The North Tustin Street Specific Plan

North Tustin Street is an important commercial corridor in the City of Orange. However, it is not the destination that it was decades ago and in its current state reflects the development patterns of shopping centers built in the 1960s and 70s. There is a need and desire to transform the corridor into a more complete street with a variety of shops and services that cater to residents, workers, and visitors.

As such, the City is embarking on the North Tustin Street Specific Plan to proactively bring beneficial change to the corridor that improves the business and living environment in and around the North Tustin Street corridor. The Plan Area is generally along both sides of North Tustin Street from south of Katella Avenue up to Lincoln Avenue. The Specific Plan will include a market analysis and Environmental Impact Report with traffic analysis.

We need YOU to help guide the project and envision a better future for the North Tustin Street corridor. Online surveys and/or virtual workshops were held on December 22, 2020, February 25, 2021, and July 20, 2021. The results of all outreach activities can be viewed on the North Tustin Street Specific Plan webpage. Notification of future public participation will be provided on this project webpage.

Participation Opportunities

The most recent workshop occurred on July 20, 2021 to discuss the emerging vision for the North Tustin Street corridor. Based on the ideas, aspirations, and preferences of the community, initial concepts for the corridor have been developed to create a place that achieves the community’s vision. Although the in-person workshop has concluded, you may still weigh in on the possibilities for the future of the corridor via the survey on the project website.  A recording of the in-person workshop is also provided.  Public comments are desired by August 20, 2021 so that a draft specific plan can be developed.


Located in the north-central portion of the City of Orange, the North Tustin Street Plan Area is generally bounded by Katella Avenue to the south, Lincoln Avenue to the north, State Route (SR) 55 to the east, and established post-War single and multi-family residential neighborhoods to the west. Tustin Street is a major transportation corridor in the City characterized by eclectic strip commercial development dating from the 1960s through the present. Pockets of modest multi-family residential development dating from a similar timeframe are located in the eastern portion of the corridor between the rear of commercial properties fronting Tustin Street and SR 55. Much of the study area was developed in the 1970s when the city was growing.

In 1983, the North Tustin Street corridor was established as a redevelopment area. In conjunction, the Commercial-Tustin Redevelopment Area (C-TR) zoning classification was created for much of this area and the Tustin Street Design standards were adopted to reinvigorate and generate property reinvestment in the corridor. The anticipated benefits of the C-TR zoning and design standards came to limited fruition, with respect to land uses and the visual quality of the area, and have become outdated. However, the Tustin Street corridor, from the Plan Area continuing south to the city limit is recognized as a commercial corridor where a wide variety of the community’s retail and service needs can be met; if there’s something you need, you can probably find it on Tustin Street.

The City’s General Plan Urban Design Element recognizes the North Tustin Corridor as a northern gateway into the City as well as a major streetscape having potential to better convey a positive community business district image. The Urban Design Element provides goals, policies, and aspirations in support of establishing a distinctive and refreshed image of the North Tustin Corridor. With a growing interest in defining strategies and patterns by which this 20th century commercial corridor may further evolve, the City is now embarking on a Specific Plan to transform the North Tustin Street corridor toward a more complete, more flexible, more resilient and human scale urban environment that supports a dynamic mix of shopping, housing, employment and other uses.

Submit a Notification Request

If you would like to be added to the notification list for future outreach events, please email Chad Ortlieb, Senior Planner, or submit your email address on the North Tustin Street Specific Plan website.