Local zoning · Tustin

Tustin — Development Standards

Development Standards under the Tustin local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the City of Tustin's zoning development standards (setbacks, height, lot coverage, density/minimum lot area, and related rules) as written in the local zoning ordinance (Article 9 / Land Use). It is focused on what the ordinance requires for each district; where the city delegates to a specific plan or overlay the specific plan/overlay controls and is noted below. Always verify parcel‑specific rules with the City. See the citywide landing page for context at the Tustin zoning & planning overview (/us/california/tustin).

How to read this page

  • Bolded terms are the exact district names and key numeric limits from the ordinance.
  • Citations cite the local code section (§ + number) and the file search result for that text.
  • When the ordinance refers to a table or “general section,” that controlling section (§) is cited.

District-by-district development standards

The primary citywide summary table is contained in Table 1 of the ordinance (residential Table 1 at § 9220 and industrial/other Table 1 at § 9240). Where a district has its own subsection, that subsection is cited.

Note: the ordinance uses the labels RA, E4, R-1, R-2, R-3, R-4, CG, PM, and SP1 (Tustin Legacy Specific Plan) (among others). See Article 9 for the full list and map § 9213 .

RA — Residential Agricultural (§ 9221)

Purpose & typical uses: single‑family dwellings, accessory dwelling units (ADUs), light farming and accessory uses; conditional uses include places of worship, schools, parks (see § 9221). See § 9279 for ADU rules as they apply in RA.

Key dimensional standards (highlights):

  • Maximum height: 30 ft (for specified conditional uses) § 9221.
  • Maximum lot coverage: 40% for certain institutional uses; residential lot coverage governed by Table 1 § 9220.
  • Front setback: 20–25 ft depending on use or zoning map note § 9221.

E4 — Residential Estate (§ 9222)

Purpose & typical uses: larger single‑family lots; accessory buildings and ADUs allowed (subject to § 9279).

Key dimensional standards:

  • Maximum height: 25 ft (typical single‑family) § 9222.
  • Maximum lot coverage: 30% (rear yard) for accessory buildings; other standards located in Table 1 § 9220 and in § 9222.
  • Setbacks: front 20 ft, side and rear per Table 1 / § 9222.

R-1 — Single‑Family Residential (§ 9223)

Purpose & typical uses: single‑family dwellings, accessory buildings, ADUs subject to § 9279.

Key dimensional standards (common):

  • Maximum height: 25 ft § 9223.
  • Front setback: 50 ft (the ordinance lists minimum front yard setbacks and also refers to Table 1) § 9223.
  • Rear setback: 5 ft (but with requirement for at least 1,000 sq ft clear/unobstructed on the rear third of lot) § 9223.
  • Side setbacks: interior side as low as 1 ft in some cases; general setbacks and intrusions rules in the general development standards § 9271.

R-2 — Duplex/Two‑Unit Residential (§ 9225)

Purpose: duplexes, small multifamily uses; many R1 uses as permitted or conditionally permitted.

Key dimensional standards:

  • Height: up to 35 ft / 2 stories for some uses § 9225.
  • Lot coverage: up to 50–75% for certain building types per § 9225 and Table 1 § 9220.
  • Front setback: commonly 20 ft (Table 1 / § 9220).

R-3 — Multiple Family Residential (§ 9226)

Purpose: multifamily buildings; R2 uses permitted with R3 development standards.

Key dimensional standards:

  • Height: typically 35 ft (see specific uses in § 9226).
  • Minimum lot area per family unit: 1,750 sq ft (Table 1) § 9220 / § 9226.

CG — Commercial General (§ 9235)

Purpose & typical uses: broad commercial retail and services; uses from C2 included; conditional uses require CUP.

Key dimensional standards:

  • Maximum height: 35 ft / 3 stories (exceptions for penthouses/roof equipment) § 9235.
  • Front setback: minimum 10 ft from ultimate right‑of‑way § 9235.
  • Lot coverage: up to 100% for commercial sites with landscaping/parking exceptions § 9235 and Table 1 § 9240.

PM — Planned Industrial (§ 9241) and M Industrial (§ 9242)

Industrial uses follow Table 1 (industrial & other uses) § 9240 and district subsections § 9241–9242; PM allows up to 50 ft height and 100% lot coverage with parking/landscape adjustments.

SP 1 (Tustin Legacy Specific Plan) — Specific Plan district (§ 9246)

The Tustin Legacy Specific Plan (SP1) replaces usual development standards within its boundary; projects there are governed by the specific plan text incorporated by reference § 9246. Verify SP1 rules with the Specific Plan documents.

Quick reference table — common decision-relevant standards

District Max Height (typical) Front Setback (typical) Lot Coverage (typical) Min lot area / unit (typical) Code Reference
RA 30 ft 20–25 ft 40% (institutional) See § 9221 § 9221
E4 25 ft 20 ft 30% (rear yard rules) See § 9222 § 9222
R-1 25 ft 50 ft see Table 1 (rear yard 30%/other) Table / 7,200 sq ft typical § 9223 / § 9220
R-2 35 ft 20 ft 50%–75% Table values (7,200/3,500) § 9225 / § 9220
R-3 35 ft 15 ft 65% 1,750 sq ft/unit § 9226 / § 9220
CG 35 ft / 3 stories 10 ft 100% (commercial) 3,000 sq ft building site § 9235 / § 9240
PM 50 ft 25 ft 100% (subject to parking/landscaping) 20,000 sq ft § 9241 / § 9240

(Primary residential Table 1 is codified at § 9220; industrial/other Table 1 at § 9240 — see overall tables for full numeric matrix)

How the general (cross‑cutting) rules affect projects

  • General development standards (setbacks, lot coverage, maximum front‑setback coverage, open space, landscaping) are in the ordinance’s general provisions: see § 9271 (setbacks/intrusions/lot coverage/open space/landscaping/parking rules) and related subsections. For example, permitted intrusions, minimum building separation, maximum lot coverage (50% in some contexts), and front‑setback coverage rules are in these general sections § 9271.

  • Off‑street parking requirements (including when reduced or waived for new units) are in the off‑street parking chapter § 9260 and parking standards technical subsections § 9266. See the city parking rules and how they interact with density bonus concessions § 9123. The ordinance also contemplates combining/“P” parking districts § 9251. See the city’s parking guidance at Tustin Parking (/us/california/tustin/parking).

  • Design review procedures and objective design elements (materials, roof pitch, window size, setbacks as part of design review) are administered under § 9272 (design review), which lists the design topics the City considers. See the city’s design review page at /us/california/tustin/design-review.

  • Overlays and combining districts (Cultural Resource “CR”, Parking “P”, Housing Overlay “HO”, etc.) add or replace standards where applied; see § 9251–9252 and other overlay sections. If property lies in an overlay, the overlay’s adopted standards (or the specific plan) govern over the base zone where inconsistent. See Tustin Overlay Districts (/us/california/tustin/overlay-districts).

  • ADUs are regulated by a local ADU section § 9279; the ordinance incorporates state ADU law and includes ADU height limits, setback minimums (side/rear no less than 4 ft in many cases), and waiver rules where other standards would preclude an 800 sq ft ADU. See Tustin ADUs (/us/california/tustin/adu) and the ADU subsection § 9279.

  • Specific plans (for example, SP 1 – Tustin Legacy) replace base zoning standards inside their boundaries and must be consulted directly § 9246.

  • Density bonuses and concessions (including reductions to setbacks, lot size, parking or height increases) are available under the city’s density bonus provisions and the voluntary workforce housing program; the ordinance implements State density bonus law and codifies concessions in § 9123 and surrounding sections. Concessions specifically can include allowing increased building height or reduced setbacks § 9123.

