (PA 1) is an educational environment consisting of a broad mix of public -serving uses. The beamiRgEducation Village is comprised of subplanning areas 1-A through I-&- 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 expected that many of the existing buildings in the LeamiafEducation Village will provide reuse opportunities for educational purposes. Included within PA I -A is a 10 -acre elementary school site proposed for the northwesterly corner 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 1-B), and a 4 -acre Children's Intermediate Care Shelter (PA 1-C). The beaff4ngEducation Village may also include a child care facility (PA 1-D). an educational use operated by the Rancho Santiago Community College District, and a City -owned site.) pmpese-'ofer r-euse. In addition, a more detailed description of these and other public -benefit 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 corridors to the northern blimp hangar (if retained); and trail linkages to adjacent neighborhoods. City of Tustin MCAS Tustin Spec Plan/Reuse Plan Ordin�an e3 o. 1311 Page 240 of 495 Chapter 3 e Land Use and Development/Rouse Regulations 3.3.2 Planning Areas I A 1$, 1-C, 1-0, afmi-1-E, 1-F and 1_G (Leaminq ducation Village) The purpose and intent of the Education Village designation is as 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 "P" occurs, or by conditional use permit where the symbol "C" occurs. • Children's intermediate care shelter (only in PA 1-C as P shown in Figure 3-1) • Churches or other religious institutions C • Law enforcement training facility (only in PA 1-B as P shown in Figure 3-1) • Nursery school or child care center P Public school, community college, educational campus or P other educationally oriented uses . Private school B. Accessory Uses and Structures C 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 • Industrial/commercial business incubators (start-ups) • Laboratories and office facilities used for basic and applied research, testing and consulting • Maintenance facilities, structures, outdoor storage • Medical/dental clinics • Post office • Support commercial, office, retail service uses C. 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. MCAS Tustin Specific Plan/Reuse Plan Ordinar(d4W.7WII Page 2490t306 Chapter 3 • Land Use and Development/Reuse Regulations D. Site Development Standards 1. Minimum lot area - no minimum requirement 2. Maximum building height -100 feet (six stories) 3. Maximum floor area ratio - .30 FAR, except for PA 1-B and PA I -C which shall be .35 FAR 4. Minimum building setbacks' 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 f) Minimum distance between buildings -10 feet 5. Landscape setbacks' 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) Areas not devoted to buildings, parking areas, hardscape, 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 comer 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). 4. 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). 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). ' Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are 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. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-39 Ordinance o.1311 Page 242 of 495 Chapter 3 • Land Use and Development/Reuse Regulations 11. 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) E. Special Development or Reuse Requirements 1. A concept plan approval shall be required for individual subplanning areas 1-A, 1-B, 1-C, I -D, and 1-E prior to reuse or new development (refer to Section 4.2.1 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 bewdmgFducation Village shall be required to enter into an Agreement with the Local Redevelopment Authority. The purpose of the Agreement is to: 1) 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 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 Leafain Education Village, prior to use and occupancy of existing buildings and/or new development. Said agreement shall identify required capital/infrastructure 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 (Planning Area 1-A). 6. The baseline mix of uses for Planning Area 1 is 98 percent LeamwtEdgelItion Village and 2 percent Commercial, which will be administered by the Non -Residential Land Use/Trip Budget procedure specified in Section 3.2.4. The purpose is to Page Chapter 3 • Land Use and Development/Reuse Regulations ensure that adequate circulation capacity is available to serve the proposed project. F. Development or Reuse Guidelines 1. 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 i) Addition of bicycle facilities including bike racks j) Creation of lgEducation Village entryways through signage and landscape design k) Creation of signage program for building identification and directional signs 1) Enhanced lighting scheme for building entrances, common areas, paths, and parking areas 2. A safe, convenient, pedestrian access shall be provided across North Loop Road (extension of Valencia Avenue) within the beemin Education Village. City of Tustin MCAS Tustin Specific Plan/Reuse Plan OrdiergnceT7o. 1311 Page 244 of 495 Chapter 3 • Land Use and Development/Rouse Regulations The formal siting pattern of buildings shall be continued in the design and siting of infill development. ✓9s %Wfor wns Mb/ LX01•4e- visi✓ 7ywA /mss s LA ss o~LN -,-4P e-AgG 'GA1G. p�.lcsr�.s.vT 4. Buildings shall be clustered to create plazas, focal areas, and activity areas. 5. Utilize the "Village Green" and other courtyards in the siting and orientation of buildings to provide focal areas and enhance pedestrian activity. 6. 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. 7. 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. 8. Demolition of structures shall be considered or undertaken under the following conditions: 1) 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 Ordinarle Page Chapter 3 • Land Use and Development/Reuse Regulations 3.3.3 Planning Area 2 - Community Park A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol 'P" occurs or by conditional use permit where the symbol "C" occurs. • Ballfields, courts, playgrounds and other recreation P facilities • Civic, cultural and community center buildings P • Nature center with live animals C • Private recreational facilities P • Public park P • Sports field lighting where fighting is designed to confine P direct rays and glare to the premises B. 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: • Maintenance facilities and structures, enclosed and screened outdoor storage • Support commercial concessions C. 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 land use designation of this Planning Area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Site Development Standards 1. Minimum lot area - no minimum requirements 2. Maximum building height - 35 feet 3. Minimum building setback - none 4. Maximum floor area ratio - .10 FAR 5. Landscape Setbacks= a) North Loop Road - 30 feet ' Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. In the case of the Community Park, park area can be located in the setback area. City of Tustin MCAS Tustin Speclflc Plan/Reuse Plan &Yeakfto. 1311 Page 246 of 495 Chapter 3 • Land Use and Development/Reuse Regulations 6. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan. 7. An internal pedeshianhnulti-use trail through the park shall be developed and coordinated with access to the elementary school site to west and residential development to the east. 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). If this setback conflicts with existing ballfields that the City wishes to retain, then a reduced or modified community intersection treatment may be provided subject to the determination of the City. 9. Other General Development Regulations (refer to Section 3.11 as applicable) 10. Signage (refer to Section 3.12 as applicable) 11. Off-street parking (refer to Section 3.13 as applicable) E. Special Development or Reuse Requirements 1. Existing structures shall be brought into conformance with the Uniform Building Code as amended by the City, State of California Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). F. Development or Reuse Guidelines 1. Demolition of structures shall be considered or undertaken under the following conditions: 1) 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 intent of this Planning Area. 2. A view corridor into the park at the intersection of Armstrong Avenue and North Loop Road (extension of Valencia) shall be maintained. 3. In conjunction with Master Plan improvements in excess of $1 million dollars in valuation, a screening wall shall be provided along the northern boundary of park where none exists in accordance with the General Regulations Section 3.11. A summary of the key design guidelines for the Community Park is provided in Figure 3-3, located at the end of Section 3.3. ruse Ran Ordinaiid$ *T#8* Page ft%9191 Chapter 3 • Land Use and Development/Reuse Regulations 3.3.4 Planning Area 3 - Transitional/Emergency Housing A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. • Congregate care facility P • Government facility C • Medical/dental clinic C • School, public or private community college/educational C campus • Single room occupancy hotel (192 unit maximum) P • TransitionaVEmergency housing (192 bed maximum) P B. 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: • Administrative offices • Caretaker's quarters • Assembly/multi-purpose buildings • Kitchen/dining • Maintenance/storage facilities and structures • Medical/dental clinics C. 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. D. Site Development Standards 1. Minimum lot area - none 2. Maximum building height - 35 feet 3. Maximum floor area ratio - .60 FAR 4. Minimum building setbacks3 Landscape setbacks are measured from the back of the club and aro a combination of parkway, sidewalk, and planting areas. Non -conforming landscape setbacks will be permitted to remain City of Tustin MCAS Tustin Specific Plan/Reuse Plan OINA&Ao.1311 Page 248 of 495 Chapter 3 e Land Use and DevelopmenVReuse Regulations a) Red Hill Avenue - 40 feet b) Interior side yards - 5 feet c) Minimum distance between buildings -10 fed d) Private streets -10 feet c) Distance between accessory structures - 5 fcet f) Distance between principal and accessory structures -5 fee 5. Landscape setbacks; a) Red Bill Avenue - 30 feet 6. Landscaping a) Areas not devoted to buildings, parlang areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 7. Other General Development Regulations (refer to Section 3.11 as applicable) 8. Signage (refer to Section 3.12 as applicable) 9. Off-street parking (refer to Section 3.13 as applicable) E. Special Development or Reuse Requirements 1. Concept plan approval shall be required for Planning Area 3 prior to reuse or new development (refer to Section 4.2.1 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, any party receiving or leasing property from the Department of Defense or Local Redevelopment Authority (LRA) shall be required to enter into an Agreement with the LRA. The purpose of the Agreement is to: 1) identify the planning goals of the agency receiving property and the City or LRA for the site; 2) identify the scope and schedule for the short-range improvements and long-range development plans for the property; 3) establish a process that provides for meaningful consultation on development and operational issues of mutual concern; 4) identify capital/infrastructure improvements and environmental impact report mitigation that will be required of the agency receiving or leasing 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 to accommodate existing walls or buildings not in future right-of-way. Building setbacks are measured from Canoe right-of-way. Page Chapter 3 • Land Use and Development/Reuse Regulations 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 lie'Leamin Education Village, prior to use and occupancy of existing buildings and/or new development. Said agreement shall identify required capitaliinfrastructure improvements and environmental impact report mitigations. 5. Access to Planning Area 3 shall be secured from recorded easements on adjacent private streets within the Leamin Education Village (Planning Area 1). 6. Transitional/emergency housing shall not be used in calculating the total number of units permitted to be in rental tenure in the Specific Plan. F. Development or Reuse Guidelines 1. Existing buildings, open space areas, and other site improvements shall be aesthetically upgraded through architectural and landscape improvements, prior to issuance of use and occupancy permits. Such improvements may include, but are not limited to, the following: a) Upgraded window types and treatments (i.e., trim) b) Upgraded entries, including doorways, covered walkways, decorative paving c) Upgraded roofing materials and roof overhangs d) Extensive planting of trees and shrubs throughout the site, including parking areas and common open space areas e) Improved landscape design along building perimeters and entries f) Addition of pedestrian amenities including paths, benches, shade trees, trash receptacles, drinking fountains, and lighting g) Addition of bicycle facilities including bike racks h) Creation of signage program for building identification and directional signs i) Enhanced lighting scheme for building entrances, common areas, paths, and parking areas 2. The existing concrete wall along Red Hill Avenue shall be replaced or aesthetically improved to be decorative, durable, and to blend with the landscape design along Red Hill Avenue. A summary of the key design guidelines for the Transitional/Emergency Housing site is provided in Figure 3-3, located at the end of Section 3.3. City of Tustin WAS Tustin Specific Plan/Reuse Plan Pa44 Ordinangec3 e No. 1311 Page 250 of 495 updeadN Y Y1pew nnrn.nw mom iw PIM Ila Am wa 0 s"Fl"W" a to m CD � N tod" Cn ar yn2d6 0 0 A W V1 PA 4 PA - PA Z PA 8 nr PARK yl -A �1'= — ' wwapponrdYrlydeawntlgr . ..d nglarlprk -- K ---------'�" 1 P A 8 PA 3j i �Twausmerui 1-D�: 1 1-G PAI -A �' ' riwa. rlwrvrdrwrnl YrY EDUCATION i �'K N VILLAGE rrr.d e.aaaea..ldrq 1-F 9 PA 10 PA 8 WFOMis Cb#PW3-land Uwand D. WgWAMVRl N$Oborhood A Ruidrdeas ti HNT13 Chapter 3 • Land Use and Development/Reuse Regulations This page intentionally left blank City of Tustin MCAS Tustin Spec Plen/Reuse Plan Page 3-46 Ordinance No. 1311 Page 252 of 495 Chapter 3 • Land Use and Development/Reuse Regulations 3.4 NEIGHBORHOOD B 3.4.1 Introduction Neighborhood B is composed of Planning Areas 4, 5, and 7, as shown on the Statistical Analysis, Table 3.2. The Low Density Residential use (PA 4) containsO 274 exieting-attached dwelling units, known as Tustin Villas %Neb may be Ar moh, units m", be reeensweete The City has identified some of the corrections necessary to meet building and safety code requirements. However, the e*isgeg—units lackpd the architectural and landscaping details generally found in private market housing. The following regulations and guidelines address the improve- ments that will be required for new construction. Planning Area 5 contamsed nine small buildings located in the southwest comer of the Planning Area Planning Area 7 contains two of the blimp hangar mooring circles as well as undeveloped land area. The following regulations and guidelines have been developed in response to issues at both the Neighborhood and Planning Area levels. The issues involve the need for upgrading the housing area to market -rate standards; infill development considerations for new housing; visually integrating uses through landscape design, and trail linkages to adjacent neighborhoods. Page Chapter 3 • Land Use and Development/Reuse Regulations 3.4.2 Planning Area 4 - Low Density Residential A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. Community care facilities for six or fewer persons P • Condominiums and cooperatives P • Family care home, foster home or group home, for six or P fewer persons • Large family day care for seven to twelve children on P single family detached lots in accordance with the Tustin City Code • Multiple -family dwelling units (apartments) in C accordance with tenure provisions in Section 3.4.2.G • Residential care facility for elderly, for six or fewer P persons • Single-family attached dwelling units and duplexes P • Single-family detached dwelling units P • Single-family detached carriage way units P • Small family day care for less than seven children on P single family detached lots B. 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: • Carports Garages Home occupations subject to provisions of the City Code • Patio covers/trellises • Swimming pools, spas, jacuzzis Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. City o/ Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-48 Ordinance No. 1311 Page 254 of 495 Chapter 3 a Land Use and DevelopmentlReuse Regulations D. Site Development Standards - Single Family Detached 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks° a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard -10 feet fl Distance between accessory structures - 5 feet e) Distance betweenyrincipal and accessory structures - 5 feet 7. Landscape setbacksl a) Edinger Avenue - 30 feet 8. Landscaping a) Areas not devoted to buildings, parking areas, handscape, and roads, shall be landscaped b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 11. 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) 4 Landscape setbacks are measured Som the beck of the curb and we a combination of parkway, ... __ sidewalk, and planting reqs. Building setbacks aro measured from future right-of-way. Non- conforming landscape and building setbacks will be pemtitted to remain to accommodate existing walla or buildings not in future right-of-way. MCAS Tustin Specific PlartlReuse Plan Ordlnaft d1oTOWM PageeffffeoW Chapter 3 e Land Use and Development/Reuse Regulations E. Site Development Standards — Single Family Detached Carriage Way Units Definition: A type of single family detached product that is located on a minimum thirty-six (36) foot wide paved street with a ten (10) foot parkway on both sides of the paved portions of the street with a garage that is located to the rear of the residence and takes access from a rear two-way alley that is a minimum of twenty-four (24) feet wide. 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks° a) Edinger Avenue - 40 feet b) Local public street -10 feet c) Private street or private drive - 5 feet (front yard) d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 3 feet for garage and 7 feet for living areas including living areas above garage f) Distance between accessory structures - 5 feet e) Distance between principal and accessory structures - 5 feet h) Building to building setback - 30 feet minimum, applicable to units fronting a paseo/open space 7. Landscape setbacks° a) Edinger Avenue - 30 feet 8. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning ppCiit�ty of Tustin MCAS Tustin Specific Plan/Reuse Plan OrIgnie No. 1311 Page 256 of 495 Chapter 3 • Land Use and DevelopmentlReuse Regulations Area in accordance with the General Development Regulations. 11. Homes that side -on to a local road shall incorporate architectural enhancements on the side and front view of the unit, as seen from the local road. 12. End units — a minimum back up space of three (3) feet in addition to the width of the drive approach. 13. Otter General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable to Single Family Detached) F. Site Development Standards - Single Family Attached 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot width - no minimum 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent less required setbacks and open space areas 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three aides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 7. Private outdoor open space - minimum private outdoor open space shall be increased to 400 square feet for existing units. 8. Minimum gross floor area per dwelling unit, excluding the garage: a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 900 square feet 9. Minimum building setbacks a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 10 feet fl Distance between accessory structures - 5 feet s Building setbacks we measured from acture right-of-way. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls er buildings not in fume rightof-way. WAS Tustin SpecHfc Plan/Reuse Plan OrdinarftiQb oAq Page EffibPAt Chapter 3 • Land Use and DevelopmenVReuse Regulations el Distance between principal and accessory structures - 5 feet 10. Landscape setbacks6 a) Edinger Avenue - 30 feet 11. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and toads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 12. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 13. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) G. Site Development Standards - Condominiums and Multiple Family Dwellings 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum development site — 8 acres (minimum legal lot size) 3. Maximum building height - 40 feet 4. Maximum lot coverage - 65 percent, less the required building and landscape setbacks 5. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 6. Private outdoor open space - minimum private outdoor open space shall be increased to 400 square feet for existing units. 7. Minimum gross floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet 6 Landscape setbacks aro measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. City of T6u2stin WAS Tustin Specific Plan/Reuse Plan OrdPngnce5 o. 1311 Page 258 of 495 Chapter 3 e Land Use and DevelopmentlReuse Regulations b) 1 Bedroom - 550 square feet c) i Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet 8. Minimum building setbacks' a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 10 feet fl Distance between accessory structures - 5 feet e) Distance between principal and accessory structures - 5 feet 9. Landscape setbacks? a) Edinger Avenue - 30 feet 10. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 11. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 12. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable) H. Special Development or Reuse Requirements Concept plan approval shall be required for Planning Area 4 prior to raise or development (refer to Section 4.2.1 of this Specific Plan). t Landscape setbacks in nu morw from the back of the curb sad are a combination of parkway, sidewalk, end planting auras. Building setbacks an measured from future right-of-way . Noa- oonfomting la dacape and building setboda will be permitted to romain to accotmrodate existing walls or buildings not in future right-of-way. Page Chapter 3 • Land Use and Development/Reuse Regulations 2. Development unit - Planning Area 4 shall be developed or redeveloped as a single development unit. 3. Affordability - The following minimum affordable housing production objectives are intended to reflect the intention of the City to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provision of housing for households at very low, low, and moderate incomes levels. Specific housing requirements for redevelopment and Housing Element compliance will be established at the time of development project approval to ensure uniformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) At least 15% of units for initial occupancy by very low income to moderate income households for redevelopment, with 6% (or 400/*) of units affordable to very low income households. b) At least 38 additional units for occupancy by low income households. c) At least 15 additional units for occupancy by moderate income households. d) Restricted affordable housing units shall be reasonably dispersed throughout the project and shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. e) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes f) The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off- site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be at City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-54 Ordinance No. 1311 Page 260 of 495 Chapter 3 • Land Use and Development/Reuse Regulations the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. 4. Tenure - Reuse/development in Planning Area 4 shall be preferably ownership tenure, Development of apartments is a discretionary action requiring approval of a conditional use permit. Consideration of a conditional use permit should include the City's preference for ownership tenure, and in any event, no more than 25 percent of the total number of units permitted within the City of Tustin portion of the Specific Plan may be approved for apartments. 5. 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 Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). 6. 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 PA 4 prior to use and occupancy of existing buildings and/or new development. Said agreement shall identify required capital/infrastructure improvements and environmental impact report mitigations. I. Development or Reuse Guidelines 1. Existing housing units shall be aesthetically upgraded through architectural and landscape improvements to appear consistent in quality with private market housing in the surrounding neighborhoods of Tustin and Irvine. Such improvements shall be completed prior to issuance of use and occupancy permits. The improvements may include, but are not limited to, the following: a) Upgraded facade treatments, including use of plaster or stucco, wood siding, brick, stone, and other approved materials b) Upgraded window types and treatments (i.e. trim) c) Upgraded roofing materials and extension of roof overhangs d) Updated color scheme for buildings and walls e) Enhancement of private patios and balconies Page Chapter 3 • Land Use and Development/Reuse Regulations f) Upgraded appearance of unit entrances, including doorways, walkways, decorative paving g) Improved landscape design of front yards and common areas h) Consistent landscape treatment along Iocal roads i) Extensive planting of trees and shrubs throughout the site j) Decorative treatment of all exposed site walls k) Upgraded driveways 1) Decorative paving and other hardscape amenities for pedestrian paths in common areas m) Improvements to common recreational areas including provision of shelters, lighting, and refurbishing of facilities n) Creation of project entryways through signage and landscape design o) Upgraded and consistent signage, including project identification, addressing, and directional signs p) Enhanced lighting scheme for units, common areas, paths, and parking areas q) Application of defensible space techniques in landscaping and lighting 2. The existing boundary wall along Edinger Avenue shall be aesthetically improved with stucco or other facade treatment, color, and a decorative wall cap, as shown in the example below. Rn.✓T YiNO! � _ 4Mf`V65 /1aM�plY4LL 3. In the event that infill development shall occur, the following guidelines shall apply: a) Consistency with scale massing, and setbacks of existing structures. b) Compliance with re -use guidelines that pertain to the surrounding structures. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-56 Ordinance No. 1311 Page 262 of 495 Chapter 3 • Land Use and Development/Rouse Regulations c) Compliance with appropriate landscape and parking standards. 4. Demolition of structures may be as required by Tustin to be undertaken under the following conditions: 1) 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 intent of this Planning Area. A summary of the key design guidelines for the Low Density Residential Planing Area is provided in Figure 3-4. Page Chapter 3 e Land Use and Development/Reuse Regulations 3.4.3 Planning Area 5 - Medium Density Residential A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. • Churches and other religious institutions C • Community care facilities for six or fewer persons P Condominiums and cooperatives P • Convalescent hospital C • Family care home, foster home or group home, for six or P fewer persons • Large family day care for seven to twelve children on P single family detached lots in accordance with the Tustin City Code • Multiple -family dwelling units (apartments) in C accordance with tenure provisions in Section 3.4.3.11 • Patio homes P • Private school C • Public or private preschools C • Fire Station P • Public/private utility building facility C • Residential care facility for elderly, for six or fewer P persons • Single-family attached dwelling units and duplexes P Single-family detached dwelling units P • Single-family detached Carriage Way units P • Small -family day care for less than seven children on P single-family detached lots B. 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: • Carports • Garages • Home occupations subject to provisions of the City Code • Patio covers/trellises • Swimming pools, spas, jacuzzis • Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings City of Tustin MCAS Tustin Specific Plea/Reuse Plan Page 358 Ordinance No. 1311 Page 264 of 495 Chapter 3 a Land Use and Development/Reuse Regulations C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Site Development Standards - Single Family Detached 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street -10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards f) Rear yard -10 feet g) Distance between accessory structures - 5 feet h) Distance between nnncinal and accessory strictures - 5 feet 7. Landscape setbacks a) North Loop Road - 30 feet b) West Connector - 20 feet 8. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. A comer 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 s Landscape aetbwks arc meamed from the back of the club and are a combination of parkway, sidewalk, and planting alas. Non-eatforming landscape and building setbacks will be permitted to remain to aceonanodate existing walls or buildings not in future tight -of -way. Building setbacks are measured from future right-of-way. Page Chapter 3 e land Use and Development/Reuse Regulations community intersection treatment (see Section 2.17 for landscape guidelines). 11. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 12. Other General Development Regulations (refer to Section 3.11 as applicable) 13. Signage (refer to Section 3.12 as applicable) 14. Off-street parking (refer to Section 3.13 as applicable) E. Site Development Standards — Single Family Detached Carriage Way Units Definition: A type of single family detached product that is located on a minimum thirty-six (36) foot wide paved street with a ten (10) foot parkway on both sides of the paved portions of the street with a garage that is located to the rear of the residence and takes access from a rear two-way alley that is a minimum of twenty-four (24) feet wide. 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks` a) Edinger Avenue - 40 feet b) Local public street -10 feet c) Private street or private drive - 5 feet (front yard) d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard — 3 feet for garage and 7 feet for living areas including living areas above garage fl Distance between accessory structures - 5 feet gl Distance between principal and accessory structures - 5 feet h) Building to building setback — 30 feet minimum applicable to units fronting a paseo/open space 7. Landscape setbacks° a) Edinger Avenue - 30 feet 8. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-60 Ordinance No. 1311 Page 266 of 495 Chapter 3 • Land Use and Development/Reuse Regulations c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. Fences and Walla a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 11. Homes that side -on to a local road shall incorporate architectural enhancements on the side and front view of the unit, as seen from the local road 12. End units — a minimum back up space of three (3) feet in addition to the width of the drive approach. 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable to Single Family Detached) F. Site Development Standards - Single Family Attached 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot width - no minimum 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent less required setbacks and open space areas 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 7. Minimum gross floor area per dwelling unit, excluding the garage: a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den- 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 900 square feet Page Chapter 3 • Land Use and Development/Reuse Regulations 8. Minimum building setbacks9 a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards f) Rear yard - 10 feet R) Distance between accessory structures - 5 feet h) Distance between princival and accessory structures - 5 feet 9. Landscape setbacks10 a) North Loop Road - 30 feet b) West Connector - 20 feet 10. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 11. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 12. 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). 13. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 14, Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) Buildingsetbacks are measured from future ri t-of- gh way. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. 10 Landscape setbacks are: treasured from the back of the curb and are a combination of parkway, sidewalk, and planting area. Nonconforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. City of Tustin MCAS Tustin Spec flc Plan/Reuse Plan Page 3-62 Ordinance No. 1311 Page 268 of 495 Chapter 3 • Land Use and DevelopmenWeuse Regulations G. Site Development Standards - Condominiums and Multiple Family Dwellings 1. Maximum dwelling twits - 15 dwelling units per acre 2. Minimum lot area - none, refer to Section 3.4.3.GI. 3. Maximum building height - 40 feet 4. Maximum lot coverage - 65 percent, less the required building and landscape setbacks 5. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 6. Minimum gross floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet 7. Minimum building setbacks I l a) North loop Road - 25 feet b) West Connector - 20 feet c) Local public stred -10 feet d) Private street or private drive - 5 fed e) Interior side yard - 3 fed minimum with aggregate requirement of 10 fed for both side yards fj Rear yard - 10 fed g1 Distance between accessory structures - 5 feet h) Distance between urincival and accessory structures - 5 feet 8. Landscape setbacks" a) North Loop Road - 30 feet b) West Connector - 20 fed 9. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan - Landscape setbacks ate rnumvd from dre back of the curb and area combination of parkway, sidewalk, and planting areas. Building aetbaela aro tttaaued from future rightof-way. Non- confomdng landscape and building setbacks will be pemriCed to remain to accommodate existing walls or buildings not in future right-of-way. Page Chapter 3 • Land Use and Development/Reuse Regulations 10. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 11. A comer 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). 12. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable) H. Site Development Standards - Patio Homes 1. Maximum dwelling units - IS dwelling units per acre 2. Minimum lot area - none, refer to Subsection 3.4.3.I. below 3. Building site requirements - patio home subdivisions shall be designated as a development unit on a tentative map. 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent, less required building and landscape setbacks 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. A minimum of 150 square feet may be for private use if located on ground level and open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 7. Minimum gross floor area per dwelling unit, excluding the garage - 900 square feet 8. Maximum number of four bedroom units - 30 percent 9. Minimum building setbacks12 a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public or private street - The minimum building setback shall be 10 feet from a public or private street. An attached or detached garage may be setback a minimum of 5 feet from a public or private street. If Building setbacks are measured from future right-of-way. Non -conforming lsndscKm and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-64 Ordinance No. 1311 Page 270 of 495 Chapter 3 • Land Use and Development/Reuse Regulations living area are provided above garages, garage setbacks shall apply provided that no more than 75 percent of the units along the street frontage have living space over a garage with less than a 10 foot setback. All units located along both sides of a street segment shall be included when calculating the above 75 percent determination, regardless of whether they front, side, or rear load on that section of a street. A garage shall not be setback between 9 feet and 19 feet from the right-of-way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. d) Private drives and courts - The mmimutm building setback shall be 7 feet in a private court or on a private drive not located within a court. An attached or detached garage may be setback a minimum of 3 feet provided that no more than 50 percent of the length of the building frontage over the total length of the drive or court is setback less than 7 feet. In calculating the total length of the drive or court and the length of building frontage, the length of building and street frontage on both sides of the drive or court shall be used. If living areas are provided above garages, garage setback shall apply. The minimum 3 foot garage setback shall be increased where necessary to accommodate required sidewalks. A garage shall not be setback between 9 feet and 19 feet from the right-of- way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. A minimum distance of 40 feet shall be maintained between ground floor living areas on units across from each other in a court, on a drive, or on a shared driveway. e) Minimum distance between buildings - The minimum horizontal distance between adjacent buildings shall be 10 feet. The minimum distance between buildings may be reduced to 6 feet for no more than a maximum length of 25 feet of a building elevation, provided that there are no windows on one elevation for that portion of the building elevation with less than a 10 foot setback. If living areas are provided above garages, garage setbacks shall apply. f) Tract boundary - The minimum building setback from any tract boundary shall be 10 feet. If the tract boundary is adjacent to a park or other permanent open space, the minimum building setback shall be 5 feet. 0 Distance between accessory structures - 5 feet Page Chapter 3 • Land Use and Development/Reuse Regulations h) Distance between principal and accessory structures - 5 feet 10. Landscape setbacks 13 a) North Loop - 30 feet b) West Connector - 20 feet 11. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 12. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 13. A comer 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). 14. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 15. Other General Development Regulations (refer to Section 3.11 as applicable) 16. Signage (refer to Section 3.12 as applicable) 17. Off-street parking (refer to Section 3.13 as applicable) I. Special Development Requirements 1. Concept plan approval shall be required for Planning Area 5 prior to development (refer to Section 4.2.1 of this Specific Plan). 2. Affordability — The following minimum affordable housing production objectives are intended to reflect the intention of the City to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provisions of housing for households at very low, low and moderate income levels. Specific housing requirements for redevelopment and Housing Element compliance will be established at the time of Ir Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting yeas. Nonconforming landscape and building setbacks will be permitted to remain to acconmwdate existing walls or buildings not in tbtwe right-of-way. City of Tustin MCAS Tustin Specific Plen/Reuse Plan Page 3-66 Ordinance No. 1311 Page 272 of 495 Chapter 3 • Land Use and DevelopmentlReuse Regulations development project approval to ensure uniformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) At least 15% of units for initial occupancy by very low incomc to moderate income households for redevelopment, with 6% (or 40%) of units affordable to very low income households. b) At least 38 additional units for occupancy by low income households. c) At least 16 additional units for occupancy by moderate income households. d) Restricted affordable housing units shall be reasonably dispersed throughout the project and shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. e) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes f) The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off- site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be at the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. 3. Tenure - Development in Planning Area 5 of apartments is a discretionary action requiring approval of a conditional use permit. In considering a conditional use permit, no more than MCAS Tustin Spec Plan/Reuse Plan OrdinaQ&Vi Page ?"$ Chapter 3 • Land Use and Development/Reuse Regulations 25 percent of the total number of units permitted within the Tustin portion of the Specific Plan area may be approved for apartments. 4. Condominiums and multiple family development may contain numerous lots, but shall be designated as a development unit on a tentative map. The minimum size for a development unit shall be 10 acres. I Development Guidelines 1. Buildings should be staggered along North Loop Road to provide variety along the streetscape. 2. The use of sound walls should be minimized through building site location. 3. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) 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 intent of this Planning Area. A summary of the key design guidelines for the Medium Density Residential Planning Area is provided in Figure 3-4. City of Tustin MCAS Tustin Specific PlarAeuse Plan PQ a 3-68 Ordinance No. 1311 Page 274 of 495 Chapter 3 e Land Use and Development/Reuse Regulations MA Planning Area 7 - Village Services A. Permitted and Conditionally Permitted Uses The following uses shall he permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. 1. Retail commercial uses: • Off-site Alcoholic beverage sales establishments, subject GP Page to efiteria in 045, in accordance with Section 3.1.4 . Antique shop P • Apparel stores P • Appliance and hardware stores P • Art gallery P • Automobile parts and supplies (no installations) P • Bakeries, retail only P • Billiard hall C Books, gifts, and stationary stores P • Bowling alley C Coffee house/cafes P Commercial recreation facilities C Geavenienee stem (in weefdmeewith the TtmtiR G43 G Code) Delicatessen/cafeteria P Drug store, pharmacy P • Florist P General retail stores P • Hobby shop P Home improvement stores P Household goods and services P Jewelry stores P • Office supplies and equipment P Pot stores, supplies, and grooming P • Photography studio, laboratory P • Shoe stores P Sporting goods P Supermarket, grocery stores P Variety store P 2. Service commercial uses, including incidental retail sales: . Automobile service station (in accordance with the Tustin C City Code) • Banks and financial institutions without drive-thr P windows • Barber, beauty shops P Page Chapter 3 • Land Use and Development/Reuse Regulations • Bulk recycling vending (in accordance with the Tustin C City Code) • Car wash C • Coin-operated self-service laundromats PC • Commercial recreation facilities C • Dry cleaner; (eemme sialst prefronjt GP • Dry cleaners (plant on premises) C Emergency care facility P Health club GP Large collection recycling facility C • Locksmith P Mortuaries C • Movie theaters C • On-site alcoholic beverage sales establishments including C bars, taverns, cocktail lounges (when not an integral part of a restaurant), in accordance with Section 3.14 • Print shop P Restaurants, family, specialty, and fast-food without P drive-thru Restaurants, with drive-thru C • Reverse vending recycling machines (in accordance with P the Tustin City Code) Small animal hospitals or clinics C Tailor shop P Telephone answering service P • Travel agency P • Utility building/facility C 3. Offices: General offices for: advertising agency, economic P consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency Professional offices for: architect, accountant, attorney, P chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions 4. Public/Institutional uses: • Churches and other religious institutions C • Nursery school or child care center C • Other governmentlutility facility C • School, private or public C City of Tustin MCAS Tustin Specific Plan/Reuse Plan Pa 3-7 Ordina �nce No. 1311 Page 276 of 495 Chapter 3 • Land Use and Development/Reuse Regulations B. Accessory Uses and Strictures Accessory uses and structures are permitted when customarily associated with and subordinate to a permitted use on the same site. C. Unlisted Us" 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Prohibited Uses Adult eR�eAaiFment businesses Sexually oriented businesses E. Site Development Standards 1. Minimum let- site size - 10,000 square feet. Minimum building footprint size shall be 10,000 souare feet and 1,000 square feet for freestanding retail commercial. 2. Maximum building height - 3545 feet 3. Maximum floor area ratio - .35 FAR for retail commercial uses, .35 FAR for service commercial uses, .5 FAR for office uses, and .25 FAR for public institutional uses 4. Minimum building setbacks14 a) Edinger Avenue - 20 feet b) Tustin Ranch Road - 30 feet c) North Loop Road - 25 feet d) West Connector - 20 feet e) Minimum distance between buildings - 10 feet 5. Landscape setbacks" a) Edinger Avenue - 30 feet b) Tustin Ranch Road - 30 feet c) North Loop Road - 30 feet d) West Connector - 20 feet 6. Landscaping Landscape setbacks are measured from the back of the curb and aro a combination of parkway, sidewalk, and planting areas Building setbacks are traatemed from lunge right-of-way. Non- confomdng landscape and building scdxdm will be permitted to remain to accommodate existing walls or buildings not in titture rlghtof--way. Landscape setbacks are measured from the back of the sub and are a combination of parkway, sidewalk, and planting areas. Nonconfomeng landscape and building setbacks will be pemdtted to rennin to accorrunodae existing walls or buildings not in future right-of-way. Page Chapter 3 e Land Use and Development/Reuse Regulations a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines 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 comer triangular-shaped setback of 80 feet, measured from the intersection of the curb lines at North Loop Road and Tustin Ranch Road shall be provided for a primary community intersection treatment (see Section 2.17 for landscape guidelines). 9. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 10. Other General Development Regulations (refer to Section 3.11 as applicable) 11. Signage (refer to Section 3.12 as applicable) 12. Off-street parking (refer to Section 3.13 as applicable) 13. Alcoholic Beverage sales (refer to Section 3.14 as applicable) F. Special Development Requirements 1. Concept plan approval shall be required for Planning Area 7 prior to development (refer to Section 4.2.1 of this Specific Plan. 2. The baseline mix of uses for Planning Area 7 is 89-peFeent 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. The baseline mix does not preclude development of listed permitted or conditional uses. G. Development Guidelines 1. The architectural facade treatment on buildings shall be consistently applied on all sides. 2. The Planning Area should include development of a pedestrian -oriented commercial center. The inclusion of courtyards and/or plazas within the commercial center are encouraged. 3. Any development should ensure a strong relationship between the main commercial center and any freestanding buildings, with consideration given to pedestrian access and relationships between uses. City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-72 Ordinance No. 1311 Page 278 of 495 Chapter 3 e Land Use and DevelopmenVReuse Regulations 4. A viewscape into the site shall be provided at the intersection of North Loop Road and West Connector to provide views to the main buildings. Pedestrian access into the site in the vicinity of this intersection shall also be provided 5. In the event that the Tustin Ranch Road interchange is developed prior to development of the subject site, additional landscaping enhancements adjacent to the intersection ramps shall be included in any development plan for Planning Area 7. A summary of the key design guidelines for the Village Services Planning Area is provided in Figure 3-4. Page �o a CD N N rb M oCD o Z A O C ' N W dWrbdnWMM Nwa Lap Naadb ofMda •rNNbsb dit a OYdIOJ a land Un and Uwdoeaenbr a RaaWdbm NNphOdnmd B daabpaNddapnn — awaM Melo`ve WN Dommos I plan ' �ti HNTB Chapter 3 e Land Use and Development/Reuse Regulations 3.5 NEIGHBORHOOD C 3.5.1 Introduction Neighborhood C is comprised of a single Planning Area, PA 6, which is designated as Urban Regional Park (Table 3-2). The Urban Regional Park will be owned and operated by the County of Orange. Use of the park will include auxiliary buildings (#'s 173, 253) for Orange County law enforcement training. Building #161 will be used as a children, youth and family resource center. The intent of the following regulations and guidelines for the regional park is to achieve continuity with the Specific Plan in terms of landscaping, trail systems, and other aspects of park design. The regional park is a significant cultural and recreational amenity within the Plan that must be both physically and visually accessible to the public. 