Ask almost anyone in Tustin what's next for our city, and the conversation turns to the hangar.
Nearly three years after the North Hangar fire, the cleanup is officially finished. The city's attention has shifted to a much bigger question: what will become of the roughly 500 undeveloped acres at the former Marine base?
At the same time, Tustin is rezoning several sites to allow more housing under state requirements.
For homeowners, buyers and sellers, these decisions will shape the city for decades. Here's where things stand and what it could mean for you.
1. A Quick Look Back
On November 7, 2023, fire broke out in the North Hangar at the former Marine Corps Air Station Tustin. The 17-story wooden landmark was built in 1942 to house World War II blimps.
Firefighters couldn't safely get inside, and the hangar burned over 24 days. Ash and debris reached about 6.5 square miles of Tustin neighborhoods, and schools and parks closed temporarily.
No official cause was ever determined, and the investigation closed in November 2024. The South Hangar, its twin, still stands.
2. The Cleanup Is Officially Complete
This June, California's Department of Toxic Substances Control announced that remediation of the hangar property was finished. On June 16, 2026, the City Council ended the local emergency, roughly 950 days after the fire.
A few numbers that put the effort in perspective:
The community cleanup lasted about 18 months and cost the city about $105.8 million, which the Navy has been reimbursing
Crews cleaned streets, yards, and more than 400 roofs, gutters and porches
More than 4,800 asbestos air samples were collected from November 2023 to June 2025, and only four confirmed fibers. All four were below the EPA's school safety threshold.
For homeowners who worried about lingering effects, that official close-out is meaningful news.
3. What's Next: About 500 Acres and a Reuse Plan
Tustin Legacy already includes more than 4,200 homes, about 1.6 million square feet of commercial space and over 90 acres of parks. But roughly 500 acres of the former base remain undeveloped.
Here's how the next phase works:
The Navy still owns the hangar sites. The land is licensed to the city, which serves as the official local reuse authority.
Tustin must create a reuse plan. The Navy acts on that plan, and the city may end up acquiring all, part or none of the hangar parcel.
Residents have a voice. The city held open-house workshops in April 2026 to gather ideas, and a potential land transfer from the Navy was on the agenda at the annual reuse authority meeting in August.
The hangar's remaining "ribs" and four concrete towers are being left in place until a decision is made. The final outcome could include anything from parks and public uses to new homes, shops and offices.
4. Growth Beyond the Base: New Housing Sites
The hangar isn't the only change on the horizon.
Like every California city, Tustin has to show where it can add its share of regional housing under the state's Regional Housing Needs Allocation (RHNA). The city's 2021-2029 Housing Element calls for rezoning three areas:
Tustin Legacy: added housing capacity in several neighborhoods
Enderle Center: the shopping center at 17th Street and the 55 Freeway, rezoned with a housing overlay that allows up to 413 homes
The Tustin Market Place: rezoned to allow high-density housing
Rezoning doesn't mean construction is starting tomorrow. It allows housing on these sites when owners bring forward specific projects, and those projects still go through public review.
5. What It Means for Homeowners, Sellers and Buyers
No one can predict exactly how these projects will affect home values. But there are a few things worth thinking about.
For homeowners and sellers:
Closing out the cleanup removes a big question mark buyers had been asking about since 2023
New parks, shopping and amenities nearby can add appeal to surrounding neighborhoods
If you live near a rezoning site, like the Enderle Center just a few blocks from the neighborhood where I grew up, it's worth following each project as it's proposed
For buyers:
Tustin Legacy and the redevelopment sites may bring new home options over time
Ask about nearby planned projects, construction timelines and traffic changes before you buy
Review the Natural Hazard Disclosure and any seller disclosures carefully, as you would anywhere
Growth brings tradeoffs, like more traffic and construction alongside new amenities and housing. Knowing what's planned helps you make a confident decision.
6. How to Stay Informed
The best way to know what's coming is to follow it at the source:
City of Tustin's Tustin Legacy page for project updates and reuse planning
Housing Element Rezone Project page for Enderle Center, the Market Place and Tustin Legacy rezoning documents
City Council and Planning Commission agendas to see projects before they're approved
Community workshops when the city asks for public input on the hangar site
And of course, feel free to reach out. I keep a close eye on what's happening around town.
Final Thoughts
The hangar fire was one of the hardest chapters in Tustin's recent history. Now the city has a rare chance to shape what comes next on one of the largest pieces of undeveloped land in central Orange County.
Whether you're thinking about selling, buying or just want to understand how these changes could affect your neighborhood, I'm happy to talk it through.
Reach me at greg@theodellgroup.com or 949.792.6020.