Checklist — what an applicant must satisfy before filing (minimum)

  • Confirm the parcel’s zoning district on the official Zoning Map and the applicable district subsection (§ 9213).
  • Use Table 1 for the district (residential Table at § 9220, industrial/other Table at § 9240) to verify maximum height, front/side/rear setbacks, lot coverage, and minimum lot area.
  • Verify whether the parcel is inside a Specific Plan (§ 9246) or Overlay (CR, HO, P, etc.) — those may change standards.
  • Check ADU rules if adding an ADU: setbacks, maximum detached ADU height, and the ordinance’s waiver where an ADU of up to 800 sq ft would otherwise be precluded § 9279. See state ADU requirements as they affect local standards.
  • Confirm parking requirements and whether any reductions/exemptions apply (§ 9260–9266) and whether the site is in a "P" combining district § 9251. See the city parking page /us/california/tustin/parking.
  • Review design review triggers and objective standards; if required, prepare materials per § 9272 and consult the city’s design review guidance /us/california/tustin/design-review.
  • If seeking deviations (setback reductions, lot coverage, height increases), prepare a variance / CUP request per § 9295 / § 9294 (appeals and zoning admin procedures) and document findings for concessions under § 9123 if relying on a density bonus.

Risks & Ambiguities

Issue Why it matters What to verify
Floor Area Ratio (FAR) not stated The ordinance summarizes lot coverage and unit area but does not publish a citywide numeric FAR for most districts in the retrieved materials. Relying on FAR expectations from other jurisdictions can mislead project sizing. FAR: Not found in retrieved materials — verify with the City or specific plan for parcel.
Specific Plan / SP1 overrides Specific plans (e.g., SP 1 – Tustin Legacy) replace base standards; building under the base zone rules in SP1 can be incorrect. Verify whether parcel is in SP1 and apply the Tustin Legacy Specific Plan text § 9246.
ADU exemptions vs local standards State ADU law limits what a city can require (e.g., side/rear setbacks may be limited to 4 ft for new ADUs). Failure to apply state rules can cause rejected ADU applications. Confirm ADU provisions in § 9279 and compare to state ADU law; see ADU handbook materials in the record for state interplay.
Setback exceptions for existing structures The ordinance allows reduced setbacks to avoid precluding two units or an 800 sq ft unit, but it also sets minimums (never less than 4 ft). Misreading leads to illegal noncompliance. Check general setbacks and exceptions in § 9271 (general standards) and the specific exception language (setback reductions) § 9271 / individual district sections.
Density bonus concessions scope Density bonus concessions can modify development standards (reducing setbacks, increasing height). Relying on assumed concessions without a formal bonus application is risky. For concessions and the process, see § 9123 and the density‑bonus chapter § 9111 et seq.
Overlay-specific standards (CR/HO/P) Overlays can require different lot sizes, design compatibility, or prohibit particular accessory uses (e.g., CR restrictions). If parcel is in an overlay, apply the overlay section (e.g., § 9252 for Cultural Resource) and any overlay design guidelines.

Plain‑English summary

Tustin’s zoning ordinance sets the allowed uses and the numeric limits you must follow (height, setbacks, lot coverage, minimum lot area per unit) primarily in each district subsection and in the citywide Table 1s (residential § 9220, industrial/other § 9240). ADUs are governed by the local ADU section § 9279 (which implements state ADU law constraints), design review by § 9272, and overlays/specific plans override base rules where applicable (§ 9246, § 9252). Always confirm the parcel’s zone and overlays, then check Table 1 and the district subsection before preparing plans.

Source References

  • City of Tustin, Article 9 — Land Use (Zoning Ordinance), primary code text and district subsections: § 9213, § 9220, § 9221, § 9222, § 9223, § 9225, § 9226, § 9235, § 9240, § 9241, § 9246. See the extracted ordinance text in the retrieved files:
  • General development standards (setbacks, lot coverage, intrusions, open space, ADU cross‑references): § 9271, § 9272 (design review), § 9279 (ADUs). See extracts:
  • Off‑street parking: Chapter § 9260 and dimensional standards § 9266 (see parking chapter and combining "P" district § 9251)
  • Density bonus / concessions: § 9111–§ 9123 (density bonus incentives and concessions).
  • Tustin Legacy Specific Plan district: § 9246 (SP 1) and incorporated plan text (the Specific Plan document itself applies inside SP1)
  • ADU / State interplay reference (informational): 2025 California ADU handbook (file included in materials) — for state ADU constraints and interpretation.

Internal links used in this page (first mention only): Tustin zoning & planning overview (/us/california/tustin), Tustin Parking (/us/california/tustin/parking), Tustin Design Review (/us/california/tustin/design-review), Tustin Overlay Districts (/us/california/tustin/overlay-districts), Tustin ADUs (/us/california/tustin/adu), California Building Standards Code (/us/california/building-codes), Tustin Landscaping and Screening (/us/california/tustin/landscaping-and-screening).

Sources

Retrieved passages

  • Tustin Zoning Code (Section 9227b2) High relevance
  • Tustin Zoning Code (Section 9252j) High relevance
  • Tustin Zoning Code (Section 9220) High relevance
  • CBC § 66314 (§ 66314) High relevance
  • Tustin Zoning Code (Section 9272) High relevance
  • Tustin Zoning Code High relevance
  • Tustin Zoning Code (Section 9220) High relevance
  • CBC § 9267 (Section 9267.) High relevance
  • Tustin Zoning Code (Section 9230) Medium relevance
  • Tustin Zoning Code (Section 9271u.) Medium relevance
  • Tustin Zoning Code (ARTICLE 9) Medium relevance
  • Tustin Zoning Code (Section may) Medium relevance
  • Tustin Zoning Code (Section 9294) Medium relevance
  • Tustin Zoning Code (Section 9271u.) Medium relevance
  • Tustin Zoning Code (Section 9403d) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Tustin?

You may build single‑family dwellings and accessory buildings; ADUs/JADUs are allowed subject to the ADU rules. Key dimensional limits for R‑1 include maximum height 25 ft, front setback 50 ft, and rear setback 5 ft with the ordinance’s rear‑third open‑space requirement — see § 9223 and the city Table 1 at § 9220.

What are Tustin’s setback requirements?

Setbacks are set in the district Table 1 (residential § 9220, industrial/other § 9240) and supplemented by the general development provisions (permitted intrusions, exceptions, minimums) in § 9271. Specific numeric front/side/rear setbacks for each zone are in Table 1 and the district subsections (for example § 9223 for R‑1).

Do I need design review in Tustin?

Design review is required for specified development applications under § 9272; that section lists the design elements the City considers (setbacks/site planning, materials, landscaping, signage, etc.). Projects subject to design review must meet the objective design standards or obtain approval per the design review process. See § 9272 and the city’s design review guidance.

What are the ADU height and setback rules in Tustin?

Tustin’s ADU rules are in § 9279: typical detached ADU height limits are 16 ft (exceptions up to 18–20 ft in limited conditions), and new attached/detached ADUs generally must meet minimum side/rear setbacks of no less than 4 ft unless a converted ADU is within existing footprint. Also, the ordinance waives some standards if they would preclude an 800 sq ft ADU (state ADU interplay summarized in § 9279).

Where can I find lot coverage and FAR rules?

The ordinance publishes lot coverage percentages by district in Table 1 (§ 9220 for residential; § 9240 for industrial/other). Numeric FAR values are not presented in the retrieved materials as a general city table — FAR: Not found in retrieved materials; use lot coverage and other controls instead or check specific plan/PD standards.

How high can I build in the Commercial General (CG) zone?

In CG the ordinance sets a maximum of 35 ft / 3 stories for typical commercial buildings (with exceptions for roof equipment, penthouses, etc.); see § 9235 for the full list of exceptions and required setbacks.

Do specific plans or overlays change the base zone development standards?

Yes. A Specific Plan (for example SP 1 – Tustin Legacy) and overlays (Cultural Resource CR, Housing Overlay HO, Parking P) can replace or add standards; the ordinance requires applying the specific plan/overlay text where inconsistent with the base zone (§ 9246 for SP1; § 9251–9252 for some overlays). Always check the zoning map and overlay boundaries before applying base standards.

Can I get reduced setbacks or increased height under a density bonus?

Yes — the city’s density‑bonus chapter and concessions list permits reductions in site development standards (reduced setbacks, increased lot coverage, increased building height, reduced parking) when an applicant qualifies and the City grants concessions under § 9123 (and per state density bonus law as implemented in the code). You must follow the formal density‑bonus application and findings process.

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