Current Projects

Year in Review & Summary of Projects Interactive Flipbooks

The Community Development Department proudly presents its latest "Summary of Projects" flipbook, offering comprehensive updates on Current Planning, Advance Planning, and other department-wide initiatives—all conveniently at your fingertips. We offer an additional resource in the form of the "2022 Year in Review" flipbook, providing detailed insights into development activities throughout the year 2022. 

To explore these valuable new resources, and to stay informed on exciting projects shaping the Tustin Community, please visit www.tustinplanningprojects.com by clicking on the link or image below.

View the Year in Review & Summary of Projects Flipbooks

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CalOptima Recuperative Care, Post Hospitalization Housing, and PACE Center

CalOptima Main Entrance screenshot

Project Status:

As of August 2, 2023, this project has been officially withdrawn by the applicant. Please see below for a history regarding actions related to this project.

On June 26, 2023, the Planning Commission conducted a public hearing and adopted the following resolutions:

The Planning Commission's actions were not appealed.

Project Location:

14851 Yorba Street and 165 N. Myrtle Avenue

Project Planner: 

Raymond Barragan | Principal Planner | (714) 573- 3016 | rbarragan@tustinca.org

Project Description:

On October 17, 2022, the applicant filed a request for a CUP to allow the operation of the proposed land uses to provide services to individuals who are 55 years or older and as defined below:

  • Recuperative Care: A “short-term housing [program] inclusive of comprehensive care management and housing navigation services paired with traditional medical oversight from trained professionals over an up-to-90-day stay”; this program is only available to unhoused individuals; 
  • Post-Hospitalization Housing: A program that “provides Guests additional time to receive medical support and permanent housing assistance immediately after the Recuperative Care Program … [t]here is no difference in the services provided, eligibility criteria, or room location” as compared to Recuperative Care; this program is only available to unhoused individuals; and
  • Program of All-Inclusive Care for the Elderly (PACE): A program that “enable[es] older adults to remain living in the community and out of institutions” by providing services that include “on-site medical care, a day-activity center, transportation, rehabilitation therapies, meals, homecare, medications, medical equipment, and coverage for hospital and long-term care.” 

Community Development Director’s Use Determination (UD 2023-0002)

On April 19, 2023, the Community Development Director issued a Use Determination, referenced as “UD 2023-0002” pursuant to TCC Section 9298b, as follows (click here to view the Director's Use Determination letter):

  • The Community Development Director determined that the proposed Recuperative Care and Post-Hospitalization Housing uses are not similar in character to other uses conditionally permitted in the P&I District; therefore, they are not permitted in the P&I District, nor are they permitted in the Pr or SP9 districts. The operational characteristics of the proposed Recuperative Care and Post-Hospitalization Housing components are similar in character to residential uses such as extended care facilities or supportive housing, setting the proposed land uses apart from uses that are conditionally permitted in the P&I District.  Additionally, the P&I District does not explicitly list Recuperative Care or Post-Hospitalization Housing as permitted land uses; and 
  • The Community Development Director determined that the operational characteristics of the proposed PACE use is consistent with a hospital use. Hospital uses are conditionally permitted uses in the P&I District. As such, the PACE use can be allowed with the review and approval of a CUP by the Planning Commission.

Appeal of the Community Development Director’s Use Determination (UD 2023-0002)

On April 27, 2023, the applicant submitted an appeal of the Community Development Director’s Use Determination.  The applicant’s appeal is as follows: 

  • That the proposed project should be considered one integrated use and characterized as “a ‘hospital’ or ‘similar’ use to a hospital” and therefore a Conditionally permitted use on the project site.

The applicant’s appeal includes a statement that all aspects of the Use Determination are appealed, except for the determination that the PACE aspect of the project is a conditionally permitted use under the site’s zoning district and general plan land use designation.  

Appeal from Denial of Request for Disability-related Reasonable Accommodation

On April 27, 2023, pursuant to Section 35.130(b)(7)(i) of Title 28 of the Code of Federal Regulations, the applicant submitted a formal request for a disability-related reasonable accommodation in the form of a modification to the City of Tustin’s policies, practices, and/or procedures to avoid discrimination on the basis of disability with regard to the UD 2023-0002 determination. The applicant requests that the Planning Commission reconsider the Use Determination decision and grant its appeal pursuant to Section 35.130(b)(7)(i) of Title 28 of the Code of Federal Regulations. The applicant states that the project would temporarily house and otherwise serve elderly (55 years and older) low income patients with physical and/or behavioral health impairments that substantially limit major life activities as those terms are defined in the Americans with Disabilities Act (“ADA”) (28 C.F.R. 35.108).

On June 12, 2023, the City denied the request for Disability-related Reasonable Accommodation (RA) for the proposed project and determined that a modification of the City’s policies, practices, and/or procedures is not warranted to accommodate the proposed project (click here to view the City's denial letter).

The City acknowledges that persons with physical and/or mental impairments that substantially limit major life activities, are qualified individuals afforded full protection against discrimination under the Americans with Disabilities Act (28 C.F.R. § 35.108). Furthermore, the City is obligated to make reasonable modifications to its policies, practices, or procedures - including land use planning and zoning regulations - when the modifications are necessary to avoid discrimination on the basis of disability (28 C.F.R. § 35.130(b)(7)). 

After thorough review of the RA request, the Director determined that a modification of the City's polices, practices, and/or procedures is not warranted. The documentation submitted to the City by CalOptima establishes that Recuperative Care and Post Hospitalization Housing guests must be “[a]ble to complete all Activities of Daily Living (ADLs) independently or with minimal assistance” in order to participate in the program.  Accordingly, not only does CalOptima’s documentation fail to establish that the intended guests of the Project will or must suffer from any disability, the program parameters outlined by CalOptima expressly exclude those individuals who are “[u]nable to complete ADLs, personal care, or medication administration,” thereby apparently excluding disabled individuals from participation.  

With regard to the PACE portion of the proposed Project, the Director has determined that “the operational characteristics of the proposed PACE use is consistent with a hospital use. Hospital uses are conditionally permitted uses in the P&I District. As such, the PACE use can be allowed with the review and approval of a CUP by the Planning Commission.”   

On June 12, 2023, the applicant notified the City of its appeal of the City’s denial of the Request for Disability-related RA. 

CEQA:

The appeal heard on June 26, 2023 was determined to be Categorically Exempt pursuant to Section 15301 (Class 1) of the California Environmental Quality Act (CEQA).

Information and Questions:

Information relative to the above-referenced public hearings items is available at the following link: https://www.tustinca.org/282/Meetings-Agendas. The information is also on file in the Community Development Department and is available for public inspection at City Hall.  Anyone interested in the information above may contact Raymond Barragan, Principal Planner, at (714) 573-3016 or via email at rbarragan@tustinca.org.

Advantech North America Campus

Advantech

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:

The project is in the entitlement phase, and plans are under review by staff.  

New Construction of McDonald's Drive-Thru

McDonalds

Project Location:

14601 Red Hill Avenue

Project Number(s):

CUP-2022-0017; DR-2023-0011

Project Planner(s):

Jorge Maldonado| Associate Planner | (714) 573-3174 | JMaldonado@TustinCA.org 

Project Description: 

A request to demolish an existing restaurant building to construct a McDonald's restaurant with drive thru.

Status:

Staff provided comments to the applicant and awaits a resubmittal into the entitlement process.

Farmers and Merchants Bank

Picture

Project Location:

13612 Newport Avenue

Project Number(s):

Design Review 2022-0031; PWE-2023-00002

Project Planner(s):

Jose Jara | Assistant Planner | (714) 573-3136 | JJara@TustinCA.org 

Project Description: 

A request to demolish an existing restaurant building and construct a new, contemporary 6,315 square foot commercial bank building for Farmers and Merchants Bank. The project also includes an outdoor sitting area, restriping of the parking area, and new drought tolerant landscaping. The project proposes new signage that includes a mural along the west elevation of the building.  

Status:

Staff provided comments to the applicant and is awaiting a resubmittal for the Design Review process.

Remodel of Alta-Dena Dairy into Drive-Thru Coffee Shop

Starbucks drive thruProject Location:

1062 Irvine Boulevard

Project Number(s):

Conditional Use Permit 2021-0012; Design Review 2021-0010; Subdivision 2021-0003

Project Planner(s):

Erica Demkowicz| Senior Planner | (714) 573-3127 | EDemkowicz@TustinCA.org 

Project Description: 

A request to remodel and convert an existing 785 square-foot drive-thru dairy into a drive-thru coffee shop. The existing drive-thru is a historic resource identified in the City of Tustin's Historic Resource Survey (2021. The project includes the rehabilitation of and modification to the historic building and preservation of the historic pole sign. The project also includes a tentative parcel map to legally subdivide the properties at 1062 and 1082 Irvine Boulevard in accordance with the Subdivision Map Act and to dedicate public right-of-way on Irvine Boulevard along the project frontage.

Status:

Construction is ongoing.

City Ventures Townhomes


City Ventures

Project Number(s):

Residential Allocation Reservation (RAR) 2023-0001; Design Review (DR) 2023-0019; Subdivision (SUB) 2023-0003 for Vesting Tentative Tract Map (TTM) No. 19164; Development Agreement (DA) 2023-0002

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:

  • A request to construct forty-two (42) three-story attached units, including seven (7) live/work units;  
  • Enclosed, two-car garage for each unit (84 total garage parking spaces) and seventeen (17) uncovered guest parking spaces;  
  • Density bonus request with five (5) percent of units identified as very-low income housing and payment of a voluntary workforce housing incentive program in-lieu fee and public amenity space;
  • Landscaping, private and common open space, including a public amenity area adjacent to El Camino Real and utility and access improvements; and
  • Tentative Tract Map for condominium purposes.             

 Status:

The project is in the entitlement phase, and plans are under review by staff.  

Please note: This project was previously reviewed under the following application numbers assigned to the project: RAR 2021-0001; DR 2022-0016 &  Subdivision (SUB) 2022-0004.

Acadia Healthcare Out-Patient Treatment and Counseling Center Project

Project Number(s):

Conditional Use Permit 2022-0009

Project Planner(s):

Raymond Barragan | Principal Planner | (714) 573-3016 | RBarragan@TustinCA.org
Leila Carver | Senior Planner Consultant | (714) 573-3126 | LCarver@TustinCA.org

Project Description:

Appeal from Denial of Request for Disability-related Reasonable Accommodation

On April 12, 2022, the Community Development Director issued a Use Determination that the proposed land use described as a treatment and counseling center for Opioid Use Disorder utilizing medicated-assisted treatment (MAT) in combination with counseling and behavioral therapies is similar to the medical land use category that includes clinics for out-patients only, including medical clinics, healthcare centers and urgent care, which is allowed in the Downtown Commercial Core Specific Plan (DCCSP) Development Area 3 with the approval of a Conditional Use Permit (CUP).

On October 21, 2022, the City denied the request for Disability-related Reasonable Accommodation (RA) for the proposed project and determined that a modification of the City’s policies, practices, and/or procedures is not necessary to accommodate the proposed project and that the CUP process provides a pathway for a fair hearing, and it would be improper to assume that the City process will ultimately yield an outcome that violates the requirements of the Americans with Disabilities Act (“ADA”).

On October 28, 2022, the applicant filed an appeal of the City’s denial of the Request for Disability-related RA.

On January 10, 2023, the Planning Commission denied the request for a Disability-related RA and Conditional Use Permit (CUP) 2022-0009, a request to operate an outpatient treatment and counseling center for opioid use disorder utilizing medicated-assisted treatment (MAT) in combination with counseling and therapies at the subject address.

On January 19, 2023 and pursuant to Section 9294b of the Tustin City Code (TCC), the applicant submitted a request to appeal the Planning Commission’s actions at the January 10, 2023 meeting denying the request for a disability-related reasonable modification of City policies, practices, and/or procedures and CUP 2022-0009. 

On March 7, 2023, the City Council upheld the Planning Commission action by denying the request for Disability-related RA and CUP 2022-0009. A decision of the City Council on such appeal is final. 

Conditional Use Permit Request

A request for a CUP to allow the operation of an out-patient treatment and counseling center for Opioid Use Disorder utilizing MAT in combination with counseling and behavioral therapies (Medical Clinic for Out-Patients Only) at 535 E. First Street, Second Floor.  The facility was proposed to occupy an existing 10,610 square foot office building (second floor) and would be used for on-site opioid addictions treatment that includes a combination of on-site dispensing of medication and on-site counseling and behavioral therapies.  The applicant proposed to operate Monday through Friday from 5:00 am to 2:00 pm and Saturdays from 6:00 am to 9:00 am.  It is expected that approximately 140 total clients would be served per day.  The project site is located within the Downtown Commercial Core Specific Plan – Development Area 3 (DCCSP-DA3) where “Medical Clinics for Out-patients Only” are listed as conditionally permitted uses.

Americans with Disabilities Act (“ADA”) Advisory Statement Related to the Proposed Project

The CTC was proposed to exclusively serve persons receiving treatment for Opioid Use Disorder.  To be a patient at the CTC, an individual cannot be actively using illegal drugs.  Persons receiving such treatment are “qualified individual[s] with a disability” afforded full protection under the ADA.  And the ADA prohibits the City from discriminating against qualified individuals in making land use decisions.

In considering this application and the appeal, the City may not treat the proposed CTC differently than it would any other medical clinic. It may not base its decision on the fact that patients at the CTC will be receiving treatment for Opioid Use Disorder. Nor may unsubstantiated fears, prejudice, or stereotypes related to persons recovering from Opioid Use Disorder form the basis of the City's decision. 

Status:

On March 7, 2023, the City Council adopted the following:

  1. Resolution No. 23-11 denying a request for a disability-related reasonable modification of City policies, practices, and/or procedures related to a proposed outpatient treatment and counseling center for opioid use disorder utilizing medicated-assisted treatment (MAT) in combination with counseling and therapies at the subject address. 
  2. Resolution No. 23-10 denying Conditional Use Permit (CUP) 2022-0009, a request to operate an outpatient treatment and counseling center for opioid use disorder utilizing medicated-assisted treatment (MAT) in combination with counseling and therapies at the subject address.

For reference, a link to the City Council agenda and report for this item is available here. For more information regarding this item, please contact Principal Planner Raymond Barragan at RBarragan@TustinCA.org.

Intracorp Multifamily Residential Project