HomeMy WebLinkAboutRDA 00-261
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RESOLUTION NO. RDA 00-2
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY
OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE
COMPREHENSIVE AFFORDABLE HOUSING STRATEGY FOR
FISCAL YEARS 2000-2001 TO 2009-2010.
The Community Redevelopment Agency of the City of Tustin does hereby resolve as
follows:
WHEREAS, the Community Redevelopment Agency of the City of Tustin (the
"Agency") has adopted a Redevelopment Plan (the "Redevelopment Plan") for the
South Central Project Area and has also adopted a Redevelopment Plan for the Town
Center Project Area; and
WHEREAS, both Redevelopment Plans provide for the allocation of taxes from
their respective Project Areas;
WHEREAS, Section 33334.2 of the California Community Redevelopment Law
(Health and Safety Code Section 33000 et seq.) requires that not less than twenty
percent (20%) of all taxes so allocated be used for the purpose of increasing,
improving and preserving the community's supply of low and moderate income
housing available at affordable housing cost;
WHEREAS, Section 33334.2(g) of the Health and Safety Code provides that
such funds may be used outside of a project area if a finding is made by resolution of
the Agency and the City Council that such use will be of benefit to the Project;
WHEREAS, the Project Areas comprise only a limited portion of the low to
moderate income housing supply in the City of Tustin and the overall low to moderate
income housing supply is dispersed throughout the City;
WHEREAS, the City by Resolution 93-111 and the Redevelopment Agency by
Resolution RD A No. 93-15, on November 1, 1993, adopted a finding that the use of
tax increment housing set-aside funds allocated from the South Central Project Area
and from the Town Center Project Area for the purpose of increasing, improving and
preserving the community's supply of low and moderate income housing outside the
project Areas and within the City of Tustin will be of benefit to both the South Central
and Town Center Redevelopment Project Areas.
WHEREAS, City council of City of Tustin has adopted a Comprehensive
Affordable Housing Strategy to assist in providing for the housing needs of low to
moderate income households throughout the City; and
NOW, THEREFORE, THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY
2 OF TUSTIN DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
3
Section 2: The Agency finds that the use of these funds continue to be of
4 primary benefit to both the South Central and Town Center Redevelopment Project
5 Areas, and constitutes redevelopment activity.
6 Section 1: The, Comprehensive Affordability Strategy for fiscal years 2000
2001 to 2009-2010 attached hereto as Exhibit "A" is hereby approved.
7
$ as described in Sections 33020 and 33021 of the Health and Safety Code.
g Passed, approved and adopted this 7th day of February, 2000.
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Tracy Wills rley
1' Redevelopment Agency- Chairman
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17 AMELA STOKER
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EXHIBIT A
City of Tustin
COMPREHENSVE AFFORDABLE HOUSING
STRATEGY
City of Tustin and
Tustin Community Redevelopment Agency
January, 2000
Table of Contents
Tustin Affordable Housing Strategy
Affordable Housing Needs Assessment
Affordability Gap Analysis
III. Affordable Housing Assistance Programs
IV. Affordable Housing Strategy
V. Local Affordable Housing Program Elements
VI. Housing Assistance Goals And Capital Plan Requirements
Table of Contents
Affordable Housing Needs Assessment
PAGE
ExecutiveSummary..................................................................................................................
1
I. Introduction.......................................................................................................................
4
A. Purpose and Content...................................................................................................
4
B. Methodology and Data Sources.................................................................................
4
II. Affordable Housing Needs..............................................................................................
6
A. Existing Households and Population.........................................................................
6
1. Populations, Households and Household Size .................................................
6
2. Tenure.....................................................................................................................
6
3. Population Age Distribution.................................................................................
10
B. Low and Moderate Income Households..................................................................
10
1. Family Income Limits.............................................................................................
9
2. Median and Per Capita Incomes..........................................................................
14
3. Household Income Distribution..........................................................................
17
C. Current and Projected Housing Needs.....................................................................
21
1. Overpayment..........................................................................................................
21
2. Overcrowding........................................................................................................
22
3. Special Housing Needs.........................................................................................
23
4. Regional Housing Needs......................................................................................
26
Table of Contents (Cont'd)
Affordable Housing Needs Assessment
IV. Housing Supply Conditions........................................................................................ 28
A. Housing Units and Composition......................................................................... 28
B. Housing Unit Vacancy.......................................................................................... 28
C. Age of Housing Stock............................................................................................ 35
D. Housing Prices....................................................................................................... 35
1. Single -Family and Condominium Sales Prices .............................................. 35
2. Apartment Sales Comparables........................................................................ 40
E. Assisted Housing Inventory.................................................................................. 46
List of Tables
Affordable Housing Needs Assessment
PAGE
1. Population, Households and Persons Per Household, City of
Tustin, 1980 to 2005................................................................................................... 7
2. Renter- and Owner -Occupied Housing Units, City of Tustin,
1990 and 1999............................................................................................................ 9
3. Distribution of Population by Sex and Age Group, City of Tustin,
1999.................................................................................................................... 12
4. Income Category Definitions, HUD and California
RedevelopmentLaw.................................................................................................... 14
5. Family Income Limits, City of Tustin, Fiscal Year 1999 .......................................... 15
6. Estimated Median, Average and Per Capita Incomes, City of
Tustin and Orange County, 1999............................................................................. 16
7. Estimated Household Income Distribution, City of Tustin and
OrangeCounty, 1999................................................................................................. 18
8. Estimated Household Income Distribution by Age of Head of
Household, City of Tustin, 1999................................................................................ 20
9. Low Income Households Overpaying for Housing, City of
Tustin, 1988.................................................................................................................. 20
10. Overcrowded Households, City of Tustin, 1990 ..................................................... 23
11. Large Owner and Renter Households, City of Tustin, 1990 ................................... 23
12. Household Size Distribution, City of Tustin and Orange County,
1999.................................................................................................................... 25
13. Single -Parent Households with Children Under 18, City of
Tustin, 1990.................................................................................................................. 26
14. Regional Housing Needs, City of Tustin, 2000 to 2004 ......................................... 27
15. Housing Composition, City of Tustin, 1990 to 1999 ............................................... 29
16. Housing Vacancy, City of Tustin and Orange County, 1999 ................................ 33
iv
List of Tables
Affordable Housing Needs Assessment
PAGE
17. Distribution of Housing Units by Year Built, City of Tustin and
OrangeCounty, 1999................................................................................................. 36
18. Distribution of Owner -Occupied Housing Units by Value, City
of Tustin and Orange County, 1999......................................................................... 38
19. Single -Family Home Sales, City of Tustin, July 1, 1999 Through
September30, 1999.................................................................................................... 41
20. Condominium Sales, City of Tustin, February 1, 1999 Through
September30, 1999.................................................................................................... 43
21. Apartment Sales Comparables By Project Size, City of Tustin,
January 1, 1997 Through August 30, 1999.............................................................. 44
22. Assisted Housing Inventory, City of Tustin, 1999 .................................................... 47
v
List of Charts
Affordable Housing Needs Assessment
PAGE
1. Historical and Projected Population and Households, City of
Tustin, 1980 to 2004................................................................................................... 8
2. Estimated Household Tenure, City of Tustin and Orange County,
1999 .................................................................................................................... 1 1
3. Population Age Distribution, City of Tustin and Orange County,
1999.................................................................................................................... 13
4. Estimated Household Income Distribution, City of Tustin and
OrangeCounty, 1999.................................................................................................. 19
5. Household Income Distribution by Age of Head of Household,
Cityof Tustin, 1999...................................................................................................... 24
6. Housing Composition, City of Tustin and Orange County, 1999 ......................... 30
7. New Housing Units Added, City of Tustin, 1990 to 1999 ..................................... 31
8. Housing Composition, City of Tustin, 1990 and 1999 ........................................... 32
9. Percent Vacant Housing Units, City of Tustin and Orange
County................................................................................................................ 34
10. Distribution of Housing Units by Year Built, City of Tustin and
OrangeCounty, 1999.................................................................................................. 37
11. Distribution of Owner -Occupied Housing Units By Value, City
of Tustin and Orange County, 1999.......................................................................... 39
V1
Table Of Contents
Affordability Gap Analysis
Pa e
I. Identifying the Affordability Gap 1
A. Defining Target Income Levels 2
B. Affordable Housing Cost Standards 6
C. Gap Analysis Methodology and Assumptions 1 1
II. Gap Analysis 30
A. Renter Housing Prototypes 30
B. Homeowner Prototypes 35
at
List of Tables
Affordability Gap Analysis
Table 1: Income Level Definitions, Rental Housing
Table 2: Income Level Definitions, Ownership Housing
Table 3: Affordable Housing Cost Definitions, Rental Housing
Table 4: Income Level and Affordable Ownership Housing Cost Definitions
Table 5: 1999 HUD Approved Monthly Utility Allowances for Orange County
Table 6: Housing Prototype Projects
Table 7: Total Development Costs, Rental Housing Prototypes
Table 8: Estimated Prototype Development Costs, Rental Housing Prototypes,
9% Credits
Table 9: Estimated Prototype Development Costs, Rental Housing Prototypes,
4% Credits
Table 10: Estimated Prototype Development Costs, Rental Housing Prototypes,
No Tax Credits
Table 11: Financing Assumptions and Calculations, Rental Prototypes, 9% Credits
Table 12: Financing Assumptions and Calculations, Rental Prototypes, 4% Credits
Table 13: Financing Assumptions and Calculations, Rental Prototypes, No Credits
Table 14: Total Development Costs, Ownership Housing Prototypes
Table 15: Development Cost Assumptions, Owner Housing Prototypes
Table 16: Financing Assumptions, Owner Housing
Table 17: Summary of Rental Project Prototype Affordability Gaps
Table 18: Sources and Uses, Rental Housing Prototypes
Table 19: Summary of Owner Affordability Gaps
Table 20: Sources and Uses, Ownership Housing Prototypes
viii
List of Attachments
Affordability Gap Analysis
Attachment 1: Senior Rental Prototype Rental Income and Operating Costs
Attachment 2: Large Apartment Project Acquisition/Rehabilitation Prototype Rental
Income and Operating Costs
Attachment 3: Fourplex Acquisition/Rehabilitation Prototype Rental Income and
Operating Costs
Attachment 4: Maximum Affordable Mortgage, Households Earning 50% AMI, New
Construction Attached Prototype
Attachment 5: Maximum Affordable Mortgage, Households Earning 80% AMI, New
Construction Attached Prototype
Attachment 6: Maximum Affordable Mortgage, Households Earning 100% AMI,
New Construction Attached Prototype
Attachment 7: Maximum Affordable Mortgage, Households Earning 120% AMI,
New Construction Attached Prototype
Attachment 8: Maximum Affordable Mortgage, Households Earning 50% AMI, New
Construction Detached Prototype
Attachment 9: Maximum Affordable Mortgage, Households Earning 80% AMI, New
Construction Detached Prototype
Attachment 10: Maximum Affordable Mortgage, Households Earning 100% AMI,
ix
New Construction Detached Prototype
Attachment 11:
Maximum Affordable Mortgage, Households
Earning 120% AMI,
New Construction Detached Prototype
Attachment 12:
Maximum Affordable Mortgage, Households
Earning 50% AMI,
Condominium Conversion Prototype
Attachment 13:
Maximum Affordable Mortgage, Households
Earning 80% AMI,
Condominium Conversion Prototype
Attachment 14:
Maximum Affordable Mortgage, Households
Earning 100% AMI,
Condominium Conversion Prototype
Attachment 15:
Maximum Affordable Mortgage, Households
Earning 120% AMI,
Condominium Conversion Prototype
ix
Table of Contents
Affordable Housing Assistance Programs
x
Paye
INTRODUCTION....................................................................................................
1
I. INCOME AND RENT LIMITS.....................................................................
4
A.
Income Limits....................................................................................
4
B.
Affordable
Housing Costs...............................................................
5
1.
Renters...................................................................................
5
2.
Owners..................................................................................
5
II. PROGRAM
DESCRIPTIONS......................................................................
7
A.
U.S.
Department of Housing and Urban Development (HUD).
7
1.
HOME Investment Partnership
(Renter and Owner).............................................................
7
.2.
Supportive Housing for the Elderly
(Section 202 Program).........................................................
8
3.
Supportive Housing for Persons with Disabilities
(Section 811 Program).........................................................
9
4.
Supportive Housing.............................................................
10
5.
Single Room Occupancy ....................................................
12
6.
Emergency Shelter Grants ...................................................
13
7.
Shelter Plus Care...................................................................
14
8.
Housing Opportunities for Persons with AIDS .................
15
9.
Community Development Block Grant (CDBG) .............
16
10.
Section 108 Loan Guarantees ............................................
18
11.
Small Projects Processing....................................................
20
B.
California Tax Credit Allocation Committee (TCAC).....................
22
1.
Low Income Housing Tax Credit Program (LIHTC) .........
22
C.
California Debt Limit Allocation Committee (CDLAC) .....
24
1.
Single Family Housing.........................................................
24
2.
Multifamily Rental Housing ................................................
24
x
Table of Contents (Cont'd)
Affordable Housing Assistance Programs
Pa e
D. California Department of Housing and Community
Development(HCD)........................................................................ 25
E.
G
il
1. Multifamily Housing Program (MHP) ................................ 25
2. Families Moving to Work Program (FMTW)...................... 27
3. California Self -Help Housing Program (CSHHP).............. 30
4. Urban Predevelopment Loan Program (PLP) .................... 31
5.' Employee Housing............................................................... 32
California Housing Finance Agency(CHFA)................................. 33
1. HELP Program..................................................................... 33
2. Proposition 1A School Facility Fee Reimbursement
Program................................................................................ 33
3. Special Needs Loan Program ...................... 34
4. First -Time Homebuyer Program ................. 34
5. Multifamily Financing ................................. 34
C
alifornia State Infrastructure and Economic Development Bank 35
OrangeCounty................................................................................. 35
1. Rental Housing Program .......:............................................. 35
2. Mortgage Credit Certificates ................................................ 36
Federal National Mortgage Association (FNMA or Fannie Mae) 37
1. Single Family Community Lending ..................................... 37
2. Single Family Rehabilitation Loans ..................................... 39
3. Multifamily...................................................:........................ 39
4. American Communities Fund ............................................. 40
5. Fannie Mae Foundation...................................................... 40
Federal Home Loan Mortgage Corporation (Freddie Mac) ......... 40
1. Affordable Gold.................................................................... 40
2. Other Affordable Housing Programs ................................. 42
M!
Table of Contents (Cont'd)
Affordable Housing Assistance Programs
J. Community Reinvestment Act (CRA) Lender Programs ............... 42
1. Community Reinvestment Act ............................................ 42
2. Affordable Housing Program (AHP) ................................... 43
3. Community Investment Program(CIP) ............................... 45
K. California Organized Investment Network (COIN) ...................... 46
L. Nonprofit Intermediaries................................................................ 48
1. Low Income Housing Fund ............................................... 48
2. Local Initiatives Support Corporation (LISC) ..................... 48
xii
List of Tables
Affordable Housing Assistance Programs
No.
1 1999 Income Limits, Orange County
0
2 Affordable Housing Cost, