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2025 Mid-Year Review
The Community Development Department is pleased to present its 2025 Mid-Year Review of projects as a resource to the community. This presentation is making its debut as an interactive GIS storymap, a visually engaging, map-based format that lets viewers explore project locations, status updates, and photos at a glance. The presentation summarizes the progress of major planning and building projects underway as of July 2025, offering insight into the City’s development activity and priorities for the second half of the year.
Click here to view the storymap.
Southwest Tustin Parking Study
Project Location:
Southwest Tustin (see study area map above),
Generally west of Newport Avenue, north of Sycamore Avenue, and south of the I-5 Freeway
Project Planner:
Jorge Maldonado, Senior Planner | 714-573-3174 | jmaldonado@tustinca.org
Project Description:
Help us learn more about residential parking conditions in Southwest Tustin!
The City is currently studying residential parking in Southwest Tustin to better understand the daily challenges neighbors face with parking in their neighborhood, with the goal of identifying more targeted actions based on what is happening on the ground. This includes both gathering data and listening to the community’s experiences.
The City held community workshops on September 15 and October 30, 2025, to hear directly from residents on their experiences with parking in the Southwest Tustin neighborhood. Staff is working on identifying potential recommendations based on gathered data and community input.
Campo on 17th - Enderle Center Redevelopment
Project Number(s):
PROJ-MU-2025-00001, Design Review (DR) 2026-0001
Project Location:
17260-17350, 17390-17460, 17480, 17502 East Seventeenth Street, 14032 Enderle Center Drive, and 14081 Yorba Street
Project Planner:
Leila Carver, Senior Planner Consultant | 714-573-3126 | LCarver@tustinca.org
Raymond Barragan, Principal Planner | 714-573-3140 | RBarragan@tustinca.org
Project Description:
The project proposes to redevelop an existing commercial site into a mixed-use shopping center. The proposal involves the rehabilitation and demolition of existing buildings, and new construction. The proposal requests approval of two new drive-thru restaurants, a car wash, telecommunication towers, new commercial buildings throughout the northern portion of the site, and 100 residential condominium units along the southern portion of the site. The project would also include other site improvements. The project requests approval of the following City applications:
- Design Review (DR) for site layout and building design;
- Subdivision/Tentative Tract Map;
- Conditional Use Permits (CUP) for:
- One new car wash;
- Two new drive-thru restaurants;
- Wireless Communication Facilities (CUP) for two (2) cell towers along SR-55 freeway (near car wash);
- Conceptual Master Sign Program for the entire site;
- The Vacation of Enderle Center Drive;
- A shopping cart containment program (as a condition of approval).
Status:
The project is still in the initial review stage. The project is not scheduled for public hearings at this time. Public hearings are anticipated in Spring/Summer 2026.
Cypress Grove Residential Project
Project Number(s):
Design Review (DR) 2025-0004, Zone Change (ZC) 2025-0001, Vesting Tentative Tract Map (SUB) 2025-0001
Project Location:
17852 17th Street (southeast corner of Prospect Avenue and 17th Street, current "Tustin Financial Plaza" site)
Project Planner:
Jorge Maldonado, Senior Planner | 714-573-3174 | jmaldonado@tustinca.org
Project Description:
A request to demolish five (5) existing office buildings to redevelop the site and construct 145 for-sale (market rate) residential condominiums consisting of 62 single-family detached cluster units and 83 single-family attached townhomes at 17852 17th Street. The Project includes improvements to adjacent traffic signals, bike infrastructure, utility connections, and more.
The Project site has a General Plan land use designation of Planned Community Commercial/Business (PCCB). The Project would be consistent with the PCCB land use designation, which provides opportunities for residential use in addition to a variety of miscellaneous retail, office, and service business activities. The Project would require a Zone Change from Planned Community Business Park (PC BUS PARK) to Planned Community Residential (PC RES) to allow the residential development.
