CITY COUNCIL· SEPTEMBER 1, 2026
CLEARWATER AT
TUSTIN LEGACY
172 active senior housing units
143,000 square foot assisted living & memory care facility
THE REQUEST
PROJECT SUMMARY
BUILDING 1 · RESIDENTIAL
Active Adult Community
172 one- and two-bedroom senior apartments — 26
designated for lower income households.
5 stories · 71 ft max
211
parking spaces
BUILDING 2 · INSTITUTIONAL
Assisted Living & Memory Care
Approx. 143,000 sq ft care facility — 75 assisted
living and 28 memory care units, 134 beds.
2 stories · 35.6 ft max
67 parking spaces
2 Design Review Density Bonus Conditional Use Permit Subdivision Development Agreement
THE SITE
EXISTING
CONDITIONS
6.14 City-owned acres in Planning Area 8,
13, and 14 (Neighborhood D South, Tustin
Legacy Specific Plan).
North · Warner Avenue (vacant)
West · Armstrong Avenue (vacant)
East · Veterans Way (vacant)
South · John Johnson Way, (future Tustin
Legacy Park, The Landing beyond)
DESIGN REVIEW
SITE DESIGN
Two parcels, one building on each
Central roundabout
Approx 30,000 sq ft of landscaping
4 Secondary access off Veterans Way
DESIGN REVIEW
BUILDING DESIGN
71 ft tallest point · 64 ft average · 5 stories 35.6 ft tallest point · 30 ft average · 2 stories Active Adult community
172 apartments · Approx 293,000 sq ft gross floor area
Assisted Living & Memory Care
103 assisted living units · Approx. 143,000 sq ft gross floor area 5 DENSITY BONUS
AFFORDABLE UNITS EARN ADDED DENSITY
Reserving 26 Active Adult units for lower income households earns a 38.75% density bonus under State Density Bonus law. 124
Base units
173
Total units allowed with bonus
172
Units proposed
The request includes one incentive and four waivers of development standards
CONDITIONAL USE PERMIT
ASSISTED LIVING AND MEMORY CARE
75 Assisted living units
Help with daily living
28 Memory care units
Separate secured wing
103
Units w/ 134 Beds
Approx. 143,000 sq ft total
Great room Wellness & fitness Aqua lounge
Dining Theater & salon
State-licensed by the Department of Social Services.
18,000+ SF secured interior courtyard
7 = +
ENVIRONMENTAL REVIEW
ADDENDUM TO EIR
When a project fits within an environmental study the City has already certified, CEQA lets the City rely on that study.
2001
Program EIR certified
For the reuse and disposal of MCAS
Tustin.
DEC 2024
TLSP 2025 SEIR adopted
Studied added housing capacity in
Neighborhood D, including this site.
THIS PROJECT
Addendum prepared
No new significant effects; no subsequent or
supplemental EIR needed. Mitigation measures
carry into the Conditions of Approval.
8 AUGUST 11, 2026
PLANNING COMMISSION ACTION
RESOLUTION NO. 4553
Finding the land sale conforms to
the General Plan
RESOLUTION NO. 4554
Recommending approval of the
project and Addendum to the
TLSP 2025 SEIR
9 On August 11, 2026, the Planning Commission adopted:
STAFF RECOMMENDATION
RESOLUTION NO. 26-43
Adopt the Addendum to the TLSP
2025 SEIR and approve the project
Tentative Parcel Map · Conditional Use Permit · Design
Review · Density Bonus with one incentive and four waivers ORDINANCE NO. 1580 (FIRST READING BY TITLE ONLY)
Adopt the Development Agreement
Sets the terms and public benefits for building on and
conveying the 6.14-acre City-owned site.
CITY COUNCIL ACTION
Therefore, staff recommends the City Council adopt:
10 CITY COUNCIL· SEPTEMBER 1, 2026
CLEARWATER AT
TUSTIN LEGACY
Questions?
THE REQUEST
APPLICATIONS
06 PC DECIDES
General Plan Conformity
Is selling this City parcel consistent with
the General Plan? GPC 2026-0002
05 TO COUNCIL
Development Agreement
Sets the terms and public benefits for
building and conveying the site. DA
2025-0001
04 TO COUNCIL
Tentative Parcel Map
Splits 6.14 acres into two parcels for
conveyance. TPM 2025-151
03 TO COUNCIL
Conditional Use Permit
Allows the assisted living and memory
care facility to operate. CUP 2025-0012
01 TO COUNCIL
Design Review
Architecture, site layout, parking and
landscaping. DR 2025-0008
02 TO COUNCIL
Density Bonus
For 38.75% density bonus to the 124 base
units; one incentive and four waivers.
02 DESIGN REVIEW
BUILDING DESIGN
71 ft
Tallest project point at Building 1
278 spaces
# of parking spaces provided
versus 235 required
13,875 sq ft
Pool courtyard, rooftop pickleball
deck, and more for active seniors
18,162 sq ft
Secure courtyard for assisted
living residents
DESIGN REVIEW
MATERIALS AND FINISHES
Limestone tile
Emser, honed finish
12"×24"
Siding
Hardie board,
Antiquarian Brown
Plaster
Smooth texture,
Pure White
Plaster
Fine Sand texture,
Felted Wool
Roofing
Sika Sarnafil,
880 Charcoal
08 Siding
Hardie board,
Umber
DENSITY BONUS
INCENTIVE AND WAIVERS
Warner Avenue & Veterans Way
5 ft
Corner feature projection
3 ft allowed
3–5 ft
Setback encroachments
Four places
Over 3 ft
Patio wall on Warner
Noise and privacy
127
Units under 100 sq ft
private open space
Balconies average 117 sq ft
INCENTIVE Affordable bedroom mix — 23 one-bedroom, 3
two-bedroom for Active Adult community Staff found no basis to deny the requests 10