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
This study was prepared under contract with the City of Tustin, with financial support from the U.S. Marine Corps and grant administration services from the Office of Economic Adjustment, Department of Defense. The content reflects the views of the City of Tustin, and does not necessarily reflect the views of the U.S. Marine Corps or the Office of Economic Adjustment.
The linked documents below are all in PDF format. You must have the Adobe Acrobat Reader to view them. If you do not have the Reader, you may go here to download it.
|
Chapter 1 – INTRODUCTION |
1-1 |
| 1.1 PURPOSE |
1-1 |
| 1.2 LOCATION AND SETTING - 4.8 MB |
1-3 |
| 1.3 MARKET DEMAND ANALYSIS |
1-9 |
| 1.3.1 Sociodemographic Changes |
1-9 |
| 1.3.2 Residential Demand |
1-10 |
| 1.3.3 Commercial Office Demand |
1-10 |
| 1.3.4 Industrial/R&D Space Demand |
1-10 |
| 1.3.5 Retail/Visitor Accommodations Demand |
1-11 |
| 1.3.6 Market Areas |
1-11 |
| 1.4 THE REUSE PLANNING PROCESS |
1-12 |
| 1.4.1 Background |
1-12 |
| 1.4.2 Opportunities and Constraints |
1-13 |
| 1.4.3 Land Use Alternatives |
1-16 |
| 1.4.4 Public Participation |
1-17 |
| 1.5 GOALS AND PLANNING PRINCIPLES |
1-18 |
| 1.5.1 Central Goal |
1-18 |
| 1.5.2 Supporting Goals |
1-18 |
| 1.6 AUTHORIZATION, CONSISTENCY AND ADOPTION |
1-19 |
| 1.6.1 The Reuse Plan |
1-19 |
| 1.6.2 The Specific Plan |
1-20 |
| 1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT AND NATIONAL ENVIRONMENTAL POLICY ACT |
1-20 |
| 1.8 PLAN ORGANIZATION AND USE |
1-21 |
| 1.9 SUPPORTING DOCUMENTATION |
1-21 |
|
Chapter 2 – PLAN DESCRIPTION |
2-1 |
| 2.1 PURPOSE AND SCOPE (longer download) |
2-1 |
| 2.2 LAND USE PLAN (longer download) |
2-1 |
| 2.2.1 Land Use Designations |
2-6 |
| 2.2.2 Neighborhoods of the Plan |
2-11 |
| 2.3 FEDERAL PROPERTY DISPOSAL PROCESS |
2-18 |
| 2.3.1 General Background |
2-18 |
| 2.3.2 Department of Defense and Federal Agency Screening |
2-20 |
| 2.3.3 Outreach to State and Local Agencies and Representatives of the Homeless |
2-21 |
| 2.3.4 Response to Notices of Interest |
2-24 |
| 2.3.5 Public Benefit Conveyances |
2-25 |
| 2.3.6 Homeless Accommodation Plan |
2-37 |
| 2.3.7 Economic Development Conveyance |
2-44 |
| 2.3.8 Personal Property |
2-44 |
| 2.3.9 Summary of Recommended Reuse Plan Conveyance Methods |
2-45 |
| 2.4 SUMMARY OF REVISED/SUBSEQUENT DISPOSAL DECISIONS |
2-53 |
| 2.5 CIRCULATION PLAN |
2-59 |
| 2.5.1 Circulation Concept |
2-59 |
| 2.5.2 Roadways |
2-60 |
| 2.6 RECREATIONAL BIKEWAY/TRAIL CONCEPT PLAN |
2-76 |
| 2.6.1 City of Tustin Bikeways |
2-81 |
| 2.6.2 County of Orange Bikeways/Trails |
2-82 |
| 2.6.3 City of Irvine Bikeways |
2-82 |
| 2.7 PARKS/RECREATION/OPEN SPACE PLAN |
2-83 |
| 2.7.1 Neighborhood Parks |
2-83 |
| 2.7.2 Community Park |
2-84 |
| 2.7.3 Urban Regional Park |
2-84 |
| 2.7.4 Golf Course |
2-85 |
| 2.8 SCHOOLS |
2-85 |
| 2.9 DOMESTIC WATER PLAN |
2-86 |
| 2.10 RECLAIMED WATER PLAN |
2-91 |
| 2.11 SANITARY SEWER PLAN |
2-95 |
| 2.12 STORM DRAINAGE PLAN |
2-99 |
| 2.13 ELECTRICITY |
2-104 |
| 2.14 NATURAL GAS |
2-107 |
| 2.15 TELEPHONE - 3.8 MB (many diagrams) |
2-111 |
| 2.16 CABLE TELEVISION - 3.8 MB (many diagrams) |
2-111 |