3.5.2 Planning Area 6 - Urban Regional Park A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. • Animal shelter C • Arboretums and horticultural gardens P Children, Youth and Family Resource Center (building P #161) • Commercial recreation facilities C • Live performance facility/amphitheater C • Museum, cultural center, interpretive center, and/or other P educational and cultural facility Nature center with live animals C Picnic areas P Recreation facilities P • Regional law enforcement training classrooms (restricted P to building #'s 173, 253 only) Park P • Regional Archaeological Curation Center P Retail or service commercial uses, other than C concessionaire commercial uses Riding and hiking trails and staging areas P Sports lighting where exterior lighting is designed to P confine direct rays and glare to premises Theatres C teuse Plan OrdinadW W6TG Page &90 Chapter 3 • Land Use and Development/Reuse Regulations B. 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: Concession commercial, gift shops (sundries, souvenirs, books, collectibles, apparel) Guard houses, gates and other security facilities structures Maintenance facilities and structures Restaurant, cafeteria, food court C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Site Development Standards 1. Minimum lot size - 80 acres 2. Maximum building height - 40 feet; no building height limit shall apply to Hangar #1 3. Maximum floor area ratio - .16 FAR for Urban Regional Park uses including retail and commercial uses, and .25 FAR for the Regional Law Enforcement Training Classrooms 4. Minimum building setbacks16 a) North Loop Road - 25 feet b) Armstrong Avenue - 20 feet 5. Landscape setbacks 16 a) North Loop Road - 30 feet b) Armstrong Avenue - 20 feet 6. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan. 7. An internal pedestrian/multi-use trail through the park shall be developed and coordinated with pedestrian and bicycle trail re Landscape setbacks are measured from the back of the curb and ne a combination of parkway, sidewalk and planting areas. Building setbacks are measured from future right-of-way. Non- conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. City of T�ugstin WAS Tustin Specific Plan/Reuse Plan OrgVnce No. 1311 Page 282 of 495 Chapter 3 • Land Use and Development/Rouse Regulations systems of adjacent Planning Areas, and with city-wide bicycle trails where applicable. 8. A comer 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. Development of an animal shelter shall be subject to the following criteria: a) Location shall be 500 feet 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) Architectural design of buildings shall be provided e) Odor control shall be provided pursuant to General Development Regulations, Section 3.11 10. Other General Development Regulations (refer to Section 3.11 as applicable) 11. Signage (refer to Section 3.12 as applicable) 12. Off-street parking (refer to Section 3.13 as applicable) E. Special Development or Reuse Requirements 1. Concept plan approval shall be required for PA 6 prior to reuse or development (refer to Section 4.2.1 of this Specific Plan). 2. Prior to any interim or permanent reuse of buildings or property on a parcel, or prior to any new development on a parcel within this Planning Area, other than by the City of Tustin, any agencies receiving property from the Department of Defense or Local Redevelopment Authority (LRA) shall be required to enter into an Agreement with the City of Tustin. The purpose of the Agreement is to: 1) identify the planning goals of an agency and the City, 2) identify the scope and schedule for short-range improvements and of any long-range development plans for the property, 3) establish a process that provides for meaningful consultation on development and operational issues of mutual concern; 4) identify roadway dedication and capital infrastructure improvements that will be required for use and/or development, and Environmental Impact Report mitigation required by the agency receiving property; and 5) identify necessary procedures to implement the Agreement. 3. A Memorandum of Agreement has been entered into between the State Historic Preservation Office, the Advisory Council on Historic Preservation, Department of Navy, County of Orange Page Chapter 3 e Land Use and Development/Reuse Regulations and City of Tustin. The Memorandum of Agreement dictates the process to be followed in determining any future reuse or demolition plans for the historic blimp hangar. See the Final EIS/EIR for the Disposal and Reuse of MCAS Tustin for a copy of the Memorandum of Agreement and specifics regarding the future reuse or demolition of the blimp hangar. 4. Any new structural additions to Planning Area 6 shall be reviewed and approved by the City of Tustin. 5. An interpretive center shall be provided in the Urban Regional Park as part of the project's implementation. The interpretive center may be located in either an existing building or as part of a new development. Pursuant to the Memorandum of Agreement discussed in Section E.3 above, the center shall address the history of the blimp hangar and its associated facilities, and MCAS Tustin as a whole. 6. 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 Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). The State Historical Building Code, as locally adopted, may be applied where applicable within the Planning Area. 7. 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 Urban Regional Park, prior to use and occupancy of existing buildings and/or new development. Said agreement shall identify required capital/infrastructure improvements and environmental impact report mitigations. F. Development or Reuse Guidelines 1. If the blimp hangar is retained as part of the Urban Regional Park site, any new development within the Planning Area should not obstruct the visual dominance of the blimp hangar, particularly from adjacent roadways. City of Tustin MCAS Tustin Specific PlawReuse Plan Peg 3-78 Ordinance No. 1311 Page 284 of 495 Chapter 3 a Land Use and Development/Rouse Regulations The concept below is shown as only one possible alternative concept for the regional park site. CRC �CWRM Rw- cm MM MWOMICONFRISH09- J'j Rine 0oweeom PRC Far III Reemnon CNAW �"Ho la r Pon mend mC i 0010 SWR i all Few -Monwon HCR MGM ca" -Reeremon ►PR Powe Pxk-Rmemm -OEE Ciwm E.+ie HGC 'I Minorco 9~ coir F Pmry Page Chapter 3 • Land Use and Development/Reuse Regulations 2. Demolition of structures shall be considered or undertaken under the following conditions: 1) 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, 4) to properly implement the land use intent of this Planning Area, and 5) where all requirements of subsection E.3 above have been met. A summary of the key design guidelines for the Urban Regional Park is provided in Figure 3-5. City of Tustin WAS Tustin Specific Plan/Reuse Plan OAMA BNo. 1311 Page 286 of 495 YPA PA S PA 2 p=VAI nd Prar.ei. red1 .Vei�eiparmdno.�INx vk—/� t wmd4�"-1 I m 11 n..,....+. i PA 6 p..»,...mrd f PA 6 URBM RECK)NAL.PARK' PA 1 /t I C f f f a �� 9 N n 11o6m N O CO Z 40 O M r rjj A W C7196w 7. land Use id D"App.MRM..M R oukoon. Neighborhood C OBI MGJA tp{t nwitm PM C*jVgy/. Pip.J-1 Chapter 3 • Land Use and DevelopmentlReuse Regulations 3.6 NEIGHBORHOOD D 3.6.1 Introduction Neighborhood D is comprised of a single three Planning Areas PA 8, 13. and 14, which areis designated Community Core. The re•~muni~• Core is 4@13ed in the final phases of the Speeifie Plen'q hiii'dow 01456H8 base Funways and sugiBg smas, tile sauthem blimp hangar-, an, The regulations and guidelines provide flexibility for a range of uses including mixed-use development projects, or a unique large-scale project(s) that would complete the Specific Plan area. 3.6.2 Planning Areas 8. 13, and 14 - Community Core A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol occurs or by conditional use where the symbol "C" occurs. 1. Service commercial uses including incidental retail sales: Banks and financial institutions w0theutdrive tb P Barber, beauty shops P • Commercial Recreation C Conference/convention facilities P • Coin-operated self-service Laundromats P • Dry cleaners (commercial) C • Emergency care facility P • Extended Stay Hotels C Health club P Hotels P Indoor performance facilities C Live -e ;;ranee faeih6esiOutdoor amphitheatero- C performance facilities Locksmith P • Movie theaters P On-site alcoholic beverage sales establishment including C bars, tavems, cocktail lounges (when not an integral part City of Tustin WAS Tustin Speck Plan/Reuse Plan Orpdee Ao. 1311 Page 288 of 495 Chapter 3 • Land Use and Development/Reuse Regulations of a restaurant). in accordance with Section 3.14. • Print shop P • Restaurants, family, specialty, and fast-food without P drive•thm P the City GadO Surf icare centers P • Telephone answering service P • Theater, including live performance P • Travel agency P 2. Retail commercial uses: General retail stores P Grocery store P Outdoor newsstand P Office supplies and eeuipment P Off-site alcoholic beverage sales establishments. in P accordance with Section 3.14 Photograohv studio, laboratory P Print/reprographics shoo P 3. Offices: Corporate headquarters/offices P • General offices for, advertising agency, economic P consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency • Medical clinics P • Medical offices/healthcare centers P • Professional offices for: architect, accountant, attorney, P chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions -3 4. Industrial uses: Advertising and publishing businesses P Automobile research. design, and development P Blue printing, reproduction and copying services, P photocopies, bookbinding, photoengraving and printing Commercial library P Communications businesses P • Communications equipment center P • Consumer electronics design P Data storage, retrieval, send -receive operations P Page Chapter 3 • Land Use and Dovelopment/Reuse Regulations. • Electronic equipment testing and repair service P • Experimental/prototype assembly and testing facilities P • Hardware design uses C • Industrial/commercial incubator (flexible) buildings P • Instructional/vocational school P • Light industrial uses, general (including manufacturing, P and assembly,) • Mail order businesses P • Motion picture and recording studios P • Office finniture, equipment and sales P • Pharmaceutical products manufacturing P • P • Research and development facilities (including P laboratories, hiotechnologv, Product development, and manufacturing) • Science laboratories P • Simulation development uses P • Small animal hospitals or clinics C • Software design uses P • Technology exchange/transferservices P • Warehousing and storage C 45. Residential uses: • Family care home, foster home or group home, for six or P fewer persons • P • P • Condominiums and cooperatives P • Multiple family dwellings (apartments) in accordance CP with tenure provisions in Section 3.6.2.J Patio bef"es P • Single family attached dwelling units and duplexesP� C units P 5:6. Public,/Institational uses: • Art and cultural .facilities P • Churches and other religious institutions PC Community and recreational facilities P • Con negate care. convalescent, and assisted living C facilities • Hospital,—§h ' tjan PC • Nursery school or child care center C City of Tustin WAS Tustin Spec 7c Plan/Reuse Plan Page 3-84 Ordinance No. 1311 Page 290 of 495 Chapter 3 e Land Use and Development/Reuse Regulations Ooen space, public and private P Parks, playgrounds and accessory uses P School, public P School, private C Utility building/facility _P 7. Mixed Uses . Residential and commercial retail, service cotrunercial. P public/institutional, and/or office uses (including live/work Commercial retail and service commercial. P • publichnstitutional. and/or office uses B. 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: Accessory distribution related to a primary use P Carports P Caretaker's residence P Enclosed, screened, outdoor storage P Garages P Home occupations subject to provisions of the City Code P Maintenance facilities and structures P Outdoor dining, subiect to City of Tustin guidelines P Patio covers/trellises P Retail commercial businesses P Reverse vending recycling machines (in accordance with P the City Code) Small family day care for eiglit or fewer children P Swimming pools, spas, jacuzzis P Tennis courts, basketball courts and other multi-purpose P courts, recreation and community buildings Vendor carts or commercial kiosks (outside of street C right-of-way) C. 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 designation of this planning area and the Specific Page 2649 40 Chapter 3 a Land Use and Development/Reuse Regulations Plan. Decisions of the Director are appealable to the Planning Commission. D. Prohibited Uses • Adult RIA.AgpipmAnt Uses Sexually -oriented businesses E. Site Development Standards - Non-residential Uses/Mixed Use 1. Minimum let -site size - 4-aere-20.000 square feet€er-aen- fesidei}tial uses. Minimum building footprint size shall be 10,000 souare feet and 1,000 souare feet for freestanding retail commercial. 2. Maximum building height _ nene150 feet unless the building below: a) Excentions to Height Limits. Excentions to heiaht limits may be permitted up to 180 feet if approved by the Community Development Director. Approval, conditional approval or denial of an exception request will be based on an aimlicant's demonstration that the implementation of the proposed exception will meet the following criteria and/or findings which shall be used to evaluate the exception request: o The design of the proposed development is distinctively architecturally superior. Architecturally superior features may include, but are not limited to features such as the building being detailed in such a way as to reinforce pedestrian scale by articulating the separate floor levels and by increasing the level of detail of the first floor: layering in the building structure of architectural elements and details designed to add interest and reduce the apparent mass of the building: roof elements of the structure are designed as an integral component of the form of the building, its mass, and facade with building form enhanced where possible by offsetting roof plans, eave heights and rooflines: the mass and scale of buildings respect the visual and vhvsical relationship to adiacent building, and, provides an opportunity for variation and articulation in the scale and form of structures within a Planning Area. o The proposed exceptions are design solutions that implement the intent of the Specific Plan, the obiectives of the Community Core District and the adopted. Design Guidelines. City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 386 Ordinance No. 1311 Page 292 of 495 Chapter 3 • Land Use and Development/Rouse Regulations o Granting of an exception will have a beneficial impact and does not adversely affect development. 3. Maximtnn floor area ratio - .5 for the Pla ming AreaNeighborhood D as a whop, however, the maximum on an individual parcel may exceed .5 FAR as long as the total floor area allocated to PA-SNeigllborhood D (as specified in the Land Use Plan Statistical Analysis, Table 3-1) is not exceeded. A lulovim,,m dwrllino „nite ._ 25 dwellino units ner acre for specified in the Land Use Plan Statistical Analysis. Table 3-1) is not exceeded, subiect to Concept Plan approval. 4.5. Maximum site coverage - 100 percent less required setbacks and open space areas 3 6. Minimum building setbac&' a) Tustin Ranch Road - 30 feet b) North Loop Road - 25 feet c) Armstrong Avenue - 20 feet. d) South Loop Road - none e) Barranca Parkway - 30 feet ddIfiWamer Avenue - 20 feet R) Local public streets - none h) Private streets or drives - none i) Minimum distance between buildings - none @) _Adjacent to open space or public/institutional use - 4.0 €eetnone fi:7. Landscape setbacks17 a) Tustin Ranch Road - 30 feet b) North Loop Road - 30-25 feet c) Armstrong Avenue - 20 feet dSouth Loon Road - no e) Local public streets - none f) Private streets or drives - none dael W amer Avenue - 20 feet - Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines 1° Including nu 1'c ri •ht • of --way and easements parks hieh school site L. ro Includin public rights-of-way and easements narks hieh school site etc r' Landscape setbacks we measured from the back of the curb and are a rombination of parkway, sidewalk, and plaming areas. Building setbacks are measured from future rights-of-way. Nonconforming building and landscape setbacks will be permitted to reruin whore buildings are no in future right-of-way. Page Chapter 3 • Land Use and Development/Reuse Regulations b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan. 8:9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trail where applicable. 9.A aefaer tiiaagolar_ shaped ..,..t_ i r r o^ feet; 10. (Section Deleted)' eeme ' - ' - ' " - r � 11. 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. Alcoholic beverage sales (refer to Section 3.14 as applicable) F. (Section Deleted)Site Development Standard4i Sixgle F'airAly Detaehed u Building setbacks are measured from the future right -of --way. Landscape setbacks are measured from the back of curb and are a combination of parkway, sidewalk and planting area. City of Tustin WAS Tustin Specdic Plan/Reuse Plan Page 3-88 Ordinance No. 1311 Page 294 of 495 rpm WITATA u Building setbacks are measured from the future right -of --way. Landscape setbacks are measured from the back of curb and are a combination of parkway, sidewalk and planting area. City of Tustin WAS Tustin Specdic Plan/Reuse Plan Page 3-88 Ordinance No. 1311 Page 294 of 495 Chapter 3 • Land Use and Development/Reuse Regulations MCAS Tustin Specific Plan/Reuse Plan Ordinan6"Gf T(l**' Page 26M W Chapter 3 • Land Use and Development/Reuse Regulations �.,.,Raw ' Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from fruure right-of-way. City of Tustin WAS Tustin Specific PlanMouse Plan Page 3,90 Ordinance No. 1311 Page 296 of 495 Chapter 3 • Land Use and DevelopmentlReuse Regulations ,Site Development Standards - Condominiums and Multiple Family Dwellinp 1. Maximum dwelling units - 25 dwelling units per ttcre for Neighborhood D as a whole- however, the maximum on an individual parcel may exceed 25 dwelling units per acre as lone as the total dwelling units allocated to Neighborhood D (as specified in the Land Use Plan Statistical Analysis, Table 3-1) is not exceeded. 2. Minimum lot area - none, refer to Section 3.6.2.7 below 3. Maximum building height - 60 feet, dOV018rffiefit. and- t�building *a'�Ye setheek 4. en space - 400-150 square feet per dwelling unit. Private attached ground level patios may be credited if open on three sides. Pa0eing lots. 65. Minimum gross floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet 7-6. Mimmum building setback? a) Tustin Ranch Road - 30 feet b) North Loop Road - 25 feet c) Armstrong Avenue - 20 feet d) Warner Avenue - 20 feet e) Local public street - 10 feet f j Private street or drive - 5 feet hig) Rear yard -10 feet hl Distances between accessory structures - 5 feet 0 Distance between principal and accessory structures - 5 feet Landscape setbacks are measured from the beck of the curb and are a combination of parkway, sidewalk, and planting meas. Building setbacks are measured from future rights-of-way. Non -conforming building and landscape setbacks will be peri fitted to remain where buildings are not in future right-of-way. Chapter 3 e Land Use and Development/Rouse Regulations 7. Landscape setbacks" a) Tustin Ranch Road - 30 feet b) North Loop Road - 30 feet c) Armstrong Avenue - 20 feet d) Warner Avenue - 20 feet 9:8. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 4&9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 1:L1 0. A comer triangular-shaped setback of 80 feet, measured from the intersection of the curb lines at North Loop Road and Tustin Ranch Road shall be provided for a primary community intersection treatment (see Section 2.17 for landscape guidelines). !,l 1. A corner 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). 13.12. Other General Development Regulations (refer to Section 3.11 as applicable) 14-.13. Signage (refer to Section 3.12 as applicable) 1L14. Off-street parking (refer to Section 3.13 as applicable) LH. (Section Deleted) Site 33.BUildift 94 4RIOR 1....-.e ,...La :..:..:...... ..1_011 L., J &P-9AMirnum let eeµerege 109 pereent less-raq.:-ed building and design.aed r l Areas. s_f .vu.ua cva «, - _eA « le -vel and apam n A.-ee sides. A..ea6 ..ea available for e pm 7 Mini.«...._ 9es. (leaf afea r we. aRk el garage ding Ase edll:..� J 900 .�a•Ie fleet �''1 b'ilYKit}j]in�"IttlfiliVer �� City of Tustin MCAS Tustin Specific Plan/Reuse Plan Or'Vaence No. 1311 Page 298 of 495 Chapter 3 e Land Use and Development/Reuse Regulations u Building setbacks are measured from future rights-of-way. Non-confomring building and landscape setbacks will be pen fitted to remain where buildings an not in future right-of-way. WAS Tustin Specfffc Plan/Reuse Plan OrdinaG*W5T43M Page ftv bO4U Chapter 3 e Land Use and Development/Reuse Regulations El. Special Development or Reuse Requirements 1. Concept plan approval shall be required for Planning Area 8, 13, and 14 prior to development (refer to Section 4.2.1 of this Specific Plan). Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting ansa. Non -conforming building and landscape setbacks will be permitted to remain when buildings are not in future right-of-way. City of Tustin WAS Tustin Specific PlarAeuse Plan Ordplah% a gNo. 1311 Page 300 of 495 Chapter 3 • Land Use and Development/Reuse Regulations 2. Horizontally mixed-use projects shall refer to Site Development Standards applicable to the use(s). Vertically mixed-use projects shall refer to the Site Development Standards for Non-residential Uses_ 3. The baseline mix of uses for each. Planning Area industrial, and ` pereent ` effinereial ...his will be administered by the Non -Residential Land Us&7rip Budget procedure specified in Section 3.2.4. The purpose is to ensure that adequate circulation capacity is available to serve the proposed project. Up to 891 residential/dwelling units are also permitted within Neighborhood D. A minimum of 500 hotel rooms shall be developed in PA 13 and 14. This requirement balance of hotel rooms located in one or more hotel proiects provided that each proiect shall have a minimum of 100 rooms. 4. Affordability – In the event dwelling units are proposed, the following minimum affordable housing production objectives are intended to reflect the intention of the City to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provisions of housing for households at very low, low and moderate income levels. Specific housing requirements for redevelopment and Housing Element compliance on a residential housing project will be established at the time of development project approval to ensure conformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) The number of affordable housing units in 1+ee SNeiohborhood D shall be 196 of which 53 must be at the very low income level 52 at the low income level and 91 at the moderate income level. if future amendments to the plan occur atM least 15% of additional units for initial occupancy by very low income to moderate income households for redevelopment, with 6% (or 400/9) of units affordable to very low income househo—S. sliiil �prw'idid beusehelds. b A 7 Al .iJ" -- 1 C- . ,.•• Page Chapter 3 • Land Use and Development/Reuse Regulations AkI—Restricted affordable housing units shall be reasonably dispersed and located and may be accomplished in attached projects only. The affordable units dispersed OiFeugheut the 1 be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. d Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes 4W The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off- site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be at the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. 5. Tenure = Development in R Nei¢hborhood D of apartments is limited to a total of 123 Each rental nroieet to be built shall consist of no seater than 60% of the units at the very low income—level and low income levels (—with a maximum of 40% of the units at the very low income level and 20% at the low income level) 20% at the moderate income level and 20% at a market rate level 44;;, a -v e-ment in r En:Wfi of the Speeifie Plan area may be appFeved fb 6. Existing structures to be reused shall be brought into conformance with applicable provisions of the Uniform Building Code as amended, State of California Title 24 Access Compliance (handicapped provisions), and requirements of the City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-96 Ordinance No. 1311 Page 302 of 495 Chapter 3 • Land Use and Development/Reuse Regulations Americans with Disabilities Act (ADA). The State Historical Building Code, as locally adopted, may be applied where applicable in the Planning Area. 7. Utility metering modifications and provision of independent utility services shall be committed to by agreement between the City of Tustin and those agencies receiving property in the Community Core, prior to use and occupancy of existing buildings and new development, except for interim use. 8. A Memorandum of Agreement has been entered into between the State Historic Preservation Office, the Advisory Council on Historic Preservation, Department of Navy, County of Orange and City of Tustin. The Memorandum of Agreement dictates the process to be followed in determining any future reuse or demolition plans for the historic blimp hangar. See the Final EIS/EIR for the Disposal and Reuse of MCAS Tustin for a a copy of the Memorandum of Agreement and specifics regarding the future reuse of demolition of the blimp hangar. 9. Prior to any interim or permanent reuse of buildings or property on a parcel, or prior to any new development on a parcel within the Planning Area, any agencies receiving property from the Department of Defense or Local Redevelopment Authority (LRA) shall be required to enter into an Agreement with the City of Tustin. The purpose of the Agreement is to: 1) identify the planning goals of an agency and the City and LRA; 2) identify the scope and schedule for short-range or long-range development plans for the property, 3) establish a process for meaningful consultation on development and operational issues of mutual concern; 4) identify roadway dedication or capital/infrastructure improvements that will be required for use and/or development, and Environmental Impact Report mitigation required by the agency receiving property; and 5) identify necessary procedures to implement the Agreement. 10. (Section Deleted) , �iW F ..I�I�YYiyiiYy.fy1�yY Ii�MM 116Yl1Ym Chapter 3 e Land Use and Development/Reuse Regulations &LDevelopment or Reuse Guidelines 1. View windows into the Planning Area from Warner Avenue and Tustin Ranch Road should be incorporated into the site planning for individual projects. 2. Creative site planning is encouraged for this site due to its prominent location within the Specific Plan. Careful consideration of building site location, attention to views, relationships to surrounding uses and open spaces all need to be incorporated into site plans. 3. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) 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 intent of this Planning Area, and where all requirements of subsection J.8 above have been met. A summary of the key design guidelines for the Community Core is provided in Figure 3-6. City of Tustin MCAS Tustin Specific Plan/Reuse Plan OAMRA-ffb. 1311 Page 304 of 495 is chcwr 7• LwW UM wA 2mjm..Nbm. w.aYAwn N '.-, rlwod D BB&r FIFFIXER MusAYAajrt PIiM�Nw dgda4 Ppw36 Chapter 3 e Land Use and Development/Rouse Regulations 3.7 NEIGHBORHOOD E 3.7.1 Introduction Neighborhood E is comprised of Planning Areas 9, 10, 11, and 12,E 44, as shown on the Statistical Analysis (Table 3-2). Future uses within this neighborhood will primarily involve the development of new structures and facilities. The regulations and guidelines encourage a high quality business park development, where building orientation/site design, parking areas, pedestrian/bicycle paths, and access points are well coordinated between Planning Areas and relate well to adjacent uses. The regulations also address the need for a coordinated internal circulation system within the neighborhood. 3.7.2 {Section Deleted) BUSIF1866 The r llewi.. uses shall be pe.miaea by fi& wbffe the sysi el .Q., "C" r�T l? 41 . Helipes E • Mediealelinies lz F FRe3, la eliirepme a--, G $alEeFieseEai1 eFdy lz 'ttienafy stere ('AfFeSl AN; IPA fe 1? ift aeeoFdanee v,44 the Tustin C45 G f ede City of Tustin MCAS Tustin Speclf c Plan/Reuse Plan Or in a ne c3- e o. 00 1311 Page 306 of 495 Chapter 3 • Land Use and Development/Rouse Regulations C- G • Adveilising and ...I.i:nl.i. g businesses�2 , e • General fetail stems 12 • ;eArel;y stafe p • C-'tlRR} weiaifforeo%5 , Tn uses, ifteleding ineideRfal fetail OWN! C- G • Adveilising and ...I.i:nl.i. g businesses�2 , e G • C-'tlRR} weiaifforeo%5 Tn windeW e_.r,_ bLeauty RaFbwash shep6 tn 41 ^_- _ T • r • R • E • p lu T14sta1_l_I_M_�A�yW beelESM1 StI g • hep R dfive owu Restaurants, with Filive thm rc G • Tai } r steep g :Pm,el agens) g C- G • Adveilising and ...I.i:nl.i. g businesses�2 • C-'tlRR} weiaifforeo%5 Tn • tn • T • r • { {]] T Chapter 3 • Land Use and Development/Reuse Regulations g • Se4wem design ases • Utilitybuilding4eilivy F City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-102 Ordinance No. 1311 Page 308 of 495 Chapter 3 * Land Use and Development/Reuse Regulations MCAS Tustin Specific Plan/Reuse Plan rdinanaltt4fAM/h Pageftoao -0M no MCAS Tustin Specific Plan/Reuse Plan rdinanaltt4fAM/h Pageftoao -0M Chapter 3 9 Land Use and Development/Rouse Regulations 3.7.3 {Section Deleted) Business • p •Qf4ee supplies and eHt {2 p • 12 •Res4aufaah f6filily, Speeialty and fast food withel I dfive i2 thm 1✓ Banks and finaneial institutions is Sffiep 1z o G • l4Hteknetel G ef-a rest) • p p City of Tustin WAS Tustin Specific Plan/Reuse Plan OP�ffance M. 1311 Page 310 of 495 g , • l4eiipe C- Medieal-elinies g • p , • p •Qf4ee supplies and eHt {2 p • 12 •Res4aufaah f6filily, Speeialty and fast food withel I dfive i2 thm 1✓ Banks and finaneial institutions is Sffiep 1z o G • l4Hteknetel G ef-a rest) • p p City of Tustin WAS Tustin Specific Plan/Reuse Plan OP�ffance M. 1311 Page 310 of 495 Chapter 3 • Land Use and Development/Rouse Regulations P%N,ol ag-efteies g Page -p Bawling alleys Blue , 11 Family BmtertaifimerA-GoRtem F, In-dj,F;tjjajAeefnfAeFai&I ineubatef (flexible) buildingsg s""g �e. g 7 RatingRi4s4.. line of...d1ef beek" • Nlkiiavam geigeafse • *Movie theatsae"F"a n Tp T • R im halls, iis'.'.::':.s • • :Ffm1 fooilities 1gll� T T4Riftg F eolnefs Iridee BFEFA g v:..,....1 Reality C siiizi% p S.PublieARstitutionai Was! 6 C - Page Blue , Genf In-dj,F;tjjajAeefnfAeFai&I ineubatef (flexible) buildingsg g • laberi iefias g R Utility baiidingfiaeiky E Page Chapter 3 • Land Use and Development/Reuse Regulations I14i4li!!E; , x City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-106 Ordinance No. 1311 Page 312 of 495 :........ - •- HT x City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-106 Ordinance No. 1311 Page 312 of 495 Chapter 3 • Land Use and Development/Rouse Regulations MCAS Tustin Specl/!c PlanlReuse PlanOrdinaGWR5T—jjW Pagd*oa a#RHG Chapter 3 e Land Use and Development/Reuse Regulations 3.7.4 Planning Areas 9, 10. 11 and 12 - Commercial Business A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use where the symbol "C" occurs. • Corporate headquarters P General offices for: advertising agency, economic P consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency • NehpeAHelivad C • Medical clinics P • Medical offices/healthcare centers P • Emergency care facility C • Professional offices for architect, accountant, attorney, P chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions 2. Retail commercial uses: Off-site Alcoholic beverage sales establishments, in P accordance with Section 3.14. • Coffee housestcafe P • Delicatessen/cafeteria P General retail stores, including retail bakeries, books, P gifts, stationery, florists, Jewelry stores • Office supplies and equipment P Photography studio, laboratory P 3. Service commercial uses, including incidental retail sales: . Automobile service station, in accordance with the Tustin C City Code Banks and financial institutions with drive-thru window C • Banks and financial institutions without drive-thru P window • Car Wash C Dry cleaners (sereme &W5 orefront P • Dry cleaners (plant on site) C G • General Service Commercial uses, including barber, P City of Tustin MCAS Tustin Specific Plen/Reuse Plan Page 3-108 Ordinance No. 1311 Page 314 of 495 Chapter 3 • Land Use and Development/Reuse Regulations beauty shops, tailor shoos. locksmith. print shops, P telephone answering service, travel agencies P Hotelhnetel C -P Extended Stay Hotels C� On-site alcoholic beverage sales establishment including C bars, taverns, cocktail lounges (when not an integral part P of a restaurant), in accordance with Section 3.14. P Private clubs_ lodge halls, union halls C PF44 of repfaduaties Sher P Restaurant with drive thru C Restaurants, family, specialty and fast food without drive P thru P • Small animal hospitals or clinics C Surgicare centers $ Technology exchange/transfer service P • T-_. el ageneie_ P 4. Public/Institutional uses: • Churches and other religious institutions C • Nursery school or child care center C 5. Industrial uses: • Advertising and publishing businesses P • Blue printing, reproduction and copying services, P photocopies, bookbinding, photoengraving and printing • Commercial library P • Communications businesses P Industrial/commercial incubator (flexible) buildings P Instructional/vocational school P • ligbt industrial manufacturing/assembly with accessory P distribution Research and development facilities (including P laboratories, product development, and manufacturing) • Science laboratories P • Simulation development uses P • Software design uses P Technology exchange/transfer service P • Utility building/facility C 6. Recreation • Bowline alleys P • Family Entertainment Centers P • Sports facilities such as batting cases, tennis club, etc. P Page Chapter 3 * Land Use and Development/Reuse Regulations Health Clubs P Ice Skating Rinks/in-line or roller hockey P • Parks, public or private P • Private/non-profit cultural facilities such as art galleries, P Music halls, museums Sports related research facility P • Track facilities P • Training centers P • Video arcade P B. 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: • Caretaker residence • Enclosed, screened outdoor storage • Maintenance facilities and structures C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Development or Reuse Regulations 1. Minimum let -Site size - 20,000 square feet Minimum building footorint size shall be 10.000 souare feet and 1,000 square feet for freestanding retail commercial. 2. Maximum building height -= neae 70 feet with the exception of freestanding retail commercial which shall be 45 feet. 3. Maximum floor area ratio - none, Development within Neighborhood E, inclusive of Planning Areas 9, 10, 11 and 12, may not exceed the total floor areas specified in Table 3-1, subject to conformance with the project trip budget allocation for the neighborhood 4. Minimum building setbacke Landscape setbacks are treasured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non- conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. City of Tustin WAS Tustin Specific Plan/Reuse Plan Psae 3-110 Ordinance No. 1311 Page 316 of 495 Chapter 3 e Land Use and DevelopmentlReuse Regulations a) Red Hill Avenue - 40 feet b) Barranca Parkway - 30 feet c) Armstrong Avenue - 20 feet d) Warner Avenue — 20 feet Ak)—Local public streets -10 feet 2&__Private streets or drives - 10 feet fig Minimum distance between buildings - 10 feet 5. Landscape setbacks25 a) Armstrong Avenue - 20 feet b) Red Hill Avenue - 30 feet c) Barranca Parkway - 30 feet d) Warner Avenue — 20 feet 6. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines 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 trail where applicable. 8. A portal intersection treatment shall be provided at Warner Avenue and Red Hill Avenue; and Red Hill Avenue and Barranca Parkway (see Section 2.17 for landscape guidelines). 9. A comer triangular -shaved 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 entry treatment (see Section 2.17 for landscape guidelines). X10. Other General Development Regulations (refer to Section 3.11 as applicable) 1&11. Signage (refer to Section 3.12 as applicable) 44-.12. Off-street parking (refer to Section 3.13 as applicable) E. Special Development Requirements 1. Concept plan approval shall be required for Planning Areas 1111, and 12 prior to new development (refer to Section 4.2.1 of this Specific Plan). 2. The baseline mix 8f U50S feF NaMiRg AM 11 is 5 peffL-R GeFafaefeiai, 45 person! Tfldustfial, and 50 percent . V. The baseline mix of uses in each Planning Area will be administered by the Non - Residential Land Use/Trip Budget procedure specified in Chapter 3 • Land Use and Development/Reuse Regulations Section 3.2.4. The purpose is to ensure that adequate circulation capacity is available to serve the proposed project. 3. A Class I bikeway shall be provided along the–sewhem beHH48F)=o the—grepeftj, w4hin the landseape seFbe"arranca Parkway. See Section 2.6 for bikeways plan and design standards. 4. Existing structures to be reused shall be brought into conformance with applicable provisions of the Uniform Building Code as amended, State of California Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). 5. Utility metering modifications and provision of independent utility services shall be committed to by agreement with the City of Tustin in the Planning Areas 9. 10. 11 or 12, prior to use and occupancy of existing buildings and new development, except for interim use. Said agreement shall identify required-' capital/infrastructure improvements and environmental impact report mitigations. 6. Refer to Section 3.11.24 for dedication requirements for Irvine Ranch Water District well sites and the Barranca Channel. F. Development or Reuse Guidelines 1. The placement and design of plazas or other open space areas should take advantage of the view opportunities to Saddleback Mountain and significant on-site features, particularly from the intersection of Red Hill Avenue and Banana Parkway. 2. Commercial uses pomitted in 11 are intended to provide support services to the office and industrial uses and are not intended to encourage auto -oriented, strip commercial development along Red Hill Avenue or Barranca Parkway. 3. Provisions for common vehicular access points and shared parking should be encouraged and coordinated with any development plans within Plit»fling Alva -11 and 42Neighborhood E. Coordination with adjacent development plans in Plam*ia Areas n and 10 should also be encouraged. 4. The existing buildings and surrounding site area in Planning Area 12 shall be aesthetically upgraded through architectural and landscape improvements, if proposed for reuse. Such improvements shall be completed prior to issuance of use and occupancy permits, except permits for interim uses. Such improvements may include, but are not limited to, the following: a) Upgraded window types and treatments (i.e., trim) b) Upgraded entries, including doorways, covered walkways, decorative paving c) Upgraded roofing materials and roof overhangs City of Tustin MCAS Tustin Specific Plan/Reuse Plan Pa a 3-112 Ordinance No. 1311 Page 318 of 495 Chapter 3 • Land Use and Development/Reuse Regulations d) Screening of roof mounted equipment e) Extensive planting of trees and shrubs throughout the site, including parking areas and common open space areas f) Improved landscape design along building perimeters and entries g) Addition of pedestrian amenities including paths, benches, shade trees, trash receptacles, drinking fountains, and lighting h) Addition of bicycle facilities including bike racks i) Creation of signage program for building identification and directional signs j) Enhanced lighting scheme for building entrances, common areas, paths, and parking areas k) Removal or remodeling of monumentation 5. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) 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 permanent land use intent of this Planning Area, A summary of the key design guidelines for Planning Areas 9, 10, 11 and 12 is provided in Figure 3-7. MCAS Tustin Spec Plan/Reuse Plan OrdinanCMt PW. It *Ih Page B8gOD94M Chapter 3 • Land Use and Development/Reuse Regulations 3.7.5 (Section Deleted)Planning AFeas 42 and 44 - •----- Advei4ising businesses and publisWagP P D • GaRimereial hbrm- F E ea FRII, ieatieRs businesses P •Fleewenie equipment testifig, P P • Ugh. imdas. F , t uses, ..e e.el (i..el,.d:...... wa .: ng assembly, and distribut-is") . iRpqsesG • Mini C - a Motion• Motion _:.,twe amid .eee_ding s*ttdias P P • o P P • P • G •Software design uses P P Wafehausiiig, storage and distribution P City of Tustin MCAS Tustin Specific Plar✓Reuse Plan Page 3-114 Ordinance No. 1311 Page 320 of 495 Chapter 3 • Land Use and Development/Rouse Regulations z. 8f ses_ E E • SAW!, PFivate G P • A4edie-;le#it4im P F • P . 3. . 49 vlisli the T.44ii Gib, Cede id supplies, ift oeeefdaneewitli the 6 THs64 Q4 y Cele Buildi»gsaPP45 41 • 8 Cwe .Home improvemew R .Offi se s42 p pleeE NmffieF� R PrifWrepFegWhies shop 42 4. • Tustin G City e i? em 41 .EfReFgeney eafe fae4mity4L • 6 Restattfaflt, femily, speoialty, afld fast feed without drive P thm RASIRIORAM With dFiVP AIM C- • Vehieae PepaiE 5. . E E E SAW!, PFivate G MCAS Tustin Specific Plan/Reuse Plan OrdinarP.". W/k PageftleC496 Chapter 3 • Land Use and DevelopmenVReuse Regulations Meesser-y uses mid stmewfes are per-mitted when wed :.t And .J" -._d:_...... te & pefffi:.ted mrR sm the same site, and ..,d tee= City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ordar�ance M. 1311 Page 322 of 495 MEN 49 ._ . . City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ordar�ance M. 1311 Page 322 of 495 Chapter 3 • Land Use and Development/Reuse Regulations .......... Y • Y - - . .......... Y • Y r r_ r Chapter 3 e Land Use and Development/Reuse Regulations City of Tustin WAS Tustin Specific Plan/Reuse Plan OrOMMe1 8. 1311 Page 324 of 495 PWW• PA -1 oArwam �wornt w.Opn 6n PA 9-12 Ibis A.a COMMERCIAL odpoo" M, 1 BUSINESS I* be dn4mW In 9 wM br n�Y+ [�MM+bww wwMMr�ww wwwy_yrUw CJ,, f3• LAW UM MW WvsbpmmtR� RopdmOM NNphboNwod E l�YMCM:K►w[ `--' MrtM1u fMMMy LAIMtYa1p Am �n0 �sfR�hh114��f Md on I I � oft& ew "m I I N�nwo2 omMa fM 2.71 CL Mof1D�0a1! � 0) N n W N N ZMr N O EMM o alto srA.y.M.wrw am. ci�da.a, p W Rq J•1 CO — CA — Chapter 3 e Land Use and Development/Rouse Regulations 3.8 NEIGHBORHOOD F 3.8.1 Introduction Neighborhood F is comprised of Planning Areas 16, 17, 18, and 19, as shown on the Statistical Analysis (Table 3-2). The neighborhood is intended to be a regionally -oriented commercial district and industrial district involving both new development and potential reuse of existing buildings and hangars. This area contains airfield operation facilities, aircraft maintenance uses, an Army Reserve Center, and a large vacant parcel at the comer of Batranca Parkway and Jamboree Road. The development regulations have been developed in response to issues at both the Neighborhood and Planning Area levels. 3.8.2 Planning Areas 16 and 17 - Commercial Business A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use where the symbol "C" occurs. 1. Industrial and light manufacturing uses: • Advertising and publishing businesses P • Blue printing, reproduction and copying services, P photocopies, bookbinding, photoengraving and printing • Chemical laboratories P • Commercial library P • Communications businesses P • Communications equipment center P • Data storage, retrieval, send -receive operations P • Electronic equipment testing and repair service P • ExperimentaVprototype assembly and testing facilities P • Industrial/commemial incubator (flexible) buildings P • Instructional/vocational school P • Light industrial uses, general (including manufacturing, P assembly, and distribution) • Mail order businesses P • Mini -warehouse C • Motion picture and recording studios P • Office furniture, equipment and sales P • Pharmaceutical products manufacturing/distribution P • Precision machine shop C • Research and development facilities (including P City of Tustin WAS Tustin Spec Plan/Reuse Plan Page 3-120 Ordinance No. 1311 Page 326 of 495 Chapter 3 • Land Use and Development/Reuse Regulations laboratories, product development, and manufacturing) Science laboratories P • Simulation development uses P • Software design uses P • Technology exchange/transfer service P • Utility buildings and facilities C • Warehouse and sales outlet P 2. Offices: • General offices for: advertising agency, economic P consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency • Medical clinics P • Medical offices/healthcare centers P • Professional offices for. architect, accountant, attorney, P chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions 3. Retail commercial uses: • Building material yards, secured C • Building supply P • Delicatessen/cafeteria P • Department store P • Home improvement store P • Nursery P • Office supplies and equipment P • Wholesale stores and storage within a building P • Other retail commercial uses identified as permitted in P Section 3.8.3 4. Service commercial uses, including incidental retail sales: • Banks and financial institutions P • Emergency care facility P • Outdoor storage, secured C • Photography studio, laboratory P • Print/reprographics shop P • Recreational vehicle and boat storage C • Restaurant, family, specialty, and fast food without drive P thru • Telephone answering services P — • Other service commercial uses either conditionally C/P permitted or permitted in Section 3.8.3 Chapter 3 • Land Use and Development/Reuse Regulations B. 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: • Enclosed, screened outdoor storage • Maintenance facilities and structures C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Prohibited Uses Sexually oriented businesses E. Site Development Standards 1. Minimum building site - 20,000 square feet 2. Maximum building height - 50 feet 3. Maximum floor area ratio - .50 FAR for office, .4 FAR for commercial uses, .4 FAR for industrial uses 4. Minimum building setback01 a) Tustin Ranch Road - 30 feet b) Warner Avenue - 20 feet c) South Loop Road - 20 feet from edge of right-of-way d) Local public road - 10 feet e) Private street or drive - 10 feet f) Minimum distance between buildings -10 feet 5. Landscape setbacks32 a) Warner Avenue - 20 feet b) Tustin Ranch Road - 30 feet c) South Loop Road - 20 feet 6. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. 31 Building setbacks are measured from future right-of-way. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing wells or buildings not in future right-of-way. rt Landscape setbacks are measured from the back of the curb and we a combination of parkway, sidewalk, and planting areas. Non-confomring landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-122 Ordinance No. 1311 Page 328 of 495 Chapter 3 9 Land Use and Development/Reuse Regulations b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines 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 trail where applicable. 8. A comer triangular-shaped setback of 80 feet, measured from the intersection of curb lines at Tustin Ranch Road and South Loop Road shall be provided for a primary community entry treatment within Planning Areas 16 and 17 (see Section 2.17 for landscape guidelines). 9. A comer triangular-shaped setback of 60 feet, measured from the intersection of curb lines at Warner Avenue and South Loop shall be provided for a secondary community entry treatment (see Section 2.17 for landscape guidelines). 10. Other General Development Regulations (refer to Section 3.11 as applicable) 11. Signage (refer to Section 3.12 as applicable) 12. Off-street parking (refer to Section 3.13 as applicable) F. Special Development or Reuse Requirements 1. Concept plan approval shall be required in Planning Areas 16 and 17 prior to new development (refer to Section 4.2.1 of this Specific Plan). 2. The baseline mix of uses in each Planning Area 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. 3. Existing structures to be reused shall be brought into conformance with applicable provisions of the Uniform Building Code as amended, State of California 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 parties receiving property in the Planning Areas 16 or 17, prior to use and occupancy of existing buildings and/or new development. Said agreement shall identify required capital/infrastructure improvements and environmental impact report mitigations. 