Luxury Remodeling in North Tustin

North Tustin has no city hall of its own: it is unincorporated Orange County, so a backyard project here is permitted by the County and measured against County zoning. The bulk of the community is zoned E4 Small Estates, a district the County intends for neighborhoods where open space and deep setbacks predominate, and around Lemon Heights the zoning map asks for sites at least 125 feet wide and 20,000 square feet in area. The land rises eastward from the streets near Tustin into the hills of Lemon Heights and Cowan Heights, where the grading volume that triggers a site development permit drops sharply on slopes steeper than 30 percent. Along the eastern edge, CAL FIRE maps a band of Very High Fire Hazard Severity Zone, and buildings there must be built with the fire-resistive features of Building Code Chapter 7A or Residential Code Section R327. With pools kept three feet off property lines and one guesthouse allowed per site, many of these estate lots have room for a pool, a pavilion and a guesthouse once the grade and the fire zone are resolved.

Most of North Tustin is zoned E4 Small Estates under the County Zoning Code, a district intended for neighborhoods where open space and deep setbacks predominate. The base E4 standards set a 10,000 square foot minimum building site, a 30-foot front setback from the ultimate street right-of-way, a 25-foot rear setback, side setbacks of 10 percent of the site's average width up to 20 feet, a 35-foot height limit and a 35 percent cap on building site coverage. The zoning map raises those minimums in places: land around Lemon Heights is largely 125-E4-20000, meaning a 125-foot minimum width and a 20,000 square foot minimum site, much of Cowan Heights is E4-20000, and Panorama Heights is mostly 100-E4. A smaller part of the community falls under the North Tustin Specific Plan instead, which carries its own district standards.

One team designs, permits and builds every project, and our own crews self-perform the work, so the people who plan your North Tustin project are the people on site building it.