| 2.17 URBAN DESIGN PLAN |
2-117 |
| 2.17.1 Community Structure Concept |
2-117 |
| 2.17.2 Landscape Concept |
2-125 |
| 2.17.3 Urban Design Guidelines |
2-152 |
|
Chapter 3 – LAND USE AND DEVELOPMENT/REUSE REGULATIONS |
3-1 |
| 3.1 PURPOSE AND SCOPE |
3-1 |
| 3.2 LAND USE PLAN |
3-1 |
| 3.2.1 Land Use Boundaries |
3-17 |
| 3.2.2 Maximum Dwelling Units |
3-17 |
| 3.2.3 Transfer of Dwelling Unit Allocations |
3-17 |
| 3.2.4 Non-Residential Land Use/Trip Budget |
3-17 |
| 3.2.5 Tustin Ranch Road and Warner Avenue Alignment Area Resolution |
3-22 |
| 3.3 NEIGHBORHOOD A |
3-23 |
| 3.3.1 Introduction |
3-23 |
| 3.3.2 Planning Areas 1-A, 1-B, 1-C, 1-D, and 1-E (Learning Village) |
3-24 |
| 3.3.3 Planning Area 2 - Community Park |
3-29 |
| 3.3.4 Planning Area 3 - Transitional/Emergency Housing |
3-31 |
| 3.4 NEIGHBORHOOD B |
3-37 |
| 3.4.1 Introduction |
3-37 |
| 3.4.2 Planning Area 4 - Low Density Residential |
3-38 |
| 3.4.3 Planning Area 5 - Medium Density Residential |
3-46 |
| 3.4.4 Planning Area 7 - Village Services |
3-55 |
| 3.5 NEIGHBORHOOD C |
3-61 |
| 3.5.1 Introduction |
3-61 |
| 3.5.2 Planning Area 6 - Urban Regional Park |
3-61 |
| 3.6 NEIGHBORHOOD D |
3-69 |
| 3.6.1 Introduction |
3-69 |
| 3.6.2 Planning Area 8 - Community Core |
3-69 |
| 3.7 NEIGHBORHOOD E |
3-85 |
| 3.7.1 Introduction |
3-85 |
| 3.7.2 Planning Area 9 - Commercial Business |
3-85 |
| 3.7.3 Planning Area 10 - Commercial Business |
3-89 |
| 3.7.4 Planning Areas 11 and 12 - Commercial Business |
3-93 |
| 3.7.5 Planning Areas 13 and 14 - Commercial Business |
3-98 |
| 3.8 NEIGHBORHOOD F |
3-105 |
| 3.8.1 Introduction |
3-105 |
| 3.8.2 Planning Areas 16 and 17 - Commercial Business |
3-105 |
| 3.8.3 Planning Area 18 - Commercial |
3-111 |
| 3.8.4 Planning Area 19 - Commercial |
3-115 |
| 3.9 NEIGHBORHOOD G |
3-121 |
| 3.9.1 Introduction |
3-121 |
| 3.9.2 Planning Areas 15-A, 15-B, 15-C, 15-D, and 15-E (Golf Village) |
3-121 |
| 3.9.3 Planning Area 20 - Medium-High Density Residential |
3-136 |
| 3.9.4 Planning Area 21 - Low Density Residential |
3-144 |
| 3.10 NEIGHBORHOOD H |
3-157 |
| 3.10.1 Introduction |
3-157 |
| 3.10.2 Planning Area 22 |
3-157 |
| 3.11 GENERAL DEVELOPMENT REGULATIONS |
3-163 |
| 3.11.1 Access |
3-163 |
| 3.11.2 Antennae and Satellite Dish Standards |
3-163 |
| 3.11.3 Encroachments Into Required Setbacks |
3-163 |
| 3.11.4 Enforcement of EIS/EIR Mitigation Measures |
3-164 |
| 3.11.5 Fences and Walls |
3-164 |
| 3.11.6 Financing Program |
3-164 |
| 3.11.7 Fumes, Odors, Vapors, Gases and Other Forms of Air Pollution |
3-164 |
| 3.11.8 Grading |
3-165 |
| 3.11.9 Hazardous Materials |
3-165 |
| 3.11.10 Height Determinations |
3-165 |
| 3.11.11 Interim Use Provisions |
3-165 |
| 3.11.12 Landscaping/Screening |
3-166 |
| 3.11.13 Lighting |
3-167 |
| 3.11.14 Maintenance and Completion of Open Space, Amenities, Landscaping, and Manufactured Slopes |
3-167 |
| 3.11.15 Mechanical Equipment |
3-168 |
| 3.11.16 Noise Control |
3-168 |
| 3.11.17 Outside Storage |
3-168 |
| 3.11.18 Park Provisions |
3-169 |
| 3.11.19 Refuse Collection Areas |
3-169 |
| 3.11.20 Roof Mounted Solar Collector Panels |
3-169 |
| 3.11.21 Streets and Highways |
3-169 |
| 3.11.22 Temporary Uses |
3-170 |
| 3.11.23 Trellis |
3-170 |
| 3.11.24 Utilities |
3-171 |
| 3.11.25 Vibration |
3-172 |
| 3.12 SIGNAGE |
3-172 |
| 3.12.1 General Provisions |
3-172 |
| 3.12.2 Review Criteria (City of Tustin) |
3-173 |
| 3.13 OFF-STREET PARKING |
3-174 |
| 3.13.1 General Regulations |
3-174 |
| 3.13.2 Residential Off-Street Parking Requirements |
3-178 |
| 3.13.3 Commercial Shopping Center Off-Street Parking Requirements |
3-178 |
| 3.13.4 Off-Street Parking Requirements for Non-Residential Uses (Located Independently) |
3-179 |
| 3.13.5 Off-Street Loading Requirements |
3-182 |
|
Chapter 4 – SPECIFIC PLAN ADMINISTRATION (approx 1MB) - this file contains: |
4-1 |
| 4.1 RESPONSIBILITY |
4-1 |
| 4.1.1 Appeal |
4-2 |
| 4.1.2 Interpretations |
4-2 |
| 4.2 DEVELOPMENT PROCESSING |
4-2 |
| 4.2.1 Concept Plans |
4-3 |
| 4.2.2 Development Project |
4-4 |
| 4.2.3 Subdivisions |
4-5 |
| 4.2.4 Variances and Conditional Use Permits |
4-5 |
| 4.2.5 Minor Modifications |
4-5 |
| 4.2.6 Interim Use Permits |
4-6 |
| 4.2.7 Specific Plan Amendment |
4-9 |
| 4.2.8 General Notes |
4-9 |
| 4.2.9 Severability |
4-9 |
| 4.3 ENFORCEMENT |
4-10 |
| 4.4 PHASING PLAN |
4-10 |
| 4.4.1 Introduction |
4-10 |
| 4.4.2 Anticipated Development Scheduling |
4-10 |
| 4.4.3 Phasing Requirements |
4-11 |
| 4.4.4 Circulation Improvements |
4-12 |
| 4.4.5 Recreational Bikeways |
4-16 |
| 4.4.6 Domestic (Potable) Water |
4-17 |
| 4.4.7 Reclaimed (Non-Potable) Water |
4-17 |
| 4.4.8 Sanitary Sewer |
4-18 |
| 4.4.9 Storm Drain |
4-18 |
| 4.4.10 Electricity |
4-19 |
| 4.4.11 Natural Gas |
4-19 |
| 4.4.12 Telephone |
4-19 |
| 4.4.13 Cable Television |
4-19 |
| 4.4.14 Parks |
4-19 |
|
Chapter 5 – PLAN IMPLEMENTATION STRATEGY - (.5 MB) - this file contains: |
5-1 |
| 5.1 PURPOSE |
5-1 |
| 5.2 MANAGEMENT/ORGANIZATIONAL FRAMEWORK |
5-1 |
| 5.3 PROPERTY MAINTENANCE/COOPERATIVE AGREEMENT/CARETAKER SERVICES |
5-8 |
| 5.4 PROPERTY CONVEYANCES |
5-9 |
| 5.5 ECONOMIC DEVELOPMENT CONVEYANCE |
5-10 |
| 5.6 PERSONAL PROPERTY |
5-10 |
| 5.7 MARKETING |
5-13 |
| 5.7.1 Marketing Strategy |
5-13 |
| 5.7.2 Marketing Campaign |
5-14 |
| 5.8 FINANCING |
5-17 |
|
APPENDICES - (3.5MB) this pdf file contains: |
| A. GENERAL PLAN CONSISTENCY |
6-1 |
| B. PUBLIC BENEFIT CONVEYANCE REQUESTS |
6-9 |
| C. PRELIMINARY BUILDING CONDITION SURVEY |
6-29 |
| D. DEFINITIONS |
6-38 |
|
LIST OF FIGURES - please refer to the chapters above for each of these figures based on the first number in the title. |
| Figure 1-1 Regional Setting |
1-4 |
| Figure 1-2 Local Setting |
1-5 |
| Figure 1-3 Existing Land Use |
1-7 |
| Figure 2-1 Land Use Plan |
2-3 |
| Figure 2-2 Neighborhoods |
2-13 |
| Figure 2-3a Preferred Conveyance Strategy |
2-51 |
| Figure 2-3b EDC Conveyance Map |
2-55 |
| Figure 2-4 Typical Roadway Standards |
2-62 |
| Figure 2-5 Circulation Plan |
2-65 |
| Figure 2-6 Recreational Bikeway/Trail Concept Plan |
2-79 |
| Figure 2-7 Domestic Water Plan |
2-89 |
| Figure 2-8 Reclaimed Water Plan |
2-93 |
| Figure 2-9 Sanitary Sewer Plan |
2-97 |
| Figure 2-10 Storm Drain Facilities Plan |
2-101 |
| Figure 2-11 Electricity System |
2-105 |
| Figure 2-12 Natural Gas Plan |
2-109 |
| Figure 2-13 Telephone Plan |
2-113 |
| Figure 2-14 Cable Television Plan |
2-115 |
| Figure 2-15 Community Structure Plan |
2-119 |
| Figure 2-16 Portal Intersection Detail |
2-121 |
| Figure 2-17 View Opportunities |
2-123 |
| Figure 2-18 Primary & Secondary Community Entry Treatments |
2-124 |
| Figure 2-19 Key Map - Plan Roadways |
2-127 |
| Figure 2-20 Tustin Ranch Road And Warner Avenue Streetscape "A" |
2-129 |
| Figure 2-21 Tustin Ranch Road Streetscape "B" |
2-130 |
| Figure 2-22 Warner Streetscape "B" |
2-131 |
| Figure 2-23 North And South Loop Road, And Armstrong Avenue Streetscape "B" |
2-133 |
| Figure 2-24 Armstrong Avenue Streetscape "A" And West Connector Streetscape |
2-134 |
| Figure 2-25 East Connector Streetscape |
2-135 |
| Figure 2-26 Moffett Avenue Streetscape |
2-136 |
| Figure 2-27 Lansdowne Road And Severyns Road |
2-137 |
| Figure 2-28 Marble Mountain Road Streetscape |
2-138 |
| Figure 2-29 Key Map - Perimeter Roadways |
2-139 |
| Figure 2-30a Red Hill Avenue Edge Streetscape Between Valencia And Edinger |
2-142 |
| Figure 2-30b Red Hill Avenue Edge Streetscape Between Barranca And Valencia |
2-143 |
| Figure 2-31a Edinger Avenue Edge Streetscape A |
2-144 |
| Figure 2-31b Edinger Avenue Edge Streetscape B |
2-145 |
| Figure 2-31c Edinger Avenue Edge Streetscape C |
2-146 |
| Figure 2-32a Barranca Parkway Edge Streetscape A |
2-147 |
| Figure 2-32b Barranca Parkway Edge Streetscape B |
2-148 |
| Figure 2-33a Harvard Avenue Edge Streetscape A |
2-149 |
| Figure 2-33b Harvard Avenue Edge Streetscape B |
2-150 |
| Figure 2-33c Harvard Avenue Edge Streetscape C |
2-151 |
| Figure 3-1 Land Use Planning Areas |
3-3 |
| Figure 3-2 Neighborhoods |
3-11 |
| Figure 3-3 Neighborhood A Design Guideline Summary |
3-35 |
| Figure 3-4 Neighborhood B Design Guideline Summary |
3-59 |
| Figure 3-5 Neighborhood C Design Guideline Summary |
3-67 |
| Figure 3-6 Neighborhood D Design Guideline Summary |
3-83 |
| Figure 3-7 Neighborhood E Design Guideline Summary |
3-103 |
| Figure 3-8 Neighborhood F Design Guideline Summary |
3-119 |
| Figure 3-9 Neighborhood G Design Guideline Summary |
3-155 |
| Figure 3-10 Neighborhood H Design Guideline Summary |
3-161 |
|
LIST OF TABLES |
| Table 2-1 Land Use Plan Summary |
2-2 |
| Table 2-2 Neighborhood Summary |
2-15 |
| Table 2-3 LRA Recommended Property Disposal Strategy/Conveyance Methods |
2-47 |
| Table 2-4 Recreational Bikeways and Trail Classification |
2-81 |
| Table 3-1 Land Use Plan Statistical Analysis Organized by Land Use Designation |
3-6 |
| Table 3-2 Land Use Plan Statistical Analysis Organized by Neighborhood |
3-13 |
| Table 3-3 Planning Area Trip Budget 1 |
3-18 |
| Table 3-4 Residential Off-Street Parking Requirements |
3-178 |
| Table 3-5 Commercial Shopping Center Off-Street Parking Requirements |
3-179 |
| Table 3-6 Non-Residential Off-Street Parking Requirements |
3-179 |
| Table 3-7 Off-Street Loading Requirements |
3-182 |
| Table 4-1 Anticipated Development Scheduling |
4-11 |
| Table 4-2 Phasing Plan Requirements |
4-13 |
| Table 4-3 On-Site Circulation Improvements |
4-14 |
| Table 4-4 On-Site ADT Development Thresholds |
4-15 |
| Table 5-1 Implementation Tasks |
5-4 |
| Table 5-2 Requested Personal Property |
5-11 |