5. If the final alignment for Tustin Ranch Road and Warner Avenue differs from the assumed alignments as described in Section 3.2, adjustments in acreage and development potential for Planning Area 16 and Planning Area 8 (Community Core) Chapter 3 • Land Use and Development/Reuse Regulations shall be calculated in accordance with the provisions of Section 3.2.5. While the respective Planning Area boundaries may shift slightly, Tustin Ranch Road and Warner Avenue will remain the common boundary between Planning Area 16 and Planning Area 8. G. Development or Reuse Guidelines 1. Existing buildings and surrounding site areas in Planning Areas 16 and 17 shall be aesthetically upgraded through architectural and landscape improvements, if proposed for reuse. Such improvements shall be completed prior to issuance of use and occupancy permits, except for interim use. Such improvements 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 (i.e., trim) c) Upgraded entries, including doorways, covered walkways, decorative paving d) Upgraded roofing materials and roof overhangs e) Screening of roof mounted equipment 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 paths, benches, shade trees, trash receptacles, drinking fountains, and lighting i) Addition of bicycle facilities including bike racks j) Creation of signage program for building identification and directional signs k) Enhanced lighting scheme for building entrances, common areas, paths, and parking areas 2. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) 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 permanent land use intent of this Planning Area. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ordeiancef2o. 1311 Page 330 of 495 Chapter 3 • Land Use and Development/Rouse Regulations 3. Provision for common vehicular access points and shared pariang should be encouraged and coordinated with any development plans within Planning Area 16. Within Planning Area 17, this coordination should also occur with adjacent Planning Area 19. A summary of the key design guidelines for Planning Areas 16 and 17 is provided in Figure 3-8. M -j Chapter 3 • Land Use and DevelopmendReuse Regulations 3.8.3 Planning Area 18 - Commercial A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol 'P" occurs or by conditional use where the symbol "C" occurs. 1. Retail commercial uses: • Antique shop P • Apparel stores P • Appliance and hardware stores P • Books, gifts, and stationary stores P • Drug store, pharmacy P • Florist P • General retail stores P • Hobby shop P • Home improvement stores P • Household goods and services P • Jewelry stores P Off-site alcoholic beverage sales P • Office supplies and equipment P • Pet stores, supplies, and grooming P • Photography studio, laboratory P • Shoe stores P • Sporting goods P • Variety store P 2. Service commercial uses including incidental retail sales: • On-site alcoholic beverage sales establishments including C bars, taverns, cocktail lounges (when not an integral part of a restaurant) • Car wash C • Coffee house/cafes P • Delicatessen/cafeteria P • Dry cleaners (commercial) C • Health club C Locksmith P • Print/reprographic shop P • Restaurants, family, specialty, and fast-food without P drive-thru • Restaurants, with drive-thru C • Reverse vending recycling machines, in accordance with P the Tustin City Code • Tailor shop P City of Tustin WAS Tustin Speck Plan/Reuse Plan Pagean3-126 Ordince No. 1311 Page 332 of 495 Chapter 3 e Land Use and Development/Rouse Regulations Travel agency 3. Public/Institutional uses: P Government facilities - Army Reserve Center P 4. Office uses: General offices for: advertising agency, economic C consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency Professional offices for. architect, accountant, attorney, C chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions B. 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: • Enclosed, screened outdoor storage • Maintenance facilities and structures C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Prohibited Uses Sexually oriented businesses E. Site Development Standards 1. Minimum building site - 20,000 square feet 2. Maximum building height limit - 50 feet 3. Maximum floor area ratio - .35 FAR for commercial uses, .5 FAR for office uses, .35 for Army Reserve Center uses 4. Minimum building setbacks" _. _.. I.andawpe setbacks are meaoaed from the back of the curb and are a combination of parkway, sidewalk, and planting seas. Building setbacks are measured from future tight -of way. Non- confomting landscape and building setbacks will be pemtitted to remain to accommodate existing walls or buildings not in future tight -of -way. MCAS Tustin Speck Plen/Reuse Plan OrdinaGW96TW Pag"§& ®ft05 Chapter 3 • Land Use and Development/Reuse Regulations a) Tustin Ranch Road - 30 feet b) Barranca Parkway - 30 feet c) Private street or drive -10 feet d) Local public street - 10 feet e) Minimum distance between buildings - 10 feet 5. Landscape setbacks29 a) Tustin Ranch Road - 30 feet b) Banana Parkway - 30 feet 6. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines 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 trail where applicable. S. A portal intersection treatment shall be provided at Tustin Ranch Road and Barranca Parkway (Refer to Section 3.11 as applicable). 9. Other General Development Regulations (refer to Section 3.11 as applicable) 10. Signage (refer to Section 3.12 as applicable) 11. Off-street parking (refer to Section 3.13 as applicable) 12. Alcoholic beverage sales (refer to Section 1.14 as applicable) F. Special Development Requirements 1. Concept plan approval shall be required for Planning Area 18 prior to new development (refer to Section 4.2.1 of this Specific Plan). 2. A Class I bikeway shall be provided along the southern boundary of property within the landscape setback. See Section 2.6 for bikeways plan and design standards. 3. Utility metering modifications and provision of independent utility services shall be committed to by agreement between the City of Tustin and those agencies receiving or leasing property in PA 18 prior to use and occupancy of existing buildings and new development, except for interim uses. 4. Refer to Section 3.11.24 for dedication requirements for the Barranca Channel. G. Development or Reuse Guidelines Existing buildings and surrounding site area in Planning Area 18 should be aesthetically integrated with the Specific Plan area through architectural and landscape improvements, if proposed for reuse. Such improvements shall be completed prior to issuance of use and occupancy permits, except for City of Tustin WAS Tustin Specific Plan/Reuse Plan P e 3-1 8 Or die nance Zo. 1311 Page 334 of 495 Chapter 3 e Land Use and Development/Rouse Regulations interim use. Such improvements may include, but are not limited to, the following: a) Upgraded window types and treatments (i.e., trim) b) Upgraded entries, including doorways, covered walkways, decorative paving c) Upgraded roofing materials and roof overhangs d) Screening of roof mounted equipment e) Extensive planting of trees and shrubs throughout the site, including parking areas and common open space areas f) Improved landscape design along building perimeters and entries g) Upgraded signage h) Enhanced lighting scheme for building entrances, common areas, paths, and parking areas 2. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) where information determines the need for demolition to eliminate public health and safety risks, 2) to improve the appearance of the Planning Ares, 3) to accommodate the completion of major roadway improvements, and 4) to properly implement the permanent land use intent of this Planning Area. A summary of key design guidelines for Planning Area 18 is provided in Figure 3-8. Plan Chapter 3 • Land Use and Development/Reuse Regulations 3.8.4 Planning Area 19 - Commercial A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use where the symbol "C" occurs. 1. Retail commercial uses: • Antique shop P • Apparel stores P • Appliance and hardware stores P • Art gallery P • Bakeries, retail only P • Books, gifts, and stationary stores P • Building supply P • Department stores P • Drug store, pharmacy P • Florist P • General retail stores P • Hobby shop P • Home improvement stores P • Household goods and services P • Jewelry stores P • Nursery P • Office supplies and equipment P Off-site alcoholic beverage sales establishments. subiect P to the criteria in Section 3.14 • Pet stores, supplies, and grooming P • Photography studio, laboratory P • Retail businesses P Shoe stores P Specialty stores P Sporting goods P • Supermarket, grocery stores P Variety store P • Warehouse and sales outlet P Wholesale stores and storage within a building P 2. Service commercial uses, including incidental retail sales: • Automobile accessories and service P • Automobile service station, in accordance with the Tustin C City Code • Banks and financial institutions without drive-thru P windows City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-130 Ordinance No. 1311 Page 336 of 495 Chapter 3 • Land Use and Development/Reuse Regulations . Barber, beauty shops P 3. Public/lnstitutional uses: Professional, instructional, motivational, vocational C and/or seminar schools 4. Office uses: General offices for: advertising agency, economic C consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency Professional offices for: architect, accountant, attorney, C chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions B. 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: MCAS Tustin SpecHlc Plan/Reuse Plan r ina Page OW Car wash C Coin-operated self-service laundromats P Commercial recreation facilities C Coffee house/cafes P Delicatessen/cafetcria P Dry cleaners (commercial) C Emergency care facility P Health club C Locksmith P Movie theaters C On-site alcoholic beverage sales establishments including C bars, taverns, cocktail lounges (when not an integral part of a restaurant)Lsubiect to the criteria in Section 3.14 Print/reprographic shop P Restaurants, family, specialty and fast-food without P drive-thru Restaurants, with drive-thru C Reverse vending recycling machines, in accordance with P the Tustin City Code . Tailor shop P . Theatres P . Telephone answering service P . Travel agency P 3. Public/lnstitutional uses: Professional, instructional, motivational, vocational C and/or seminar schools 4. Office uses: General offices for: advertising agency, economic C consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency Professional offices for: architect, accountant, attorney, C chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions B. 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: MCAS Tustin SpecHlc Plan/Reuse Plan r ina Page OW Chapter 3 a Land Use and Development/Reuse Regulations • Enclosed, screened outdoor storage • Maintenance facilities and structures C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Probibited Uses • Adult efAeFiWamentAises-Sexually oriented businesses E. Site Development Standards 1. Minimum building site - 20,000 square feet 2. Maximum building height limit - 50 feet 3. Maximum floor area ratio - .40 FAR for commercial uses, .5 FAR for office uses 4. Minimum building setbacks;a a) Jamboree - 30 feet b) Barranca Parkway - 30 feet c) South Loop Road - 10 feet d) Local public road - 10 feet e) Private street or drive - 10 feet f) Minimum distance between buildings - 10 feet 5. Landscape setbacks30 a) Jamboree - 30 feet b) Barranca Parkway - 30 feet c) South Loop Road - 20 feet 6. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines 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 portal intersection treatment shall be provided at Jamboree Road and Barranca Parkway (see Section 2.17 for landscape guidelines). Landscape setbacks arc measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non- confomdng landscape and building setbacks will be perini ted to remain to accomrtwdate existing walls or buildings not in future right-of-way. City of Tustin MCAS Tustin Specif c Plar✓Reuse Plan PQge 3-132 Ordinance No. 1311 Page 338 of 495 Chapter 3 a Land Use and Development/Rouse Regulations 9. Other General Development Regulations (refer to Section 3.11 as applicable) 10. Signage (refer to Section 3.12 as applicable) 11. Off-street parking (refer to Section 3.13 as applicable) 12. Alcoholic beverage sales (refer to Section 3.14 as annlicable) F. Special Development Requirements 1. Concept plan approval shall be required prior to development of Planning Area 19 (refer to Section 4.2.1 of this Specific Plan). 2. The baseline mix of uses 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. 3. A Class I bikeway shall be provided along the southern boundary of property within the landscape setback. See Section 2.6 for bikeways plan and design standards. 4. Refer to Section 3.11.24 for dedication requirements for Irvine Ranch Water District wells. G. Development or Reuse Guidelines 1. The placement and design of plazas or other open space areas should consider view opportunities into the project area and to other Specific Plan features, particularly from the intersection of Barranca Parkway and Jamboree Road. 2. Provisions for common vehicular access points and shared parking should be encouraged and coordinated with any development plans within the Planning Area and with adjacent Planning Area 17 where practicable. 3. Refer to Section 3.8.2 GA and 3.8.2 G.2 for additional requirements related to any reuse or demolition of structures which shall also be applicable to Planning Area 19. A summary of the key design guidelines for Planning Area 19 is provided in Figure 3-8. MCAS Tustin Specific PlaNReuse Plan OrdinarlwkyWAMA Page aocff 493 Chapter 3 • Land Use and Development/Reuse Regulations Figure 3-8 Neighborhood F Design Guideline Summary 11x17 foldout page Remove this page and replace with Figure City of Tustin WAS Tustin Specht PlaNReuse Plan Page 3-134 Ordinance No. 1311 Page 340 of 495 Chapter 3 • Land Use and DevelopmentlReuse Regulations 3.9 NEIGHBORHOOD G 3.9.1 Introduction Neighborhood G includes the a isfiii. _.:IRef , r,..., ing jambstree a Read a A of (il. maF Ayent.e _..a a new planned residential development which incorporates school. nark, open space, and related commercial uses. The neighborhood also includes a vaeaet-parcel adjacent to the €atxre-Jamboree/Eastem Transportation Corridor interchange, designated Medium -High Density (PA 20). The existing area which previously included military_housing is defined as a single Planning Area (PA 21), designated as Low Density residential. The southern portion of Planning Area 21 is -was ori ine ally located within the City of Irvine but has been annexed into the City of Tustin amd-inelades 150 • wellingut:its. The Gell age&esidential Core designation (PA 15) is comprised of low density residential, medium density residential, medium high density residential - be,eamplex, a commercial site, a senior convalescent care site, and golf eeu;seoR n space. The medium hi -0 density residential in PA 15 will be generally located in close proximity to Edinger Avenue and the Tustin Metrolink Station. An Elementary -elementary Seheel-school site has been generally located in tine �'o °��,- 411WPlanning Arca 15, east of North Loop Road and adjacent to the Tustin/Irvine border, as shown on the Land Use Plan. In addition, two neighborhood paries and a recreation center are to be incorporated into the development, as generally shown on the Land Use Plan. The Statistisal The subplanning areas are not site specific or shown on Figure 3-1 in order to allow for flexibility in future master planning. Residential, gW eeuseonen space, parkschool, and commercial sites will be identified with concept plan approval. 3.9.2 Planning Areas 15-A, 15-13, 15-C, 15-13, and 15-E (Golf ViNageResidential Core) The Development or Reuse Regulations for Planning Area 15 are defined for each land use category allowed, as shown on the Statistical Analysis (Table 3-2). The Planning Area -wide development requirements are identified below. A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol 'P" occurs or by conditional use permit where the symbol "C" occurs. MCAS Tustin Specific Plan/Reuse Plan r inarS PageAl4ecg-495 Chapter 3 • Land Use and Development/Reuse Regulations 1. Residential uses: • Condominiums and cooperatives P • Multiple -family dwelling units (apartments) in Ep accordance with tenure provisions in Section 3.9.2.3L below • Ratio home E • Single-family attached dwelling units and duplexes P • Single-family detached dwelling units P 2. Public/Institutional uses: • Churches and other religious institutions C • Community care facilities for six or fewer persons P • Convalescent hospital C • Family care home, foster home or group home, for six or P fewer persons single AMA)' detached tea.. : „- . :,L P City Cade Private school C • P u b 1 i e a pnk--'eschools C Public school P • Public/private utility building facility C • Residential care facility for elderly, for six or fewer P persons Residential care facility for elderly, for six or greater C persons, including skilled nursing, congregate care, and assisting living facilities single family detashed lets P 3. Retail commercial uses: • mel steres P • Off-site Alcoholic beverage sales establishments. subject P to criteria in Section 3.14. • Bakeries, retail P • P Fier -fists P General retail, including apparel stores, antiques, P appliance and hardware, jewelry, books, div store, toregifts, stationery, florists, office supply Restaurants, family, specialty, and fast food without P drive-thru City of Tustin MCAS Tustin Specific Plan/Reuse Plan OrdarncetNo. 1311 Page 342 of 495 Chapter 3 • Land Use and Development/Reuse Regulations Restaurants, take -e , withew drive-thru PC Supermarkets, grocery stores P • Specialty stores P 4. Service commercial uses, including incidental retail sales: 5.Gemmepsial Recreation uses: P aneil lar -y pre shop , P seeewkers quaAeFs • Tennis facility p Public and private narks, open space, and community P facilities P Recreational facilities, public and private 6. Offices: General offices for: advertising agency, economic P consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency Automobile service stations, in accordance with City C code • Automobile sa_les� rental or leasing C • Banks and financial institutions P • Car was 9 • General service commercial uses, including barber, P Beauty salons, tailor, locksmith, print shops. shoe stores travel agencies, dry cleaners (storefront), telephone answering service$eevty selens • Commercial recreation facilities C • Health clubs C ,' P • On-site alcoholic beverage sales establishments including PC bars, taverns, cocktail lounges (when not an integral part of a restaurant) subject to the criteria in Section 3.14. • Small animal hospitals or clinics C • Utility buildiny facility P • Trave"geneies P 5.Gemmepsial Recreation uses: P aneil lar -y pre shop , P seeewkers quaAeFs • Tennis facility p Public and private narks, open space, and community P facilities P Recreational facilities, public and private 6. Offices: General offices for: advertising agency, economic P consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency Chapter 3 a Land Use and Development/Reuse Regulations • Medical offices P • Professional offices for: architect, accountant, attomev, P chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions B. 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: • Caretaker's residence • Enclosed, screened outdoor storage • Garages • Home occupations subject to provisions of the City Code Large fainily day care for nine to 14 children on single family detached lots in accordance with the Tustin Citv Code • Maintenance facilities and structures • Patio covers/trellises • Reverse vending machines in accordance with. City code Small family day care for eight or fewer children • Swimming pools, spas, Jacuzzis • Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Prohibited Uses Adult entei4ainment Sexually oriented businesses use E. Site Development Standards - Single Family Detached—Low Densitv Residential (LDR) 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - &0-70 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. City of Tustin WAS Tustin Specific Plen/Reuse Plan Ordi%nce 30. 1311 Page 344 of 495 Chapter 3 e Land Use and Development/Reuse Regulations 6. Minimum building setbacks 35 a) Jamboree Road - 30 feet b) Edinger Avenue - 40 feet c) Tustin Ranch Road - 30 feet d) North Loop Road - 30 feet e) Wawa Avenue - 20 feet f) East Connector - 10 feet g) Moffett Avenue -10 feet h) Local public street - 10 feet i) Private street or drive - 5 feet j) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both sides k) Rear yard - 10 feet 1) Distance between acccssory structures - 5 feet m) Distance between primal and accessory structures - 5 feet 7. Landscape setbacks31 a) Jamboree Road - none b) Edinger Avenue - 30 feet, except portion of Planning Area adjacent to channel - no landscape setback required c) Tustin Ranch Road - 30 feet d) North Loop Road - 20 feet e) Wainer Avenue - 20 feet 0 East Connector - 20 feet g) Moffett Avenue - 20 feet 8. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. The facilities shall incorporate visws inte the gelfeaufaeo_pen space whem possible and provide for convenient bicycle and pedestrian access from the Planning Area to the Commuter Rail Station. 10. A comer triangular-shaped setback of 80 feet, measured from the intersection of the curb lines at Tustin Ranch Road and North Loop Road shall be provided for a primary community intersection treatment (see Section 2.17 for landscape guidelines). Landscape setbacks we measured from the lack of the curb and we a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future rightsof way. Chapter 3 • Land Use and Development/Reuse Regulations 11. A comer triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at Warner Avenue and South Loop Road shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 12. A portal intersection treatment shall be provided at East Connector and Edinger Avenue (refer to Section 3.11 as applicable). 13. Other General Development Regulations (refer to Section 3.11 as applicable). 14. Signage (refer to Section 3.12 as applicable). 15. Off-street parking (refer to Section 3.13 as applicable). F. Site Development Standards - Single Family Detached (Carriaee 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot ntea per- family wi!4-size - 3,000 square feet 3. Minimum lot width - X35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 4WL0-pereent less required setbacks and open space areas 6. areas. :de.. A -e.... ..el available F-..peii spars ..edit inelude „11 g lets. s)Baehele. nen - e feet b)l Be feem 550 square feet e)l Bed Fee.......:.1., den mann sgeare feet d)2 oed.-..,..-... -ren SgUaM r ea .7. Minimum building setbaCkS16 a) Jamboree Road - 30 feet b) Edinger Avenue - 40 feet c) Tustin Ranch Road - 30 feet d) North Loop Road - 30 feet e) Warner Avenue - 20 feet f) East Connector - 10 feet g) Moffett Avenue - 10 feet h) Local public street - 10 fat i) Private street or drive - 5 feet x Landscape setbacks are measured from the back of the curb and arc a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. City of Tustin MCAS Tustin Speck Plen/Reuse Plan Ordn e14o. 1311 Page 346 of 495 Chapter 3 e Land Use and Development/Reuse Regulations j) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both sides a s k) Rear yard - 43 feet for eararte and 7 feet for living areas applicable to units fronting a Paseo/open space m_) Distance between accessory structures - 5 feet n) Distance between nrincinal and accessory structures - 5 feet 9:8. Landscape setbacko2 a) Jamboree Road - none b) Edinger Avenue - 30 feet, except portion of Planning Area adjacent to channel - no landscape setback required c) Tustin Ranch Road - 30 feet d) North Loop Road - 20 feet e) Warner Avenue - 20 feet f) East Connector - 20 feet g) Moffett Avenue - 20 feet 3-0-. Landscaping a) Areas not devoted to buildings narking as, hardscape. and roads, shall be landscaped. a& Compliance with the City of Tustin Landscape and Irrigation Guidelines hlBCompliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 3-1-10. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. The facilities shall peswNe—aFh—provide for convenient bicycle and pedestrian access from the Planning Area to the Tustin Commuter Rail Station. 4-2-11. A comer triangular-shaped setback of 80 feet, measured from the intersection of the curb lines at Tustin Ranch Road and North Loop Road shall be provided for a primary community intersection treatment (see Section 2.17 for landscape guidelines). 43:12. A comer triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at Warner Avenue and South Loop Road shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 44A portal intersection treatment shall be provided at East Connector and Edinger Avenue (refer to Section 3.11 as applicable). Chapter 3 e Land Use and Development/Reuse Regulations 13. Homes that side -on to a local road shall incorporate architectural enhancements on the side and front view of the unit, as seen from the local road. 14. End units- a minimum backup space of three (3) feet in addition to the width of the drive approach. 15. Other General Development Regulations (refer to Section 3.11 as applicable) 16. Signage (refer to Section 3.12 as applicable) 17. Off-street parking (refer to Section 3.13 as applicable) G. Site Development Standards - Condominiums and Multiple Family Dwellings 1. Maximum dwelling units — Medium Density Residential (MDR): 15 dwelling units ver Medium Hieh Density Residential (MHDR): 25 dwelling units per acre 2. Minimum lot area - none, refer to Section 3.9.2.:11. below 3. Maximum building height - Medium Density Residential (MDR): 40 feet, Medium Hieh Density Residential (MHDR): 45 feet 4. Maximum lot coverage - 65 percent, less the required building and landscape setbacks 5. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 6. Minimum gross floor area per dwelling unit, excluding the gage a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet 7. Minimum building setback 37 a) Jamboree Road - 30 feet b) Edinger Avenue - 40 feet c) Tustin Ranch Road - 30 feet d) North Loop Road - 30 feet e) Warner Avenue - 20 feet fj East Connector - 10 feet n Landscape setbacks are measured from the back of the curb and we a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. City of Tustin MCAS Tustin Speck Plan/Reuse Plan Page 3-142 Ordinance No. 1311 Page 348 of 495 Chapter 3 • Land Use and Development/Reuse Regulations g) Moffett Avenue - 10 feet h) Local public street -10 feet i) Private street or drive - 5 feet j) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both sides k) Rear yard -10 feet 1) Distance between accessory structures - 5 feet m) Distance between principal and accessory structures - 5 feet 8. Landscape setbacks" a) Jamboree Road - none b) Edinger Avenue - 30 feet, except portion of Planning Area adjacent to channel - no landscape setback required c) Tustin Ranch Road - 30 feet d) North Loop Road - 20 feet e) Warner Avenue - 20 feet f) East Connector - 20 feet g) Moffett Avenue - 20 feet 9. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 10. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. The facilities shall iaeeTeFate vistas ime the a possible-affd-provide for convenient bicycle and pedestrian access from the Planning Area to the Tustin Commuter Rail Station. 11. A comer triangular-shaped setback of 80 feet, measured from the intersection of the curb lines at Tustin Ranch Road and North Loop Road shall be provided for a primary community intersection treatment (see Section 2.17 for landscape guidelines). 12. A comer triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at Warner Avenue and South Loop Road shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting meas. Page Chapter 3 • Land Use and Development/Reuse Regulations 13. A portal intersection treatment shall be provided at East Connector and Edinger Avenue (refer to Section 3.11 as applicable). 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parldng (refer to Section 3.13 as applicable) w Building setbacks are measured for future right -of --way. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-144 Ordinance No. 1311 Page 350 of 495 -' - '-- • ... .... . . -._.. . w Building setbacks are measured for future right -of --way. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-144 Ordinance No. 1311 Page 350 of 495 Chapter 3 9 Land Use and Development/Reuse Regulations '0 Landscape setbacks aro measured from the back of the curb and are a combination of parkway, sidewalk and planting areas. Building setbacks ue measured from future right- of-way. I �M-MVE. 1 • '0 Landscape setbacks aro measured from the back of the curb and are a combination of parkway, sidewalk and planting areas. Building setbacks ue measured from future right- of-way. Chapter 3 • Land Use and Development/Rouse Regulations Statiefh beep Read shall be pfeAded feF Im" guidelines)T feet,17.A eorneF tfianplar shaped setbWe of 60 t> �. ..__..e...... and Eamgoc-vocmo-Ororcx-av-owno:r.r® apt ). appliesible) hH. Site Development Standards Commer-eial Non Residential Uses 1. Minimum lot size - 10,000 square feet. Minimum building footprint size shall be 10,000 square feet and 1.000 square feet for freestanding retail colmnercial. 3. Maximum building height - +00 45feet 4. Maximum floor area ratio - .50 FAR for hete4office uses, .6 FAR for commercial 5. Minimum building setbacks41 a) Jamboree Road - 30 feet b) Edinger Avenue - 40 feet 41 Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ordinance No. 1311 Page 352 of 495 Chapter 3 • Land Use and Development/Reuse Regulations c) Tustin Ranch Road - 30 feet d) North Loop Road - 30 fat e) Warner Avenue - 20 feet East Connector - 10 feet g) Moffett Avenue - 10 feet h) Local public street -10 feet i) Private street or drive - 5 feet j) Minimum distance between buildings -10 feet 6. Landscape setbacks42 a) Jamboree Road - none b) Edinger Avenue - 30 feet, except portion of Planning Area adjacent to channel - no landscape setback required c) Tustin Ranch Road - 30 feet d) North Loop Road - 20 feet e) Warner Avenue - 20 feet f) East Connector - 20 feet g) Moffett Avenue - 20 feet 7. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan S. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. The facilities shall ineefpeFate Nistas inte the golf esufseoperl space where pessible provide for convenient bicycle and pedestrian access from the Planning Area to the Tustin Commuter Rail Station, 9. A comer -triangular shaped setback of 90 feet, measured from the intersection of the curb lines at Tustin Ranch Road and North Loop Road shall be provided for a primary community intersection treatment (see Section 2.17 for landscape guidelines). 10. A corner -triangular shaped setback of 60 feet, measured from the intersection of the curb lines at Warner Avenue and South Loop Road shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 11. A portal intersection treatment shall be provided at East Connector and Edinger Avenue (refer to Section 3.11 as applicable). �x Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are nwaswed from future right-of-way. Chapter 3 e Land Use and Development/Reuse Regulations 12. Other General Development Regulations (refer to Section 3.11 as applicable) 13. Signage (refer to Section 3.12 as applicable) 14. Off-street parldng (refer to Section 3.13 as applicable) 15. Alcoholic Beverage sales (refer to Section 3.14 as applicable) X.I. Special Development Requirements 1. Concept plan approval shall be required for development in Planning Area 15 (refer to Section 4.2.1 of this Specific Plan). 2. Prior to any interim or permanent reuse of facilities or property on a parcel, or prior to any development on a parcel, any party receiving property from the Department of Defense or Local Redevelopment Authority (LRA) shall be required to enter into an agreement with the LRA. The purpose of the Agreement is to: 1) identify the planning goals of the Agency receiving property and the City or LRA for the site; 2) identify the scope and schedule for short range improvements and long range development plans for the property; 3) establish a process for meaningful consultation on development and operational issues of mutual concern; 4) identify capital infrastructure improvements, roadway dedications, and environmental impact report mitigation that will be required of the Agency receiving or leasing property; and 5) identify necessary procedures to implement the agreement. 3. Development in Planning Area 15 shall be protected from a 100 -year storm in a manner consistent with the Flood Plan Management Ordinance and as approved by the City of Tustin Building Official. 4. Affordability - The following minimum affordable housing production objectives are intended to reflect the intention of the City to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provisions of housing for households at very low, low and moderate income levels. Specific housing requirements for redevelopment and Housing Element compliance may be established at the time of development approval to ensure conformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) The number of affordable housing units in Planning Area 15 shall be 257, of which 73 must be very low income, 42 low income. and 142 moderate uicome level. if future amendments to the plan occur A4—at least 15% of additional units for initial occupancy by very low income City of Tustin WAS Tustin Specific Plan/Reuse Plan ANnai 0No. 1311 Page 354 of 495 Chapter 3 e Land Use and Development/Reuse Regulations to moderate income households for redevelopment, with 6% (or 4()%) of units affordable to very low income households shall be provided b) (Section Deleted)At least 75 a4diti, nal unitsr c) Restricted affordable housing units shall be reasonably dispersed and located and may be accomplished in attached projects only. The affordable units dispersed threugheta the pfejeat an shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. d) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes e) The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off- site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be at the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. 5. Tenure - Development in Planning Area 15 of apartments is limited to a total of 192. Each rental project to be built shall consist of no greater than 60% of the units at the very low income level and low income level (with a maximum of 40% of the units at the very low income level) 20% at the moderate income level and 20% at the marketrate level. is --- a Chapter 3 • Land Use and Development/Reuse Regulations 6. (Section Deleted) golf e9uFse shall be submitted by Ois develeper to the C -4y-9 Tustin rQ;: Favip... and appfeval. This plan shall pFeeisely daFinp the ed..e9 f tLe e _d ..{.OW f e.aeg89 _A gibi!4.. R.e.« Edin e. A..entief Read, Tast:_ Reneh and h .. iet6 Tee_ Deed in Self eeume, and e_tually :de_t:a.nee..te _ eed , saaek baf, and maiFAenanee 7. (Section Deleted) eouFse c.e:ct:e., the ultimate a) Wi M remain epen to the pub is; b) tee times f F publie we k aand- e. c)guarantee the afibrilability of 8. Condominiums; and multiple family developments, and patio homes may contain numerous lots, but shall be designated as a Development Unit on a tentative map. The minimum size for a development unit shall be 5_acres. Development Units which contain multiple products shall be comprehensively site planned. 9. (Section Deleted 4, -'AR-1A And ;AFRbefee Read. 10. Refer to Section 3.11.24 for dedication requirements for the Santa Ana - Santa Fe Channel. 11. If the final alignment for Tustin Ranch Road and Warner Avenue differs from the assumed alignments as described in Section 3.2, adjustments in acreage and development potential for Planning Area 15 and lig —Asea-8Neinhborhood D (Community Core) shall be calculated in accordance with the provisions of Section 3.2.5. While the respective Planning Area boundaries may shift slightly, Tustin Ranch Road and Warner Avenue will remain the common boundary between Planning Area 15 and Planning Area 8. & Development Guidelines I. Shared parking opportunities shall be explored between the I;OW atlofice and commercial uses. 2. Gelf eettfse design Avenge T..eti_ Raneh Deed and hie..th Lee_ Rea pCity of Tustin WAS Tustin Specific Plan/Reuse Plan Ordinance WT 1311 Page 356 of 495 Chapter 3 • Land Use and Development/Rouse Regulations 3. Gelf e9wseQ2qn_-SD-qudesign shall accommodate site drainage and wetland mitigation, as necessary. 4. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) 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 permanent land use intent of this Planting Area. A summary of the key design guidelines for Planning Area 15 is provided in Figure 3-9. Page Chapter 3 e Land Use and Development/Reuse Regulations 3.8.3 Planning Area 20 - Medium -High Density Residential A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by Right where the symbol "P" occurs or by conditional use where the symbol "C" occurs. Residential uses: • Condominiums and cooperatives P • Patio homes C • Single family detached and attached dwelling units P 2. Public/Institutional uses: • Churches and other religious institutions C • Nursery school or child care center C • School, public P • School, private C 3. Commercial Retail and Service uses C B. Accessory Uses and Structures Accessory uses and structures are permitted when customarily associated with and subordinate to a permitted use on the same site. C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Prohibited Uses • Sexually oriented businesses E. Site Development Standards - Single Family Detached 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet City of Tustin WAS Tustin Specific Plan/Reuse Plan P Orouffancee3-1 o. 1311 Page 358 of 495 Chapter 3 e Land Use and Development/Rouse Regulations 5. Maximum lot coverage - 50 percent of lot area Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks43 a) Edinger Avenue - 40 feet b) Harvard Avenue - 40 feet c) Local public street -10 feet d) Private street or drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both sides J) Rear yard - 10 feet g) Distance between accessory structures - 5 feet h) Distance between vrincival and accessory structures - 5 feet 7. Landscape setbacks39 a) Edinger Avenue - 30 feet b) Harvard Avenue - 30 feet 8. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. Other General Development Regulations (refer to Section 3.11 as applicable) 11. Signage (refer to Section 3.12 as applicable) 12. Off-street parivng (refer to Section 3.13 as applicable) F. Site Development Standards - Single Family Attached 1. Maximum dwelling units -15 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot width - no minimum 4. Maximum building height - 35 feet S. Maximum lot coverage - 100 percent less required setbacks and open space areas 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 'r Imuiseape setbacks arc measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. MCAS Tustin Specific Plan/Reuse Plan Ordinare.dyW.A&W Pagel3oeo?-4W Chapter 3 • Land Use and Development/Reuse Regulations 7. Minimum gross floor area per dwelling unit, excluding the garage: a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 900 square feet 8. Minimum building setbacks44 a) Edinger Avenue - 40 feet b) Harvard Avenue - 40 feet c) Local public street - 10 feet d) Private street or drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both sides f) Rear yard - 10 feet R) Distance between accessory structures - 5 feet b) Distance between principal and accessory structures - 5 feet 9. Landscape setbacks4o a) Harvard Avenue - 30 feet b) Edinger Avenue - 30 feet 10. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 11. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 12. Other General Development Regulations (refer to Section 3.11 as applicable) 13. Signage (refer to Section 3.12 as applicable) 14. Off-street parking (refer to Section 3.13 as applicable) G. Site Development Standards - Condominiums and Multiple Family Dwellings 1. Maximum dwelling units - 25 dwelling units per acre. 2. Minimum development site - 10 acres 3. Maximum building height - 45 feet or three stories, except building height within 300 feet of Harvard shall not exceed 35 feet or two stories 4. Maximum lot coverage - 65 percent Landscape setbacks are measured from the beck of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks aro treasured from future right -of --way. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3154 Ordinance No. 1311 Page 360 of 495 Chapter 3 • Land Use and Development/Reuse Regulations 5. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three aides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 6. Minimum gross floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet Minimum building setbacksu a) Edinger Avenue - 40 feet b) Harvard Avenue - 40 feet c) Local public street -10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both sides f) Rear yard - 10 feet g) Building to building - 10 feet for 1 story; 15 feet for 2 or more h) Distance between accessory structures - 5 feet i) Distance between principal and accessory structures - 5 feet 8. Landscape setback41 a) Harvard Avenue - 30 feet b) Edinger Avenue - 30 feet 9. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 10. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 11. 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) H. Site Development Standards - Patio Homes 1. Maximum dwelling units - 15 dwelling units per acre u Landewpe setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and plaiting area. Building setbacks are measured from future right-of-way. Chapter 3 e Land Use and Development/Reuse Regulations 2. Minimum lot area - none, refer to Section 3.9.3.7. below 3. Building site requirements - patio home subdivisions shall be designated as a development unit on a tentative map. 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent, less required building and landscape setbacks 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. A minimum of 150 square feet may be for private use if located on ground level and open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 7. Minimum gross floor area per dwelling unit, excluding the garage - 900 square feet 8. Maximum number of four bedroom units - 30 percent 9. Minimum building setbacks46 a) Edinger Avenue - 40 feet b) Harvard Avenue - 40 feet c) Local public or private street - The minimum building setback shall be 10 feet from a public or private street. An attached or detached garage may be setback a minimum of 5 feet from a public or private street. If living areas are provided above garages, garage setbacks shall apply provided that no more than 75 percent of the units along the street frontage have living space over a garage with less than a 10 foot setback. All units located along both sides of a street segment shall be included when calculating the above 75 percent determination, regardless of whether they front, side, or rear load on that section of a street. A garage shall not be setback between 9 feet and 19 feet from the right-of-way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. d) Private drives and courts - The minimum building setback shall be 7 feet in a private court or on a private drive not located within a court. An attached or detached garage may be setback a minimum of 3 feet provided that no more than 50 percent of the length of the building frontage over the total length of the drive or court is setback less than 7 feet. In calculating the total length of the drive or court and the length of building frontage, the length of building and street frontage on both sides of the drive or court shall be used. If living areas are provided above garages, garage setback shall apply. The minimum Building setbacks are measured for future right-of-way. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ordat�ance No. 1311 Page 362 of 495 Chapter 3 a Land Use and Development/Rouse Regulations 3 foot garage setback shall be increased where necessary to accommodate required sidewalks. A garage shall not be setback between 9 feet and 19 feet from the right-of- way line. Ganges setback 9 feet or less shall be equipped with an automatic garage opener. A minimum distance of 40 feet shall be maintained between ground floor living areas on units across from each other in a court, on a drive, or on a shared driveway. e) Minimum distance between buildings - The minimum horizontal distance between adjacent buildings shall be 10 feet. The minimum distance between buildings may be reduced to 6 feet for no more than a maximum length of 25 feet of a building elevation, provided that there are no windows on one elevation for that portion of the building elevation with less than a 10 foot setback. If living areas are provided above garages, garage setbacks shall apply. f) Tract boundary - The minimum building setback from any tract boundary shall be 10 feet. If the tract boundary is adjacent to a park or other permanent open space, the minimum building setback shall be 5 feet. g) Distance between accessory structures - 5 feet h) Distance between principal and accessory structures - 5 feet 10. Landscape setbacks°' a) Edinger Avenue - 30 feet b) Harvard Avenue - 30 feet 11. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 12. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable) I. Site Development Standards - Retail and Service Uses Maximum lot size - established by conditional use approval a Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future Tight - of -way. Page Chapter 3 • Land Use and Development/Reuse Regulations 2. Maximum building height - established by conditional use approval 3. Maximum floor area ratio - .established by conditional use approval 4. Minimum building setbacks48 a) Edinger Avenue - 40 feet b) Harvard Avenue - 40 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Minimum distance between buildings - 10 feet 5. Landscape setbacks44 a) Harvard Avenue - 30 feet b) Edinger Avenue - 30 feet 6. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines 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. Other General Development Regulations (refer to Section 3.11 as applicable) 9. Signage (refer to Section 3.12 as applicable) 10. Off-street parking (refer to Section 3.13 as applicable) I Special Development Requirements 1. Concept plan approval shall be required for development in Planning Area 20, pursuant to Section 4.2.1 of this Specific Plan. 2. The baseline mix of uses for Planning Area 20 is 99 percent Residential and 1 percent Commercial, which 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. 3. Development in Planning Area 20 shall be protected from a 100 -year storm in a manner consistent with the Flood Plain Management Ordinance and as approved by the City of Tustin Building Official. 4. Affordability — The following minimum affordable housing production objectives are intended to reflect the intention of the Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-158 Ordinance No. 1311 Page 364 of 495 Chapter 3 • Land Use and DevelopmentlReuse Regulations City to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provisions of housing for households at very low, low and moderate income levels. Specific housing requirements may be established at the time of development approval to ensure conformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) At least 15% of units for initial occupancy by very low income to moderate income households for redevelopment, with 6% (or 4(%) of units affordable to very low income households. b) At least 22 additional units for occupancy by moderate income households. c) Restricted affordable housing units shall be reasonably dispersed throughout the project and shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. d) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes 5. Tenure - Development in Planning Area 20 shall be intended for ownership sale and tenure. K. Development Guidelines 1. Site planning should "stair step" building massing and density, with lower densities along Harvard stepping up in building massing and density as development occurs further into the site. 2. Due to the site's close proximity to the railroad tracks, Edinger Avenue, and the Eastern Transportation Corridor, appropriate noise attenuation measures will need to be implemented. 3. Any commercial uses should be oriented in the vicinity of Edinger, at the intersection of Edinger and Harvard. Careful fan/Reuse Plan Ordinaalylit)TdMI .:xs;: c- -,I Chapter 3 • Land Use and Development/Reuse Regulations planning and integration of any commercial use with adjacent uses will also be necessary in order to mitigate against any undesirable impacts to the residents. A summary of key the design guidelines for Planning Area 20 is provided in Figure 3-9. City of Tustin WAS Tustin Speck Plan/Reuse Plan Page 3-160 Ordinance No. 1311 Page 366 of 495 Chapter 3 e Land Use and Development/Reuse Regulations 3.9.4 Planning Area 21 - Low Density Residential A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol 'P" occurs or by conditional use where the symbol "C" occurs. 1. Residential uses: Condominiums and cooperatives P . Multiple -family dwelling units (apartments) in C accordance with tenure provisions in Section 3.9.4.I P • Patio homes C • Single-family attached dwelling units and duplexes P Single-family detached dwelling units P Single family detached carriage way units P Transitional housing (maximum of 12 units) P 2. Public/Institutional uses: . Community care facilities for six or fewer persons P . Family care facility for elderly for six or fewer persons P . Large family day care for seven to twelve children on P single family detached lots in accordance with the Tustin City Code . Residential care facility for elderly, for six or fewer P persons • Small family day care for less than seven children on P single family detached lots B. 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: Carports Garages Home occupations subject to provisions of the Tustin City Code Patio covers/trellises Swimming pools, spas, Jacuzzis Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings WAS Tustin Spark P/an/Reuse Plan Ordinan %)W 7kWffi Page t3W04W Chapter 3 a Land Use and Development/Reuse Regulations C. 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 designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Site Development Standards - (Reuse Plan Disposition Parcel 36 Only) 1. Maximum dwelling units — 7.0 dwelling units per gross acre average (150 units maximum) 2. Minimum lot area — 2,400 square feet 3. Minimum lot width — no minimum 4. Maximum building height — 40 fed 5. Minimum site landscaping — 30 percent. Minimum site landscaping shall apply to attached residential and may include sidewalks and paseo/bikeway paths within the project area. 6. Minimum building setbacks from' .49 a) Harvard Avenue — 42 feet b) Warner Avenue — 42 feet c) Local Street (Private or Public) — 10 feet minimum, 15 feet average d) Private Drives —10 feet? e) Interior side yard adjacent to residential use — 10 fed f) Interior side yard adjacent to non-residential use —10 feet g) Interior rear yard adjacent to residential use3 —10 fed h) Interior rear yard adjacent to non-residential use —10 fed i) Southern California Edison Easement —100 fed j) Building to building —10 fed kl Distance between accessory structures - 5 feet 1) Distance between principal and accessory structures - 5 feet 7. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan Non-coafomring building and landscape setbacks will be pemumd to remain where existing buildings and structures are not in finure right-of-way. City of Tustin MCAS Tustin Speclf c Plen/Reuse Plan Page 3-162 Ordinance No. 1311 Page 368 of 495 Chapter 3 e Land Use and Development/Rouse Regulations 8. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 9. Other General Development Regulations (refer to Section 3.11 as applicable) 10. Signage (refer to Section 3.12 as applicable) 11. Off-street parking (refer to Section 3.13 as applicable) Notes for Section MAD: 1. Building setbacks are measured from the curb face corresponding to the ultimate right-of-way. 2. The following garage and carport sefteb requirements shall apply: 3 foot minimum setback from the travelway. if a living area is provided above a garage, the living area shall be setback a minimum of 7 feet from the trevelway. The travelway is the portion of the roadway for the movement of vehicles, exclusive of shoulders, curb sections and auxiliary lanes. 3. Ten (10) feet plus 2 feet for every 5 feet in height over 30 feet E. Site Development Standards - (Reuse Plan Disposition Parcels 34 and 35) Single Family Detached 1. Maximum dwelling units — 7 dwelling units per acre 2. Minimum lot area — 3,000 square feet 3. Minimum lot width — 35 feet 4. Maximum building height — 35 feet 5. Maximum lot coverage — 50 percent of lot area. Covered areas shall include all area under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks50 a) Harvard Avenue — 42 feet b) Edinger Avenue — 40 feet c) Moffett Avenue —10 feet d) Local public street —10 feet e) Private street or private drive — 5 feet f) Interior side yard — 3 feet minimum with aggregate requirement of 10 feet for both side yards g) Rear yard —10 feet h) Distance between accessory structures - 5 feet i) Distance between principal and accessory structures - 5 feet 7. Landscape setbacicsas a) Edinger Avenue — 30 feet b) Harvard Avenue — 30 feet c) Moffett Avenue — 20 feet 8. Landscaping Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks am measured from fume right- of-way. Non-confomring building and landscape setbacks will be perudued to remain where existing buildings and structures are not in future right-of-way. Page Chapter 3 • Land Use and Development/Reuse Regulations a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. Other General Development Regulations (refer to Section 3.11 as applicable) 11. Signage (refer to Section 3.12 as applicable) 12. Off-street parking (refer to Section 3.13 as applicable) F. Site Development Standards — (Reuse Plan Disposition and 35) Single Family Detached — Carriage Way Units Definition: A type of single family detached product that is located on a minimum thirty-six (36) foot wide paved private street with a ten (10) foot parkway on both sides of the paved portions of the street with a garage that is located to the rear of the residence and takes access from a rear two-way alley that is a minimum of twenty- four (24) feet wide. 1. Maximum dwelling units — 7 dwelling units per acre 2. Minimum lot area — 3,000 square feet 3. Minimum lot width — 35 feet 4. Maximum building height — 35 feet 5. Maximum lot coverage — 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks50 a) Harvard Avenue — 42 feet b) Edinger Avenue — 40 feet c) Moffett Avenue —10 feet d) local public street —10 feet e) Private street or private drive — 5 feet (front yard) f) Interior side yard — 3 feet minimum with aggregate requirement of 10 feet for both side yards g) Rear yard — 3 feet for garage and 7 feet for living areas including livinareas above garage 7. landscape setbac& a) Edinger Avenue — 30 feet b) Harvard Avenue — 30 feet c) Moffett Avenue — 20 feet City of Tustin MCAS Tustin Specific Plan/Reuse Plan OPdRiaance No. 1311 Page 370 of 495 Chapter 3 e Land Use and Development/Reuse Regulations S. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. Guest parking — one hundred (100) percent of guest parking may be provided parallel to the travel way on a public or private street with a minimum paved width of thirty-six (36) feet. If there is no opportunity to provide guest parking in front of a home, then guest parking shall be provided within approximately 150 feet from the front door of the unit. 11. 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 to Single Family Detached) G. Site Development Standards - (Reuse Plan Disposition Parcels 34 and 35) Single Family Attached 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot area per development project -10 acres 4. Minimum lot width - no minimum 5. Maximum building height - 40 feet 6. Maximum lot coverage - 100 percent less required setbacks and open space areas 7. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 8. Private outdoor open space - minimum private outdoor open space shall be increased to 400 square feet for existing units. 9. Minimum gross floor area per dwelling unit, excluding the gamge a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 900 square feet MCAS Tustin Specific Plan/Reuse Plan OrdfnanC Page Chapter 3 e Land Use and Development/Reuse Regulations 10. Minimum building setbacks' a) Harvard Avenue - 42 feet b) Edinger Avenue - 40 feet c) Moffett Avenue - 10 feet d) Local public street - 10 feet e) Private street or private drive - 5 feet f) Interior side yard - 3 feet g) Rear yard - 10 feet h) Distances between principal structures - 10 feet i) Distances between accessory structures - 5 feet i) Distance between principal and accessory structures 5 feet 11. Landscape setbacks 46 a) Edinger Avenue - 30 feet b) Harvard Avenue - 30 feet c) Moffett Avenue - 20 feet 12. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 13. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) H. Site Development Standards - (Reuse Plan Disposition Parcels 34 and 35) Condominiums and Multiple Family Dwellings 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum development unit per product type - 8 acres 3. Maximum building height - 40 feet 4. Maximum lot coverage - 65 percent, less the required building and landscape setbacks 5. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all s� Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Landscape setbacks may be reduced to accommodate existing walls or buildings. Building setbacks are measured from future right-of-way. City of Tustin WAS Tustin Speck Plan/Reuse Plan Page 3-166 Ordinance No. 1311 Page 372 of 495 Chapter 3 • Land Use and Development/Reuse Regulations structures, streets, driveways, landscape setbacks, and parking lots. 6. Minimum gross floor area per dwelling unit, excluding the gauge a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet 7. Minimum building setbacks52 a) Harvard Avenue - 42 feet b) Edinger Avenue - 40 feet c) Moffett Avenue - 10 feet d) Local public street - 10 feet e) Private street or private drive - 5 feet f) Interior side yard - 3 feet g) Rear yard - 10 feet b) Distances between principal structures - 10 feet i) Distances between accessory structures - 5 feet it Distance between principal and accessory structures - 5 feet 8. Landscape setbacks" a) Edinger Avenue - 40 feet b) Harvard Avenue - 30 feet c) Moffett Avenue - 20 feet 9. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 10. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 11. 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) Building setbacks we messiaed from future right-of-way. Nonconfonning building and landscape setbaeka will be paaritted to remain where existing buildings and structures are not in futile right-of-way. ss Landscape setbacks are rnwwted &otn the back of the curb and are a combination of parkway, sidewalk, and planting areas. Landscape setbacks may be reduced to accormnodste existing walls or buildings. Building setbacks we measured from future right-of-way. Chapter 3 e Land Use and Development/Reuse Regulations I. Site Development Standards - (Reuse Plan Disposition Parcels 34 and 35) Patio Homes 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - none, refer to Section 3.9.4.I below 3. Building site requirements - patio home subdivisions shall be designated as a development unit on a tentative map. 4. Maximum building height - 35 feet S. Maximum lot coverage - 100 percent, less required building and landscape setbacks 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. A minimum of 150 square feet may be for private use if located on ground level and open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 7. Minimum gross floor area per dwelling unit, excluding the garage - 900 square feet 8. Maximum number of four bedroom units - 30 percent 9. Minimum building setbacks" a) Harvard Avenue - 42 feet b) Edinger Avenue - 40 feet c) Moffett Avenue -10 feet d) Local public or private street - The minimum building setback shall be 10 feet from a public or private street. An attached or detached garage may be setback a minimum of 5 feet from a public or private street. If living areas are provided above garages, garage setbacks shall apply provided that no more than 75 percent of the units along the street frontage have living space over a garage with less than a 10 foot setback. All units located along both sides of a street segment shall be included when calculating the above 75 percent determination, regardless of whether they front, side, or rear load on that section of a street. A garage shall not be setback between 9 feet and 19 feet from the right-of-way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. e) Private drives and courts - The minimum building setback shall be 7 feet in a private court or on a private drive not located within a court. An attached or detached garage may be setback a minimum of 3 feet provided that no more than 50 percent of the length of the building frontage over the total length of the drive or court is setback less than 7 feet. In calculating the total length of the drive or court and the length of building frontage, the ppCity of Tustin MCAS Tustin Specific Plan/Reuse Plan Ortli 99cle-46. 1311 Page 374 of 495 Chapter • Land Use and Development/Reuse Regulations length of building and street frontage on both sides of the drive or court shall be used. If living areas are provided above garages, garage setback shall apply. The minimum 3 foot garage setback shall be increased where necessary to accommodate required sidewalks. A garage shall not be setback between 9 feet and 19 feet from the right-of- way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. A minimum distance of 40 feet shall be maintained between ground floor living areas on units across from each other in a court, on a drive, or on a shared driveway. f) Minimum distance between buildings - The minimum horizontal distance between adjacent buildings shall be 10 feet. The minimum distance between buildings may be reduced to 6 feet for no more than a maximum length of 25 feet of a building elevation, provided that there are no windows on one elevation for that portion of the building elevation with less than a 10 foot setback. If living areas are provided above garages, garage setbacks shall apply. g) Tract boundary - The minimum building setback from any tract boundary shall be 10 feet. If the tract boundary is adjacent to a park or other permanent open space, the minimum building setback shall be 5 feet. h) Distance between accessory structures - 5 feet it Distance between principal and accessory structures - 5 feet 10. Landscape setbacks' a) Harvard Avenue - 30 feet b) Edinger Avenue - 30 feet c) Moffett Avenue - 20 feet 11. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 12. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. The facilities shall incorporate vistas into the golf course where possible and provide for convenient bicycle and pedestrian access from the Planning Area to the Tustin Commuter Rail Station. sr Landscape setbseks we measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas Landscape setbacks may be reduced to accomandate existing walls or buildings WAS Tustin Specific Plan/Reuse Plan Ordinarf8'EyBbs.7066 PagePSWtR-469 Chapter 3 e Land Use and Development/Reuse Regulations 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable) J. Special Development or Reuse Requirements 1. Concept plan approval shall be required for development in Planning Area 21 (refer to Section 4.2.1 of this Specific Plan). 2. Prior to any interim or permanent reuse of facilities or property on a parcel, or prior to any development on a parcel, any party receiving property from the Department of Defense or Local Redevelopment Authority (LRA) shall be required to enter into an agreement with the LRA. The purpose of the Agreement is to: 1) identify the planning goals of the Agency receiving property and the City or LRA for the site; 2) identify the scope and schedule for short range improvements and long range development plans for the property; 3) establish a process for meaningful consultation on development and operational issues of mutual concern; 4) identify capital infrastructure improvements, roadway dedications, and environmental impact report mitigation that will be required of the Agency receiving or leasing property; and 5) identify necessary procedures to implement the agreement. 3. Affordability - the following minimum affordable housing production objectives are intended to reflect the intention of the City of Tustin to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the Tustin General Plan through the provision of housing for households at very low, low, and moderate incomes levels. Specific housing requirements will be established for specific sites at the time of development project approval to ensure uniformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) Disposition Parcel 36 only: Prior to issuance of a certificate of use and occupancy, the developer shall enter into a legally binding agreement with the City of Irvine to provide in Planning Area 22 the affordable housing units that would have been required on Disposition Parcel 36 pursuant to the City of Irvine Affordable Housing Implementation Procedure (Chapter 2-3 of the Irvine Zoning Code), and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: City of Tustin WAS Tustin Specific Plan/Reuse Plan Pae 3 0 Ordinance o. 1311 Page 376 of 495 Chapter 3 e Land Use and Development/Rouse Regulations 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes If the required affordable housing units are not provided in Planning Area 22, then the developer shall comply with general affordability requirements applicable to Disposition Parcels 34 and 35, and the following number of affordable units shall be provided: 1) At least 9 units for initial occupancy by very low income level households 2) At least 7 units for initial occupancy by low income level households 3) At least 7 units for occupancy by moderate income level households b) Reuse Plan Disposition Parcels 34 and 35: 1) At least 15% of units for initial occupancy by very low income to moderate income households for redevelopment with 6% (or 40%) of these units affordable to very low income households. Developer compliance with the Homeless Accommodation Plan described in Section 2.3.6 and 2.4 shall be required. 2) At least 10 additional units for initial occupancy by low income level households. 3) At least 20 additional units for initial occupancy by moderate income level households. 4) Restricted affordable housing units shall be reasonably dispersed throughout a project and shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period required by state law, or longer if required by a construction or mortgage financing assistance program. 5) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin, its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: a) Number of units by type, location, bedroom count b) Standards for qualifying. income and maximum rents or sales prices Chapter 3 • Land Use and Development/Reuse Regulations c) Parties responsible for sales prices and incomes 6) The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off-site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be at the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off- site option and the affordability gap cost of providing on-site affordable housing. 4. Tenure - Reuse/development of Planning Area 21 shall be encouraged to be ownership tenure. Development of apartments is a discretionary action requiring approval of a conditional use permit. Consideration of a conditional use permit should include the Citys preference for ownership tenure, and in any event, no more than 25 percent of the total number of units permitted may be approved for apartments. 5. Existing structures to be reused shall be brought into conformance with applicable provisions of the Uniform Building Code, as amended by the City's of Tustin or Irvine (as applicable), State of California Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). 6. Utility metering modifications and provision of independent utility services shall be committed to by agreement between the City of Tustin and those agencies receiving property in Planning Area 21 prior to use and occupancy of existing buildings and new development. K Development or Reuse Guidelines 1. Wall and streetscape upgrades along Harvard Avenue should be designed to create greater compatibility with Village 38 theme walls and streetscape on the east side of Harvard Avenue. A combination of walls, landscaping, and berms may be utilized to achieve required noise standards in both Tustin and Irvine. 2. Existing housing units shall be aesthetically upgraded through architectural and landscape improvements to appear consistent in quality with private market housing in the surrounding neighborhoods of Tustin and Irvine, in the event of reuse. Such improvements shall be completed prior to issuance of use and occupancy permits. The improvements may include, but are not limited to, the following: City of Tustin MCAS Tustin Specific Plan/Reuse Plan OrPrr9ance N7o. 1311 Page 378 of 495 Chapter 3 • Land Use and DevelopmentlReuse Regulations a) Upgraded facade treatments, including use of plaster, wood siding, brick, stone, and other approved materials b) Upgraded window types and treatments (i.e., trim) c) Upgraded roofing materials and extension of roof overhangs d) Updated color scheme for buildings and walls e) Enlargement and enhancement of private patios and balconies f) Upgraded appearance of unit entrances, including doorways, walkways, decorative paving g) hnproved landscape design of front yards and common areas h) Consistent landscape treatment along local roads i) Extensive planting of trees and shrubs throughout the site j) Decorative treatment of all exposed site walls k) Upgraded driveways 1) Decorative paving and other hardscape amenities for pedestrian paths in common areas m) Improvements to common recreational areas including provision of shelters, lighting, and refurbishing of facilities n) Creation of project entryways through signage and landscape design o) Upgraded and consistent signage, including project identification, addressing, and directional signs p) Enhance lighting scheme for units, common areas, paths, and parking areas q) Application of defensible space techniques in landscaping and lighting 3. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) where information determines the need for demolition to eliminate public health and safety risks, 2) to improve the appearance of the Planting Area, 3) to accommodate the completion of major roadway improvements, and 4) to properly implement the permanent land use intent of this Planning Area A summary of the key design guidelines for Planning Area 21 is provided in Figure 3-9. t I J l S Ing SWC ; t T�W gu t 6g e n a Ordinance No. 1311 Page 380 of 495 Lw a ,3 t � n a Ordinance No. 1311 Page 380 of 495 Lw a Chapter 3 a Land Use and Development/Rouse Regulations 3.10 NEIGHBORHOOD H 3.10.1 Introduction Neighborhood H is located entirely within the City of Irvine and is comprised of a single Planning Area, PA 22, as shown on the Statistical Analysis (Table 3-2). The Planning Area contains a total of 402 dwelling units on approximately 48.3 acres known as Marble Mountain Park. The area was developed in five phases from 1984 to 1990, and contains four- plex, six-plex, and eight-plex buildings. The condition of the units ranges from good to excellent as indicated in the MCAS Tustin Family and Bachelor Housing Report prepared by the City of Tustin in March 1994. The report identifies minor corrections necessary to meet building and safety code requirements. However, the units lack the architectural details and landscaping details generally found in private market housing. The remaining 28 acres are currently vacant and will contain a minimum 20 acre elementary school (ES -8) and an approximate eight (8) acre neighborhood park. The regulations for new development, should the existing housing be replaced by new residential units, is consistent with the City of Irvine's Medium Density Residential Zoning Category (Section V.E-329.2.5). Furthermore, the Planning Area will also be required to comply with applicable requirements of Irvine's Planning Area 38, Westpark IL 3.10.2 Planning Area 22 A. Permitted and Conditionally Permitted Uses Permitted and conditionally permitted uses for Irvine Planning Area 38 Zoning shall be applicable (Section V.E. 838.2). B. Accessory Uses and Structures Accessory uses for Irvine Planning Area 38 Zoning shall be applicable (Section V.E. 838.2). C. Unlisted Uses Refer to applicable City of Irvine Zoning Code provisions. MCAS Tustin Specific Plan/Reuse Plan 0rdinare" .7iNih PagefteoS495 Chapter 3 a Land Use and Development/Reuse Regulations D. Site Development Standards Applicable site development standards from Irvine Planning Area 38 Zoning shall apply (Section V.E. 838.2). However, the total number of dwelling units within the Planning Area shall not exceed 402 units. E. Special Development or Reuse Requirements 1. Concept plan approval shall be required for development in Planning Area 22 (refer to Section 4.2.1 of this Specific Plan). 2. Prior to any interim or permanent reuse of facilities or property on a parcel, or prior to any development on a parcel, any party receiving property from the Department of Defense or Local Redevelopment Authority (LRA) shall be required to enter into an agreement with the LRA. The purpose of the Agreement is to: 1) identify the planning goals of the Agency receiving property and the City or LRA for the site; 2) identify the scope and schedule for short range improvements and long range development plans for the property; 3) establish a process for meaningful consultation on development and operational issues of mutual concern; 4) identify capital infrastructure improvements, roadway dedications, and environmental impact report mitigation that will be required of the Agency receiving or leasing property; and 5) identify necessary procedures to implement the agreement. 3. Affordability - the following minimum affordable housing production objectives are intended to implement the Housing Element of the Irvine General Plan through the provision of housing for households at very low, low, and moderate incomes levels. Specific housing requirements will be established for specific sites at the time of development project approval to ensure that any reuse/development of Planning Area 22 achieves the following: a) At least 24 units for initial occupancy by very low income level households - within the very low category, at least 14 units shall be for transitionary housing b) At least 18 units for initial occupancy by low income level households c) At least 18 units for occupancy by moderate income level households d) Restricted affordable housing units shall be reasonably dispersed throughout the project and shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the City of Tustin MCAS Tustin Specific Plan/Reuse Plan Ordinance iNo 1311 Page 382 of 495 Chapter 3 e Land Use and Development/Rouse Regulations minimum period required by state law or longer is required by a construction or mortgage financing ® assistance program. e) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin Redevelopment Agency and/or the City of Irvine, as applicable, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count fj Standards for qualifying income and maximum rents or sales prices g) Parties responsible for sales prices and incomes 4. Tenure - Reuseldevelopment of Planning Area 22 shall be encouraged to be ownership tenure. Development of apartments is a discretionary action requiring approval of a conditional use permit Consideration of a conditional use permit should include the City's preference for ownership tenure, and in any event, no more than 25 percent of the total number of units permitted within the Irvine portion of the Specific Plan area may be approved for apartments. 5. Existing structures to be reused shall be brought into conformance with the Uniform Building Code, as locally amended, State of California Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). 6. Utility metering modifications and provision of independent utility services shall be committed to by agreement between the City of Tustin and Irvine as applicable, and those agencies receiving property in Planning Area 22, prior to use and occupancy of existing buildings and new development. F. Development or Rense Guidelines 1. Wall and streetscape upgrades along Harvard Avenue should be designed to create greater compatibility with Village 38 theme walls and streetseape on the east side of Harvard Avenue. A combination of walls, landscaping, and berms may be utilized to achieve required noise standards in Irvine. 2. Existing housing units shall be aesthetically upgraded through architectural and landscape improvements to appear consistent in quality with private market housing in the surrounding neighborhoods of Tustin and Irvine. Such improvements shall be completed prior to issuance of use and occupancy permits. The improvements may include, but are not limited to, the following: Chapter 3 e Land Use and Development/Reuse Regulations a) Upgraded facade treatments, including use of plaster, wood siding, brick, stone, and other approved materials b) Upgraded window types and treatments (i.e., trim) c) Upgraded roofing materials and extension of roof overhangs d) Updated color scheme for buildings and walls e) Enlargement and enhancement of private patios and balconies f) Upgraded appearance of unit entrances, including doorways, walkways, decorative paving g) Improved landscape design of front yards and common areas h) Consistent landscape treatment along local roads i) Extensive planting of trees and shrubs throughout the site j) Decorative treatment of all exposed site walls k) Upgraded driveways 1) Decorative paving and other hardscape amenities for pedestrian paths in common areas m) Improvements to common recreational areas including provision of shelters, lighting, and refurbishing of facilities n) Creation of project entryways through signage and landscape design o) Upgraded and consistent signage, including project identification, addressing, and directional signs p) Enhance lighting scheme for units, common areas, paths, and parking areas q) Application of defensible space techniques in landscaping and lighting 3. Demolition of structures shall be considered or undertaken under the following conditions: 1) 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 permanent land use intent of this Planning Area. A summary of the key design guidelines for Planning Area 22 is provided in Figure 3-10. City of Tustin MCAS Tustin Spec Plan/Reuse Plan OrdariQance 7 4o. 1311 Page 384 of 495 IZ FLOW Ordinance No. 1311 Page 385 of 495 Chapter 3 e Land Use and Development/Reuse Regulations 3.11 GENERAL DEVELOPMENT REGULATIONS The following general regulations shall apply to new development and the reuse of existing structures and facilities, unless specific exceptions are described elsewhere in the Specific Plan. 3.1 `1.1 Access Every structure or use shall have frontage upon a public street or permanent means of access to a public street by way of a public or private street or easement, or recorded reciprocal access agreement. See below for further circulation standards. 3.11.2 Antennae and Satellite Dish Standards All provisions of the Tustin City Code and Irvine City Code, as applicable, shall apply. 3.11.3 Encroachments Into Required Setbacks ■ The following are allowed to encroach no more than 4 feet into required setbacks subject to compliance with the Uniform Building Code: ■ Architectural features ■ Eaves Fireplaces ■ Mechanical equipment ■ Steps and staircases (open) ■ Covered patio trellis, or canopies, unenclosed on at least two sides, may encroach into the required side or rear yard setback provided they do not cover more than 50 percent of the private yard or open space area on a residential property and comply with the Uniform Building Code related to distance requirements between adjacent structures. ■ Location of swimming pools and/or a spa shall conform with applicable City regulations. City of Tustin MCAS Tustin Specific Plan/Reuse Plen Page 3-180 Ordinance No. 1311 Page 386 of 495 Chapter 3 e Land Use and Development/Reuse Regulations 3.11.4 Enforcement of EIS/EIR Mitigation Measures Recent amendments to Section 21081.6 of the Public Resources Code, as applicable, shall apply. The amendments provide that measures to mitigate or avoid significant effects on the environment shall be fully enforceable through permit conditions, agreements, or other measures. The EIS/EIR mitigation measures are contained in the EIS/EIR for the project. 3.11.5 Fences and Walls All provisions of the Tustin and Irvine City Code, where applicable, shall apply to the constriction of walls, fences, and hedges in the Specific Plan, with the exception that maximum established heights within the City of Tustin may be exceeded when higher walls are required as noise mitigation (acoustical barriers) based on City Noise Ordinance, subject to Community Development Department approval. Any planter, fence, or wall within the streetside setback may not exceed 3.5 feet in height. Fences and walls shall also be designed to not restrict vehicular sight distance and visibility at roadway intersections per City of Tustin and Irvine standards, as applicable. The use of barbed wire, electrified fence, or razor wire fence in conjunction with any fence, wall, roo4 or hedge within any land use designation is prohibited, unless required by any law or regulation of the City of Tustin or Irvine, federal goverment, or agency thereon as applicable. 3.11.6 Financing Program Prior to recordation of the first final map in a planning area, the subdivider shall enter into an agreement with the City to participate in a financing program for required in&astructure. The agreement shall provide for granting of credit to the subdivider for a certificate of occupancy, improvements required, or a condition of approval on this project to the extent that the cost of such improvements may be included in any such financing program. 3.11.7 Fumes, Odors, Vapors, Gases and Other Forms of Air Pollution If any use which produces orders, toxic gases, or noxious matter in such quantities as may be readily detectable at any point outside the property lines of the premises, and/or may become a public nuisance or hazard, the use shall be modified to prevent such emissions. Emissions shall be in compliance with the South Coast Air Quality Management District standards. Page Chapter 3 e Land Use and Development/Reuse Regulations 3.11.8 Grading All earthwork shall be conducted in accordance with the City of Tustin Grading Ordinance and manual, and grading requirements within the City of Irvine. Grading permits shall consider consistency with the urban design concept. Compliance with National Pollutant Discharge Elimination System (NPDES) regulations related to storm drain runoff from construction sites as implemented in the City of Tustin and Irvine shall be required 3.11.9 Hazardous Materials To ensure that the use, handling, storage, and transportation of hazardous materials comply with the California Government Code and Health and Safety Code, all provisions of the Tustin and Irvine Hazardous Materials Codes and Fire Codes shall apply. 3.11.10 Height Determinations Building height shall be determined from the finished grade within five (5) feet of the structure to the highest point of the structure, excluding chimneys and vents. 3.11.11 Interim Use Provisions Interim uses shall be permitted in all Planning Areas subject to the requirements and evaluation criteria specified in Chapter 4, Section 4.2.6. In addition to the provisions in Section 4.2.6, the following list of potential Interim Uses shall be used as a guide for determining whether or not a proposed interim use shall be allowed. ■ Agricultural uses of the same or similar characteristics as practiced at the time of base closure determination, exclusively within Planning Areas 5, 7, 8, 11, 14 and 15. ■ Commercial uses ■ Driver's training, excluding speed events ■ Educational uses ■ Emergency staging and supply areas and related services ■ Equipment and vehicle storage, with proper screening ■ Facilities for special recreation and craft activities City of Tustin WAS Tustin Specific Plan/Reuse Plan OFARAdWo. 1311 Page 388 of 495 Chapter 3 e Land Use and Development/Reuse Regulations ■ Indoor/outdoor sales facilities providing for periodic events such as swap meets and auctions ■ industrial uses other than permitted uses, conducted in an existing building ■ Lang term site toxic clean-up facilities, equipment and operations ■ Nursery stocking, storage and wholesaling • Office uses ■ Other uses determined by the Community Development Director to be similar in character and impact to the categories specified in this Section and to the permitted and conditional uses identified for each Planning Area. Any use determination decisions in the City of Irvine shall comply with applicable provisions of the Irvine Zoning Code. ■ Special fund raising event facilities which support periodic or temporary events (e.g., education fairs, community fairs, custom/ antique auto shows, etc.) 3.11.12 Landscaping/Screening ■ In all land use designations, all landscaping shall conform to the landscape guidelines contained in this Plan or, in the case of questions not covered in the Specific Plan, the City of Tustin Landscape and Irrigation Guidelines or Irvine guidelines, as applicable. ■ All commonly owned property and landscape setback areas exclusive of structural improvements shall be landscaped and maintained in a weed free condition with a combination of trees, shrubs and ground cover. Landscaping shall be provided with automatic irrigation systems, in accordance with the City of Tustin Landscape and Irrigation Guidelines or Irvine guidelines, as applicable. ■ An opaque screen consisting of one or a combination of berms, masonry walls and landscaping integrated into an aesthetic pattern shall be installed along site boundaries where residential uses abut arterial or secondary highways, with the aggregate height of berms and walls not to exceed six (6) feet, eight (8) inches, or higher as may be required and approved to mitigate noise impacts. Screening shall also be installed along commercial or commercial/business site boundaries which immediately abut areas designated for residential uses. The type of appropriate screening will be determined during site plan review. MCAS Tustin Speciflc Plan/Reuse Plan OrdinanMjNof Min Page 9fteDI44M Chapter 3 ■ Land Use and DevelopmenVReuse Regulations ■ Screening shall be installed along all parking areas abutting streets. The screening shall be a minimum height of thirty-six (36) inches. ■ Screening shall consist of one or any combination of the following components: Walls, including retaining walls - a wall shall consist of concrete, stone, brick, tile or similar type of masonry material. Bemis - a berm shall be constructed of earthen materials and shall be landscaped according to an approved plan. Evergreen or deciduous trees or shrubs consistent with the landscape guidelines contained in the Specific Plan. ■ All property landscaping shall be properly maintained in a healthy, weed free condition. ■ Landscaping/screening at intersections shall be designed in such a manner as to not restrict vehicular sight distance in accordance with current City of Tustin and Irvine standarda/guidelines, as applicable. 3.11.13 Lighting All lighting shall be designed and located to confine direct rays and glare to the boundaries of a parcel. No lighting shall blink, flash, or be of unusually high intensity or brightness. Security lighting shall be provided as required by the Uniform Security Code. 3.11.14 Maintenance and Completion of Open Space, Amenities, Landscaping, and Manufactured Slopes No lot or dwelling unit in a development shall be sold or a Certificate of Occupancy issued, unless a corporation, homeowner's association, assessment district or other approved entity has been legally formed with the right to assess all those properties which are jointly owned or benefited to operate and maintain all of the mutually available features of the development including, but not limited to, open space, amenities, landscaping or slope maintenance landscaping, private streets, and utilities. Conditions, Covenants, and Restrictions (CC&R's) shall be developed and recorded for said development subject to the review and approval of the applicable City Attorney. The recorded CC&R's shall permit the enforcement by the applicable City, if required. No lot or dwelling unit shall be sold unless all approved and required open space, amenities, landscaping, or other improvements, or approved phases City of Tustin MCAS Tustin Specific Plar✓Reuse Plan Page 3-184 Ordinance No. 1311 Page 390 of 495 Chapter 3 e Land Use and Development/Reuse Regulations thereof, have been completed or completion is assured by a development agreement or financing guarantee method approved by the City of Tustin of City of Irvine, as applicable. 3.11.15 Mechanical Equipment Compressors, air conditioning units, vents, exhausts, or similar mechanical equipment located outside a building shall comply with the following: ■ All such equipment shall be screened from view from any abutting stmt, highway or adjacent use. Screening shall be an integral part of the overall architectural design of the project. The top of any screening shall be a minimum of six inches above the top of any mechanical equipment. ■ All mechanical equipment shall be maintained in a clean and proper condition to prevent breakdown that might release noxious or toxic materials or create excessive noise, and to avoid accumulation of litter, filth and materials which would be noxious or unsafe. 3.11.16 Noise Control Plans for noise attenuation of residential units located near arterial highways and railroad rights-of-way, which ensure that interior and exterior noise levels do not exceed state requirements and local City of Tustin and Irvine noise ordinances, as applicable, shall be submitted for review and approval prior to building permits being issued to accommodate reuse and/or subdivision approval for residential development, whichever occurs first. All uses shall be subject to provisions of the City of Tustin or City of Irvine noise ordinance, as applicable. 3.11.17 Outside Storage All uses shall be conducted within a completely enclosed building, except for off-street parking, loading, approved temporary uses, any outdoor dining space specifically permitted in conjunction with eating establishments, and approved nursery accessory uses. Minor ancillary outdoor storage (service vehicle parking, materials storage, or limited equipment assembly associated with a permitted use) may be located outside a building in certain Planning Areas as an accessory use conditional use, provided that there is solid screening and there are no negative noise or aesthetic impacts on adjacent properties. WAS Tustin Specific Plan/Reuse Plan Ordinanottlof iil9th Page OfteSM Chapter 3 e Land Use and Development/Reuse Regulations 3.11.18 Park Provisions Requirements and standards contained in the City of Tustin subdivision ordinance will be utilized in reviewing public or private park proposals per park in -lieu fee obligations. The area of the Specific Plan within the City of Irvine will be subject to the requirements and standards of the City of Irvine's Local Park Code. 3.11.19 Refuse Collection Areas All outdoor refuse collection facilities shall be screened visually from streets and highways. Collection areas shall be shielded from view in all directions, either within a building or within a solid masonry wall of sufficient height to conceal materials temporarily accumulated for collection. The enclosure shall be designed to complement the main building materials. Adequate facilities and containers shall be provided to accomplish refuse recycling and handling of toxic materials, including source -separated materials as may be required by city ordinance. Innovative designs of storage, handling and transfer equipment are encouraged to achieve maximum recycling levels. 3.11.20 Roof Mounted Solar Collector Panels 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 form of efficiency calculations may be submitted to the City of Tustin or Irvine for consideration of alternative mounting configurations. 3.11.21 Streets and Highways ■ All streets and highways shall conform to street and highway standards detailed in this Specific Plan. However, existing local streets and roadways on the base that do not meet the standards detailed in this Specific Plan, may be permitted to remain as private streets, subject to the review and approval of the City Engineer. ■ Portions of any lot within any future right-of-way shown in this Specific Plan shall not be occupied by new structures, other than those encroachments normally permitted in rights-of-way. Such encroachments are defined in the General Regulations section. All other required setbacks, yards, and open spaces shall be calculated on the basis of established or future rights-of-way. Future right-of-way lines shall be considered to be lot lines for purposes of determining such setbacks, yards and open spaces. City of Tustin MCAS Tustin Specific PlawReuse Plan 0'X1984 a %. 1311 Page 392 of 495 Chapter 3 e Land Use and Development/Reuse Regulations ■ Dedication of right-of-way shown in the Specific Plan shall be required as determined necessary by the City Engineer or as a condition of approval of any development. ■ Access points to individual development sites shall be subject to acceptance by the City Engineer. ■ Access onto major arterials, due to their regional significance coupled with high traffic volumes and speeds will of necessity warrant a higher degree of access restrictions than would be applied to lower level arterial roadways. ■ Installation of curbs, gutters, bikeways, sidewalks, street paving, street lighting, and street trees shall be subject to the provisions of the Tustin City Code. Installation shall be provided by a developer and/or costs shall be assigned to each development lot or parcel in accordance with a cost -benefit formula determined by the City Engineer, or otherwise determined as a result of a negotiated Development Agreement. ■ All street and highway design will be in accordance with the City of Tustin and City of Irvine design standards, where applicable; however, deviations consistent with the Specific Plan design character and intent may be proposed and approved during subsequent design or development review by the respective jurisdiction. ■ On -street parking shall be prohibited along all arterial and local collector streets within the Specific Plan area as Advanced Transportation Technology shall be accommodated to the extent practicable, and any applications shall be documented. 3.11.22 Temporary Uses Temporary uses shall be regulated pursuant to the Tustin City Code and Irvine City Code, as applicable. 3.11.23 Trellis Refer to applicable provisions of Subsection 3.11.3. 3.11.24 Utilities ---- ■ All utility lines serving a new development, with the exception of interim uses, shall be placed underground by the developer in accordance with the city's policies for locating utilities underground. MCAS Tustin Specific Plan/Reuse Plan OrdinanVI)gof TOft Page 9!9®fl4W Chapter 3 a Land Use and Development/Rouse Regulations Existing utility lines shall also be placed underground with development, where feasible and as required by the City of Tustin or Irvine, as applicable. ■ No structures shall be permitted to be developed over active pipelines, abandoned lines, or utility easements, except where approved by the City Engineer. ■ All utility lime and connection costs to the backbone infrastructurelutility system (water supply, sanitary sewer facilities, reclaimed water supply, storm drainage and other utilities) needed to serve individual projects shall be the responsibility of the new user/owner, or as otherwise determined as a result of a negotiated development agreement or lease. ■ All water supply, sanitary sewer facilities, reclaimed water supply, storm drainage and other facilities shall be provided in accordance with adopted master plans of the respective service providers. Costs shall be assigned to each development lot or parcel in accordance with a cost -benefit formula established by the LRA, based on estimated engineering construction costs, or as otherwise determined as a result of a negotiated development agreement. ■ Dedication and delineation of five IRWD water well sites as described in Section 2.9 will be required along Barranca Parkway including any necessary maintenance, pipeline and access easements subject to approval of the LRA as to their location and design and IRWD abandonment and release of property and easement rights along Red Hill Avenue. It is anticipated that these well sites would impact Planning Areas 11, 12, 14 and 19 and shall be defined in conjunction with any new development within each of these Planning Areas. ■ An offer to dedicate 20 feet of additional right-of-way for the Barranca channel to OCFCD shall be made with said terms subject to approval of the LRA prior to any new development on parcels adjacent to the Barranca Channel in Planning Areas 11, 12, 14, and 18. ■ An offer to dedicate 25 feet of additional right-of-way for the Santa Ana channel to OCFCD shall be made with said terms subject to approval of the LRA prior to any new development on parcels adjacent to the channel in Planning Area 15. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-188 Ordinance No. 1311 Page 394 of 495 Chapter 3 e Land Use and Development/Reuse Regulations 3.11.25 Vibration No vibration associated with any use shall be permitted which is discernable beyond the boundary he of the property, unless the vibration does not negatively impact an adjacent property. 3.12 SIGNAGE This section establishes regulations and guidelines for project identification signage throughout the Specific Plan area The intent is to achieve a visually coordinated and appealing signage system that provides identity to the site and promotes effective identification for the range of uses within the Specific Plan. Specific Plan area signagelmonumentation will occur at key designated thematic intersections as shown in the Community Structure Plan (Figure 2-15). Signs identifying arrival to the City of Tustin may occur within the public right-of-way in locations shown on Figure 2-5. 3.12.1 General Provisions A. All signs in the City of Tustin shall conform to the provisions contained in the Tustin Sign Code, unless otherwise contained in this section. Whenever the regulations contained herein conflict with the regulations of the Tustin Sign Code, the Specific Plan regulations shall take precedence. Signs in the City of Irvine shall conform with the Irvine Sign Code. B. A sign permit shall be applied for and received from the Department of Community Development prior to constructing, erecting, altering, replacing, moving, or painting any sign, except for signs exempt from a permit according to the Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Sign Code. C. A master sign plan is required for new development or reuse projects within the Specific Plan area involving multi -use sites and multi - tenant centers or buildings. A master sign plan is also required for the Gel€-V-iRegeResidential Core (PA 15). The purpose of a master sign plan is to encourage coordinated and quality sign design on sites where a large number of signs will occur. In addition, the master sign plan should include on -premises directional/information signs to facilitate smooth internal circulation. D. After approval of a master sign plan, no sign shall be constructed, erected, altered, replaced, moved, or painted unless the sign conforms to the master sign plan. The master sign plan shall Chapter 3 e Land Use and DevelopmenVReuse Regulations designate a person or firm as the primary liaison with the City for the purpose of requesting approval of the master sign plan and for submitting sign permit requests in conformance with the approved master plan. E. A master sign plan may establish more restrictive sign standards than those contained in the Tustin Sign Code. Conversely, a master sign plan may deviate from the standards upon submittal and approval of a Conditional Use Permit. 3.12.2 Review Criteria (City of Tustin) A. Signs shall be consistent throughout a project site by incorporation of common design elements including use of materials, letter style, colors (not more than three, excluding black and white per individual sign), illumination, sign type, and sign shape. Sign design and coloring are subject to the City's design review procedures. B. Signs shall be compatible with and complement the architectural design and colors of the buildings intended to be identified, through the use of materials, colors, sign layout, and sign placement. C. Signs shall be designed to directtinform both pedestrians and motorists. A Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. E. Signs shall contain only that information which is necessary to identify the businesses or uses of the property on which the sign is located. Identification of product, trade and service information is permitted and considered supplemental provided it is subordinate to business identification. Supplemental signs shall be considered subordinate if no more than twenty-five (25) percent of the total allowable sign area is used for this purpose. F. Signs shall not dominate the view of a site or building, nor obscure or eliminate the view of existing signs. G. New signs in existing developments shall be designed in accordance with the established master sign plan for the building or center where the sign is to be located. If no such plan exists, then new signs shall be designed to be harmonious with other existing signs on the property and/or the architectural theme and design features of the building(s). City of Tustin MCAS Tustin Speck Plan/Rouse Plan OPcPirfancef9 o. 1311 Page 396 of 495 Chapter 3 e Land Use and Development/Rouse Regulations H. Freestanding signs may be located in required setback areas provided that the following criteria are met: 1. The location is not within a required visual clearance area for traffic or other purposes as identified by the City Engineer, and 2. The location will not cause negative light and glare impacts on adjacent uses, if the sign is lighted. I. Master sign plans shall be reviewed for conformance with the following criteria, in addition to the criteria listed above: 1. Sign plan shall reflect a common theme through the use of materials, letter styles, colors, illumination, sign type, and sign shape. 2. Sign plan shall be compatible with and reflect the special qualities of the architecture of the buildings on the site in both daytime and nighttime conditions. 3.13 OFF-STREET PARKING Off-street parking in the City of Tustin shall conform to the provisions of the Specific Plan or the Tustin City Code when not addressed in this section. Whenever the regulations contained herein conflict with the Tustin City Code, Specific Plan regulations shall take precedence. Off- street parking in the City of Irvine shall be governed by the Irvine Parking Ordinance. 3.13.1 General Regulations A. New Uses: Off-street parking shall be provided for any new building constructed and for any new use established; for any additional or enlargement of an existing building or use; and for any change in the occupancy of any building or the manner in which any use is conducted that would result in additional parking spaces being required. A A .1 21 tAat would inerease the mbe f of paEk:..g spases Fequkedf the additional parWag would be required only fef MCAS Tustin Specific Plen/Reuse Plan r inaroffigbf.1L31iA Chapter 3 • Land Use and DevelopmenVReuse Regulations EB. Joint Use of Parking Areas: Parking required by this section for any building or use shall not be considered as providing parking for any other building or use, except where a joint parking facility has been authorized by the Planning Commission. Parking facilities may be used jointly for uses with significantly different peak hours of operation. Requests for shared parking must meet the following requirements: 1. A parking study shall be submitted by the applicant demonstrating that no substantial conflict will exist in the peak hours of parking demand for the uses for which joint use is proposed. The methodology to be utilized in preparing the study shall be either the Urban Land Institute's shared parking study or methodologies promulgated by the Institute of Transportation Engineers (ITE). 2. The number of parking stalls which may be credited against the requirements for the structures or uses involved shall not exceed the number of stalls reasonably anticipated to be available during differing hours of operation. 3. Parking spaces designated for joint use shall be located so that they will adequately serve the use for which they are intended. 4. A written and recorded agreement shall be drawn to the satisfaction of the City Attorney and the Director of Community Development and executed by all parties concerned assuring the continued availability of the number of stalls designated for joint use and availability of reciprocal access easements ffiC. Transportation Demand Management Plans (TDM): Transportation management plans shall be prepared when and if required by the City's TDM Ordinance or by the Air Quality Management District. Where required for all new or expanded projects, the trip reduction/TDM program and annual monitoring data shall be submitted to the City Traffic Engineer for review and compliance evaluation. Compliance and enforcement provisions of the City's TDM Ordinance shall apply. 1;.D. Fraction of Parking Spaces: Where the application of the off-street parking requirements results in a fractional number of spaces City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 3-192 Ordinance No. 1311 Page 398 of 495 Chapter 3 • Land Use and Development/Rouse Regulations required, then the fraction shall be rounded to the next higher whole number. F& Location of Parking Spaces: All required off-street parking spaces shall be located on the same lot as the use to be served unless otherwise approved by the Director of Community Development Department. If required parking is approved off-site, the following requirements shall be met: 1. The off-site parking shall be located so that it will adequately serve the use for which it is intended. In making this determination, the following factors shall be considered: a) Proximity of the off-site parking facilities; b) Ease of pedestrian access to the off-site parking facilities; and c) The type of use the off-site parking facilities are intended to serve, i.e., off-site parking may not be appropriate for high turnover uses such as retail. 2. A written and recorded agreement shall be drawn to the satisfaction of the City Attorney and the Community Development Director and executed by all parties concerned assuring the continued reservation and availability of the off- site parking facilities for the use they are intended to serve. 6.F. Restricting the Use of Parking Spaces: All required parking spaces —shall be made available permanently for vehicle parking for employees working at the premises for which parking is required, and customers and guests having lawful reason to be at the premises for which such parking is required. In the absence of prior approval from the Community Development Department, it is unlawful for any owner, lessee, tenant or any person having control of the operation of any premises for which parking is required to prevent, prohibit or restrict authorized persons from using parking. MCAS Tustin Specific Plan/Reuse Plan OrdinanELfplof ill & Page 89®ea8 Chapter 3 • Land Use and DevelopmenVReuse Regulations 1f,G.Gates: Gates which limit or control access to parking areas require special consideration, as their design can significantly impact the parking demand and usage and the vehicular circulation on a site. Gates shall be designed in accordance with City standards and guidelines, and shall require approval through the Design Review process. The applicant shall submit to the City a plan addressing the following issues: Type and operation of the gate including location of visitor call box. 2. Adequacy of vehicle stacking area at gate including vehicle tum -around area. 3. Effect of gate on parking usage and distribution on-site. 4. Effect of gate on parking for surrounding or adjacent areas. 5. Effect of gate on street operations at the entrances to the gated street. LH. Disabled Access Parking: The number of parking spaces for the disabled shall be as required by the Uniform Building Code and state handicapped parking requirements. All parking spaces for the disabled shall be located as close as is practical to the entrance(s) to the use they are intended to serve, and oriented so that a user of the disabled parking space does not have to go past the rear of automotive parking spaces in order to reach the building's main entrance. d.l. Maintenance: All required off-street parking spaces shall be available permanently and marked and maintained permanently for such use. Off-street parking areas shall not be used for the sale, display or repair or motor vehicles or the storage of materials or other goods and services. Any repair or restriping of parking areas shall not change the configuration, size or location of parking spaces and landscaping unless approved by the Community Development Department. h6l. Parking Stall Dimensions and Parking Lot Design: Parking space dimensions, compact car accommodations, and parking lot design shall be provided in accordance with the parking standards and guidelines on file in the City of Tustin or Irvine Community Development Department, as applicable. In summary, within the City of Tustin, each parking space shall be a rectangular area 9 feet by 20 feet. A 2V2 foot overhang area over low level landscaping shall be permitted. Parking accommodations for compact cars may be City of Tustin WAS Tustin Specific Plan/Reuse Plan OrNance No. 1311 Page 400 of 495 Chapter a Land Use and Development/Reuse Regulations provided with such designated spaces being not less than 8 feet by 17 feet. Up to 20% of the required parking spaces of the site may be designated for compact cats, upon the approval of the Community Development Director. kic Parking Requirements: The requirement for any uses not listed is Sections 3.13.2, 3.13.3, and 3.13.4 shall be determined by the Community Development Director on the basis of the requirements for similar uses. 3.13.2 Residential Off -Street Parking Requirements Table 3-4 defines the off-street parldng requirements for residential uses in the City of Tustin portion of the Specific Plan area. Refer to the Irvine Parldng Ordinance for applicable standards within the City of Irvine. TABLE 3-I RESIDENTIAL OFF-STREET PARSING REOUIREMENTS ALL REUSE PLAN DISPOSITION PARCELS EXCEPT PARCEL 36 Number of Number of Spaces Cvwre&Aaaigned Unassigned MONSIX9 Type Reaubid Species Per Unit GaetS Detached Single -Family 2.0 2 Garage .5 per mut Attached Single -Family Studio 1.0 1 Garage .25 per mut 1 Bedroom 1.5 1 Garage .25 per mut 2 Bedroom 2.0 2 Garage .25 per unit 3 Bedroom 2.0 2 Garage .25 per unit 4 Bedroom 2.5 2 Gars .25 = unit Condominium and Multiple. Family Unita Studio 1.0 1 Garage or carport .25 per unit 1 Bedroom 1.5 1 Garage or carport .25 per unit 2 Bedroom 2.0 2 Garage or carport .25 per unit 3 Bedroom 2.0 2 Garage or carport .25 per unit 4 Bedroom 2.5 2 Garage or carport .25 per unit Patio Homes JUO 2 Garage 0.5 Peromit 50 percent of the guest space required may be fulfilled with oa-aueet MCAS TusSn Specific Plan/Reuse Plan Ordinan6dlNpl AWW Page Re9e3$40 Chapter 3 e Land Use and Development/Reuse Regulations TABLE 3-0 (CONTINUED) RESIDENTIAL OFF-STREET PARSINGREQUIREMENTS USE PLANDISPOSUIONPARCEL 36 Oft PA 7 Village Services Number of PA 9 Commercial Number of PA 18 Commercial Spaces Covere"55lgmerl Unasslgmed Housink, DIPa ubw Spam per Unit Guest Spaces Detached Single -Family 1 Bedroom 2.0 2 Garage Public/Pnvate 2 Bedroom 2.0 2 Garage Street frontage= 3 Bedroom 2.0 2 Garage 4 or more Bedroom 3.0 2 Garage Attached Development, Ownerships Studio 1.0 1 Covered .7 spaceshmit if 1 Bedroom 1.5 1 Covered garages 2 or more Bedroom 2.0 1 Covered .4 spaces/unit if carports I Resident spaces may be tandem If on -street parking is not permitted or is restricted on the unit's street frontage, then 1 visitor parking space shall be required for each affected unit This visitor space shall be located not more than 100 feet from the unit's street frontage. This space cannot be tandem On -street parloing may carat toward fulfilling visitor parking requirements if on a private street. Tandem pariang nn.y not count toward fulfilling visitor parldrur requirements. 3.13.3 Commercial Shopping Center Off -Street Parking Requirements Table 3-5 defines the off-street parking requirements for the commercial centers in the Specific Plan. TABLE 3-5 COMMERCIAL SHOPPING CENTER OFF-STREET PARSING RE UIREMENTS Planning Area/Use Type Parking Spaces per Square Foot of Gross Floor Area PA 7 Village Services 1 ace/225 square feet PA 9 Commercial 1 ace/225 square feet PA 18 Commercial 1 space/200 square feet PA 19 Commercial 1 space/225 square fat City of Tustin MCAS Tustin Spark P/anlReuse Plan Ore?99AW 1311 Page 402 of 495 Chapter 3 • Land Use and Development/Reuse Regulations Planning Areas 13 and 14 As suclL it will have a variety of benefits including but not limited to: • Creating cormnur itv and a sense of place in the Community Core: • Reducing costs of developing and maintaining surface and structured parking areas: • Attracting businesses to the area: • Reducing the aniount of surface narking would mean less impermeable surface which would result in more space for vep-etation and other natural landscape features that would reduce storm water runoff to stomi drains: • increasing communication and coordination between individual businesses among business districts and within larger districts. By necessity the shared parking approach will bring people together to consider how they can meet mutual needs. B Authorized Parkins Reduction During the design review process. the Community Development Department shall conditionally approve a 20% reduction in parking for certain non-residential development within the mixed use portion of the Community Core within Planning Areas 13 and 14 subject to compliance with all assumptions contained in Subsection 3 13 4 C and the requirements contained in Subsection 3 13 4 D The parking reduction shall be based on the parkins demand analysis completed for anticipated development in this area as described in the Tustin Legacy Parking Study"). The wrking reductions authorized under this Subsection 3.13.4 shall not limit nor preclude use of the shared narking provisions allowed under Subsection 3.13.1. C Joint Use of Parkin, Areas. C. Assumptions 1 Parking provided for residential units and residential guests will not be available for shared uses and shall be reserved for residents and guests only. Residential parking spaces shall not be included in any authorized parking reduction pursuant to this Subsection 3.13.4. Chapter 3 • Land Use and Development/Reuse Regulations 2. No reduction of parking shall be taken for patrons using multiple facilities (i.e., captive ratio). 3. The demand ratios for the weekday and weekend parking are (institute of Transportation Engineers). D. Requirements. The Community Development Department shall only conditionally approve a 20% reduction in parking provided that the following findings and/or conditions are met 1. A determination of consistency with the general mix of land uses shall be made based upon the anticipated development prograrmning used in the Community Core Shared Parking Study, on file at the Community Development Depatiment 2. The minimum number of parking spaces against which the 20% parking, reduction may be applied shall be determined based on the number of parking spaces that would otherwise be required for each land use separately as identified in Section 3.13.5. 3. Shared parking spaces shall be so located so they will adequately serve the uses for which they are intended. 4. if privately owned parking is to serve two or more separate properties, a written and recorded agreement between property owners approved by the City Attomev and Community Development Department shall be executed between property owners or properties guaranteeing access to, use of and management of designated spaces, 5. With a desimi review submittal a shared parking plan shall be submitted including the following; a A site plan of parking spaces included for shared parking and their proximity to land uses that they will serve: b. A signage plan that directs drivers to the most convenient parking areas for each particular use or group of uses c. A pedestrian circulation plan that shows connections and walkways between parking areas and land uses. d. A safety and security plan that addresses lighting and maintenance of the parkin-. 6. For any future changes in land uses that would increase the parking demand as identified in the Community Core Shared Parking Study where a 20% parking reduction has been taken, an applicant shall be required to provide an update of the parking documentation when requested. City of Tustin WAS Tustin Specific Plan/Reuse Plan OrtlirndnceVo. 1311 Page 404 of 495 Chapter 3 e Land Use and Development/Reuse Regulations occupancy counts within a defined time period (e.g. 2 years or sooner if a oarkine shortage issue is perceived) after nroiect completion to validate shared narking results. 3, 3.43.13.5 Off -Street Parking Requirements for Non - Residential Uses (Located Independently) The off-street parking requirements for non-residential uses that are not located in the commercial shopping centers identified in Table 3-6 or in a mixed use setting as identified in Section 3.13.4, shall be subject to the following requirements: TABLE 3-6 NON-RESIDENTIAL OFF STREET PARKEW RE UIREMENTS Parking Spaces per Square Foot Use of Gross Floor Area Auditoriums, theaters, sports arenas, I spacet3 seats or I for every 35 square feet of gross floor area stadiums where there are no fixed seats Auto Repair 1 spsce400 square feet of gross floor area Auto Sales 1 space/400square feet of gross floor area Auto Service Station 2 spaces plus 4 for each service ba Auto washing and cleaning 2.5 spaces/washing stall establishments, except self-service Banks, commercial 1 50 square feet of gross floor area Barbershops or beauty parlors 1 spaceMO square feet Bowling lanes and billiard halls 5 spaces/alley plus 2 for each billiard table plus required parking for other use on the site Churches, temples and other places of 1 space/3 fixed seats within the main auditorium or for every 35 assembly not specified elsewhere square feet of seating area within the main auditorium where there are no fixed seats; 18 lineal inches of bench shall be considered a fixed seat Clubs, lodge halls union headquarters 1 ace/75 square feet of gross floor area Convalescent and nursing homes, 1 space/4 beds homes for the aged, rest homes, children's homes, sanitariums, emergency shelter, group transitional housing Dance halls 1 space% I square feet of dance floor area, plus 1 space/35 square feet of additional gross floor area Day nurseries, including pre-schools 1 space/employee and teacher plus 1 for each 5 children (12 for and nursery schools each 10 children if adequate -off facilities areprovided) Dry cleaners 1 ace/250 square feet of gross floor area r Chapter 3 • Land Use and Development/Reuse Regulations TABLE 3-6 NON-RESIDENTIAL OFF-STREETPARUVGREQUIREMENTS PwIang Spaces per Square Foot Use of Gross Floor Ares fel€eedrse eearses ite site Handballhwquetball/tennis facility 1.5 spaces/court plus the spaces required for additional uses on the site Health clubs and spas 1 space /150 square feet of gross floor area. (For the purposes of this subsection, swunming pool area shall be counted as floor area HoteUmotell ded hotel 1 space/guest unit, plus 2 spaces for resident manager or owner, plus requirements for related commercial uses, plus 1 space for each 50 square feet of gross floor area for assembly or conference rooms. Laundromats 1 space/3 machines or 1 space/250 square feet of gross floor area, whichever is greater Libraries 1 300 square feet of gross floor area Lumber yards, retail nurseries 1 space/250 square feet of gross floor area for retail sales, plus 1 for each 1,000 square feet of open area devoted to display and storage Manufacturing, assembly 1 space/500 square feet of gross floor area, but not less than 2 spaces/3 employees. If them is more than 1 shift, the number of employees on the largest shift shall be used. Model home sales complex 3 aces/model home plan, plus 1 for each salesperson Offices a. General and administrative 1 space/250 square feet of gross floor area b. Medical clinics or offices; dental 6 spaces/1,000 square feet of gross floor area clinics or offices c. Professional, other than medical 1 space/250 square feet of gross floor arra or dental d. Veterinary,hospitals and clinics 1 ace/180 square feet of gross floor area Other light industrial uses 1 ace/500 square feet of gross floor area Public utility facilities including, but 1 space/every 2 employees in the largest shift, plus 1 for each such not limited to, electric, gas, water, use regardless of building space or number of employees telephone and telegraph facilities not having business offices on the property City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 3-200 Ordinance No. 1311 Page 406 of 495 Chapter 3 • Land Use and Development/Rouse Regulations TABLE 3-6 NON-RESIDENTIAL OFF-STREET PARSING RE ULREMENTS Parking Spaces per Square Foot Use o Gross FloarArea Research and development 1 space/250 square feet of gross floor area for all office use and 1 space/500 square feet of gross floor area for manufacture or assembly (but not less than 2 spaces/ 3 employees on maximum shift Restaurants, including fast food 1 space/100 square feet, plus minimum 7 car stacking space for drive -thou Retail stores, general, except as 1 space/200 square feet of gross floor area otherwise specified herein Retail stores furniture and appliances 1 spaccI500 square feet of gross floor area Savings and loan offices, other 1 space/250 square feet of gross floor area financial institutions Schools a. Elementary and middle schools 2 spaces/classroom b. Colleges, universities and 1 space/every 3 students, plus 1 spacetevery 2 members of the institutions of higher learning, faculty and employees parochial and private c. Senior high schools, public, 1 space/every member of the faculty and each employee, plus 1 for parochial and private every 6 students regularly enrolled d. Trade schools, business colleges 1 spaoe/every 3 student capacity of each classroom plus 1 for each and commercial schools faculty member or employee Service businesses, general, unless 1 space/250 square feet of gross floor area otherwise specified herein 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 spaces which shall be separated from the enclosed storage area contractor's business Supermarkets, grocery stores, 1 space/200 square feet of gross floor area convenience stores Swimming pools, commercial 1 space/500 square feet of gross enclosed area, plus the spaces rtquu-cd for additional uses on the site Warehouses, storage buildings or 1 space/1,000 square feet of gross floor area for the first 20,000 structures used exclusively for storage square feet. 1 space for each 2,000 square feet for the second purposes 20,000 square feet. I space 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 lin requirements. Wholesale establishments and 1 space/1,000 square feet of gross floor area, less that area devoted warehouses not used exclusively for storage to office or sales, plus 1 for each 250 square feet of sales area Page Chapter 3 e Land Use and Development/Reuse Regulations 3.43,43.13.6 Off -Street Loading Requirements All buildings containing commercial, office, research and development, or industrial type uses, shall contain a minimum number of loading spaces5s as shown in Table 3-7. Loading spaces shall have safe and adequate means of ingress and egress for trucks to and from a public street or alley. The size, location, and design treatment of loading spaces shall be subject to design review approval. TABLE 3-7 OFF-STREET LOADING RE UIREMENTS Number of Loading Spaces Total Square Favtag&CAryssF7vor Area Required Research and Development/Indush-isl Uses 5,000 to 19,999 square feet 20,000 to 39,999 square feet 1 40,000 to 79,999 square feet 2 80,000 square feet and over 3 4 plus 1 space for each additional 50,000 square feet Office Buildings Less than 50,000 square feet 1 50,000 to 100,000 square feet 2 100,000 square feet and over 3 Other Permitted Uses: 5,000 to 15,000 square feet 1 15,000 to 45,000 square feet 2 45,000 square feet and over 3 3.14.1 Introduction This section establishes _ _regulations for alcoholic beverage sales establishments for the Specific Plan area. The intent is to establish standards for on-site and off-site alcohol beverage sales establishments to promote and protect the public health. safety and general welfareand preserve and enhance the quality of the City relating to establishments Permitted and Conditionally Permitted Uses standards of the Neiahborhood/Planning Area in which the establishment is located. " An off-street space or berth used for the loading or unloading of commercial vehicles. City of Tustin MCAS Tustin Specific Plan/Reuse Plan OYoFerTS lab. 1311 Page 408 of 495 Chapter 3 • Land Use and Development/Reuse Regulations 3.14.2 Standards A. All Alcoholic Beverage Sales Establishments (On -Site and Off - Site , 1. Applicants shall obtain the appropriate license from the State Department of Alcoholic Beverage Control for the tyRg of alcoholic sales authorized for the site. A copy of the license shall be 2rovided to the City. Permit is required, any violations of the regulations of the Department of Alcoholic Beverage Control as they pertain to the subiect location may result in the revocation of that Conditional Use Permit, as provided for in the Tustin City Code. alcoholic beverages are sold. 4 All litter shall be removed from the exterior areas around the premises including adjacent public sidewalk areas, and parking areas no less frequently than once each day that the business is open. S. Business operations shall beconducted in a manner that does not create a public or private nuisance Any such nuisance must be abated hmnydiately upon notice by the City of Tustin B. On -Site Akohol Beverage Sales Establishments. 1. With the exception of restaurants, on-site alcoholic beverage sales establishments within Planning Area 15 are subiect to the following minimum distance requirements as measured from the closest exterior wall of the on-site establishment to the property line of any of the following sensitive uses. On-site alcoholic beverage sales establishments in all other olanning areas in which thev are permitted or conditionally Permitted are not subiect to distance requirements. a) 300 feet from any residentially zoned or used property. b) 500 feet from any other existing on-site sales establishment, except for a restaurant. Chapter 3 e Land Use and DevelopmentlReuse Regulations c) 300 feet from any church, nlace of worship, public or private school. playground, clinic, hospital. or health care facility, 2 All alcohol shall be consumed on-site with the exception of the provisions stated in the Business and Professions Code Section 23396.5 and 23401 or when associated with an autbroized off- site alcoholic beverage sales establishment. 3. Any cocktail lounge or bar area within a restaurant shall function as a food and beveraee service bar, 4. Operating hours of all outright permitted on-site alcoholic beverage sales establishments shall be no later than 1:30 am., unless an extension is approved by the Director of Community Development. Operating hours of all conditionally permitted on- site alcoholic beverage sales establishments shall be determined by the Planning Commission, Zoning Administrator, or Director of Community Development, as applicable. S. The sale of alcoholic beverages within a restaurant establishment shall be limited to the hours when food is available. Service of food menu items shall be available during all business hours, C. Off -Site Alcohol Beverage Sales Establishments. 1. Off-site alcoholic beverage sales establishments within Plannin Area 15 are subiect to the following minimum distance requirements as measured from the closest exterior wall of the off-site establishment to the property line of any of the following sensitive uses. Off-site alcoholic beverage sales establishments in all other planning areas in which they are permitted are not subiect to distance requirements: a) 100 feet from any residentially zoned or used property. b) 300 feet from any church, place of worship, public or Rn vate school. playground, clinic. hospital, or health care facility, 2. No alcoholic beverages shall be consumed on the premises of the 3. No display, sale or distribution of alcoholic beverages shall be made from an ice tub, barrel or similar container. City of Tustin WAS Tustin Specific Plan/Rouse Plan Page 3-204 Ordinance No. 1311 Page 410 of 495 Chapter 3 • Land Use and Development/Rouse Regulations exterior of the buildingor r on gasoline pumps or islands. 5. Disnlav of alcoholic beverages for sale shall be located at least 25 feet from the location of any video arcade came, virtual reality or coin/token operated games. 6. Operating hours shall be no later than 12:00 a.m.. unless an extension is approved by the Director of Community Development MCAS Tustin Specific Plan/Rouse Plan OrdinanGYt)►Je(.lfMM Page RAoaD84W Chapter 3 e Land Use and Development/Reuse Regulations 77tis page intentiatallefl blank. City of Tustin WAS Tustin Specific Plan/Reuse Plan Ordaifance No. 1311 Page 412 of 495 Chapter 4 4. Specific Plan Administration 4.1 RESPONSIBILITY The Community Development Director shall be responsible for the administration and enforcement of provisions of this Specific Plan, including: processing assistance, interpretations of provisions, management of the Specific Plan's phasing program and Non -Residential Land Use/Trip Budget, approval of temporary and interim uses, specification of conditions of approval, site plan and design review to determine compliance with the Specific Plan: consideration of Minor Adiustments. -and authorization of certificates of use and occupancy for both new development and reuse. e The Planning Commission and Zoning Administrator, as defined by the applicable City Code, shall be responsible for approving Variances and Conditional Use Permits; recommending parcel maps and subdivision maps to the City Council; recommending Specific Plan amendments to the City Council; and acting on appeals from decisions by the Community Development Director or Zoning Administrator. MCAS Tustin Specific Plan/Reuse Plan Ordinarlb?Q6 W)l Page 40W4M Chapter 4• Specific Plan Administration The applicable City Council shall be responsible for adopting amendments to the Specific Plan; approving subdivision maps; certifying EIRs, when required; and acting on appeals from decisions by the Planning Commission. 4.1.1 Appeal Any Decision of the Community Development Director or Zoning Administrator may be appealed to the Planning Commission or, if involving a design review application within a redevelopment project area, the Redevelopment Agency. Any decision by the Planning Commission may be appealed to the City Council. An appeal may be initiated by any appeal procedures in the respective Municipal Code, as applicable. 4.1.2 Interpretations interested party in accordance with City of Tustin or City of Irvine If ambiguity arises concerning the meaning or appropriate application of provisions of this Specific Plan, the Community Development Director shall make the appropriate determination. In so doing, the Director shall consider the following factors and document applicable findings accordingly: A. The case is similar to previous interpretation of similar provisions; B. The interpretation responds satisfactorily to the vision, intent and purpose of the Specific Plan; C. The resulting project is consistent with the General Plan; D. The decision constitutes a sound precedent for other similar situations; and E. The interpretation does not alter the policy intent of the Specific Plan. Determinations of Interpretation shall be maintained in an administrative file accessible to the public and accumulated to document the administrative record of Specific Plan implementation. Upon subsequent amendment to the Specific Plan, the administrative record shall reflect the impact of the amendment. City of Tustin WAS Tustin Specific Plen/Reuse Plan Page 42 Ordinance No. 1311 Page 414 of 495 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 p=lization of land and the state Subdivision Map Act Three types of subdivisions may occur within the Specific Plan area: zs,.. subdivides the property for conveyance or financing purposes only and will not of itself be a grant of vesting or development rights. 2. Master -set Map: ("Sector B-mia ' A subdivision may that divides a larger parcel into additional parcels (development units) and that will facilitate conveyance ofproperty by a master developer or other subdivider to vertical merchant builders or other dtiid parties, LWIMrormn7m.00MONRIM Ina MMU 3 A subdivision map that divides a parcel (development unit) into additional parcels. WAS Tustin Specific Plan/Reuse Plan OrdinarQ1Wf4 AOffn Page 4f PW*A Chapter 4 • Specific Plan Administration 1 4.2.24 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 ector B level map. A concept plan is required for each individual Planning Area, except Planning Area 2 (Community Park), and for the following subplanning areas: PA 1-A, PA 1-B, PA 1-C, PA I -D, and PA I-gamaBBFevalRetessuf.:, the be processed concurrently with a gw-awAtep4faetSector B map -or with a site plan and design review where a Sector B may is not necessary as addressed in Section 4.2.1. The purpose of the concept plan is to document and insure that: The necessary linkages are provided between the development project and the Planning Area/Neighborhood in which it is located; 2. The integrity of the Specific Plan and purpose and intent of each Neighborhood is maintained, and 3. Applicable considerations of City requirements other than those spelled out in this Specific Plan are identified and satisfied. B. Scope Information to be submitted within a concept plan shall include the following: The location and,- acreages; proposed land uses, including the amount of non-residential' by footages and;-endFeF estimated number of dwelling units within the Planning Area and an pFepased Wilding sites of subpanels; .identification of proposed sub -parcels (development units or City of Tustin MCAS Tustin Specific Plen/Reuse Plan Ord nanceNo. 1311 Page 416 of 495 Chapter 4 e Specific Plan Administration Fef Planning Afea 15, Like sefteept plan Faust idenfify Inehmie-accommodation for schools, parks and other private and public open spaces where applicable• and identification of the distribution of affordable housing units by subparcel (development unit or site) as required for each planning area. 2. Identification of buildings to be renovated and buildings to be removed, including a schedule for renovation and/or demolition. 3. An overall external and internal access plan including an analysis of Tustin Legacy Backbone Infrastructure and Local Infrastructure, and circulation improvements required. This analysis shall address phasing of necessary improvements and any assignment of non-residential Land Use -Trips to individual parcels (development sites). 4_Ar Qesign program for the Planning Area that demonstrates consistency with the applicablethe community structure plan or 5. A concent landscape and hardscape plan, streetscape design parkway and edge treatments and buffering/screening of remaining interim uses, if applicable. Conceptual utility connection plans and overall required for development Backbone Infrastructure, improvements; and and phasing of major Local Infrastructure, drainage plan Tustin Legacy other major Other information as deemed necessary by the Community Development Director, C. Review Criteria The following criteria shall be considered prior to final action on a concept plan: MCAS Tustin Specific Plan/Reuse Plan 0rdinaQW1Q6A*1 Page 4?PV *6 Chapter 4 • Specific Plan Administration 1. Continuity and adequacy of all circulation systems, such as roads, access points, trails, pedestrian ways, and other infrastructure systems needed to serve the project; 2. Continuity and design quality of architecture and renovations proposed, as well as landscape and hardscape theme and treatments; 3. Satisfactory response to the urban design features specified in Chapter 2 and under each Planning Area in Chapter 3; 4. Conformity with the Non -Residential Land Use(Mp Budget, including authorized adjustments; and 5. Compliance with other Specific Plan provisions. 4.2.3 Subdivisions Unless otherwise addressed in this Chanter 4 all divisions of land shall be processed in accordance with the Tustin City Code or the Irvine City Codes, as applicable regarding subdivision and parcelization of land and the state Subdivision Map Act. 4.2.43 Site Plan and Design Review Following or concurrently with submittal and approval of a concept plan, individual development and reuse projects shall require site plan and design review as required by the Tustin City Code and Department of Community Development. ite Plan and Design Review projects shall be submitted to the Community Development Department on application forms provided by that Department. Behe"Ies Whish Ma)- fizem time, be Enedified; shall be ased to initiate the Feview pr-eeess. 4.2.3 Subdoveslam All divisiens ef lead shall be preeessed in weerAnneewith the Tustin City City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 4-6 Ordinance No. 1311 Page 418 of 495 Chapter 4 e Specific Plan Administration 4.2.45 Variances and Conditional Use Permits All applications shall be processed in accordance with the Tustin City Code or the Irvine City Code, as applicable. 4.2.66 Minor Modifications Minor modifications consist of: 1) limited deviations from specified site development standards; 2) refinements in Specific Plan language which increase clarity and do not change the Specific Plan policy intent; and 3) correction of conflicting or confusing language or inadvertent errors in the originally approved plan and which do not change the Specific Plan policy intent. Requests for minor modifications shall be processed in accordance with the Tustin City Code u>Less otherwise addressed in Subsection 4.2.5 ReMonsibility or the Irvine City Code, as atiolicable. Within the City of Tustin, minor modifications may be requested for the following: A. Building site area decrease - up to 5 percent; B_Buildingdandscape setback-- decrease - up to 10 percent; C. Height of fence or wall —increase - up to 20 percent; p. _Projections into required setbacks —increase - up to 10 percent; E. Building height - increase - up to 10 percent; E_Reduction in off street parking spaces for non-residential uses - up to 10 percent; G. Decrease in distance between buildings - up to 10 percent; and -m H. Modifications of previously required conditions. 4.2.76 Interim Use Permits A. Definition of Interim Use The purpose for which a parcel of land or a structure is or may be intended, designed, arranged, constructed, erected, occupied, leased, maintained, altered, moved and/or enlarged for a limited period of time in excess of six months and not to exceed 5 years from the date of the interim lease, in lieu of a permanent use in accordance with this Specific Plane. 51 Note Ow a temoomry use is for a period of less than six months. Page Chapter 4 • Specific Plan Administration B. Purpose An interim use contributes to the continued productivity of the land even though it is not intended to be permanently part of the development pattern. Some interim uses are a continuation of uses similar to existing uses at the time of plan adoption and will eventually phase out. Others may be established in the future to respond to certain site conditions (e.g., toxic clean up), offset operations and maintenance costs, capture worthwhile market opportunities, or allow for an incremental transition to a permanent use. C. Requirements: Authority - The City and Federal authority under which the interim use operates must be documented as part of the approval records (if different from or in addition to the general authority contained in the Specific Plan). 2. Time Limit - Establishment of an interim use shall be accompanied by a time limit (which may be extended) or a description of the circumstances under which it is intended to be replaced by a permanent use. 3. Clean Up - Adequate provisions shall be included in the approval of any interim use so that the property will either be returned to its original condition or that it will otherwise be discontinued in such a way that there is no impediment to subsequent use of the property in accordance with this Specific Plan. 4. Bonding - Sufficient bonding or security shall be in place to assure that all obligations of maintenance and discontinuance of the interim use can be met. 5. Existing Uses - Existing uses which are not identified as permanent uses under this Specific Plan may continue until they are replaced by a permanent use or superseded by approval of another interim use. Existing interim uses shall be subject to requirements of this Specific Plan and provisions of the Tustin City Code or Irvine City Code, as applicable, regarding protection of the public health, safety and welfare where not stepereededsuperseded by the Federal Government. This may require improvements not now in place on the part of interim uses as surrounding uses develop. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 4-8 Ordinance No. 1311 Page 420 of 495 Chapter 4 • Specific Plan Administration 6. Compatibility - Interim uses shall be designed to transition with adjacent permanent uses and related improvements. Where this cannot be achieved sufficiently by design, appropriate screens or buffers shall be employed. Compliance - Any interim use shall be monitored pursuant to conditions of approval to insure that conditions are being satisfied and maintenance of grounds and structures continue to satisfy prescribed standards. 8. Administration - Other provisions of the Specific Plan Administration regulations (Chapter 4.0) may be applied as necessary through interim use agreements or conditions of approval in order to achieve the purpose, intent, and integrity of the Specific Plan. D. Evaluation Criteria The following criteria will be used by the City in determining whether an interim use proposed for establishment or continuation is consistent with the intent and provisions of this Specific Plan. The Community Development Director shall approve, conditionally approve, or deny an interim use based on the following criteria: Final Use(s) - Does not jeopardize establishment of permanent use(s), toxic cleanup, or development of supporting infrastructure (roads, utilities, etc.) planned on the parcel on which the interim use is proposed. 2. Traffic Capacity - Has no effect on the Non -Residential Land Use Trip Budget (as defined in Section 3.2.4) since said interim use has no greater traffic impact than uses on the base prior to the closure date, and would not preclude permanent uses during the term of the interim use. 3. Benefit - Provides for some direct benefit to the eventual reuse development (e.g., allows time for toxic clean up; generates revenue flow; allows time for improvements to be completed, etc.). 4. Design - Does not impede installation of community design features (e.g., community landscape and streetscape elements). 5. Financial Commitments - Avoids long term financial commitments related to the interim use which cannot serve the Page Chapter 4 e Specific Plan Administration ultimate use equally well (e.g., road improvements, water lines, etc.). 6. Improvements - Does not entail expensive or extensive physical improvements which would hinder the transition from interim to permanent use. 7. Maintenance - Provides for interim caretaking and maintenance of the property so that limited military and/or community resources are required. g. Services - Pays all costs of public services and utilities provided. 9. Speed of Transition - Allows for conversion to ultimate use with minimal delay. 4.2.7-8 Specific Plan Amendment A Specific Plan Amendment may be initiated by the City Council, the Planning Commission, Community Development Department or, upon proper application, by a property owner or owner's designated agent, or potential property purchaser within the City of Tustin or Irvine, as applicable. An amendment is required if any of the following applies: A. A proposed change in property within a Planning Area from one land use designation to another, B. New regulations imposed on property not currently imposed; C. Removal or modification of regulations on property currently imposed; D. Modification of the Trip Budget Tracking System to increase the maximum ADT allowed in the Specific Plan. An amendment to this Specific Plan shall be initiated and processed in the same manner as set forth in the City of Tustin or City of Irvine Municipal Code, as applicable, for amending the City Zoning Ordinance. 4.2.98 General Notes A. Where required, approval from the South Coast Air Quality Management District or successory agency(ies) shall be obtained for any devices or processes responding to mandated actions. The City City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 4-10 Ordinance No. 1311 Page 422 of 495 Chapter 4 • Speeffic Plan Administration of Tustin or Irvine, as applicable, will assist in this process to the extent possible. B. Whenever the regulations contained in this Specific Plan conflict with the regulations of the Tustin City Code or Irvine's Codes, as applicable, the provisions of this Specific Plan shall take precedence. The Tustin City Code or Irvine Codes, as applicable, shall apply regarding any standard or regulation not covered by this plan. 4.2.810 Severability If any section, subsection, subdivision, sentence, clause, phrase, exhibit, table or portion of this Specific Plan is found to be invalid or unconstitutional by a court having jurisdiction, such a decision shall not invalidate the remaining portions in whole or in part of the Specific Plan. 4.3 ENFORCEMENT The regulatory portions of this Specific Plan have been adopted by Ordinance and therefore are subject to penalty provisions of the Tustin or Irvine City Codes, as applicable. Specifically, violations of land use development standards shall be subject to penalty and citation procedures of each city's Code, in addition to either City's authority to seek civil litigation in a court of law. Concept plan, site plan, design review, subdivision map, variance, conditional use permit, minor adjustments, or building permit conditions imposed pursuant to this Specific Plan shall also be subject to penalty provisions and citation procedures of the Tustin and Irvine City Codes. 4.4 PHASING PLAN 4.4.1 Introduction The Phasing Plan provides an organizational framework to facilitate development of the Plan area while assuring provision of infrastructure necessary to support the planned development. This framework reflects the fact that each component of the infrastructure has its own threshold for accommodating additional development toward buildout of the Plan. The Phasing Plan establishes the level of development that may be accommodated in association with provision of certain infrastructure facilities. MCAS Tustin SpeclBc Plan/Reuse Plan OrdinaQWiQU440 Page 4W604% Chapter 4 e Specific Plan Administration While the joint EIS/EIR identifies all necessary infrastructure and environmental mitigation necessary to support the project, this Phasing Plan includes relevant triggering mechanisms which will identify timing for certain key infiastructure needs only. When applicable, reference will be made to trigger points and mitigation measures identified in the joint EIS/EIR for the project which may be updated or refined by subsequent environmental review. 4.4.2 Anticipated Development Scheduling Table 4-1, Anticipated Development Schedule, indicates the approximate anticipated development timing within the project area. The two primary factors influencing the anticipated schedule of development are: 1) future market demand forecasted for uses on the site; and 2) the complexity and timing of environmental clean up efforts. Based on these factors, development buildout of the Specific Plan can be expected over a 295+ Year time frame. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 4-12 Ordinance No. 1311 Page 424 of 495 Chapter 4 • Specific Plan Administration TABLE 4-1 ANTICIPATED DEVELOPMENT SCHEDULING BYFISCAL YEAR LAND USES Thm 200520061010 YEAR 2011-201 12026-20201 2020+ TOTAL RESIDENTIAL rim DU or S Low Densitv 1,418 01 0 0 1.63 Medium Density 21 1 116 0 1.512 Mediurn-thah Densitv 7 192 0 0 568 Communty Core 891 0 0 0 891 MMdtMdHousinI___--U 4 0 133,294 Subtotal du 609 3,876 116 0 0 4,601 sf 0 33629.4 0 0 0 133 2 CO CIALBUSINESS n S C eiaMusinA13 1.200.949 1 0 02,037,465 Corn=rcial 0 40 7l 4 Vill mi 0 0 24 29 0 ore4 6 7 1 1 4 0 475727 Residential Core 157361 46 637 Subtotal sf 555 114 494 10 22.1085 INSTITUTION CREATIONAL n 5 49 1,157.030 241.6721 OT 1,412,651 Couffaunitv Park 0 4 4 0 0 40,531 Urban 741 2 0 Q 7 Sub sf 1394 1772 53 24167 0 0 028 174 GRAND TOTAL do 609 3,976 116 0 0 601 13&%9 S 449 037 3 732 27 114-4-94 40 1 553 Where adequate infrastructure is in place and supports anticipated development, this Phasing Plan would enable earlier response to positive market conditions and result in more rapid buildout of the Specific Plan. Where a proposed development project is not supported by existing infrastructure, conditions of approval shall be established to ensure that appropriate infrastructure is constructed in accordance with this Phasing Plan, or the joint EIS/EIR, as applicable. Certain phasing triggering mechanisms that relate to the anticipated development schedule in Table 41 apply to all development anticipated within the Specific Plan area except for interim uses or leases and certain reuse development as defined in the Specific Plan or in the joint EIS/EIR. 4.4.3 Phasing Requirements Facilities included in the Phasing Plan are primarily transportation related and include: bikeways/trails and community and neighborhood parks. Domestic (potable) water, reclaimed (non -potable) water, sanitary sewers, stone drains, and utilities, which include electricity, natural gas, telephones and cable television are not discussed in great detail in this Phasing Plan. While the phasing of these services and facilities are Chapter 4 • Specific Plan Administration assumed to be commensurate with development, the local jurisdictions within the project area generally do not have jurisdiction over the implementation of such facilities. Facilities discussed and not discussed in this Phasing Plan have associated with them certain requirements for which more detailed information is available in the joint EIS/EIR. Table 4-2, Phasing Plan Requirements, presents these facilities, describes their scope, identifies the triggering mechanism which causes implementation requirements to be imposed. It is important to note that many of the linear systems are closely related to the backbone arterial highway system phasing to reduce construction costs. If a portion of a linear system is accelerated for any reason, impacts on cost should be carefully evaluated. TABLE 4-2 PHASEW PLAN RE UIREMENTS Facility Generaiscope Genera! Trijfflerixg Mechanism Crculation 1) On-site arterial highways, intersections and When cumulative development and associated Tustin Ranch Road/F.dmger Avenue average daily trips reach ADT development interchange; thresholds based on the land usettrio budget presented in the FEIS/EiR or as modified by 2) Off-site arterial highway, intersection the FSIS/EIR Addendum or any subsequent improvements; amendment 3) Selected Advanced Transportation Manglimment System ATMs facilities. Bikeways(IYails 1) Class l Bikeway along Peters Canyon 1) When Peters Canyon Channel is improved Chatmel; byGevmyp 2) On-site Class B Bikeway System 2) When backbone arterial highways are constructed. Domestic 1) Existing housing water distribution lines; 1) Upon determination by IRWD regarding (Potable) Water 2) New backbone water mains; acceptability of the lines. 3) Abandoned/relocaud wells 2) When backbone arterial highways are constructed; 3) Upon determination by the City and consultation with IRV D. Reclaimed 1) New backbone water lines; I ) When backbone arterials highways arc (Non -Potable) 1 2) Existing and new well sites, constructed; 2) Upon completion of negotiations by City, water IRWD or develope(s) regarding exchange of well sites. Sanitary Sewer 1) Existing housing sewer conveyance lines; 1) Upon determination by the IRWD-and 2) New backbone sewer mains. GGS9 regarding acceptability of the lines; 2) When backbone arterial highways are constructed Storm Drain I) Backbone storm drain systems; 1) Crenerally in conjunction with arterial 2) Regional flood control channel highway construction. Armstrong/ improvements; Barranca channel improvements upon 3) Retention basins; determination of acceptability as part of 4) Flood plain mitigation. development plans. 2) Any project generated Baranca Channel improvements in conjunction with phase 4 development as needed or determined by the aoulicable jurisdiction and in consultation with OCFCD: any necessary project generated Peters Canyon Charnel City of Tustin MCAS Tustin Specific Plan/Reuse Plan Cfdoa st Co. 1311 Page 426 of 495 Chapter 4 • Specific Plan Administration TABLE 4-2 PRUM r ANRE UIREMENTS F Genad Genwd TrinoUg Mechanism and Same Ana/Sarta Fe channel improvements in conjunction with Phan liw vdopnmt as needed or determined by the applicable imisdiction and in consultation with QCFCD. 3) As necessary as interim or permanent design in review of development plans. - 4) Filing of flood zone map with FEMA 'or to any Pkace-H construction. Backbone electric distribution Imes. When backbone arterial highways are constructed. Backbone gas distribution lines. When backbone arterial highways are constructed Backbone telephone lines. When backbone arterial highways are constructed. Backbone cable television distribution linea; fiber When backbone arterial highways are rTelevmmon ontic cables. constructed. I ) Regional park; 1) Site can be used upon transfer to County; 2) Community park 24 acre • improvements will occur per agreement 3) lCom utnity Park (46 acre). neishborhood with City of Tustin; parks d rivate 2) Site can be used upon transfer to City; 4) Neighborhood park in Irvine. upgrading will occur upon receipt of adequate finding including park development fees; 3) When adequate park development fees are received subject m development corditione development agreements and f+ndine avnilability as anolicable• ' 4) when adequate funding has been secured from assessment district finding; tax- iDcl. ento•devel 14 addition to svpb= cocoon of tlds FhaW Pun,the ' 'om of the'oint Haat Ei3/EIR will 4.4.4 Circulation Improvements Circulation improvements associated with the project are specifically identified in the joint EIVEIR. On-site circulation improvements within the Project area are generally summarized in Table 4-3. "r.. h aBe Tustin Specific Plan/Reuse Plan `- I U"'0"� Page Chapter 4 e 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. City of Tustin WAS Tustin Specific PlaNReuse Plan No. 1311 Page 428 of 495 ON TABLE 4-3 ITE ARTERIAL CIRCULATIONIMPROVEMENTS Road ro LLnirs To Classification 2=' a P aPeters Canyon Channel HAMMdAvenge Maior Arterial Moto r Avenue East of Hil v e West of Jamboree RoadNL ' r ' I R H U Avenue en North of Valglljia Avenue Major Arterial inclu ain a Edinver Avenue Banwica Parkway Maim Arterial WpmcEAvenuc Rgd Hill venue LlilrUdd Avenue BUMU 2rkwgy Edinger Avenue PriMLry at Warn Avcnuc North Loop Road rc % Arterial A South Rold Tustin Ranch Road Second Arterial Armst venue North Loon Road Barroom Parkwavnd An al C e 'e ue Red Hill AvenueAm= &Avenue Secondary Arterial East C on Edinzcrr Avenue NgdLI&op Road SecondaryArterial venue South of OCTA/SCRRA Railroad Edinger Avenue Secondary Arterial ac R Warner v"ap 129hj,= Road Secandgry Artedifl N rth V I venue Warner Avenue SecondM Arterial k enue SgA Loo Roa !%%n RAUk RQW Sdary AjUrial South v Road Tustin Ran BRad Warner Avenue Secondary Arterial SQuatoun Rad Park Avenue Armstrong Avenue Secondary Arterial West Connector - i erAvenue N Loo Road Snondary Arterial A on Irpet Carnegie Avenue BWMa_Pq_k_#y Local Collector Street Mo Drive North n Harvard Avenuecal Collector Sweet hade Harvard Avenue Loeal C nu "Street owne Road North La R Local Street Sev R N rth Road Local Street 'New v Ment 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. City of Tustin WAS Tustin Specific PlaNReuse Plan No. 1311 Page 428 of 495 Chapter 4 . Specific Plan Administration Off-site improvements will be funded by the project and may be potentially supported by other Sinding mechanisms including, but are not limited to; in lieu gas taxes; Measure M funds; 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 Page Chapter 4 • Specific Plan Administration 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 P%Pesed-Medium-High Density Residential (MF1DR) Land Use area located at the northeast comer of Edinger Avenue and Jamboree Road. ■ The e*66ng-residential area located between Peters Canyon Channel and Harvard Avenue north of Moffett Avenue. City of Tustin MCAS Tustin Specific Aan/Reuse Plan Page 4-18 Ordinance No. 1311 Page 430 of 495 TABLE d� N TDE PMENT SHO S T uar ve Reads Add (27M) nu —N h oadto Warner Avenue' B tca Patkw r—PetersC tamol Narver ne Fdinaer Avenue — alone oroiect frontage betweee lZ Hill Aven a and Jamboree Road c I e Harvard Avenue — Bansom Parkwav to iust south of O TAISC R A MhW Landsdown Road S North Loop Road — Rodv W noece r Hill A — P north of Valencia Avenue er s Road - West ectof i (109,800) [ Itl Moffett Drive North Loo oad — We actor to Mgffett Drive Red Hill Avenue/Carncgie Avenue Inter=tion !Fast Leg to Un South L oad — Wam venue R — in er Av to Parkwa ve &Mcr Avenue —Red HUJamboree Mm (136,700 Alud-zie Ranh ad Annstrung Avenue — Warner Avenggto Barranca Parkwav CameaieAvenue— Linear Park tokninatrony Avenue becornine South R Lezacy Road - North. oad to N ' RaneVR North Loop Road - Moffett Drive jg Warner AvcnUc Park Avenue - South Loop Road to Tustin Reach Road' South Loon Road - Armwona Avenue to Tustin Rench Road via Park 500 7 00 - W ch Road 0 216 Ago - c rkwa issuanceshall be conmcted prior to the t R IR 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 P%Pesed-Medium-High Density Residential (MF1DR) Land Use area located at the northeast comer of Edinger Avenue and Jamboree Road. ■ The e*66ng-residential area located between Peters Canyon Channel and Harvard Avenue north of Moffett Avenue. City of Tustin MCAS Tustin Specific Aan/Reuse Plan Page 4-18 Ordinance No. 1311 Page 430 of 495 Chapter 4 • Specific Plan Administration ■ The prepeeed-Elementary School (ES) and the Neighborhood Park (NP) sites located at the northwest corner of Barranca Parkway and Harvard Avenue. ■ The wAsfleg—residential areas located between Peters Canyon Channel and Harvard Avenue south of Moffett Avenue. Ia addition to exemptions to the cumulative ADT thresholds shown in the previous table, interim uses and leases which do not result in greater ADT levels than were generated at MCAS Tustin prior to closure may be authorized pursuant to the provisions of Section 3.11.11 of the Plan. If phasing and the resulting cumulative ADTe are not consistent with the development thresholds identified in Table 4.4, a supplemental traffic study would be completed. Service providers for off-site arterial highway circulation improvements are determined by jurisdictional boundaries: the cities of Tustin, Irvine, and Santa Ana for their jurisdictions, respectively; and the County of Orange for improvements in unincorporated territory. The Transportation Corridor Agencies are responsible for the Eastern Transportation Corridor. CalTrans is responsible for $eeway ramp improvements. All providers work closely with the Orange County Transportation Authority to implement the Countywide Master Plan of Arterial Highways. 4.4.5 Recreational Bikeways Additional bikeways beyond the existing system consists of one regional bikeway (Class I) and several Class II on -mad bikeways. The Class I Bikeway along Peters Canyon Channel will be completed in connection with completion of channel improvements. Red Hill Avenue Bikeway improvements will be completed in conjunction with its future widening. The on -road bikeways within the boundaries of the project area are planned in conjunction with the internal arterial highway network. Consequently, phasing will generally conform to the phasing for highway segments with which they are associated and relate to development within geographic sectors of the project. The service provider for each recreational bikeway is the local jurisdiction within which it is located, except for the Peters Canyon Class I Bikeway, for which the County of Orange is responsible. Funding for planned trail improvements along Peters Canyon Channel will be on a fair share basis Page Chapter 4 e Specific Plan Administration between the City of Tustin, Irvine and the County of Orange. Both the Cities of Tustin and Irvine, however, will not be providing funding for any riding and hiking trail improvements, concentrating instead on biking and pedestrian trails. Barranca Trail improvements will be funded by the project through a likely combination of developer contributions, assessments and federal funds or other financing mechanisms. Improvements to Red Hill Avenue would be completed on a fair share basis in conjunction with completion of future widening to Red Hill Avenue. 4.4.6 Domestic (Potable) Water To the maximum extent possible, the backbone water line system is anticipated to be phased along with the internal arterial highway construction program, since both are designed to serve geographic areas is they develop. If any highways in which domestic water lines are to be located are actually built before their scheduled phase it will be recommended that water lines be installed at that time. In such cases, the line may be capped until connection is needed. In order to avoid costly roadway excavation, it is recommended that installation and capping of the Valencia North Loop Road line between Armstrong Avenue and the West Connector will take place in Phase 1, with actual connection occurring during Phase II. The service provider for domestic water is the Irvine Ranch Water District. 4.4.7 Reclaimed (Non -Potable) Water To the maximum extent possible, the backbone water line system for reclaimed water will be coordinated with arterial highway construction. If any highways in which reclaimed water lines are to be located are actually built before their scheduled phase, it is recommended that water lines be installed at that time. In such cases, the line may be capped until connection is needed. Four potential well sites generally located in the southerly portion of the project will be the subject of subsequent negotiation, the results of which shall guide any conditions associated with well locationstrelocations. The service provider for reclaimed water is the Irvine Ranch Water District. 4.4.8 Sanitary Sewer To the maximum extent possible, the backbone sanitary sewer system will be coordinated with the arterial highway construction. If any highways in which sanitary sewer lines are to be located are actually built before their scheduled phase, it will be recommended that the sewer line must be City of Tustin MCAS Tustin Speciflc PlaNReuse Plan Page 420 Ordinance No. 1311 Page 432 of 495 Chapter 4 e Specific Plan Administration installed at that time. In such cases, the line may be capped until connection is needed. In order to avoid costly roadway excavation, it is recommended that installation and capping of the Valencia North Loop Road line between Armstrong Avenue and the West Connector will take place in Phase I- The anticipated service provider for sanitary sewers is the Irvine Ranch Water District. 4.4.9 Storm Drain The storm drain system will be constructed in phases generally in conjunction with arterial highway construction which provide maximum flood protection for existing and planned development and keep improvement costs to a minimum. While retention and/or detention basins may be useful in augmenting channel construction, that option will not be defined until subsequent studies are completedBe they OFS Hot idpatifipd in the Phasing plan. a fleed zens map with FEMA %411 Beed te 130 Rewdififited betweeft the On-site drainage improvements will be funded by the project through a likely combination of developer contributions, assessments or other financing mechanisms. Peter's Canyon Channel improvements and improvements to the Santa Ana - Santa Fe Channel and Barranca Channel improvements will be satisfied as identified on Table 4-2 and in the Joint EIS/EIFL The service provider for regional flood control channels is the Orange County Flood Control District. The cities of Tustin and Irvine would be responsible for on-site drainage facilities within their respective jurisdictions with consultation with OCFCD. 4.4.10 Electricity To the extent possible, backbone electrical distribution lines will be installed underground at the same time as the on-site arterial highways are constructed to serve phased development. Page Chapter 4 • Specific Plan Administration 4.4.11 Natural Gas To the maximum extent possible, the backbone natural gas distribution lines will be installed underground at the same time as the on-site arterial highways are constructed to serve phased development. 4.4.12 Telephone To the maximum extent possible, backbone telephone lines will be installed underground at the same time as the on-site arterial highways are constructed to serve phased development. Fiber optic facilities are highly encouraged in conjunction with standard telephone lines. 4.4.13 Cable Television To the maximum extent possible, backbone cable television lines will be installed underground at the same time as the on-site arterial highways are constructed to serve phased development. 4.4.14 Parks Community and neighborhood park development by the City of Tustin will be a function of when adequate park development fees or other financing mechanisms are secured. Since Irvine does not have a park development fee, they will develop the proposed neighborhood park when funding mechanisms are secured. The County of Orange will be responsible for regional park development and will develop the park based on agreements they enter into with the City of Tustin. City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 422 Ordinance No. 1311 Page 434 of 495 Chapter 5 5. Plan Implementation Strategy 5.1 PURPOSE This implementation strategy chapter is intended to provide guidance for the successful transition of MCAS, Tustin from military to civilian uses. 5.2 MANAGEMENVORGANIZATIONAL FRAMEWORK In order to ensure implementation of the MCAS Tustin Specific Plan/Reuse Plan, specific entities or staff positions associated with the local governmental entities of the City of Tustin and Irvine will need to be identified with district management, marketing, financing and operational responsibilities. During planning phases of reuse efforts for MCAS, Tustin, the City of Tustin has been the Local Redevelopment Authority. However, as we proceed to implementation, an effective organizational framework to guide the redevelopment, marketing and management of property disposition will be necessary. The framework must recognize that approximately 95 acres of the approximately 1,585 surplus acres at MCAS, Tustin are located within the incorporated jurisdictional boundaries of the City of Irvine, who will retain land use entitlement and police powers over that portion of the base in their city. However, there also needs to be a recognition that portions of the base within Irvine will require utility connections and service as well as access through portions of the base within the City of Tustin. This will necessitate close MCAS Tusfin Specffic Plan/Reuse Plan City of Tustin OrdinancR:Q9. $311 Page 435 of 495 Chapter 5 • Plan Implementation Strategy coordination in subsequent detailed planning, engineering, marketing and disposal of property. Any organizational framework must be designed to consider internal governmental relationships and external private sector relationships. The designated Local Redevelopment Authority (LRA) for purposes of implementation must be capable of carrying out a full array of development responsibilities, including infrastructure financing, marketing, leasing, property disposition and asset management. While the ultimate responsibilities of an implementing LRA have not been fully defined, it appears that the organizational framework best suited for implementation activities in Tustin would be the Tustin Community Redevelopment Agency and/or Tustin Public Financing Authority. Should the City of Tustin decide to create a Redevelopment Area for that portion of the former MCAS Tustin within its jurisdiction, it is recommended that a Redevelopment Project Area be established The Project Area would be created consistent with legal requirements of California Community Redevelopment Law. The Tustin Community Redevelopment Agency is already in place and has an existing Agency Board of Directors. Through the Redevelopment Agency mechanism, existing Community Redevelopment Law provides the latitude for the Agency to undertake the kinds of activities necessary to make redevelopment work for the base including a broad range of powers, including but not limited to: financing, property acquisition, structural demolition and site preparation, property disposition, public improvements and facilities installation, property disposition, property rehabilitation and development, and activities related to necessary improving or preserving the supply of affordable housing. In addition, the existing Agency would also be eligible as a recipient of any economic development conveyance application approved by the Department of the Navy or Department of Defense. The LRA entity would be intended to supplement, not override, the activities and responsibilities of those agencies that will be an active part of the reuse of MCAS, Tustin including the complete range of municipal services including operational and maintenance costs which will be bome by each jurisdiction upon final transfer of property. The implementation of a long range development plan will require an ongoing management effort by the LRA. It can range from a relatively passive involvement -whereby the LRA project staff consist of one or'two staff that draw on existing expertise of City departments and who utilize a master developer to oversee all development activities -to a very active role in which the LRA creates the internal staffing necessary to coordinate the orderly disposition of individual parcels to private users and or developers. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 5-2 Ordinance No. 1311 Page 436 of 495 Chapter 5 a Plan Implementation Strategy As parts of the base are obtained through an economic development conveyance, the scale, rather than necessarily the scope of activities required by the management entity are likely to increase. While the ultimate responsibilities of a management entity have yet to be determined, it would be anticipated that the LRA would consider the feasibility of certain options such as: ■ Utilization of a primary developer to oversee and take responsibility for the development of the site(s), either as an active developer or through the hiring of subdevelopers or subcontractors to complete the specialized phases of the project; ■ Creation of an internal development solicitation and implementation process, including issues of staffing and skill requirements; is Utilization of a development advisor who would be responsible for contracting out the development and construction management of the entire base or portions of the base to one or more developers; and ■ Other alternatives that may be deemed appropriate. Based on the above, the appropriate role for the LRA or a private developer or advisor in the MCAS, Tustin reuse process can be established including, any role in tenant recruitment, development oversight and financing of private improvements and public infrastructure for both interim leases and long term development, and property management. The LRA will need to seek assistance in creating disposition schedules, drafting requests for development proposals for land being sold or put up for long term leases, establishing evaluation criteria for responses, performing due diligence on prospective developers, and other tasks when dealing with anticipated real estate assets from the base. An approach will need to be developed which maximizes the benefits of the reuse process. The LRA's responsibilities will cover a broad range of issues similar to that of developing a small community. The magnitude of these efforts will require close involvement of the LRA. Table 5-1 is a summary of specific implementation tasks which should be undertaken during the next 5 years. Where appropriate, a more thorough discussion of certain tasks follows. MCAS Tustin Specific Plan/Reuse Plan City of Tustin Ordinance'M IV i Page 437 of 495 Chapter 5 • Plan Implementation Strategy TABLE 5.1 1MPLEMENTA77ON TASKS Tasks A t 1997 1998 1999 20017 2001 2002 B nd MANAOEM MORGANIZATIONALACTIONS... • Task Farce Recommends Reuse LRA PlantoHMandNavy • Final EIS/EIR Completed LRA/Marme X 99UM—Navy • Reuse Pim Adopted Tustindrvine • Adopt Speciffic Plan Tustmilrvim X • Amend General Plan as nide Tustin/Gvine X • ROD Published Navy X • Evaluate Alternatives and LRA — -- --X —X Determine Management Approach and Necessary Support for Implements ion Budget Interim Use Prop" Long Tam Development Plan Interim and long tam marketing Interim and management of Project tasks Financing' • Crease Redevelopment Project LRA —X — —X— _X.— .X—._ —X Area I-- PROPERTYMAINTENANCE • Explore Feasibility of LRA/Marine —X —X— —X.— —X --X— —X Cooperative Agreement or CorpsiNavy Caretaker Agreements • Determine Initial and On -Going Marine -- --X— —X.— —X —X Maintenmce Levels, Timeframes Corps/Navy/LRA and Frmd • Determine Government Marine Corps/Navy —X— —X— —X— -- —X Furnished Property Available for Maintenance • If agreed, prepare and solicit LRA — —X_ _X—. .—. —X RFP for Cooperative Agreement Services • If Agreed and Feasible, LIWMarine —X— —X-- —X— —X Negodale Cooperative CorpaRJavy Agrzarrient • Trarofer of Installation Marine X— —X —X— —X— --X Maintenance R 'bilitiesCorpsiWavy/Navy PROPERTY CONVEYANCES ` :. _.. • PublicConveyances ROD Marine a —X F s X— .—. —X-- —X Clean Parcel MarineCorps/Navy --X —X Terms/Conditions of Transfers Marine CorpsNavy X— —X-- —X -- Transfers Marine Corp avy X— — —X — ----X • Economic Development Marine Corps/Navy Conveyance Business Developmem Plan LRA —X— —X— —X Preposition Reuse Plan Adopted I LRA Pitof Tustin WAS Tustin Specific Plar✓Reuse Plan 9e 5-4 Ordinance No. 1311 Page 438 of 495 Chapter 5 • Plan Implementation Strategy WAS Tustin SpKMC Plan/Reuse Plan Cityo(Tustin Ordinanc^@& Edi 1 Page 439 of 495 MAPLE sl IMPLEMENTATION TAS&S Toils 1997 199a nndmw 1999 3000 3001 3@03 B Application PmpstMion LRA X— —X— —X A licemon Submittal to DON LRA X— —X NagotiMe Paymem LRA/Navy/Marine Tenns/Conditims Calus X—X X— —X— —X —X— —X ROD Marine a X— —X Clem IMaria —X- '— — —X F s /Merme X— -- —X— —X Trantas N /Mena X— —X— —X • Pnblie Bid Sele Ne /Muria p N IMMia X— — —X ---- —X Macka N /Merin X— —X Solicit Offers N /Maria X— —X ConehAr encs N /Maria X— —X Clem Parcel N /Maria —X —' --X F s X— —X SelVlYenafa NwylNlwiw Cares X— -- --- — -- —X • Pasotrl _Navy/Mw=Com Inventory of property Maria Corya/ Na /LRA --X Deteemi Won of Need for React LRA/Navy/ maim —X• —X Coneuhrmon LRA/Navy/ Matvrc Corps —X— —X Public Conveymed F.tmamic Conveyance DetetmbW X— — --X— "'— —X-- —••X ROD X— ——X— —X TrMufer to LRA/Public ies lNevyMorinc Corps 1—x •Masser Mmulocting Plan LRA X— -X— —X • Adop<Pmspect Handling end Screming Process LRA —X— —X— —X _ • Coordinate with Relponal/Stae Mar ' LRA -- -- • Develop Brochure and MulartmS Materiels LRA —X— — —X— —X— —X— —X • Develop wA identify Incentive prounun LRA X --X— — —X— —X— —X— —X • Establish Brokerage Relationshi LRA —X— — — WAS Tustin SpKMC Plan/Reuse Plan Cityo(Tustin Ordinanc^@& Edi 1 Page 439 of 495 Chapter 5 • Plan Implementation Strategy TABLE 5-1 IMPLEMENTATION TASKS Toes AMMulbUlty 1997 1 1998 19992000 2001 21j—V2—T—Beyond DEVELOPMOSIT ACTIONS • Prepare Interim Use Plan LRA --X -X—-I{. -X Evaluate Site for Appropriate Interim Uses and Improvement Costs Determine Lease Rates X-1— —X— --.. —X Fos] _—.X. _X_ _ _X Prepare Property for Market LRA/Navy/Mar nc - -- — -- —X ♦ Infrestrucnae Needed Corps ♦ Building/Grounds; Preparation ♦ Provisions for Tenant Access/Security Define Structure for Wiiciero LRA/Navy/Marine X— -- —X— —X— —X— —X Lease Negotiations end Corps Approval Process Create Standard Coronets, Type LRA/Navy/ X -- —X— —X— —X-. —X Authorimd Tenant Marine Corps Improvenients, etc. Establish Propemy Management LRA X— —X— —.X— —X-- —X • Long Teter Development Plan Monitor Environmental Clean-up LRA/RAB/Navy/ ._•— .— _X Marine Corp Determine Environmannl and UWNavy/ -- _ _X Demolition Issues Affecting Marine Corps SiteDelivery ll Establish Critical Path for LRA X— —X —X-- —X-- —X— —X Property Development DeterminclManega Studies LRA X-- — -- -- — —X Needed to Implement Plan exam lea follow ♦ Utility Provision —X— —X— —X— —X Aareements/Easements ♦ S — —' —X— —X • Parcelimtion Plan or X— -- —X— —X— —X— —X Master Subdivision Plan ♦ Programmatic Marine CorpdNavy —X —X— —X Agreements on Properly Transferees Historical Resources Develop Strategy for LRA —X— —X— —X— -X-- --- —X Construction and Completion of Phased Infrastructure Develop Packages for LRA X-- — —X— -- —'— —X Salea/Grotmd Leases City of Tustin WAS Tusdn Specfflc Plan/Reuse Plan Page 5-6 Ordinance No. 1311 Page 440 of 495 Chapter 5 e Plan Implementation Strategy In addition to the responsibilities noted above, it will be critical to develop an annual and long-term operating budget for the LRA. The budget will allow staff to identify in more detail the capital investments needed, assess funding requirements, and prioritize marketing efforts. A strategy will also be needed to identify start-up funds needed for the LRA. WAS Tustin Sp&Wc Plan/Reuse Plan City of Tustin Ordinanc~ W I Page 441 of 495 TAAZZ 5-1 IMPLEMEWATIONTAM Tasks ROP&WWtV YL 1997 1 1998 1 1999 1000 1001 I2001 MAN(M40 ,.. '..,. _ • Submit Grant Applications a: LRA Caldafma Trade and Co®nam X X— X— X— — X— OEA X X EDA X— — X— — �X HUD X X— X— X— — • Apply for CalitommMhtuy Base Entmprise Zane LRA —X • Undestolm a Camprdmmive Finmcing Feasibility Amlysis for Ins lemenafm of LRA X— —X— — —X Develow Fee Pro X— —X— —X Tex Ex=pt Mumm I I I X— —X— —X Other Public Impmvanan andX— Facili F' s —X— —X • Exom Otha Ventme Capial X— —X_-- —X— I •-- I —X— —X In addition to the responsibilities noted above, it will be critical to develop an annual and long-term operating budget for the LRA. The budget will allow staff to identify in more detail the capital investments needed, assess funding requirements, and prioritize marketing efforts. A strategy will also be needed to identify start-up funds needed for the LRA. WAS Tustin Sp&Wc Plan/Reuse Plan City of Tustin Ordinanc~ W I Page 441 of 495 Chapter 5 e Plan Implementation Strategy 5.3 PROPERTY MAINTENANCE/COOPERATIVE AGREEMENT/CARETAKER SERVICES When a military base is closed and its active duty mission concluded, the Department of Defense and more specifically the Marine Corps will still have an obligation to provide a certain minimum level of maintenance for the remaining buildings and infrastructure on the base until all buildings and property have been transferred to the LRA or other private or public sector owners. At this point of closure, the base is said to revert to Caretaker Status. A Caretaker Site Office (CSO) is then established on base. The CSO is under the control of the base's Officer in Charge (OIC). The OIC's charge is to administer both the ongoing environmental remediation efforts, and the Caretaker contract. The contract of caretaker services provides funding for certain specified levels of maintenance on buildings, utility systems, as well as the roads and sewer networks. These caretaker services are funded out of BRAC funds and act as a budget for basic property maintenance services until the land and buildings are transferred. The intent is to ensure that buildings with a potential reuse are properly maintained, and important utility services are protected in order to maximize their reuse potential. The standard avenue that most military departments have taken to provide for caretaker services is to assemble contract documents, put the project out for bids and then award the contract to the lowest responsive bid. In the past few years, however, the Department of Defense has identified an alternative approach whereby a "Cooperative Agreement" is reached between the military service and the LRA. Instead of setting up a contractual (and often adversarial) relationship between a third party company, it would seem more preferable to use available funding to help train the LRA to maintain the base's buildings and infrastructure. This approach not only keeps military dollars in the local community instead of being passed to a distant contractor, but it also invests the LRA in the decision making process about where and how the limited Caretaker dollars can best be spent. It is hoped that the end result is a mutually beneficial approach whereby cost effective caretaker services are provided to the military, and those same military dollars can work double duty by paying people in the local community to gain valuable experience and knowledge in the maintenance of the closed military base. Specifically relating to MCAS, Tustin, it is recommended that the LRA explore the feasibility of either a Cooperative Agreement between the Marine Corps and Navy and the LRA or an actual caretaker contract for certain services with the LRA. The intention is that by continuing the high level of mutual respect for one another's interests and the cooperative City of Tustin WAS Tustin Specific Plan/Reuse Plan Page 5-8 Ordinance No. 1311 Page 442 of 495 Chapter 5 • Plan Implementation Strategy spirit that has exemplified the relationship between the LRA, Marine Corps and the Navy, real savings will result. While the LRA would like to move forward with the Marine Corps and Navy to discuss either negotiation on a Cooperative Agreement or caretaker contract, the changing time schedule for realignment of military operations has fluctuated dramatically based on funding issues. Prior to such deliberation, initial and on-going maintenance levels must first be established in consultation with the LRA as well as development of a timeline for initial and transitionary maintenance levels and funding. 5.4 PROPERTY CONVEYANCES After completion of the EIS/EIR and supporting documentation, the Navy is responsible for making final disposal decision and will issue a disposal Record of Decision (ROD). Once these decisions are made, the reuse process enters the implementation phase. This includes conveyance of installation property. Available methods for conveyance will include: ■ Public conveyances ■ Homeless assistance conveyances ■ Economic development conveyances to the LRA for job creation. Depending on the circumstances, this conveyance may be at discounted price. ■ Negotiated sales ■ Advertised public sales For properties with on-going clean-up efforts, leases may need to be used to achieve prompt reuse. Prior to leases, however, remedial actions necessary for removal of contamination must be put in place and operating successfully. Since the public benefit conveyance process can require a significant amount of time to complete, it is recommended that this process begin as soon as possible. Although public benefit transfers may not take place prior to issuance of a ROD, the Navy may grant an interim lease for that period until the transfer process is completed. This would provide a number of public agencies with the ability to begin establishing their presence at the base prior to the official closure date and also offset caretaking and maintenance costs to the military. MCAS Tustin Speatic Plan/Reuse Plan City of Tustin OrdinanceW.15301 Page 443 of 495 Chapter 5 e Plan Implementation Strategy 5.5 ECONOMIC DEVELOPMENT CONVEYANCE The LRA is extremely interested in pursuing an Economic Development Conveyance (EDC) over portions of the base to facilitate job creation and rapid property transfers. If property is conveyed to the LRA through an economic development conveyance, the LRA will have maximum control over its reuse. There are several advantages to the economic development conveyance option. The LRA will have complete control over the rehabilitation, redevelopment and disposition of the property. Problems associated with land assembly, inconsistent development and inappropriate tenants can be avoided. However, the economic development conveyance would impose interim maintenance costs on the LRA. While additional control may benefit the long-term marketing of the base, the LRA cannot afford the added control if it implies significant short-term cost impacts. Two principals must prevail in any EDC relationship with the Navy: Resources must be greater than any costs. ■ An agreement must work for all parties if redevelopment is to work. The LRA has submitted to the Navy an EDC application that includes a detailed Business and Development Plan that requests conveyance of property at MCAS, Tustin. 5.6 PERSONAL PROPERTY The Marine Corps has been unable to provide the community an inventory of personal property at the former base. The LRA has identified personal property it believes necessary to support the objectives of the reuse plan. While it is expected that on going discussions and consultation will occur, the LRA will strive to ensure that every reasonable effort is made to obtain available personal property needed to implement the redevelopment plan and to ensure that buildings can be fully functional. It is anticipated that personal property necessary for the effective implementation of the Reuse Plan and approved for transfer by the military will be conveyed to the LRA as part of an Economic Development Conveyance. Although consultations and negotiations are not yet completed, the LRA has identified that certain buildings should be left with certain personal property to enhance their building values and speed reuse (as annotated in Table 5-2). City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 5-10 Ordinance No. 1311 Page 444 of 495 Chapter 5 e Plan Implementation Strategy TABLE 5-2 RE UES7ED PERSONAL PROPERTY Lmsd Use Geweref Darcirodoa of 3ype ojPersonat Derilgivadlon Mhes"RecipienWse BuUAW&FacftN06 NqlperVRequesfed I.arning Village LRA for South Orange 2, 3, 4, 5, 2b, 77, 86, 76, Office equipment (desks, conf == tables, County Community 98,13Z 134, 159, 160, chairs, computers, busim machines, etc.), College 165, 166, 167, 168, 172, housing items (bed, dressers, portable closes, Diwict/Edurationel 177, 184, 189, 191, 192, Indus, refrigerators, stoves, food warmers, pots, Facilities 193, 194, 209, 213, 218, pais, utensils, tables, chairs, etc.), Mc eetional 225, 227, 236, 238, 239, equipment (weights, treadmills, rowing 245, 246, 249, 254, 258, machines, etc.), service items (barbers chairs/ 27#,r9,300,303,306, equipment, cash registers, stock and display 505, 506, 524, 526, 538, shelving, f cezers/ refrigendors, etc), 539, 549, 550, 561, 563, maintduea equipment (hmwJmeping, 573, 574, 594, 602, 603 gramdskwping equipment), and other items to support reuse activities. LRA for County of 1,42 Office equipment medical equipment, Musing OnmgeUdldmfs Shelter and furniture items, kitchen equipment, (Emergency Housing) landscape/ maintenance equipment, and other items to suoDort reuse activities. City of Tustin 547,199 Office equipment, industrial equipment, kitchen (LRA)tMd Cam equipment, Gunitme items, Facilities landscapdvteinemnce equipment, and other items to support reuse activities. Urban Regional Pak LRA for Comity of 19, 20A, 20B, 21, 27, Office equipment (shelving units, filing cabinets, OrangdRegional Pak 28,2K 29, 30, 35, furniture. compmers, pruners, MAO visual 35A, 40A, 71A-1, 90, equipment, fats, etc.), kitchen equipment, weight 92, 103, 106, 161, 169, training equipment, hadscaping/maime ides: 170, 171, 178, 179, 183, equipment (lawn mowers, etc), hand/power tools 201, 203, 207, 210, 226, (drill press, table saw, lathe, compressor, battery 234,24Z 247, 248, 257, charger, arc.), fire RBding equipment (fire 259, 260, 261, 262, 263, engine, extinguisher, etc.), communication items 264, 502, 503, 504, 511, (satellite dish, intercom, etc,), warehouse palkb 512, 513, 523, 533, 564, and fieesteeding shelving, and other items to 576.577.578.579.580, support reuse activities. LRA for County of 11, 12,13, 49, 185,173, Office equipment, kitchen equipment Oratge/SWfrs Ttaining 230, 240, 253, 509 maintenaax equipment, weight brining Facility equipment, and other items to support reuse activities. Commodity Park ,City of Tustin - 93, WC 128,14Z 143, Office equipment, kitchen equipment (LRA)'Community Pak 144, 145, 146, 148, 162, ladscepitu(r/maintenance equipment, and other 163,164, 202, 208, 216, items to support neuse activities, housing items 221, 222, 256, C3, C4 (bed, dressers, portable closets, Gans, reftigendOul, stoves, food warmers, pots. pans, mensils, tables, dmits etc. NeighborMad Park City of Tustin 23B Furniture items, kitchen equipment, (LRAyNerghborhood communication devices, and odor items to parks support rause activities. Elementary School I..RA for Tustin Unified Command Office Office equipmeut furniture items, hutdsseaping/ School District/K-6 Housing maintenance equipment kitchen equipment Lod Instruction other items to support reuse activities. MCAS Tustin Spedfic PlanlReuse Plan CHY of Tustin Ordinano@400.51-311 Page 445 of 495 Chapter 5 e Plan Implementation Strategy TABLE 5-2 RE UESTED PERSONAL PROPERTY Lana Use General Derawbon of Type of Parona! Designation IngewidedRecipientlUse Buddha Na ested Commercial LRA/Economic 180, 181, 182, 195, 196, Office equipment, furniture items, landscaping/ Business Development 197, 197, 198, 205, 212, maintenance equipment, kitchen equipment, and Pmposes/Busiross 219, 220, 229,131, 241, other items to support reuse activities. Attraction 244, 250, 251, 252, 255, 269, 273, 508, 517, 520, 525,528, 529, 530, 535, 536, 537, 543, 544, 545, 546, 551, 552, 555, 558, 559, 560, 565, 566, 568, 570, 581, 582, 583, 591, 593, 597, 598, 599, 600, 610.611, Commercial LRA/Economic 531, 532, 571, 572,601 Oflim equipment, fuminm items, landscaping/ Development maintenance equipment, kitchen equipment, and PmposesBusincas other items to support reuse activities. Attraction Village Services LRA/Economic None Now Development PurposesBusimas Attraction Community Core LRA/Economic 29, 29A, 40B, 149, 174, e Industrial equipmern, office equipment, Furniture Development 175, 187, 204, 233, 265, items, landscapmg/maimeranm equipment, Purposes/Business 266, 507, 514, 515, 534, kitchen equipment, and other items to support Attraction 562, 569, 584, 587, 589, race activities. 592, 604, 607, 608, 609, 3000T Low Density LRA/Residential Uses 3002T,6798 Office equipment, furniture items, Residential communication devices, and otter items to support reuse activities. Medium Density LRA/Residential Uses 47, 53, 66, 89, 98, 268, Industrial equipment, ot5m equipment, furniture Residential 575, 6857, itemq kitchen equipment, landseapmg/maintenence equipment, and other items to support reuse activities. LRA for Irvine Temporary 3003T OBm equipment, furniture items, Housing (14 Communication devices. units)MMeless Accommodations Transitional- LRA for Orange County 553, 554, 557 Housing items (furniture, beds, dressers, portable Emergency Housing Rescue Mission/Homeless closets, linens, etc.), office equipment, landscape/ Accommodations meimemance equipment, and other equipment to rate activities. Golf Village LRA/Economic 23A, 23B, 23C, 23D, Office equipment, kitchert equipment, Ian&=* Development 23F, 39, 186, 540, 567, mainumas a equipment, and other equipment to Purposes/Business 590, 596, 605, 606. support reuse activities. Attraction 6168 City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 5-12 Ordinance No. 1311 Page 446 of 495 Chapter 5 e Plan Implementation Strategy 5.7 MARKETING 5.7.7 Marketing Strategy The key objectives in any marketing strategy for the LRA should be primarily to create those development activities that meet community needs, have a market heady demand, and have job creation potential. To maximize MCAS, Tustin's competitive position in the marketplace, the appeal of the site as a mixed-use, master planned development which will include a wide range of uses, supporting services, recreational activities and amenities should be emphasized. The site's central Orange County location, with direct and easy access to land and air transportation facilities, should also be stressed. The marketing effort must be a strategic one, specifying target markets and identifying concrete objectives. It requires a strong implementation component to reach the target market and the defined goals. Marketing techniques will need to focus on achieving the goals of the reuse plan, creating jobs, and attracting viable businesses. Any marketing plan must be long-range in its scope, recognizing the different development options for the various components of the base, but include short-term objectives such as taking advantage of appropriate interim uses. Portions of the base will be available immediately upon closure and the marketing plan must be prepared to find users and developers for these areas while meeting the long range goals of the reuse plan. Other areas, due to the toxic clean-up schedule or the need for more extensive infrastructure, may not be marketed for permanent uses until later. Certain areas of the site may require a "master developer" approach to ensure individual developments will have the quality that can only come from overall coordination and control. Other facilities will require upgrading and maintenance work in order to make them more attractive to civilian reuse. In particular, existing family housing areas offer an almost immediate opportunity for rehabilitation and can be marketed as affordable housing. A detailed marketing strategy should be developed to create a plan and recruitment goal for the marketing effort. A number of key elements should be included in an effective strategy: ■ An organizational structure with marketing and response capability to search out and follow-up on leads and to ensure that commitments MCAS Tustin SpecHic Plan/Reuse Plan City of Tustin Ordinan&9to IW 1 Page 447 of 495 Chapter 5 • Plan Implementation Strategy to developers and users are met This will require development and identification of budgeting, personnel and relationships. ■ Identification of specific strengths of the site including physical location, business climate, transportation facilities, school system, recreational amenities, etc. ■ Determination of target markets which will be most advantageous in providing job -creating businesses, industries and other types of businesses and development projects for the site. This involves the review of market conditions—present and future --the determination of competitive products, and setting land values and leasing rates. ■ Cooperative leveraging of resources and contracts with other associations and trade groups. 5.7.2 Marketing Campaign In conjunction with the marketing strategy, a specific marketing and advertising campaign needs to be developed. Responsibilities of the LRA in regards to the marketing effort include: overall management, management of participating entities, database creation and maintenance, and creation of advertising and marketing materials. A typical program might include: A. Development of marketing materials for disseminating information including: 1. A professionally designed sales brochure; 2. A technical package that will provide supplementary inventory information and description of facilities; 3. Basic print media advertising photos, a logo, art work, etc. for use in print media advertising the MCAS, Tustin facilities in various economic development targeted trade group publications. Versions of ads with and without photos should be developed. 4. A video that highlights the base as an economic development resource, conveying the ultimate design and function of the site to prospective tenants. 5. A newsletter detailing LRA activity either by contributing a column to the community Redevelopment newsletter, local newspapers or by developing its own periodic newsletter to be City of Tustin MCAS Tustin Spec Plan/Reuse Plan Page 5-14 Ordinance No. 1311 Page 448 of 495 Chapter 5 • Plan Implementation Strategy mailed out to current prospects, corporate location offices and other interested parties. 6. The possible development of an on -base marketing center. The creation of a "web" page to provide up-to-date information on development and leasing opportunities and highlights of new development or reuse activities. B. Contacts and Mailings to Trade and Professional Groups/ Associations Trade groups undertake efforts to aid their members. These efforts include providing membership lists, notifying members of site availability, and forwarding pertinent, useful information to members. To effectively use trade and professional groups/associations networks, the LRA would: Screen and prioritize relevant target industries. 2. Compile a database of associations, including names, addresses, contact persons, and telephone numbers. 3. Telephone the appropriate contact with the group to explain the purpose, facilities, and opportunities and to request assistance. 4. Follow-up as appropriate; minimum should be a letter regardless of receptivity, and may possibly also include brochures, maps and a marketing package. 5. As appropriate, conduct direct marketing contacts to association members. 6. Participate as a member of relevant economic development associations, specifically the National Association of Installation Developers (NAID). 7. Participate as an exhibitor at trade shows of target industry groups to expose MCAS, Tustin economic advantages and available facilities. inantT9it62-1911 Page 449 of 495 Chapter 5 • Plan Implementation Strategy C. Print Media Campaign Print media can be a somewhat helpful means of cultivating leads and inquiries from non -local firms. This campaign might include traditional industrial facility/economic development and consumer oriented publications where it is found to be effective. To use print media, the LRA should: 1. Develop a list of the best publications for advertising and conduct initial screening based on their value in meeting the marketing goals. Take advantage of the experience of others, with respect to coverage, cost, and response, or perhaps engage marketing consultant. 2. Contact advertising offices of the selected publications about cost, publication schedule, types of reader response mechanisms, and plans for "special issues" that would be appropriate to advertise "successes" in base reuse and tenant attraction at MCAS, Tustin. Take advantage of non -cost advertising. Identify when publications schedule features on particular states, regions or issues and will accept short articles for inclusion in the publication. Write and submit favorable articles for publication. D. Direct Response Contacts and Mailings This element consists of traditional marketing, both as a response to inquiries generated directly by the LRA, as well as cultivating prospects from other sources. E. Cooperative Marketing Efforts I. The LRA should move aggressively to integrate its marketing strategy, efforts, materials and information with the California Trade and Commerce Agency. 2. Contacts should be established with other regional, statewide and national economic development entities, such as the Small Business Administration, the U.S. Department of Commerce, the Los Angeles Area Chamber of Commerce and the Orange County Economic Development Consortium. Each of these organizations should be provided with maps, descriptions, an inventory of facilities, and the LRA's economic development incentives. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 5-16 Ordinance No. 1311 Page 450 of 495 Chapter 5 e Plan implementation Strategy 3. Explore the use of electronic data dissemination. The LRA should definitely participate in EDA's "PARCELS" and also explore other internet opportunities. 4. Explore the availability of funds or cooperative advertising programs available to leverage the LRA's resources. F. Economic Development Incentive Programs The LRA, working in conjunction with the cities of Tustin and Irvine, should develop and identify incentive programs which can be used to attract new prospective tenants to the base. The City of Tustin has received approval for MCAS Tustin designation as a Local Agency Military Base Recovery Area (LAMBRA) by the State of California. Similar to State Enterprise Zone designation, LAMBRA designation provides significant tax credits and other incentives to businesses which locate to and redevelop the closing base property. Any air emission credits maintained at the site should also be used in attracting industries. Since the base is in a non - attainment area, certain businesses are required to obtain air emission reduction credits that have a corresponding dollar value. G. Use of the Commercial Brokerage Community The LRA should explore the procedures to be used in listing property at the base with the brokerage community and in enlisting the brokerage community to support its efforts. 5.8 FINANCING In order to make the site attractive to developer and tenants, significant infrastructure improvements will be required to accommodate new development. Total backbone costs for MCAS Tustin which does not include local parcel -serving infrastructure is estimated to be approximately 140 million dollars. The pace of development will respond to market conditions and the effectiveness of the marketing program. As described in the previous Chapter, the installation of infrastructure will be phased to correspond to the anticipated pace of development. However, the infrastructure phasing strategy will be continually updated to reflect the availability of funding for infrastructure improvements and general market conditions. inane M. -Mil Page 451 of 495 Chapter 5 • Plan Implementation Strategy Any financing strategy will be controlled by: ■ Ability of early phases of development to use existing infrastructure prior to the funding of new or reconstructed infrastructure; ■ Ability of infrastructure to be phased so public and private land uses can financially support planned improvements; ■ Ability to apply lease, sale and conventional development fees and special tax revenues (such as Public Improvement Act of 1913 or 1915, and Community Facility Act financing) to the infrastructure program; ■ Ability to obtain cash advances from developers that will develop later in the program; ■ Timing of funding from redevelopment tax increment revenues to fund a portion of project costs; ■ Ability of MCAS Tustin to receive state and federal funding (such as an EDA grant to be used for infrastructure improvements and economic development purposes) in a timely manner; and ■ Timing of toxic remediation of affected parcels by the federal government. ■ As a result of these factors, the financing objectives of the implementation strategy should be to: ■ Encourage Interim leasing and initiate development and early use of the property to begin generating lease, fee, special tax, and tax increment revenue without significant infrastructure costs; ■ Phase infrastructure in manageable and fundable increments; ■ Leverage revenue from state, federal, and other non -development sources; and ■ Establish contractual and funding commitments from public agencies receiving property. As the LRA continues to refine its Business and Development Plan, a more detailed financing strategy for development and infrastructure and program administration will be developed. Cfty of Tustin WAS Tustin Specific Plan/Reuse Plan Page 5-18 Ordinance No. 1311 Page 452 of 495 Appendices 6. Appendices 0_ GENERAL PLAN CONSISTENCY The Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan is consistent with and supportive of the goals and policies of the City of Tustin and Irvine General Plans, as amended to reflect conversion from a military to a civilian use. A discussion of the relationship of this Specific Plan to each of the General Plan elements follows. Land Use Element The Tustin Land Use Element consists of thirteen goals which provide the framework for land use planning and decision-making within the City of Tustin. The major goals that directly relate to the Specific Plan are presented below: ■ Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services, which maintain a healthy, diversified economy adequate to provide future City services. ■ Ensure that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints and the City's unique characteristics and resources. ■ Improve urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, commercial and business park districts. Page Appendices ■ Promote expansion of the City's economic base and diversification of economic activity. The Specific Plan accommodates a range of land uses that will provide a healthy balance of market driven, private sector uses along with a wide range of public serving uses. A variety of housing opportunities, employment, educational and community support uses will complement surrounding uses and strengthen the economic base of the area. The location and mix of uses within the Plan area are intended to minimize noise, traffic, air quality, and other potential environmental impacts. The Plan includes the community facilities and infrastructure necessary to support the planned uses. Furthermore, the Plan provides critical links in certain facilities including the local and regional transportation system and trails. Design guidelines and development standards within the Plan address the aesthetic integration of uses within the site and with surrounding uses. The focus is to integrate anticipated land uses with existing facilities, and provide for architectural, landscape, streetscape, and site design enhancements to improve the character of the site. Furthermore, the Plan is divided into Neighborhoods, which will have their own characteristics and set of functions to perform within the Plan. Uses with the best revenue generation potential will be developed in the early phases of development. The Plan anticipates the future by promoting uses and institutions that will accommodate and attract 21st century jobs and technologies. The Land Use Element of the City of Irvine General Plan consists of six land use planning goals. These goals are similar to those of the Tustin Land Use Element in that they seek to balance land uses, provide compatible land uses, and promote economic prosperity. Irvine's Urban Design Element seeks to provide a visually attractive, efficiently organized and identifiable city. The Public Facilities Element also looks to provide a full range of necessary public facilities and services. The Specific Plan is consistent with these Irvine General Plan Elements based on the above discussion of the Plan's provisions and intent. Cimulatiou Element The Tustin Circulation Element is designed to provide a safe, efficient and adequate circulation system that will provide adequate capacity for future land uses in the City of Tustin. The following goals relate to the Specific Plan: City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 6-2 Ordinance No. 1311 Page 454 of 495 Appendices ■ Provide a system of streets that meets the needs of current and future inhabitants, and facilitates the safe and efficient movement of people and goods throughout the City consistent with the City's ability to finance and maintain such a system. ■ Increase the use of non -motorized modes of transportation. ■ Provide for well-designed and convenient parking facilities. The Specific Plan supports two levels of roadway in terms of circulation system function. Roadways of regional significance will cross . the Plan area to serve thru-traffic as well as project generated traffic. The local internal roadway system will connect and serve the land uses in the Plan area itself. The Plan incorporates a non-residential land use/trip budget tracldng system to manage the forecasted vehicular trips generated by the proposed land use mix. The purpose of the traelang system is to ensure that development can be accommodated within the planned roadway capacity of on-site and off-site roadway systems. Pedestrian and bicycle uses are believed to serve as a significant mode of transportation. Bikeways and pedestrian paths will connect with existing local and regional facilities surrounding the area, as well as provide a comprehensive internal system. The project shall provide sufficient off-street parking for any new buildings constructed and for any new use established; for any addition or enlargement of an existing building or use; and for any change in the occupancy of any building or a manner in which any use is conducted that would require additional parking spaces. Joint use of parking facilities may be authorized by the Planning Commission for uses with significantly different peak hours of operation. The City of Irvine's Circulation Element establishes similar goals such as providing a balanced transportation system that will accommodate projected local and regional needs and providing pedestrian and bicycle systems that will encourage non -motorized modes of transportation. The Specific Plan is consistent with the Irvine Circulation Element based on the above discussion of the Plan's provisions and intent. Conservation, Open Space, and Recreation Element The Tustin Conservation, Open Space, and Recreation Element addresses issues and opportunities to conserve the City of Tustin's sensitive lands and to enhance the open space within the city. The following goals relate to the Specific Plan: WAS Tustin Specific Plan/Reuse Plan OrdlnarO".7WtI Page 4~40 Appendices ■ Reduce air pollution through proper land use, transportation and energy use planning. ■ Protect water quality and conserve water supply. ■ Encourage the development and maintenance of a balanced system of public and private parks, recreation facilities, and open space that serves the needs of existing and future residents in the City of Tustin. ■ Maintain and enhance the City's unique culturally and historically significant building sites or features. The Specific Plan contains a mixture of uses that will enable people to live and work on the site. This mixture of uses will allow occupants to meet a significant part of their daily needs within the site. The Plan will also concentrate on the proper placement of buildings, roads and services in order to provide convenient connections between uses, convenient access for motorists and pedestrians, and necessary buffering or screening of certain activities or uses. The Recreational Bikeway/Trail Concept Plan will provide an opportunity to complete vital links necessary for a comprehensive regional system as well as improve the local system. The pedestrian and bike facilities are intended to serve as a significant means of transportation throughout the area. Four existing Irvine Regional Water District (IRWD) abandoned wells are located along the western edge of the base. IRWD has an interest in abandoning and relocating these wells. The base's internal reclaimed water system ties into the Barranca Parkway pipeline at Jamboree Road and extends north towards Edinger Avenue. The line is military property. IRWD recommends the abandonment of the existing reclaimed water mains and providing service connections to developments from a new backbone system. 1RWD has expressed interest in giving up ownership of existing well properties on the northwest side of the site at Red Hill Avenue in exchange for new well sites near the site's northern border. Numerous public parks, private recreation facilities, and trails are called for in the Plan to serve the residents. Three neighborhood parks, a community park, and a regional park are included in the Plan. The neighborhood parks are intended to serve existing and planned residential areas while the community and regional parks are intended to serve the larger community. Aldi :ensl!.�, an 18 bole golf eewse will preAde Private reefeatian f6eilifies in the . These parks and recreation facilities will be made pedestrian -friendly due to their close proximity to residential uses. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 6 4 Ordinance No. 1311 Page 456 of 495 Appendices The northern blimp hangar, which is on the National Register of Historic Places, may be preserved as part of the Urban Regional Park if financially feasible. The hangar will set the theme for the park and will be a landmark of the Specific Plan area The City of Irvine's Conservation, Open Space and Recreation Element addresses the development and maintenance of a network of recreational areas as well as the maintenance of historical resources as part of the City's land use pattern The Energy Element of the Irvine General Plan sets the goal of conserving energy by maximizing energy efficiency through land use and transportation planning. The Cultural Resources Element strives to ensure the proper disposition of historical and cultural. The Parks and Recreation Element calls for the provision of parka and recreational opportunities. The Specific Plan is consistent with these Irvine General Plan Elements based on the previous discussion of the Plan's purpose and intent. Public Safety The Tustin Public Safety Element is intended to identify natural and man- made hazards and establish policy to minimize the exposure of Tustin residents to these hazards. The following goal of the Tustin Public Safety Element relates to the Specific Plan: ■ Reduce the risk to the community's inhabitants from exposure to hazardous materials and wastes. MCAS Tustin has been a user of hazardous materials and there have been numerous documented spills and leaks on the site. The military has created a team to organize and implement the Base Closure and Realignment Act Clean Up Plan. All provisions of the Tustin and Irvine Hazardous Materials Codes and Fire Codes shall apply to any use, handling, storage, and transportation of hazardous materials. The City of Irvine General Plan includes a Safety Element as that which identifies natural and man-made hazards. The Safety Element also seeks to identify actions that the City, in concert with other jurisdictions, must take to reduce the probability of a hazard occurrence. Also, Irvine's Waste Management Element calls for the efficient disposal of refuse and solid waste material without deteriorating the environment. These are similar to the above stated City of Tustin General Plan goals and are consistent with the Specific Plan. Noise The purpose of the Tustin Noise Element is to develop strategies to reduce excessive noise resulting from mobile sources such as traffic, aircraft, rail, Plan Page Appendices and stationary sources such as construction activity, music and air conditioners. The following goal of the Tustin Noise Element relates to the Specific Plan: ■ Use noise control measures to reduce the impact from transportation noise sources. Plans for noise attenuation of residential units located near arterial highways and railroad rights-of-way, which will ensure that interior and exterior noise levels do not exceed state requirements and local city noise ordinances, shall be submitted for review and approval prior to building permits being issued to accommodate reuse and/or subdivision approval for residential development, whichever occurs first. The Noise Element of the City of Irvine General Plan also seeks to ensure that City residents are not exposed to high levels of mobilc noise and hopes to achieve maximum efficiency in noise abatement efforts. The above discussion provides a basis for consistency with the Specific Plan. Growth Management The Tustin Growth Management Element intends to ensure that there is an adequate traffic circulation system to support the growth and development of the city. The goals of the Growth Management Element that apply to the Specific Plan are: ■ Ensure adequate transportation facilities are provided for existing and future inhabitants of the City. ■ Strive to develop and maintain a balance between jobs and housing in Tustin. The Specific Plan provides for two levels of roadways in terms of circulation system function. The first in the hierarchy are roadways of regional significance which cut across the Plan area. These roads will serve thru-traffic as well as project generated traffic. The second type of roadway will be an internal roadway system that will connect and serve the land uses in the Plan area. Together these roadways are designed to serve the internal circulation and external accessibility needs of future land uses. The Plan is expected to generate approximately 23,400 permanent jobs at buildout, which will improve the jobs/housing balance within the City. Furthermore, the mix of uses will enable people to live, work, shop, recreate, and attend community college classes within the Plan area. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 6-6 Ordinance No. 1311 Page 458 of 495 Appendices The City of Irvine's Growth Management Element also strives to ensure that the City is able to provide an adequate circulation system. The Specific Plan is consistent with the Irvine Growth Management Element based on the above discussion of this goal, Housing The purpose of the Tustin Housing Element is to identify the housing programs aimed at meeting the identified housing needs of the City's population. The City of Tustin has identified the following goals in the Housing Element, all of which have a relationship to the Specific Plan: ■ Provide an adequate supply of housing to meet the City's need for a variety of housing types to meet the diverse socio-economic needs of all community residents. ■ Ensure equal housing opportunities for all existing and future City residents regardless of race, religion, ethnicity, sex, age, martial status of household composition. ■ increase the percentage of ownership housing to ensure a reasonable balance of rental and owner -occupied housing within the City. ■ Preserve the existing supply of affordable housing in the City. ■ Conserve, maintain, rehabilitate and/or replace existing housing in neighborhoods which are safe, healthful and attractive, in accordance with adopted Land Use Policy. Improve the residential character of the City with an emphasis on revitalizing neighborhoods showing signs of deterioration. Promote conservation of the City's sound housing stock, rehabilitation of deteriorated units where they may exist City-wide, and elimination of dilapidated units which endanger the health, safety and well-being of occupants. ■ Ensure that new housing is sensitive to the existing natural and built . environment. A variety of low density, medium density, and medium-high density residential uses are included in the Specific Plan/Reuse Plan to accommodate the diverse socio-economic needs within the community. The low and medium density developments are oriented toward ownership tenure while the medium-high density development is more closely oriented toward rental tenure. Apartment development is limited in most of the Planning Areas to a maximum of twenty-five percent (259/6) to ensure a reasonable balance of rental and owner -occupied housing within the City. Housing accommodation for low- and very -low income families WAS Tustin Specific Plan/Reuse Plan Ordinart .TWO Page 43 4BF Appendices will be dispersed and integrated in all of the neighborhoods throughout the Specific Plan/Reuse Plan to ensure equitable housing opportunity. In an effort to rehabilitate existing housing and neighborhoods within Tustin and Irvine, the Specific Plan area contains existing military housing developments that may be retained and converted for civilian use. Specific architectural enhancements, site improvements, and utility modifications are identified in the Plan which will are necessary to upgrade the units to market -rate standards. The Specific Plan/Reuse Plan also recommends a "Homeless Accommodation Plan" which identifies the needs of the homeless within the communities of Tustin and Irvine, how those needs will be addressed, and makes recommendations on how the Navy should convey property and who might be authorized Homeless Service Providers. The Plan, as outlined, focuses on the concept of establishing a "continuum of care" as promulgated by the Secretary of Housing and Urban Development (HUD). In developing the Plan, special consideration was given to recommendations regarding accommodating housing for the homeless, both emergency shelter and transitional housing, in existing barracks and housing areas. Such units located in existing single-family or attached housing areas should be required to be reasonable dispersed throughout a project and to be compatible in design with adjacent market rate units. The intent is to minimize the distinction between "homeless accommodation projects" and traditional ownership/ rental housing, thereby allowing for fuller integration into the neighborhoods. In addition to the use of specific Homeless Service Providers to respond to specific homeless population needs, the Plan also focuses on developing private sector opportunities to contribute to the overall continuum of care by requiring the dedication of affordable housing units. Affordability categories are specifically outlined and will be more clearly established at the time of project approvals to ensure conformity with the City's most current Housing Element objectives. The Housing Element of the City of Irvine General Plan establishes goals similar to those of the Tustin General Plan. These include: encouraging a variety of housing types for all economic segments and for special housing populations; ensuring open housing practices and accessibility to housing; and preserving and increasing affordable opportunities in the existing housing stock. The Specific Plan is consistent with these goals based on the above discussion of the Plan's provisions and intent. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 6-8 Ordinance No. 1311 Page 460 of 495 Appendices B. PUBLIC BENEFIT CONVEYANCE REQUESTS In considering all public conveyance requests, the Housing and State and Local Screening Sub -Committee considered and made recommendations to the Base Closure Task Force for a number of applications based upon their application's ability to meet one or more of the evaluation criteria approved by the Task Force and described within the application packet itself. In making its final determinations, the Base Closure Task Force either approved, approved as modified or denied these applications. Applications which were approved or approved as modified are described within the MCAS Tustin Reuse Plan, along with any required conditions of approval. Final Task Force reasons for denial or modification of a request for property conveyance are described below. H. Homeless Provider Applications Denied 1. California Paralyzed Veterans - The California Paralyzed Veterans (CPV) requested 100 family units of permanent housing for homeless disabled veterans and non -veterans. Although no specific site for this request was identified, it was assumed by the IRA that the proposal was to locate the 100 units within the installation's existing family housing areas. The Task Force denied the application for reasons which included: Not all required application information was submitted. More specifically, no organizational chart or detailed assessment of need was provided; no locations or properties for the program were identified; details of the proposed management plan were missing; state and federal grant funding levels were not clearly defined. CPV did not demonstrate an adequate enough financial status, adequate enough sources of funding nor an adequate ability to finance the proposal in that the proposed project relies upon receipt of future rents and does not clearly indicate a reliable alternate source of funding. The proposal did not fulfill a critical need gap identified in Tustin or Irvine's Consolidated Plans, nor would it serve specific local community needs in that no estimate of the homeless population to be served is indicated, no description of Tustin/Irvine needs and the application did not indicate whether similar programs already exist in the community. MCAS Tustin Specific Plan/Reuse Plan OrdinarCMjA hf.?W* Page 46isg SS Appendices • The proposal did not balance the economic and community development needs of the community in that if approved, the project would constitute an estimated $150,000 annual impact upon the community through property tax and potential redevelopment tax increment losses. In addition, the proposal identified ongoing costs which were unrealistically expected to be home by the City of Tustin. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. • CPV had no demonstrated experience in owning or operating similar programs or facilities, no clear link to other service providers and the proposal was inconsistent with Task Force policy direction to provide a continuum of care at the site (provision of housing only with no clear links to training, services, education, etc. at or near the base). ■ It was felt that the proposed program could be accomplished by other means other than property transfer in that other more qualified and experienced applicants had requested property for homeless purposes at MCAS Tustin. These and other existing homeless housing opportunities within the communities could accommodate the clientele served by CPV. 2. Jamboree Housing Corporation - Jamboree Housing Corporation submitted a proposal to provide transitional housing, affordable rental housing, market rate rental and for - sale housing for 600 family units within the installation's existing family housing areas (274 Dwelling Units Northwest Area, 326 Dwelling Units Southeast Area). The Task Force denied the request for reasons which included: • Not all required application information was provided. More specifically, no tax returns were submitted; a description of what expansion of services would be needed to accomplish the proposal; no breakdown of funding available to implement the request was provided; no authorization to acquire property was submitted. City of Tustin WAS Tustin Specific PlaNReuse Plan 0rpggan6c e No. 1311 Page 462 of 495 Appendices There is an adequate supply of "for rent" properties particularly in Tustin at rents which meet low income requirements. Therefore, the request for housing in Tustin was felt to not fulfill a critical need gap in Tustin's Consolidated Plan as the proposal did not deal with Tustin needs. Also, both Irvine and Tustin General Plans have policies discouraging any concentration of homeless housing. With this in mind, the unit count proposed was viewed as an over concentration of affordable units. The program concept and approach was inconsistent with Task Force policy direction which favored ownership of existing housing and desire to want to see a major portion of housing to return to the tax roll to offset the significant infrastructure needs of the Reuse Plan. There was no clear link to other service providers which was inconsistent with Task Force policy direction to provide a continuum of care (provision of housing only with no clear links to training, services, education, etc. at or near the base). The applicant only indicated a desire to identify and utilize County -wide programs to support the proposed program. As such, no clear link to on -base or community based Continuum of Care programs was offered by the applicant. The applicant provided no clear description within their proposal that demonstrated experience in transitional housing or experience with much smaller programs. Also, the proposal suggested the use of a subcontractor (Solari Enterprises) but presented no information on their abilities or experience. They did not balance the proposal against economic and other community development needs of the community in that the project would constitute an estimated $450,000 annual impact to the community due to lost property tax and potential redevelopment tax increment revenues. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. MCAS Tustin Speck PlenlReuse Plan OrdinaNy Page ft&6405 Appendices ■ The program can be accomplished by other means rather than property transfer. It was felt that the provision of affordable units could be accommodated in the Reuse Plan without the need to take these units off the tax roll including public/private partnerships, negotiated sale with deed restrictions guaranteeing a certain number of units being retained as affordable, the use of an economic development conveyance by the LRA, etc. 3. Orange County Housing Corporation - The Orange County Housing Corporation submitted a proposal requesting 30 family units to be located somewhere within the installation's existing family housing areas for use as "Bridge" housing for families. The Task Force denied the request for reasons which included: ■ Not all required application information was submitted. More specifically, a detailed narrative description of the proposed use was not provided; there were no specific sites identified; there were no specifics regarding experience with ownership provided; there was no clear explanation of the proposed program benefit, target clientele to be served, how the program was to accomplish the goal of eliminating hopelessness, etc.; and, there was no explanation of how a contracted administrator would accommodate conveyance of additional facilities. ■ The applicant did not demonstrate an adequate enough financial stability, adequate enough sources of funding and presented a limited ability to finance the proposal in that no surplus funds exist according to submitted audits for the two previous years, and no new revenue sources were identified in the information provided. ■ The request for rental housing units was found to not fulfill a critical need gap in Tustin's Consolidated Plan. There is adequate supply of "for rent" properties particularly in Tustin at rents which meet low-income requirements. ■ The proposal did not serve specific community needs as participation in the proposed housing opportunity was described to be from throughout Orange County. City of Tustin MCAS Tustin Spec Plan/Reuse Plan Orpdnance No. 1311 Page 464 of 495 Appendices There was no clear link to other service providers which is inconsistent with Task Force policy direction to provide a continuum of care (proposed provision of housing only with no clear links to training, services, education, etc. at or near the base). The program concept and approach for acquiring these units for rental housing would not meet community and Task Force expectations that future affordable owner - occupied housing return to the tax roll. The program can be accomplished by other means rather than property transfer and taking units off the tax roll, including private/public partnerships, negotiated sale with deed restrictions guaranteeing a certain number of units being retained as affordable, the use of an Economic Development Conveyance by the LRA, etc. 4. SBC Community Homeless Coalition - SBC submitted an application which proposed that 22 family units within the installation's existing Northeast housing area be used for transitional housing for families. The Task Force denied the proposal for reasons which include: Not all required application information was submitted. More specifically, no listing of principal officers in the organization was provided; there was no organizational chart or administrative procedures provided; there was no assessment of local homeless need to be met by the program provided; there was no discussion of how the proposal is consistent with reuse plan, and there was no explanation or justification of the need for facilities identified for conveyance, etc. The applicant did not demonstrate an adequate enough financial status, adequate enough sources of funding nor ability to finance the proposal in that the proposal relied upon grants, rental income and donations, none of which could be guaranteed with any certainty. The applicant did not demonstrate adequate experience in providing and/or operating similar programs in their proposal in that they had only incorporated recently (August 11, 1995). WAS Tustin Specific Plan/Reuse Plan u ra in 56" I Page p$*P&W Appendices The proposal had no clear link to other service providers which resulted in its being considered inconsistent with Task Force policy direction to provide a continuum of care (proposed provision of housing only with no clear links to training, services, education, etc. at or near the base). No upgrade of existing units was proposed which would create a negative impact on the surrounding community. 5. Veterans Charities of Orange County - The Veterans Charities of Orange County submitted an application which proposed that 192 barracks units be used to accommodate transitional housing for single men and women. The Task Force denied the proposal for reasons which include: Not all required application information was submitted. More specifically, the applicant did not submit all of the required financial information; no tax returns were provided; no marketing strategy was provided; and, no schedule for completion and financing of all improvements was provided. The applicant did not demonstrate an adequate enough financial status, adequate enough sources of funding nor ability to finance the proposal in that the submitted project proforma shows that a positive cash flow for the project would not happen until the 12th year of the project. According to their submitted financial statement, the charity has ended 1994 and 1995 with a positive cash flow of only $15,953 and $34,937 respectively. No funding source was identified to fund the $370,680 rehabilitation costs associated with the proposal, although it was assumed that the charity would attempt to secure a loan for this purpose. The strength of any link to other service providers was vague in the proposal. More specifically, the program promotes the provision of homeless vocational training and educational services internally and does not provide links to other planned or existing continuum of care opportunities within the community or at MCAS Tustin. It represented a competing request with another agency better able to provide the service proposed. City of Tustin WAS Tustin Specific Plan/Reuse Plan Pane -14 Ordi Danc6e No. 1311 Page 466 of 495 Appendices 6. Society of St. ymcent de Paul - The Society of St. Vincent de Paul submitted an application which proposed that a Food Distribution Center be located within an existing 66,000 sq. & warehouse building at the installation. The Task Force denied the proposal for reasons which include: The proposal (food distribution) did not fill a critical need gap identified in Tustin or Irvine's Consolidated Plan, nor would the proposal serve existing or planned homeless food distribution needs that weren't currently being filled by the existing food distribution center located in the City of Orange. In addition, the proposed program was intended to replace this existing service. The program is a duplication of available support services at another location (similar facilities are leased by the applicant within the City of Orange). It did not balance the economic and other needs of the community as it appeared that there would have been a negative impact on the property's ability to generate needed tax revenue resulting in the annual loss to the community of approximately $52,400 in redevelopment tax increment and $16,500 annually in interim lease payments for use of an existing building at the site. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. Orange County Development Council - The Orange County Development Council submitted an application which proposed that a Food Bank be located within an existing helicopter hangar on the installation near Warner Avenue and Red Hill Avenue. The Task Force denied the proposal for reasons which include: The proposal (food distribution) did not fill a critical need gap identified in Tustin or Irvine's Consolidated Plan, nor would the proposal serve existing or planned homeless food distribution needs that weren't currently being filled by the existing food distribution center located in the City of Garden Grove. In addition, the proposed program was intended to replace this existing service. Appendices The program is a duplication of available support services at another location (similar facilities are leased by the applicant within the City of Garden Grove). It did not balance the economic and other needs of the community as it appeared that there would have been a negative impact on the property's ability to generate needed tax revenue resulting in the annual loss to the community of approximately $52,400 in redevelopment tax increment and $16,500 annually in interim lease payments for use of an existing building at the site. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. I. Homeless Provider Applications Modified 1. Human Qptions (DOVE Housing) - Dove Housing originally proposed to provide 20 emergency transitional housing opportunities for homeless families distributed within various portions of the installation's existing family housing (10 dwelling units in the base's Northeast (NB) Housing Area, 10 dwelling units in the base's Southeast (SB) Housing Area). However, due to the type of multi -family unit (apartment -style) configuration currently existing within the neighborhood, the Task Force approved Dove's use of six units to be accommodated in one 6-plex. Dove Housing is experienced in owning and operating similar facilities, especially emergency shelter programs elsewhere in the County. The proposal to serve homeless families would fill a homeless need "gap" in the continuum of care approach identified by the community. The proposed program would promote coordination with support service providers, school districts, etc., and encourages linkages with job training, employment and education opportunities provided within the proposed reuse plan and community at large. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. 2. Families Forward (formerly Irvine Temvorary Housing) - Families Forward originally requested 13 transitional housing opportunities for homeless families in the installation's Southeast family housing area. However, due to the type of multi -family unit (apartment -style) configuration currently existing within the neighborhood the Task Force approved their use of 14 units to be located in one 6-plex, and two 4-plexes due City of Tustin WAS Tustin Specific Plen/Reuse Plan OiQr9ance so. 1311 Page 468 of 495 Appendices to existing unit configuration within that area. Units are to be dispersed in the Southeast Housing Area at MCAS Tustin (City of Irvine). Irvine housing currently owns and operates several similar facilities in the City of Irvine. The organization is fiscally and organizationally sound and has shown that they are capable of operating these additional facilities at this time. Although not currently anticipated to be linked to service opportunities proposed for MCAS Tustin, Families Forward's program does provide educational, housing and vocational training opportunities to clients to ensure that the cycle of hopelessness can be permanently ended and participants provided the tools to once again become contributing members of the community. Also, the proposal would fill a need "gap" identified by the City of Irvine's Consolidated Plan, assisting that community in their continuum of care approach. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. 3. Orange Coast Interfaith She - Orange Coast Interfaith Shelter (DCIS) originally proposed to provide six family units of transitional housing located within the installation's Southeast Housing Area which could be located in one 6-plex. However, the Task Force approved the use of all six units within the Northeast Housing Area due to the Task Force's desire to avoid the possibility of over -concentration of homeless accommodation within the SB housing area. All units would be two bedroom units. OCIS owns and operates similar facilities in the region and was found to be organizationally and fiscally proven to be sound, competent and capable of operating the proposal. The provision of transitional housing to homeless families would fill an identified need gap in the community's continuum of care approach as identified within its HUD approved Consolidated Plan. Also, the program envisions linkages with education, job training, employment and other services intended to break the cycle of hopelessness and poverty. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. 4. Salvation Army - The Salvation Army proposed to operate an emergency/transitional housing shelter consisting of 24 or 26 existing family housing units in the Northeast and Southeast Housing Areas currently existing at MCAS Tustin. In addition, the Salvation Army requested transfer of one 96 unit barracks structure. wse Plan OrdinaQW@Q6TOoW Page ft9V54tp Appendices The Task Force denied the request for transfer of the 96 unit barracks structure because the request included only one of the two buildings located on the site chosen by the Task Force for this purpose; the proposal would have posed possible problems as two operators would be formed to share facilities, parking, and property; two programs at the site might be incompatible; and, another qualified applicant had submitted a proposal which would utilize both structures in a concerted fashion to provide identical homeless services thus avoiding the possibility of conflict with another organization. The Task Force approved the use of 24 family housing units within the Northeast Housing area only to avoid the possibility of over - concentration of homeless accommodation within the Southeast area It is estimated that their proposal alone would accommodate approximately 50% of the unsheltered homeless identified in the Tustin and Irvine Communities. The Salvation Army operates other similar programs in the County. The proposal would provide emergency/transitional housing to homeless families filling an identified need "gap" in the continuum of care approach. The Salvation Army is proven to be organizationally and financially capable of providing the service proposed. The Task Force approved this portion of the request as modified above with conditions identified within the MCAS Tustin Reuse Plan. J. State and Local Agency Applications Denied 1. California Department of Education - The California Department of Education submitted an application which proposed that a Food Distribution Center be located within an existing 66,000 sq. ft. warehouse building at the installation: The Task Force denied the proposal for reasons which include: ■ The proposal (food distribution) did riot fill a critical need gap identified in Tustin or Irvine's Consolidated Plan, nor would the proposal serve existing or planned homeless food distribution needs that weren't currently being filled by the existing food distribution center located in Los Angeles County. In addition, the proposed program was intended to replace this existing service. City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 6-18 Ordinance No. 1311 Page 470 of 495 Appendices The program is a duplication of available support services currently provided from another location (similar facilities are leased by the applicant within the County of Los Angeles). It did not balance the economic and other needs of the community as it appeared that there would have been a negative impact on the property's ability to generate needed tax revenue resulting in the annual loss to the community of approximately $52,400 in tax increment and $16,500 annually in interim lease payments for use of an existing building at the site. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. 2. California Baptist College - The California Baptist College submitted an application which proposed that a small evening college facility be provided for use in educating service personnel and families who may be displaced by the closure of MCAS Tustin or MCAS El Toro. While a specific location was not identified by the applicant, the LRA believed that the most appropriate location for such a service was the beemia Education Mllagel identified within the community's approved Land Use Plan The Task Force denied the proposal for reasons which include: There are existing federal programs to provide the proposed service to displaced military personnel and their families. Approval of the request would have introduced numerous property owner interests in the beffRifig -Education Village which might create problems administering the property, access, parking, property maintenance, etc., which could eventually negatively impact the community. Due to the size of the proposal (only a 1,300 square foot space was requested), the request could be fulfilled through means other than a property transfer. Therefore, it was suggested that the applicant work with South grange County Community College District in the besx+ieg Education Village if the proposed program were found to ' Previously referred to as the Learning Village MCAS Tustin Specfc Plan/Reuse Plan Ord ina0" WuIAAl PageAiUeaM*5 Appendices be beneficial to the needs of the proposed beaming Education Village. 3. Chapman University - Chapman University also submitted an application which proposed that a small building be provided for use in offering night courses to members of the community. While the specific location was not identified by the applicant, the LRA believed that the most appropriate location for such a service was the beamiRg-Education Village2 identified within the community's approved Land Use Plan. The Task Force denied the proposal for reasons which include: Due to the size of the proposal (only a 10,000-15,000 square foot space was requested), the request could be fulfilled through means other than a property transfer. Therefore, it was suggested that the applicant work with South Orange County Community College District in the Wig -Education Village if the proposed program were found to be beneficial to the needs of the proposed beamingEducation Village. Approval of the request would have introduced numerous property owner interests in the LearEducation Village which might create problems administering the property, access, parking, property maintenance, etc., which could eventually negatively impact the community. 4. Rancho Santiago Community College District - Rancho Santiago Community College District (Rancho) was the originator of the "1g -Education Village" concept and was instrumental in its being included in the approved Land Use Plan. Their application requested transfer of 116 Acres for this purpose. However, the beaffing-Education Villages is located within the South Orange County Community College District. As such, Rancho has no legal authority to own property located within another community college district. Consequently, the Task Force directed Rancho to work with South Orange County Community College District through a JPA or MOU for joint use of the beaming- Education Village. 'Previously referred to us the Learning Village, ' Previously refected ton the Learnine Village City of Tustin MCAS Tustin Specific Plan/Reuse Plan Oraaance N Pe'e ii�o. 1311 Page 472 of 495 Appendices 5. Santa Ana Unified School District - Santa Ana Unified School District (Santa Ana Unified) submitted an application requesting the transfer of 75 acres of base property for use as a high school. Santa Ana Unified's district boundaries include only the small southwesterly comer of the base. The approved Land Use Plan identified a variety of commercial, light industrial and recreational uses within that district. No residential uses would be allowed within Santa Ana Unified's district boundaries. Consequently, no student generation impacts to the district would directly result from the future development of the base as limited by the Reuse/Specific Plan for MCAS Tustin. The Task Force denied the request for reasons which include: The proposal was inconsistent with Task Force policy direction on the preferred Reuse Plan and it was inconsistent with the proposed Reuse Plan in that the site location requested had previously been identified for reuse in support of commercial, commercial recreational, business and light industrial uses (which is reflective of uses currently existing in locations surrounding the proposed site). The site requested by the SAUSD is one of the most valuable land areas at MCAS, Tustin with important reuse and job creation potential which would be affected by the proposed transfer of 75 acres. The base is already overburdened by numerous public benefit requests. The City of Tustin currently has integrated into its Reuse Plan a significant number of other anticipated public benefit conveyances. Given the incredibly high infrastructure costs required for the base to be reused, any additional public property transfers may seriously harm the community's ability to fund these improvements. The proposal does not balance the economic and other needs of the community as it appeared that there would have been a negative impact on the property's ability to generate needed tax revenue resulting in the annual loss to the community of approximately $1,223,000 in tax increment and $11,500 annually in interim lease payments for use of an existing building at the site. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. Page Appendices There are no residential uses proposed by the City s Reuse Plan within the SAUSD District boundary at MCAS, Tustin. Therefore, no students would be directly generated which would create an impact on SAUSD facilities. In fact, the closest residential area to the proposed site at MCAS, Tustin is approximately one and one-half to two miles away. The Tustin Unified School District (TUSD) and Irvine Unified School District (IVSD) requests for conveyance were supported by the Tustin Base Closure Task Force because proposed residential uses are within both District boundaries at MCAS, Tustin. Since the residential uses will impact TUSD and NSD facilities, those conveyances are appropriate. SAUSD will have under California law the ability to adopt a School Facilities' Fee program within their district boundaries at the base of approximately $.28 a square foot for all new construction. With over a million square feet of commercial and industrial space possible for development within the SAUSD boundaries based on the proposed Reuse Plan, SAUSD would see school facility revenue in excess of $280,000 from proposed development on the base in addition to actual property tax revenue. Additionally, California law also provides that SAUSD could acquire property within the City of Santa Ana to meet their needs, serving the immediate residential neighborhoods of Santa Ana The requested 75 -acre site is not the most suitable site for a school given its adjacency to two major arterial highways, its location within City of Tustin General Plan roadway Noise Impact Areas that will exceed 65 dba's, and the immediate interface with proposed industrial uses. In addition, the subject site will be impacted physically by the proposed widening of Red Hill Avenue which will require at least 20 feet of additional right-of-way dedication along Red Hill Avenue (the westerly portion of the requested SAUSD site) and extension of Warner Avenue which will require at least 100-120 feet of right- of-way dedication (the northerly portion of the requested 75 -acre site). 6. Native American Indian Cultural Center - The Native American Indian Cultural Center submitted an application requesting transfer of approximately 130 acres of base property for use in City of Tustin MCAS Tustin Specific Plan/Reuse Plan OP�gonBce No. 1311 Page 474 of 495 Appendices creating a four-year university program for Native -American students. The LRA responded to the application informing the Native American Indian Cultural Center that the application did not meet the requirements set forth within the application packet for submittal of a Notice of Interest in MCAS Tustin property. A representative of the Cultural Center later informed LRA staff that they would not pursue acquisition of base property but would attempt to work with South Orange Community College District within the approved beaming—Education Village4 concept (discussed above). However, the Task Force did consider their early request and denied it for reasons which include: The application was incomplete. The applicant was informed of this in writing and later informed staff of their intent to not pursue property at the installation. No resubmittal or additional materials were ever received from the organization demonstrating a desire to pursue this initial interest. The request did not demonstrate adequate financial status and ability to finance the proposal in that the programs proposed were to be funded with federal grant funds which had not yet been secured, nor were they committed by the federal government to the purpose proposed; there was no demonstrated experience in providing/operating similar programs/facilities identified within the application. Also, the proposed program was duplicating services proposed by South Orange Community College District. City of Irvine - The City of Irvine submitted an application requesting approximately 5.8 acres immediately to the west and adjacent to the existing Jamboree Blvd. right-of-way. The request was to support the future development of a rapid transit corridor which was purported to be a critical regional link for Orange County Transit Authority (OCTA) rapid transit and commuter alternatives being explored for the region. The Task Force denied the request for reasons which include: ' Pre iouslvnferred to u the r.earain¢ Villaee. Page Appendices ■ Anticipated costs for the proposed rail system is $31 million dollars a mile with no identified funding source for this cost. There is a $125 million dollar match required of the City of Irvine for which there is currently no funding source. ■ A large portion of the right-of-way requested is within the City of Tustin and is inconsistent with the preferred Reuse Plan and incompatible with surrounding planned uses including: Residential Gelf--V+ll VCore (including support commercial), commercial/industrial and retail/commercial. There is no City of Irvine owned right- of-way at either end of the request to enable its future use for the proposed purpose. ■ Mr. Dave Elbaum at OCTA has indicated to Tustin that the OCTA has no regional right-of-way needs at or near MCAS Tustin. No OCTA services are proposed to be provided at the proposed location now or in the future. ■ The proposal is inconsistent with the City of Irvine's current General Plan, Circulation Element, and Master Plan of Arterial Highways diagram which shows the proposed transit line along Harvard Avenue in the City of Irvine. Irvine has reserved Harvard for this purpose. ■ It did not balance the economic and other needs of the community as it appeared that there would have been a negative impact on the property's ability to generate needed tax revenue resulting in the annual loss to the community of approximately $187,825 in tax increment and eliminates approximately 63,336 of buildable commercial square feet and up to 49 residential dwelling units in the proposed Gel€ 3.414ageResidential Core. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. 8. Irvine Ranch Water District - The Irvine Ranch Water District (IRWD) submitted an application requesting the conveyance of 4 replacement well sites and 1 existing well site comprising approximately 3 acres of land at the installation. Currently, the IRWD owns 4 existing well sites along Red Hill Avenue. Through discussions between the LRA and the IR", a City of Tustin MCAS Tustin Speciric Plan/Reuse Plan Pape 6 2 Or mance No. 1311 Page 476 of 495 Appendices commitment was made to accommodate IRWD needs in a manner which would be compatible with future development of the ReusotSpecific Plan at the sites requested. Formal transfer to the IRWD prior to the receipt of development plans was perceived as problematic by the LRA since future development should incorporate the proposed well sites into their site design to ensure screening, access, etc. The Task Force denied the proposal for reasons which include: The proposal was potentially inconsistent with the preferred Reuse Plan and incompatible with surrounding planned uses, It would be better for design, screening, site location, etc. to be integrated at the time of site development through a right-of-way dedication process. It did not balance the economic and other needs of the community as it appeared that there would have been a negative impact on the property's ability to generate needed tax revenue. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. K State and Local Agency Applications Modified I . Tustin Unified School District - Tustin Unified School District (TUSD) originally requested two 10 acre elementary schools, a 20 acre middle school site and a 50 acre high school. After LRA discussions with TUSD, TUSD reduced and modified their request to include only the two 10 acre elementary school sites and a 40 acre high school site to serve the larger Tustin community needs. Some residential development is proposed within the proposed Reuse Plan which would directly impact the TUSD. The Task Force approved TUSD's request. However, the LRA had identified concerns regarding timing and financing of the proposed school uses and did not believe the burden for school construction to serve larger community needs should be borne by the MCAS, Tustin project. Consequently, it was the direction of the Task Force that an EDC transfer of the property occur to the LRA with subsequent LRA transfer to TUSD once adequate funds have been programmed for design and construction of Appendices each facility by TUSD. As an alternate to an EDC transfer, the LRA could also pursue an educational conveyance. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. 2. City of Irvine - The City of Irvine proposed to acquire approximately eight acres of vacant land located within the installation's Southeast Housing Area for use as a community park as well as necessary roadway access to the park on Marble Mountain. The requested park would help serve identified community recreation needs of nearby housing areas within and adjacent to MCAS Tustin. Included in the application for public conveyance, Irvine also requested transfer of a 72 -foot wide Marble Mountain right-of-way needed to secure public use of the existing right-of-way accessing the existing housing area, the proposed community park and K-8 elementary school proposed by the Irvine Unified School District (noted above). The LRA recommended that the land transfer for public access to the park (Marble Mountain Road) be limited to the existing 60 -foot wide right-of-way and the eight acre park. It was felt that any additional right-of-way could be obtained upon development of site design, with possible dedications taken at that time to accommodate the necessary right-of-way requirements. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. 3. County of Orange Animal Control and Shelter - The County of Orange Animal Shelter (County) submitted a request for 4 acres of base property for use in assisting the relocation of the County's existing Animal Shelter currently located at the Orangewood site in the City of Orange. The proposal was to locate the site within an area of the base which had been planned for commercial and industrial uses. The LRA originally recommended that the proposal be denied as inconsistent with the Reuse Plan and cited that there were other more compatible sites in the area. At the request of the County, the Task Force permitted the application to be modified so that the proposed Animal Control Shelter could be integrated within the County's proposed Urban Regional Park site (discussed below). This suggestion was viewed by the Task Force as a more compatible site location. Consequently, the proposal was approved as modified with specific conditions identified within the MCAS Tustin Reuse Plan. City of Tustin MCAS Tustin Speck Plan/Reuse Plan a a 6- OrdPinance No. 1311 Page 478 of 495 Appendices 4. County of Orange Environmental Management Agency - The County of Orange Environmental Management Agency (County) submitted an application for an 88 acre Urban Regional Park. The boundaries of the proposed regional park would include preservation of the northerly historic blimp hangar for reuse in support of a range of recreational activities and events, if feasible. The County proposed to operate support ancillary commercial concession activities in the hangar to offset maintenance costs. In addition, the park is in close proximity to the City of Tustin's proposed 25 acre community park and is situated to support the recreational needs of an adjacent TUSD high school, the Community College proposal within the Leeming—Education Yllagc�, and existing and planned residential development on and off MCAS, Tustin. The City of Tustin City Council has formally adopted a resolution (Res. No. 94-20) supporting the County's submission of an Urban Park proposal to the federal Department of Interior. The proposal would provide a valuable recreation and open space opportunity, potentially preserve a National Register recognized historic blimp hangar, and would be consistent with the proposed Reuse Plan. The Task Force approved a transfer of a modified request of 84.5 acres of property for this purpose due to the need to accommodate the TUSD's proposal for an adjacent high school. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. 5. County of Orange Flood Control District - The County of Orange Flood Control District requested approximately 7.15 acres of base land for use in supporting or expanding existing flood control and trail facilities. First, the Orange County Flood Control District (OCFCD) submitted a proposal to acquire three existing flood control easements located on MCAS Tustin Property as follows: an approximate 50 foot wide existing flood control easement for Barranca Channel an approximate 50 foot wide existing flood control easement for the Santa Ana/Santa Fe Channel an approximate 170-180 existing flood control easement for Peters Canyon Channel Previously referred to as the Lmmine Village. Appendices The County also requested an approximate 20 foot wide strip for future improvements to Barranca Channel, a 25 foot wide strip for the Santa Ana -Santa Fe Channel and an approximate 40 foot wide strip for the Peters Canyon Channel. The Task Force supported transfer of all existing easements for all channels and the additional 40 foot right-of-way for the Peters Canyon Channel for widening and to support multi -use of the channel for a major regional recreational trail. The additional right-of-way 20 and 25 feet right for the Barranca and Santa Ana/Santa Fe channel were not approved because they were not based on quantifiable design information. Rather than approving this portion of the conveyance request, the LRA is intending to include in the Plan the requirement that an offer to dedicate be required for the Barranca and Santa Ana/Santa Fe Channel for flood control purposes in the event said right-of- way is needed. This will ensure that negative economic impacts on the Plan are minimized. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan Additional right-of-way for Santa Ana Channel and Barranca will be required as dedication in Reuse Plan City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 6-28 Ordinance No. 1311 Page 480 of 495 Appendices C. PRELIMINARY BUILDING CONDITION SURVEY PRE L%TVARYBUILDINGCOAFDH70NSURVEY Bldg. N& Exisdas Use Year Brite Tial Arm P Co dWer Prepmed sL*m Pess/ble Ir6wim Use vkhm a Use 1 MEDICALIDENTALCLINIC 1943 11,210 FAIR DEMO YES CHILDREN'S SHELTER 2 STATION SUPPORT 1943 12,660 FAIR REUSE YES I IAIGEDUCATION VILLAGE 3 AUDITORIUM 1943 5,700 FAIR REUSE YES LRA101101FrEDUCATION VILLAGE 4 STATION HEADQUARTERS 1943 13,253 FAIR TBD YES LEARNPI ;-EDUCATION VILLAGE 5 ADMINISTRATION FAIR TBD YES t4AIiNP;Q-EDUCATION VILLAGE 11 SEWAGE PUMP STATION ABAND POOR DEMO NO LAW ENFORCEMENT TRAINING FACILITY 12 SUBSTATION#1 L194322466 100 FAIR DEMO NO IAWENFORCEMENT TRAINING FACILITY 13 COMBINED FIRE/RESCUE 325 FAIR DEMO NO RESIDENTIAL 16 ADMINISTRATION 7 9W FAIR DEMO NO RESIDENTIAL 17 MAINTENANCE SHOP 6,077 FAIR DEMO NO RESIDENTIAL 19 NIGHT VISION GOGGLES LAB 1942 2,208 FAIR DEMO NO REGIONALPARK 20A WAREHOUSE 1943 13,536 FAIR TBD YES REGIONALPARK 20B WAREHOUSE 1943 13,121 FAIR TBD YES REGIONALPARK 21 WAREHOUSE 1942 543 POOR DEMO NO REGIONALPARK 23A BUNKER 1942 1.370 POOR DEMO NO 66bF A CORE 23B BUNKER 1942 1,370 POOR DEMO NO GOLF ;4bb4489ESIDENTTAL 23C BUNKER 1942 1,370 POOR DEMO NO G91,F a4LL.AG8RESI2ENTTAL R 23D BUNKER 1942 1.270 POOR DEMO NO GOLF V41AGSRE&DENTI&L CORE 23E BUNKER 1942 1 206 POOR I DEMO NO I NEIGHBORHOOD PARK 23F BUNKER 1942 2.520 POOR DEMO NO GG1,F YIb64GBRESIDENTIAL CORE 26 CHAPEL 1945 3,803 FAIR TBD YES b8A1FP;pwG EDUCATION VILLAGE 27 STAND-BY GENERATOR 1942 3,242 POOR DEMO NO REGIONAL PARK 28 HANGAR 1942 308,229 FAIR TBD YES REGIONALPARK 28A STORAGE 1942 941 POOR TBD YES REGIONALPARK 29 HANGAR 1943 298 188 FAIR ITBD YES I COMMUNITY CORE 29A STORAGE 1942 941 POOR TBD YES COMMUNITY CORE 30 GEMD/TSSA 1942 4,666 POOR DEMO NO REGIONALPARK 35 STAFF NCO CLUB 1943 6,802 FAIR TBD YES REGIONAL PARK 35A STORAGE 1943 1,311 FAIR DEMO YES REGIONALPARK 39 WIND DIRECTION INDICATOR - - POOR DEMO NO GGbF a4bbA68RESIDENTTAL CORE Plan/Reuse Appendices City of Tustin MCAS Tustin SpecMc Plan/Reuse Plan Pe63 Ord ance L. 1311 Page 482 of 495 PRELIMINARYBUILDING CONDITION SURVEY Bids. Na Exbtkr Use Year Bunt Tom[ Ana P Conditlos Proposed DImpsidon Posslbk Interim Use Ultlmem use 40A STORAGE 1942 233 POOR DEMO NO REGIONALPARK 40B STORAGE 1942 233 POOR DEMO NO COMMERCIAL BUSINESS 41 STORAGE 1942 2,712 POOR DEMO NO RESIDENTIAL 42 ADMINISTRATION 1944 11,238 FAIR DEMO NO CHILDREN'S SHELTER 47 ADMINISTRATION 1942 5.381 FAIR DEMO NO RESIDENTIAL 47T SHOP WAREHOUSE/SHED 1990 POOR DEMO NO RESIDENTIAL 49 FIREHOUSE ANNEX 1942 1,800 POOR DEMO NO LAW ENFORCEMENT TRAINING FACILITY 53 MOTOR TRANSPORT FACILITY 1942 1,970 POOR DEMO NO RESIDENTIAL 66 PUBLIC WORKS SHOP 1944 3,663 POOR DEMO NO RESIDENTIAL 71A WAREHOUSE 1945 1,650 POOR DEMO NO REGIONALPARK 71B WAREHOUSE 1945 1,650 POOR DEMO NO REGIONALPARK 71C WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71D WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71E WAREHOUSE 1945 1,650 POOR DEMO NO REGIONALPARK 71F WAREHOUSE 1945 1,650 POOR DEMO NO REGIONALPARK 71G WAREHOUSE 1945 1650 POOR DEMO NO REGIONALPARK 71H WAREHOUSE 1945 1,650 POOR DEMO NO REGIONALPARK 711 WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71J WAREHOUSE 1945 1.650 POOR DEMO NO REGIONALPARK 77 FLAGPOLE FAIR IREUSE YES b6 A{4NFNfrEDUCATION VILLAGE 86 BACHELOR MUSTED QUARTERS 1953 14,531 FAIR REUSE YES 166A&IUFN6-EDUCATION VILLAGE 87 PHYSICAL Fl SS CENTER 1953 14,388 FAIR REUSE YES 66ARNPIGEDUCATION VILLAGE SS RELIGIOUS EDUCATION 1953 14,388 FAIR REUSE YES b6ARNW;-hPUCATTON VILLAGE 89 WAREHOUSE 1953 7,575 FAIR DEMO NO RESIDENTIAL 90 WAREHOUSE 1953 10,600 FAIR TBD YES REGIONAL PARK 92 ADMINISTRATION 1942 42D FAIR DEMO NO REGIONAL PARK 93 BACHELOR OFFICERS QUARTRRS 1953 15,172 FAIR DEMO YES COMMUNITY PARK 98(DECOMMISSIONED) PAINT BOOTH 1954 552 POOR DEMO NO RESIDENTIAL 103 TRAINING/CLASSROOM 1958 2,856 POOR DEMO NO REGIONAL PARK 106 SELF SERVICE CAR WASH ECO 1954 924 POOR DEMO NO REGIONALPARK 128 SOFTBALL DIAMOND #1 FAIR REUSE YES COMMUNITY PARK 131 FOOTBALL FIELD FAIR REUSE YES COMMUNITY PARK 132 BACHELOR ISTED66ARNPIG-EDUCAMON QUARTERS 1%1 30636 FAIR REUSE YES VILLAGE 134 ADMINISTRATION 1961 30,636 FAIR REUSE YES b6ARN{ G -EDUCATION VILLAGE 142 PICNIC SHELTER 1960 3 072 POOR DEMO NO COMMUNITY PARK 143 BARBECUE PIT POOR DEMO NO COMMUNITY PARK 144 VOLLEYBALL COURT FAIR REUSE YES COMMUNITY PARK 145 BASKETBALL COURT GOOD REUSE YES COMMUNITY PARK 146 BARBECUE HUT POOR DEMO NO COMMUNITY PARK 148 SOCCER FIELD FAIR REUSE YES COMMUNITY PARK 149 VEHICLE GREASE RACK 1963 517 POOR DEMO NO COMMUNITY CORE 150 RACQUETBALLCOURT 1963 POOR DEMO NO COMMUNITYPARK City of Tustin MCAS Tustin SpecMc Plan/Reuse Plan Pe63 Ord ance L. 1311 Page 482 of 495 Appendices PRELlMVVARYBULWJ7VG CONDTHONSI7RVEY AIRCRAFT OPERATIONS Two! Pusribk 171 Bldg. 1965 &rr Arr DEMO lnpord lataiis 172 Na Uu Bwik POOR C#xMm NO Uu Uu APPLIED INSTRUCTION 26,000 FAIR REUSE YES ..REGIONALPARK P"!G -ED -ARA{FN6-HDUCATION 159 BOWLING CENTER 1963 5,640 FAIR REUSE YES VILLAGE PARTS STORAGE BASKETBALI/VOLLEYBA 384 POOR DEMO NO COMMUNITY CORE LEARN INrF 92UCATTON 160 LL COURT GOOD REUSE YES VILLAGE 161 APPLIED INSTRUCTION 1964 13,980 FAIR REUSE YES REGIONALPARK 162 PUBLIC TOILET 1965 245 FAIR DEMO NO COMMUNITY PARK 163 PUBLIC TOILET 1965 245 FAIR DEMO NO COMMUNITY PARK 164 SWBDAU40POOL FAIR DEMO NO COMMUNITYPARK SHACK CONVENIENCE FOOD 1.400 POOR DEMO NO REGIONALPARK LSPdt?lA4-EDUCATION 165 STORE 1965 7,520 FAIR REUSE YES VILLAGE SHACK 1967 1,050 POOR DEMO NO REGIONALPARK LBAI+d41A16EDUCATION 166 RETAIL STORE 1966 9,600 FAIR REUSE YES VILLAGE SHACK 1967 1,050 POOR IDEMO NO BUSINESS I.6ARJl3NG-EDUCATION 167 CAFETERIA 1966 1.800 FAIR REUSE YES VILLAGE SHACK 1967 1,400 POOR DEMO NO BUSINESS 6SAANIN;-=L ATION 168 SERVICE OUTLETS 1966 3,200 FAIR REUSE YES VILLAGE SHACK AIRCRAFT' READY FUEL 1,050 POOR DEMO NO BUSINESS 169 STORAGE 1966 203,644 POOR DEMO NO REGIONALPARK STATION AIRCRAFT READY FUEL 6,927 FAIR TBD YES REGIONAL PARK 170 STORAGE 1966 203,736 POOR DEMO NO REGIONAL PARK AIRCRAFT OPERATIONS 171 FACILITY 1965 8,048 POOR DEMO NO REGIONALPARK 172 BULKFUEL 2,520 POOR DEMO NO LEARN NQGEDUCATION VILLAGE 173 APPLIED INSTRUCTION 26,000 FAIR REUSE YES ..REGIONALPARK 174 WELDING SHOP 1,240 FAIR DEMO NO COMMUNITY CORE 175 PARTS STORAGE r19667 384 POOR DEMO NO COMMUNITY CORE EAFIEOD 176 ADMINISTRATION 9 760 FAIR DEMO YES COMMERCIAL BACHELOR ENLISTED L6ARi HA1177 UARTERS 23,052 FAIR REUSE YES VILLAGE LINE MAINTENANCE 178 SHACK 1967 1.400 POOR DEMO NO REGIONALPARK LINE MAINTENANCE 179 SHACK 1967 1,050 POOR DEMO NO REGIONALPARK LINE MAINTENANCE COMMERCIAL 180 SHACK 1967 1,050 POOR IDEMO NO BUSINESS LINE MAINTENANCE COMMERCIAL 181 SHACK 1967 1,400 POOR DEMO NO BUSINESS LINE MAINTENANCE COMMERCIAL 182 SHACK 1967 1,050 POOR DEMO NO BUSINESS COMBINED FIRE/RESCUE 183 STATION 1968 6,927 FAIR TBD YES REGIONAL PARK 69ARN NG -EDUCATION 184 ENLISTED MESS HALL 1969 22,007 GOOD REUSE YES VILLAGE AUTOMOTIVE HOBBY LEARNINCrZQUCATION 185 SHOP 1969 5 808 FAIR TBD YES VILLAGE VEHICLE MAINTENANCE GGLF V411AGERESIDENTIAL 186 SHOP 1970 10,765 FAIR DEMO NO COR PAINT & BLASTING SHOP 187 ECO 1970 1,200 FAIR DEMO NO COMMUNITY CORE L DARNING•EDUCATION 189 FLOWER SHOP 1969 1 080 FAIR TBD YES VILLAGE Appendices PRELTMIN,MYBULLDING CONWrIONSURVEY TOW Possible 205 Bldg. Yew Arm DEMO Proposed Interim No. Exbdxz Use Bunt P Condition ' a Use Ultimate Use SHACK 1971 1.920 POOR DEMO NO REGIONAL PARK COMMERCIAL 190 HANGAR 1970 42,918 GOOD TBD YES BUSINESS OUTDOOR HEtkOPTER ACFTDIRECTLING I FRIN NQEDUCATION209 69AR?1I01C+E9UCATION 191 STATION POOR POOR DEMO NO VILLAGE FUEL PUMP STATION ACFTDIRECTrUELING POOR DEMO NO I REGIONAL PARK DUCATION 192 1 STATION POOR DEMO NO IVILLAGE MAINTENANCE SHOP ACFT DMECT LING 3.700 FAIR TBD YES BUSINESS 11 G -EDUCATION 193 STATION POOR DEMO NO VILLAGE QUARTERS DAYTANKACfTFUEL 35424 GOOD REUSE YES VILLAGE LEAANWG-EDUCATION 194 STORAGE POOR DEMO NO VILLAGE COURTS ACFT DIRECT FUELING 1.722 POOR DEMO NO COMMUNITY PARK COMMERCIAL 195 STATION POOR DEMO NO BUSINESS ENLISTED CLUB ACFT DIRECT FUELING 10 84 FAIR REUSE YES VILLAGE�-EDUCATION COMMERCIAL 196 STATION POOR DEMO NO BUSINESS EQUIPMENT STORAGE ACFT DIRECT FUELING 384 POOR DEMO NO BUSINESS COMMERCIAL 197 STATION POOR DEMO NO BUSINESS ADMINISTRATION DAY TANK ACFT FUEL 675 GOOD TBD YES BUSINESS COMMERCIAL 198 STORAGE POOR DEMO NO BUSINESS 199 CHILD CARE CENTER 1970 5 853 FAIR REUSE YES CHILD CARE CENTERS 201 STORAGE 1971 960 POOR DEMO NO REGIONALPARK 202 TENNIS COURTS 1971 GOOD REUSE YES COMMUNITY PARK 203 SEWAGE PUMP STATION - POOR POOR DEMO NO REGIONALPARK 2D4 SEWAGE PUMP STATION 9,620 GOOD FAIR DEMO YES COMMUNITY CORE City of Tustin MCAS Tustin Specific PlaNReuse Plan Page 6-32 Ordinance No. 1311 Page 484 of 495 COMMERCIAL 205 SEWAGE PUMP STATION FAIR DEMO YES BUSINESS LINE MAINTENANCE 207 SHACK 1971 1.920 POOR DEMO NO REGIONAL PARK 208 SOFTBALL FIELD #2 FAIR REUSE YES COMMUNITY PARK OUTDOOR HEtkOPTER I FRIN NQEDUCATION209 MONUMENT POOR DEMO NO VQ,LAGE 210 FUEL PUMP STATION POOR DEMO NO I REGIONAL PARK ELEC/COMM COMMERCIAL 212 MAINTENANCE SHOP 1972 3.700 FAIR TBD YES BUSINESS BACHELOR MILISTED b6AA�1A4frEDUCATION 213 QUARTERS 1973 35424 GOOD REUSE YES VILLAGE INDOOR HANDBALL 216 COURTS 1974 1.722 POOR DEMO NO COMMUNITY PARK SAPINPI 218 ENLISTED CLUB 1976 10 84 FAIR REUSE YES VILLAGE�-EDUCATION COMMERCIAL 219 EQUIPMENT STORAGE 1976 384 POOR DEMO NO BUSINESS ENGINE TEST CELL COMMERCIAL 220 ADMINISTRATION 1981 675 GOOD TBD YES BUSINESS PHYSICAL FITNESS 221 CENTER 1977 4,200 FAIR TBD YES COMMUNITY PARK 222 AUTO SERVICE CENTER 1974 4.680 POOR DEMO NO COMMUNITY PARK bEAANll+10-EDUCATION 225 MAIN GATE HOUSE 1980 24 POOR DEMO NO VILLAGE 226 FLIGHT SIMULATOR 1980 9,620 GOOD REUSE YES REGIONAL PARK BACHELOR EqLISTED LEARN"'EDUCATION 227 QUARTERS 1981 48960 GOOD REUSE YES VILLAGE 228 ISSUE WAREHOUSE 1980 3,150 FAD2 DEMO NO RESIDENTIAL 229 ACFT WASHRACK 1960 755 POOR DEMO NO COMMERCIAL City of Tustin MCAS Tustin Specific PlaNReuse Plan Page 6-32 Ordinance No. 1311 Page 484 of 495 Appendices PPXI" NARYBUILDING CONDITIONSURVEY Bldg. Na Existing Use Year Built Tia( Ana P Gndwom Proposed Possible learia Use vkhma a Use BUSINESS 230 ACFT WASHRACK 1968 1,642 POOR DEMO NO 6EA{ENP!;rEDUCATION VILLAGE 231 ENGINE TEST CELL PAD 1968 4,022 GOOD REUSE YES COMMERCIAL BUSINESS 233 VEHICLE WASHRACK 1968 960 POOR DEMO NO COMMUNITY CORE 234 VEHICLEWASHRACK 1968 800 POOR DEMO NO I REGIONAL PARK 236 TRANSFORMER PAD FAIR TBD YES 66ARA1NJfrEDUCATION VILLAGE 237 TRANSFORMER PAD FAIR TBD YES COMMERCIAL 238 TRANSFORMER PAD FAIR TBD YES 6BAR#1RICrEDUCATION VILLAGE 239 TRANSFORMER PAD FAIR REUSE YES 66ARNINFrEDUCATION VILLAGE 240 TRANSFORMER PAD FAIR TBD YES LAW ENFORCEMENT TRAINING FACILITY 241 TRANSFORMER PAD FAIR REUSE YES COMMERCIAL BUSINESS 242 TRANSFORMER PAD FAIR TBD YES REGIONALPARK 244 FLIGHT LINE SHACK 1981 1,000 POOR DEMO NO COMMERCIAL BUSINESS 245 BACHELOR ENLISTED QUARTERS 1984 47.370 GOOD REUSE YES 66APTP'rrE2UCATION VILLAGE 246 BACHELOR ENLISTED QUARTERS 1984 47,370 GOOD REUSE YES 66Al0iPi -EDUCATION VILLAGE 247 POLTESTING LAB ADMINISTRATION 1982 600 GOOD REUSE YES REGIONALPARK 248 HAZ WASTE TRANSFER FACILITY 1982 1,118 POOR DEMO NO REGIONALPARK 249 HEATING PLANT BLDG 1984 768 GOOD REUSE YES 66ARN016-EDU9ATION VILLAGE 250 WAREHOUSE 1984 66,976 GOOD REUSE YES COMMERCIAL BUSINESS 251 GROUND SUPPORT EQUIP SHOP 1984 13,770 GOOD REUSE YES COMMERCIAL BUSINESS 252 GROUND SUPPORT EQUIP SHED 1984 10,755 GOOD REUSE YES COMMERCIAL BUSINESS 253 APPLIED INSTRUCTION 1984 3,972 GOOD REUSE YES REGIONALPARK 254 RHFUELER ADNIINISTRATION 1984 700 POOR DEMO NO LEAR#AAKrEDUCATION VILLAGE 255 REFUELER ADMINISTRATION 1984 700 POOR DEMO NO COMMERCIAL BUSINESS 256 FLAGPOLE 1983 0 FAIR REUSE YES COMMUNITY PARK 257 RECREATION PICNIC SHELTER 1983 748 GOOD REUSE YES REGIONALPARK 258 NAVY RELIEF PAPER COLLECTION 1982 117 POOR DEMO NO 69A MNQrEPj CATION VILLAGE 259 STORAGE 1984 1,025 POOR DEMO NO REGIONAL PARK 260 LINE MAINTENANCE SHELTER 1984 1,000 POOR DEMO NO REGIONAL PARK 261 LINE MAINTENANCE SHELTER 1984 1000 POOR DEMO NO REGIONAL PARK 262 HAZARDOUS/FLAM LOCKER 1984 300 POOR DEMO NO REGIONALPARK 263 HAZARDOUS/FLAM 1984 300 IPOOR I DEMO INO REGIONALPARK Appendices PRELIAD7VARYBUILDING CONDITION SURVEY BWg. No. Existing Use Yew Binh Toml Arm P Condition Proposed DisposNon Possible interim Use Ummate Use AIRCRAFT W HRACK BLDG LOCKER 684 POOR DEMO NO I,Fs4R#JLiJGEDUCATION VILLAGE 511 264 HAZARDOUS/FLAM LOCKER 1984 300 POOR DEMO NO REGIONALPARK 265 HAZARDOUS/FLAM LOCKER 1984 300 POOR DEMO NO COMMUNITY CORE 266 HAZARDOUS/FLAM LOCKER 1984 300 POOR DEMO NO COMMUNITY CORE 267 HAZARDOUS/FLAM LOCKER 1984 1 150 POOR IDEMO NO I COMMERCIAL 268 FILLING STATION POOR DEMO NO RESIDENTIAL 269 GSE LOADING RAMP 1.800 POOR FAIR DEMO NO COMMERCIAL BUSINESS 273 ENGINE TEST CELL 1987 2,974 GOOD REUSE YES COMMERCIAL BUSINESS 278 BASKETBALL COURT#1 POOR GOOD REUSE YES 66A AP'!0'f+EDUCATION VILLAGE 279 VOLLEYBALLCOURT#1 63,289 GOOD GOOD REUSE YES I BAAAIAI6-EDUCATION VILLAGE 300 MAG -16 HEAD UARTERS 1943 21.170 FAIR REUSE YES 66AINpK -EDUCATION VILLAGE 303 GENERALSTORAGESHED 45,959 1610 POOR DEMO NO �GtEDUCATION 306 HAZARDOUS AM STORAGE 1949 100 POOR DEMO NO b5APNFNG-EDUCATION VILLAGE 502 BASEBALL FIELD FAIR REUSE YES REGIONALPARK 503 SOCCER/PARADEFIELD FAIR REUSE YES REGIONALPARK 504 BASEBALL FIELD FAIR REUSE YES REGIONAL PARK 505 TELEPHONE SWITCHING CENTER 240 POOR REUSE YES LBARN104MUCATION VILLAGE 506 GENERATO SFORM ER BLDG 1985 360 GOOD REUSE YES b&AIZ•NFN6-EDUCATION VILLAGE 507 VEHICLE WASHRACK BLDG 1985 1 228 POOR DEMO NO COMMUNITY CORE 508 AIRCRAFT WASHRACK BLDG 1985 684 POOR DEMO NO COMMERCGAL BUSINESS 509 AIRCRAFT W HRACK BLDG 1985 684 POOR DEMO NO I,Fs4R#JLiJGEDUCATION VILLAGE 511 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONALPARK 512 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONALPARK 513 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONALPARK 514 STORAGESHED 1986 1,800 POOR DEMO NO COMMUNITY CORE 514T CONTRACTOR TRAILER RELOCATE/ DEMO NO WSAJ0'P3E}EDUCATION VILLAGE 515 STORAGE SHED 1986 1.800 POOR DEMO NO COMMUNITY CORE 516 POLICE STATION 1986 1,551 GOOD DEMO NO TRANSITIONALIEMERG IHSG 517 AIRCRAFT WASHRACK 1985 POOR DEMO NO COMMERCIAL BUSINESS 520 HANGAR 1989 63,289 GOOD REUSE YES COMMERCIAL BUSINESS 523 APPLIED INSTRUCTION 1987 23.330 GOOD REUSE YES REGIONALPARK 524 HANGAR 1987 45,959 GOOD REUSE YES 6RARNING-EDUCATION VILLAGE City of Tustin MCAS Tustin Specific Plan/Reuse Plan Page 6-34 Ordinance No. 1311 Page 486 of 495 Appendices PPF"MINARYBUILDING CONDITION SURVEY Toad Poulbk 545 Bldg 1989 Year Ara DEMO Proposed Interim No. Use Bnik F Condition Diwaskima Use Ulsimass Use ROOM 1989 1,755 GOOD REUSE YES BUSINESS COMMERCIAL 525 HANGAR 1987 45,959 GOOD DEMO YES RECREATION MECHANICALROOM 1989 933 GOOD REUSE YES b6ARNPIG EDUCATION VILLAGE bBARNPI3-EDUCATION 526 UTILITY BUILDING SHED 1987 1,672 FAIR REUSE YES VILLAGE 527 FLIGHT LINE SHELTER 1987 2,0D0 POOR DEMO NO COMMERCIAL ADMINISTRATION COMMERCIAL COMMERCIAL 528 BUILDING 1988 4.935 GOOD REUSE YES BUSINESS COMMERCIAL COMMERCIAL 529 SUPPLY BUILDING 1988 15,000 GOOD REUSE YES BUSINESS BACHELOR ENLISTED COMMUNICATIONS/ TRANSITIONALIEMER COMMERCIAL 530 MAINTBLDG 1988 5,029 GOOD REUSE YES BUSINESS 531 WEATHERANNEX 1988 800 FAIR DEMO NO COMMERCIAL $32 GENERATOR BUILDING 1988 192 FAIR DEMO NO COMMERCIAL 533 ARMORY 1988 5,363 GOOD REUSE YES REGIONALPARK 534 CRASH CREW BURN PIT 1988 GOOD DEMO NO COMMUNITY CORE COMMERCIAL 535 AIRCRAFT WASHRACK 1988 POOR DEMO NO RECREATION WASHRACK UTILITY COMMERCIAL 536 BUILDING 1988 672 FAIR DEMO NO RECREATION ENGINE MAINTENANCE COMMERCIAL 537 SHOP 1988 35,717 GOOD DEMO YES BUSINESS BACHELOR ENLISTED b6ARN019-EDUCATION 538 QUARTERS 1989 53 GOOD REUSE YES VRI.AGE - BACHELOR ENLISTED 66ARNP!J -EDUCATION 539 QUARTER S 1989 53.240GOOD REUSE YES VILLAGE HAZARDOUS WASTE GOLF V466AGE&EE DENTIAL 540 STORAGE TANK FAIR DEMO NO cm COMMERCIAL 541 PUMP STATION #I FAIR DEMO NO BUSINESS COMMERCIAL 542 PUMP STATION #2 FAIR DEMO NO BUSINESS COMMERCIAL 543 ACFT RINSE FACILITY 1988 POOR DEMO NO BUSINESS COMMERCIAL 544 RESTROOM FACILITY 1989 2 005 GOOD DEMO NO BUSINESS PlanlReuse Plan Page CO MERCLAL 545 SENTRY BOOTH 1989 91 POOR DEMO NO BUSINMESS ELECTRICAUSTORAGE COMMERCIAL 546 ROOM 1989 1,755 GOOD REUSE YES BUSINESS 547 CHILD CARE CENTER 1990 13,120 GOOD REUSE YES CHIID CARE CENTERS 549 MECHANICALROOM 1989 933 GOOD REUSE YES b6ARNPIG EDUCATION VILLAGE JMWtWFDUCATlOiT W. 550 TRANSFORMER PAD FAIR REUSE YES VILLAGE COMMERCIAL 551 WASHRACK BUILDING 1989 1,000 POOR DEMO NO BUSINESS COMMERCIAL 552 TRANSFORMER PAD FAIR REUSE YES BUSINESS BACHELOR ENLISTED TRANSITIONALIEMER 553 QUARTERS 1991 40,332 1GOOD REUSE YES HSG BACHELOR ENLISTED TRANSITIONAUEMER 554 QUARTERS 1991 11990 40,332 1 GOOD REUSE YES HSG 555 MECHANICAL BUILDING GOOD iREUSE YES COMMERCIAL PlanlReuse Plan Page Appendices PREL KWARYBUILDINGCONDITIONSURVEY Tehl Possible Bids. Year Ares Proposed Interim No. ExLwdmjr Use BnBt SP CoadWom pLiposidox Use UWmem Use BUSINESS HAZARDOUS/FLAM 556 STORAGE 1990 3,840 GOOD DEMO NO COMMERCIAL TRANSITIONALJEMER 557 MECHANICAL BUILDING 1991 1,400 GOOD REUSE YES HSG COMMERCIAL 558 FUEL ISLAND POOR DEMO NO BUSINESS COMMERCIALBUSINESS 559 LOADING RAMP FAIR DEMO YES COMMERCIAL 560 VEHICLE WASHRACK 1990 1,089 POOR DEMO NO BUSINESS bBARAPTG-EDUCATION 561 MECHANICAL BUILDING 1989 933 FAIR REUSE YES VILLAGE 562 WAREHOUSE 2,363 POOR DEMO NO I COMMUNITY CORE 563 SEWER METVAULT FAIR REUSE NO LEARNINfrEDUCATION VILLAGE HAZARDOUS/FLAM 564 STORAGE POOR DEMO NO REGIONALPARK TACTICAL VAN PAD COMMERCIAL 565 COMPLEX GOOD DEMO NO BUSINESS COMMERCIAL 566 LUBE RACK 1988 1,760 POOR DEMO NO BUSINESS HAZARDOUS ASTE G9bF VI66AGBRESIDENTIAL 567 STORAGE P 1990 2,400 POOR DEMO NO lCO COMMERCIAL 568 IMA COMPLEX 1991 19.680 GOOD DEMO YES BUSINESS 569 FPN-63 PAR SITE 1991 700 POOR DEMO NO COMMUNITY CORE HAZARDOUS WASTE COMMERCIAL 570 STORAGE POOR DEMO NO BUSINESS HAZARDOUS WASTE 571 STORAGE POOR DEMO NO COMMERCIAL HAZARDOUS WASTE 572 STORAGE POOR DEMO NO COMMERCIAL HAZARDOUS WASTE LEA7NIF EDUCATION 573 STORAGE POOR DEMO NO VILLAGE HAZARDOUS WASTE 6bARNlN;;-EDUCATION 574 STORAGE POOR DEMO NO VILLAGE HAZARDOUS WASTE 575 STORAGE POOR DEMO NO RESIDENTIAL HAZARDOUS WASTE 576 STORAGE POOR DEMO NO REGIONAL PARK HAZARDOUS WASTE 577 STORAGE POOR DEMO NO REGIONAL PARK HAZARDOUS WASTE 578 STORAGE POOR DEMO NO REGIONAL PARK HAZARDOUS WASTE 579 STORAGE POOR DEMO NO REGIONAL PARK HAZARDOUS WASTE 580 STORAGE POOR DEMO NO REGIONAL PARK HAZARDOUS WASTE COMMERCIAL 581 STORAGE POOR DEMO NO BUSINESS HAZARDOUS WASTE COMMERCIAL 582 STORAGE POOR DEMO NO BUSINESS CF of Tustin MCAS Tustin Specific Plan/Reuse Plan OrSiance No. 1311 Page 488 of 495 Appendices PRELIAWVARYRUlLDl1VG CONDTTTONSURVEY Tail PosslMe Bldg. Yew Ara Proposed Iwterim No. ark"s Use Reim P CamMon DirposWom Use ilmhaate Use HAZARDOUS WASTE COMMERCIAL 583 STORAGE POOR DEMO NO BUSINESS HAZARDOUS WASTE 584 STORAGE POOR DEMO NO COMMUNITY CORE HAZARDOUS WASTE COMMERCIAL 585 1 STORAGE POOR i DEMO NO BUSINESS HAZARDOUS WASTE COMMERCIAL 586 STORAGE POOR DEMO NO BUSINESS HAZARDOUS WASTE 587 STORAGE POOR DEMO NO COMMUNITYCORE HAZARDOUS WASTE COMMERCIAL 588 STORAGE POOR DEMO NO BUSINESS HAZARDOUS WASTE 589 STORAGE POOR DEMO NO COMMUNITY CORE HAZARDOUS WASTE 696E a466A66RESI9ENTIAL 590 STORAGE POOR DEMO NO HAZARDOUS WASTE COMMERCIAL 591 STORAGE POOR DEMO NO BUSINESS 592 GENERATOR PAD 1991 180 POOR DEMO NO COMMUNITY CORE COMMERCIAL 593 SEWER LIFT STATION FAIR DEMO YES BUSINESS 6$AROYD f -EDUCATION 594 PICNIC SHELTER 1991 312 FAIR REUSE YES VILLAGE COMMERCIAL 595 SEWER LIFT STATION FAIR DEMO YES BUSINESS HAZARDOUS/FLAM MAIL G96F a4LLA6$RESIDENTIAL 596 LOCKER 1992 200 POOR DEMO NO CORE HAZARDOUS/FLAM MAIL COMMERCIAL 597 LOCKER 1992 100 POOR DEMO NO BUSINESS HAZARDOUS/FLAM MAIL COMMERCIAL 598 LOCKER 1992 200 POOR DEMO NO BUSINESS HAZARDOUS/FLAM MAIL COMMERCIAL 599 LOCKER 1992 100 POOR DEMO NO BUSINESS HAZARDOUS/FLAM MAIL COMMERCIAL 600 LOCKER 1992 400 POOR DEMO NO BUSINESS HAZARDOUS/FLAM MATL 601 LOCKER 1992 100 POOR DEMO NO COMMERCIAL HAZARDOUS/FLAM MATL LEARNPi EDUCAnQN 602 LOCKER 1992 100 POOR DEMO NO VILLAGE LEARNP1 -EDUCATION 603 TRANSFORMER PAD FAIR REUSE YES VILLAGE AN/GMQ-13 604 TRANSMITTER POOR DEMO YES COMMUNITY CORE G96F >466A66RESll)ENTIAL 605 AN/GM 13 RECEIVER POOR DEMO YES CORE AN/FPN-63 MTI- GOLF V166A6b9ESIDENTIAL 606 REFLECTOR POOR DEMO YES C 607 ANNUM -29 POOR DEMO YES COMMUNITYCORE AN/GMQ-10 608 TRANSMITTER POOR DEMO YES COMMUNITY CORE 609 1 AN/GM 10 RECEIVER POOR DEMO YES COMMUNITY CORE Tian Appendices City of Tustin MCAS Tustin Speck Plari/Reuse Plan Page 6-38 Ordinance No. 1311 Page 490 of 495 PRETJPRNARYBUILDING CONDITION SURVEY Tom/ Poss(w Bldg. Year Aero Proposed Interim No. ExLydar Use Baik P Condidon D' sides Use UNIX am Use COMMERCIAL 610 GENERATOR WASHRACK POOR DEMO NO BUSINESS HAZARDOUS MATERIAL COMMERCIAL 611 STORAGE POOR DEMO NO BUSINESS FREST 3000'f ADMINICLASSRDOM 7 10,800 POOR DEMO NO COMMUNITY CORE 3002T GUARD SHACK POOR DEMO NO RESIDENTIAL 3003T GUARD SHACK 1992 25 POOR DEMO NO RESIDENTIAL 3005T EQUIPMENT SHED 1990 225 POOR DEMO NO RESIDENTIAL GQLF >466A66RESI2ENTIAL 6168 SEWAGE P STATION FAIR DEMO YES CORE 6169 SEWAGE PUMP STATION FAIR DEMO YES COMMERCIAL 6480 SEWAGE PUMP STATION FAIR DEMO YES RESIDENTIAL 6798 SEWAGE PUMP STATION - FAIR DEMO YES RESIDENTIAL 6857 SEWAGE PUMP STATION FAIR DEMO YES RESIDENTIAL A OFFICERS QUARTERS 1946 2 800 POOR DEMO NO ELEMENTARY SCHOOL B OFFICERS QUARTERS 1946 2 00 POOR DEMO NO ELEMENTARY SCHOOL C VEP QUARTERS 1946 972 FAIR DEMO NO ELEMENTARY SCHOOL C3 YOUTH CENTER 1943 6 552 POOR DEMO NO COMMUNITY PARK C4 OFFICERS CLUB 1943 7 548 FAIR REUSE YES COMMUNITY PARK LIST OF ACRONYMS A13AND ABANDONED HAZ HAZARDOUS ACFT AIRCRAFT IMA INTERMEDIATE MAINTENANCE ACTIVDY ADMAN ADMINISTRATION LAB LABORATORY BLDG BUILDING MAG MARINE AIR GROUP COMM COMMUNICATIONS MAIL MATERIAL COT CITY OF TUSTIN MWR MORALE WELFARE, & RECREATION DECOM DECOMMISSIONED NCO NONCOMMISSIONED OFFICER DOE DEPARTMENT OF EDUCATION OC ORANGE COUNTY ELEC ELECTRONICS TBD TO BE DETERMINED EQUIP EQUIPMENT FAC FACILITY FLAM FLAMMABLE GSE GROUND SUPPORT EQUIPMENT City of Tustin MCAS Tustin Speck Plari/Reuse Plan Page 6-38 Ordinance No. 1311 Page 490 of 495 Appendices D. DEFINITIONS Words, phrases and terms not specifically defined berein shall be as defined in the Tustin City Code. Acres. Gross. An estimated allocation of land area within a Planning Area, measured from the edge of the adjacent arterial roadways and/or the boundary of the Planning Area (as shown on the Land Use Planning Areas map). Acres, Net. An estimated allocation of land area within a Planning Area, based on gross acreage reduced for internal circulation (local roads) within a Planning Area. Alcohol Beverage Sales Establishments. Alcohol beverage sales establishments are comprised of on-site and off-site establishments. Alcohol is either sold for consumption on the premises (on-site) or sold for consumption off the premises (off-site). The following definitions are grouped under on-site or off-site sales establishments. Alcohol Beverage Sales Establishment — Cm -Site. An on-site sales establishment provides for the sale of alcoholic beverages for consumption on the premises. On -Site Sales Establishments may include the following: 1. Amusement Resort: includes arcades, theaters, auditoriums. social halls and indoor/outdoor recreation facilities, including billiard/nool halls and bowling alleys where the service of alcoholic beverages to patrons for on-site consumption, is not an ancillary use to a full-service restaurant. 2. Club: An establishment with table and/or bar seating that serves alcoholic beverages to patrons for on-site consumption, which is not an ancillary use to a full-service restaurant. If food service is offered, the gross receipts of alcohol sales exceed the gross receints of food sales. Club establishments may include bars. nightclubs. and membership organizations 3. Restaurant: A retail establishment that sells food and beverages Prepared on the site for on-site consume on. Seating shall be designed and used for and must possess the necessary utensils, table service, and condiment dispensers with which to serve meals to the public. The gross annual sales of food shall exceed the sales of alcohol. A restaurant may have ancillary uses such as a lounge, microbrewery/wine tasting, billiard/pool tables, video games, public dancing, and live entertainment oursuant to City requirements, which are ancillary to the restaurant use. Appendices Alcohol Beverage Sales Establishment — Off -Site. An off-site sales establishment provides for the sale of alcoholic beverages for consumption off the premises. Off -Site Sales Establishments may include the followhn¢: 1. Food Market Store, less than 10,000 square feet in size, where alcoholic beverages are sold primarily for off-site consumption.. A Food Market Store is a retail establishment where food, beverages, household and personal items, or any combination thereof, are sold. . 2 Microbrewerv/Wine Tasting Establishment. An establishment that includes beverage production of beer and/or wine and may include a tasting facility and sales of beer and/or wine in original, unopened containers for consumption off the premises where sold. The establishinent shall not include the sale of alcoholic beverages for on- site consumption with the exception of sampling the product within a tasting facility or on-site consumption in conjunction with a restaurant. 3. Specialty Store: A market or retail establishment that offers a combination of unique foods and alcoholic beverages not commonly found in food market stores or other retail stores. The establishment may include a tasting facility as a primary use or as an ancillary use to the purchase of alcohol for off-site consumption. Baseline Mix of Uses. An assumed mix of non-residential uses for each neighborhood, which establish a baseline capacity of average daily trips for each neighborhood. Building Setbacks. Building setback distances are measured from future rights-of-way. Non -conforming building setbacks will be permitted to remain to accommodate existing buildings not in future rights-of-way. Children's Intermediate Care Shelter. A 60 -bed emergency shelter for abused, neglected children. Concept Plan. A type of plan required concurrent with submission of a new development proposal, reuse project, or subdivision used to document and insure that the necessary linkages are provided between the development project and the Planning Area/Neighborhood in which it is located, the integrity of the Specific Plan and purpose and intent of each Neighborhood is maintained, and applicable considerations of City requirements are identified and satisfied. Development Unit. Consists of all building sites, their private open space, common recreation and open space areas, and public and/or private streets serving the project. A development unit may contain multiple products, at an average density not to exceed maximum densities for each applicable City of Tustin WAS Tustin Specific Pian/Reuse Pian &RIR nceRlo. 1311 Page 492 of 495 Appendices land use designation (i.e. low density, medium density, and medium high density). Dwelling Units, ExiggN. The existing military family housing units within the MCAS Tustin boundary. Dwelling Units oer Acre. The maximum density per gross acre at which dwelling units may be calculated. This overall density may not be exceeded even by a fraction. Dwelling Units, Potential. The maximum number of new dwelling units, based on the density per gross acre for the Planning Area. Dwelling Units, Total. The maximum number of existing and potential dwelling units allocated to each Planning Area (where applicable). Floor Area Ratio (F.A.R.). The gross floor area of all buildings within a Planning Area divided by the net acreage of the Planning Area. Existing Floor Area. The square footage of existing buildings within the MCAS Tustin boundary. Extended Stay Hotels. A facility that offers transient lodging accommodations to the general public targeted to the business or leisure traveler who is planning to stay for a prolonged period of time typically a week or more but less than 30 days An extended stav facility may contain lobbies conference rooms. meeting rooms, child play areas, recreational facilities or dining areas for the intended use of the guests. The lodging accommodations may be guest rooms or suites, provided with or without meals or kitchen facilities (i.e., range cooktop, microwave or conventional oven, refrigerator, and sink). The rooms or suites may be located in one structure or a group of attached or detached structures. Ingress and egress to and from rooms and suites shall be made through an inside corridor, public lobby or reception area which is supervised bhotel staff. Floor Area, Potential. The potential square footage of new development within each Planning Area, assuming the square footage devoted to existing structure remains. Floor Area, Total. The total square footage of non-residential development derived by multiplying the floor area ratio by the net acreage. Household Income Level, Low. Fifty to eighty percent of the County median income level. Household Income Level, Moderate. Eighty to one -hundred twenty percent of the County median income level. MCAS Tustin Specific Plan/Reuse Plan OrdinaG* ElbTiWih Page Reeea Appendices Household Income Level, Very Low. Zero to fifty percent of'the County median income level. Interim Use. The purpose for which a parcel of land or a structure is or may be intended, designed, arranged, constructed, erected, occupied, leased, maintained, altered, moved and/or enlarged for a limited period of time in excess of six months and not to exceed 5 years from the date of the interim lease, in lieu of a permanent use in accordance with this Specific Plan. Landscape Setbacks. Landscape setback distances are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non -conforming landscape setbacks will be permitted to remain to accommodate existing walls not in future right-of-way. Law Enforcement Training Facility. An educational facility including classroom training, office space, obstacle course, gym, locker and shower facilities, canine training, indoor pistol range, laser village and weapons storage to be located within the proposed Urban Regional Park site. Mixed Use, Horizontal. Two or more primary uses in a single development project in which uses are arranged in separate structures throughout the development site. Mixed Use, Vertical. Two or more primary uses contained within a single structure in which uses occupy different floors of the structure. Planning Area (PA). The smallest regulatory unit for the application of development regulations. Reuse. The conversion of buildings and/or facilities from a military use to a civilian use upon closure of the base. All reuses shall be in conformance with the Tustin City Code. Single Room Occupancy Hotel. A single room residential unit, typically 250 to 500 square feet, with a sink and closet, which may require the occupant to share a communal bathroom, shower, and/or kitchen. Sur%dcare Center. A medical office or clinic facility serving patients which may provide inpatient surgical procedures and may accommodate five or fewer overnight patients. Tenure. The ownership status of residential property (i.e., rental or owner - occupied). Transitional/Emergency Housing Land Use Designation. Reuse of two existing barracks and accompanying parking areas for immediate and City of Tustin WAS Tustin Spedfic Plan/Reuse Plan Page 6-42 Ordinance No. 1311 Page 494 of 495 Appendices short-term housing and supplemental services that will assist the homeless in the transition to self-sufficiency. Plan/Reuse Plan """"Q"%4 Page