CEQA/Environmental:
The City of Tustin (City), as lead agency, intends to prepare an Environmental Impact Report (EIR) for the proposed Project, pursuant to the requirements of the California Environmental Quality Act (CEQA). Below is a summary of the project's progression through the CEQA process and current opportunities for public engagement:
The Initial Study was available for public comment from May 30, 2025, to June 30, 2025.
A Scoping Meeting for the EIR was held on Monday, June 16 at 5:00 p.m. at the Tustin Library (345 E. Main Street, Tustin, CA 92780).
The Draft EIR was available for public review and comment from August 15, 2025, to September 29, 2025. Click here for the Notice of Availability published in the Tustin News on August 14, 2025 and mailed to interested parties. A digital copy of the circulated Draft EIR and related appendices can be found at the links below.
- Draft EIR
- Appendix A: Initial Study
- Appendix B: Air Quality Report
- Appendix C: Archaeological Report
- Appendix D: Health Risk Analysis
- Appendix E: Historic Report
- Appendix F: Noise Report
The Final EIR, including Response to Comments and the Mitigation Monitoring and Reporting Program, is available at the link below.
Status:
On November 17, 2025, the Planning Commission made a recommendation to the City Council on how to proceed with the requested entitlements.
The project was approved at a public hearing before the City Council on Tuesday, December 2, 2025. The staff report and related attachments discussed can be found here.
Irvine Company at Tustin Legacy
Project Location:
Lots 11, 12, and 13 of Tract 18197; Generally bounded by Warner Avenue to the north, Compass Avenue to the east, Armstrong Avenue to the west and Tustin Ranch Road to the south, within Planning Area 13 and 14 of Neighborhood D, Tustin Legacy Specific Plan.
Project Numbers:
Development Agreement 2024-003, Subdivision 2024-0004/Vesting Tentative Tract Map 19353, Design Review 2024-0013 And Density Bonus Request
Project Planner(s):
Jorge Maldonado, Senior Planner | (714) 573-3174 | JMaldonado@tustinca.org
Project Description:
The proposed project is for the development of 1,336 apartment units, a 0.66-acre publicly accessible park, open spaces and project amenities that also provides linkages to other developments within Tustin Legacy (Figure 3).
Six “wrap” buildings are proposed that range from four to five stories in height, with integrated parking garages concealed from exterior view. Approximately 1,956 parking spaces are proposed within access-controlled parking garages to accommodate the project’s residents and guests. A mix of one-, two- and three-bedroom homes are proposed, with unit plans ranging from 592 square feet to 1,513 square feet. Approximately 334 units in Buildings 5 and 6 would be dedicated affordable housing, plus four manager units. The project is within walking distance of retail, restaurant, and recreational uses at Tustin Legacy and provides a series of promenades connecting this new community to the larger Tustin Legacy area. The Project implements the City’s vision and prioritizes high-quality architecture, landscaping, walkability, and a number of modern amenities such as a public park, a café, paseos and open spaces accessible to the general public.
Status:
On February 4, 2025, the City Council approved this project. Plans for the new apartment community are currently under review by City Staff.
For more information, please contact Jorge Maldonado at 714-573-3118 or JMaldonado@tustinca.org
Residences at The District
Project Location:
2237 Park Avenue
Project Numbers:
Specific Plan Amendment (SPA) 2024-0007, Development Agreement (DA) 2024-0006, Design Review (DR) 2024-0023, and Density Bonus
Project Planner(s):
Jorge Maldonado, Senior Planner | (714) 573-3174 |jmaldonado@tustinca.org
Project Description:
The proposal includes constructing 800 residential units in two phases. Phase 1 involves the site and design review of 450 for-rent apartments on a 5.63-acre site, with 730 parking spaces to accommodate this phase. The building is proposed to be 5 stories in height and 426,727 square feet with outdoor and rooftop amenities. Additionally, 5% of the units will be reserved for very low-income households. This phase requires a specific plan amendment to change the Tustin Legacy Specific Plan zoning from Commercial to Mixed-Use Urban, along with Design Review and a Development Agreement. Phase 2 of the development will necessitate a separate design review.
Status:
Project is in the entitlement review phase. The project is not scheduled for public hearings at this time.
Costco Warehouse Expansion
Project Location:
2560 & 2655 El Camino Real
Project Numbers:
Design Review (DR) 2024-0016
Project Planner(s):
Erica Demkowicz, Senior Planner | (714) 573-3127 |edemkowicz@tustinca.org
Project Description:
Request for the demolition of the existing 8,271 SF retail building on Pad “C” and replace with paved parking in conjunction with an expansion of the existing Costco Wholesale warehouse by 17,656 SF. With demolition, the net building area added will be 9,385 SF. The proposed expansion will take place on the west side of the warehouse to modernize and provide updated optical, food service, restroom, and employee areas. A reconfigured front entry will also be created at the southwest corner of the building. A total of 624 parking spaces will be provided which exceeds the existing parking of 597 spaces.
Status:
Building permits for the expansion of the Tustin Ranch Costco Warehouse have been issued, clearing the way for interior remodeling and the addition of new square footage. Since the time of permit issuance, demolition of the retail pad adjacent to the warehouse is well underway. Costco plans to continue with demo and construction, before pausing work for the holiday season on October 31, and resuming work in January 2026. After demolition and expansion of the warehouse, the net gain in space will be roughly 9,385 SF, with a redesigned entryway to accommodate the expansion.
Clearwater Living at Tustin Legacy
Project Location:
SE corner of Warner Avenue and Armstrong Avenue
Project Number(s):
Subdivision (SUB) 2025-0003; Development Agreement (DA) 2025-0001; Conditional Use Permit (CUP) 2025-0012; Design Review (DR) 2025-0001; Development Agreement (DA) 2025-20001; DB request - (MA)
Project Planner(s):
Jorge Maldonado, Senior Planner| (714) 573-3174 |JMaldonado@tustinca.org
Project Description:
A request to develop two buildings. Building 1 consists of 168 units for age-restricted active adult residents and will include 26 low income restricted units. Building 2 consists of 74 assisted living units and 28 memory care units for a total of 102 units.
Status:
The project is still in the entitlement review phase. The project is not scheduled for public hearings at this time.
Popeye's Louisiana Kitchen
Project Location:
14982 Prospect Avenue
Project Number(s):
Conditional Use Permit (CUP) 2023-0016 and Design Review (DR) 2023-0028
Project Planner(s):
Raymond Barragan, Principal Planner | (714) 573-3016 |rbarragan@tustinca.org
Project Description:
Request to demolish a vacant auto service station and construct a new 1,413 square foot drive-thru Popeye's Restaurant with an outdoor dining area, with grading and other site improvements.
Status:
Project was approved by the Planning Commission in 2024. As of late 2025, the project is progressing through the plan check process, and visible progress is anticipated to be seen on this project in 2026.
Compass at Red Hill
Project Numbers:
Design Review 2024-0014, Subdivision 2024-0005, Development Agreement 2024-0004, Density Bonus, Residential Allocation Reservation
Project Location:
13751 and 13841 Red Hill Avenue
Project Planner:
Leila Carver, Senior Planner Consultant | 714-573-3126 | lcarver@tustinca.org
Project Description:
A proposal to construct 73 three-story townhomes with four (4) units designated for very low income households. Condominium units will range between 1,215 to 1,719 square feet on the 3.39 acre lot.
Addendum to Final Program Environmental Impact Report (FPEIR):
An Addendum to the Red Hill Avenue Specific Plan (RHASP) Program EIR has been prepared by the City to address environmental considerations related to the proposed project, pursuant to the California Environmental Quality Act (CEQA, Public Resources Code §§ 21000, et seq.) and CEQA Guidelines (14 California Code of Regulations §§ 15000, et seq., CEQA Guidelines).
The Addendum to the FPEIR and associated appendices can be found by clicking on the link below:
Project Status:
The project was approved by the City Council in June, 2025. As of August 2025 the City anticipates beginning the plan check process, and that grading will commence at the site in the near future. For more information, please contact Leila Carver, Senior Planner Consultant | 714-573-3126 | lcarver@tustinca.org
Platform Tustin Project
Project Number(s):
Design Review (DR) 2023-0009
Project Location:
15621, 15641, and 15661 Red Hill Avenue
Project Planner:
Leila Carver, Senior Planner Consultant | 714-573-3126 | lcarver@tustinca.org
Project Description:
A request to construct two new industrial buildings including a 49,552 square foot building with five dock doors (Building 1) and a 93,372 square foot building with eleven (11) dock doors (Building 2) on approximately 6.17 acres located at 15621, 15641, and 15661 Red Hill Avenue. The proposed project will also include the demolition of three existing office buildings and a parking structure currently located on the project site at Centurion Plaza.
Mitigated Negative Declaration:
Guidelines pertaining to the California Environmental Quality Act (CEQA), and on the basis of that study found that although there is substantial evidence that the proposed project may have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures have been added to the project. Therefore, the preparation of an Environmental Impact Report is not required and a proposed Mitigated Negative Declaration has been prepared in accordance with Article 6 of the CEQA Guidelines. The IS/MND was available for public review from April 11, 2024, and May 2, 2024.
Physical copies can be arranged to be viewed by appointment. For further information regarding public viewing options, please email LCarver@tustinca.org.
The Draft Initial Study (IS)/Mitigated Negative Declaration (MND) and associated appendices can be found by clicking on the links below:
- Notice of Intent to Adopt an MND: 15621, 15641, and 15661 Red Hill Ave.
- Appendix A - Air Quality and GHG Assessment
- Appendix B1 - Geotechnical Investigation
- Appendix B2 - Storm Water Infiltration
- Appendix C1 - Preliminary Hydrology Calculations
- Appendix C2 - Preliminary Water Quality Management Plan
- Appendix D1 - Phase I Environmental Site Assessment
- Appendix D2 - Phase II Environmental Site Assessment
- Appendix E - Trip Generation Assessment
- Final MND including Response to comments and MMRP
Status:
Project was approved by the Planning Commission in May 2024. Demo work at the project site is underway, and grading/construction is anticipated to begin in 2025.
New Digital Display Billboard at 1021 Edinger Avenue
Project Location:
1021 Edinger Avenue
Project Numbers:
Conditional Use Permit (CUP) 2023-0008, Development Agreement (DA) 2023-0001
Project Planner:
Jorge Maldonado, Senior Planner | 714-573-3140 | jmaldonado@tustinca.org
Project Description:
Replacement of an existing static (paper) billboard with a 90-foot-tall, double-faced digital billboard with sign faces measuring 20 feet by 60 feet each. The project also includes the demolition of three (3) static billboards located elsewhere in the City.
Project Status:
On October 24, 2023, the Planning Commission recommended approval of the proposed project to the City Council. On December 5, 2023, the City Council approved the project. Plans are being reviewed in building plan check.
KB Home
Project Number(s):
SUB 2023-0003/ VTTM No. 19164, DR 2023-0019, Final Approval of RAR 2023-0001, Density Bonus Concession & Waiver Requests
Project Location:
14042 Newport Ave within Development Area 6C of the Downtown Commercial Core Specific Plan (DCCSP)
Project Planner(s):
Leila Carver, Senior Planner Consultant | (714) 573-3126 | lcarver@tustinca.org
Project Description:
On November 21, 2023, the City Council approved a request to construct a new, live/work and residential condominium development project that would include thirty-five (35) residential condominium units and seven (7) live/work units, for a total of forty-two (42) units in six (6) buildings, including two (2) affordable units, on approximately two (2) acres. The project would also include an enclosed, two-car garage and private open space for each dwelling unit, a total of seventeen (17) guest surface parking spaces, common open space areas, landscaping, and a public amenity space fronting El Camino Real.
Status:
Construction has been commencing rapidly throughout 2025. Three of the six buildings within the new community have been finalized, and homeowners have begun to move into the units as of Fall 2025.
Panattoni Myford II Industrial Warehouse Project
Project Number(s):
Design Review 2022-0013; Subdivision 2022-0003/ Tentative Parcel Map 2022-153
Project Location:
14321 and 14351 Myford Road within the Irvine Industrial Complex Planned Community
Project Planner(s):
Leila Carver, Senior Planner Consultant | (714) 573-3126 | lcarver@tustinca.org
Project Description:
A request to construct a new 148,437 square foot industrial building including 143,437 square feet of warehouse area, 5,000 square feet of office area, 103 on-site parking stalls, and 37,004 square feet of landscaping on approximately 7.18 acres located at 14321 and 14351 Myford Road. The proposed project will also include a Tentative Parcel Map, consisting of the merger of the two (2) adjoining parcels into one (1) parcel and the demolition of two (2) existing industrial/office buildings currently located on the project site.
Mitigated Negative Declaration:
Guidelines pertaining to the California Environmental Quality Act (CEQA), and on the basis of that study found that although there is substantial evidence that the proposed project may have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures have been added to the project. Therefore, the preparation of an Environmental Impact Report is not required and a proposed Mitigated Negative Declaration has been prepared in accordance with Article 6 of the CEQA Guidelines.
Physical copies can be arranged to be viewed by appointment. For further information regarding public viewing options, please email LCarver@tustinca.org or call (714) 573-3126.
The Initial Study/Mitigated Negative Declaration (IS/MND) and associated appendices can be found by clicking on the links below:
- Final MND/Response to comments and appendices
- Mitigation Monitoring and Report Program (MMRP)
- Notice of Determination (NOD)
- Notice of Intent to Adopt a MND(PDF)
- Draft IS/MND (PDF)
- Appendix A- Air Quality Assessment (PDF)
- Appendix B- California Historical Resources Information System (CHRIS) Summary Memo (PDF)
- Appendix C- Geotechnical Report (PDF)
- Appendix D- Greenhouse Gas Emissions Assessment (PDF)
- Appendix E- Phase 1 Environmental Site Assessment and Soil Vapor Assessment (PDF)
- Appendix F- Hydrology Study (PDF)
- Appendix G- Preliminary Water Quality Management Plan (PDF)
- Appendix H- Trip Generation and Vehicle Miles Traveled (VMT) Memorandum (PDF)
- Appendix I- Utility Provider Letters(PDF)
Status:
On May 23, 2023, the Planning Commission adopted the following:
Resolution No. 4472- adopting the Mitigated Negative Declaration
Resolution No. 4473 –
- Approving Design Review 2022-0013;
- Approving Subdivision 2022-0003/ Tentative Parcel Map 2022-153.
A link to the May 23, 2023 Planning Commission agenda and report can be found here.
14192 Yorba Street Residential Development
Project Number(s):
Conditional Use Permit 2021-0027/Design Review 2021-0014
Project Location:
14192 Yorba Street
Project Planner:
Raymond Barragan, Principal Planner | 714-573-3016 | rbarragan@tustinca.org
Project Description:
A request for a CUP to authorize construction of a multi-family residential planned development and Design Review for site planning for three (3) detached single family residences and the preservation of an existing single-family historic resource.
Status:
Approved by Planning Commission on May 9th, 2023.
The project includes the following entitlement applications:
- Conditional Use Permit (CUP) 2021-0027 to authorize construction of a multi-family residential planned development. Pursuant to Tustin City Code (TCC) Section 9244(e), a CUP is required prior to the construction of a planned community. In accordance with Section 9291 of the TCC, the Planning Commission shall make determinations on application requests for CUPs.
- Design Review (DR) 2021-0014 for site layout and building design including the preservation of one (1) existing single-family historic resource. TCC Section 9272 authorizes the Community Development Director to consider the subject DR application; however, since the proposal includes an entitlement application that requires Planning Commission approval, DR 2021-0014 is forwarded to the Planning Commission for concurrent consideration for site layout and building design.
This project is Categorically Exempt pursuant to Section 15332 (Class 32), Section 15303 (Class 3), and Section 15331 (Class 31) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act).
Please click here to view the May 9th, 2023 Planning Commission Agenda information.
Advantech North America Campus
Project Location:
Red Hill Ave. & Victory Rd. (APN: 430-283-22 & 430-283-30)
Project Number(s):
Design Review (DR) 2023-0016
Project Planner(s):
Leila Carver, Senior Planner Consultant | (714) 573-3126 | lcarver@tustinca.org
Project Description:
A request to establish the Advantech North America Campus, including a six (6) story office building and a two (2)-story warehouse facility, 381 parking spaces, and 111,089 SF of landscaping on approximately 10 acres. This project is located at the southeast corner of Red Hill Avenue and Victory Road within Neighborhood A of the Tustin Legacy Specific Plan (TLSP) Planning Area (PA) 1-L, and the Advanced Technology Education Park (ATEP).
Status:
This project was approved in October 2023, and construction is in progress. The project is anticipated to be complete in mid-2026.
Bonita Townhomes
Project Location:
1052 Bonita Street
Project Number(s):
Subdivision 2024-0001/ Tentative Parcel Map No. 2023-189 Design Review 2024-0004, Minor Adjustment (MA) 2025-0002
Project Planner(s):
Jose Jara, Assistant Planner | (714) 573-3090 |jjara@tustinca.org
Project Description:
Request to demolish an existing single-family residence to construct a new residential development consisting of four (4) three-story condominium units within two townhome buildings on a 0.20-acre site. The project includes a Tentative Parcel Map for condominium purposes, a Design Review for the site layout and building design, and a Minor Adjustment to reduce the required side yard setbacks from 5 feet to 4 feet 6 inches.
Status:
Approved by the Planning Commission on September 9th, 2025.
Taqueria Hoy
Project Location:
14232 Newport Avenue
Project Number(s):
Conditional Use Permit 2020-0009, Design Review 2020-0008
Project Planner(s):
Erica Demkowicz, Senior Planner | (714) 573-3127 |edemkowicz@tustinca.org
Project Description:
On February 9, 2021, the Planning Commission approved Conditional Use Permit 2020-0009 and Design Review 2020-0008 to demolish the existing building, and to construct and operate a 1,390 square foot drive-thru restaurant with outdoor seating. Time extensions for entitlements and building permits have been requested by the property owner and authorized by the Community Development Department over the last several years. However, the property owner is now considering reusing and upgrading the existing building and site. It is anticipated that plans for the reuse of the existing building and site will be submitted prior to the end of the year.
Status:
Plans for the reuse of the existing building and site will be submitted prior to the end of 2025.
2441 Michelle Industrial Buildings
Project Location:
2441 Michelle Drive
Project Number(s):
Design Review 2025-0009, Subdivision 2025-0010
Project Planner(s):
Erica Demkowicz, Senior Planner | (714) 573-3127 |edemkowicz@tustinca.org
Project Description:
Design Review and Tentative Parcel Map to allow for the demolition of the existing 117,805 SF industrial building and construction of two (2) new industrial buildings totaling 180,813 SF with associated parking. The Tentative Parcel Map will merge 2441 Michelle Drive (Parcel B) with the adjacent 2-acre vacant remnant parcel (Parcel A) to allow for development across both parcels.
Status:
The project is currently in the entitlement review phase. The project is not scheduled for public hearings at this time.