Project Data:

Completion Date:     7/22/2022

Square Footage:      335035

Building Use:           Residential

Project Description:

Situated within a reimagined corner of the former Tustin Marine Corps Air Base, this modern multifamily community leverages the language of light, form, and landscape to redefine higher-density living. Comprising townhomes and elevator-served flats ranging from 1,062 to 2,275 square feet, the project brings together a range of floor plans unified by a shared architectural character and a human-scaled, walkable site strategy.

The design draws inspiration from the clustered hillside villages of historic coastal communities—sun-washed and cubic, yet adapted for contemporary urban life. The architecture presents a sculptural identity that plays with shadow, proportion, and volume. Transparent ground floors open to landscaped paseos and shared gardens, engaging residents with the street and blurring the boundary between indoor and outdoor experience.

Each of the seven residential building types was designed to maximize both privacy and connectivity. Elevated entries, articulated massing, and varying setbacks create rhythm and individual identity across the block. The base of each building is clad in a darker material tone to anchor it visually, while lighter materials above catch sunlight and sky, producing a kinetic effect throughout the day. Horizontal window bands, glass railings, and metal accents provide texture, modernity, and transparency.

The site plan prioritizes pedestrian safety, community engagement, and accessibility. Parking is distributed at grade without structured decks, maintaining a cost-effective and low-impact footprint. A network of pedestrian walkways connects each home to shared outdoor amenities and public streets. The ground-level units engage the landscape with patios and entries, reinforcing the residential feel and encouraging neighborly interaction.

The project integrates multiple AIA Framework principles—including Design for Well-Being, Economy, and Equitable Communities. With a wide mix of unit types and price points, Terra provides attainable housing for a broad demographic, from young professionals to families and older adults. Strategic orientation and massing allow for passive daylighting, privacy between units, and solar compliance across the site. Accessibility is embedded in the design: ramps, elevators, and layout strategies allow residents of varying abilities to live comfortably across all unit types.

Throughout design and construction, the team navigated pandemic-era constraints including labor shortages and material delays. Rather than defaulting to off-the-shelf solutions, the project adapted with modular design thinking and flexible finishes, preserving architectural consistency and community character.

Terra stands as a compelling example of how multifamily housing can deliver spatial quality, human scale, and timeless design—without sacrificing density, efficiency, or affordability. It proves that good architecture doesn’t need to shout to be meaningful. It just needs to endure.

Design for Integration, Design for Economy, Design for Well-being, Design for Change, Design for Discovery 

Terra at the Landing at Tustin Legacy exemplifies the AIA Framework for Design Excellence through a fully integrated design approach that unites architecture, landscape, and community planning. Design Integration is achieved through a cohesive architectural language, pedestrian-focused circulation, and the sensitive arrangement of building massing to create a walkable, inviting neighborhood. Design for Well-being is evident in the orientation of homes to maximize daylight and privacy, while landscaped paseos and patios foster connection to nature and neighbor. The project advances Design for Economy by offering a wide range of unit types—from 1-bedroom flats to 4-bedroom townhomes—providing housing options for individuals, families, and multigenerational households across a range of income levels and life stages. These varied housing types are achieved without structured parking, using private garages integrated into the building footprints to preserve open space and control costs. Design for Change is reflected in flexible layouts, accessible entries, and elevator-served buildings, allowing residents to adapt their homes as needs evolve. Finally, Design for Discovery is layered into the everyday experience—through rhythmic massing, material contrast, and the interplay of light and form—creating a community that reveals itself gradually and endures over time. Terra demonstrates how multifamily housing can meet economic and social needs without compromising on design quality or neighborhood character.

Completion Date:     7/22/2022

Square Footage:      335035

Building Use:           Residential

Location:                 Tustin, CA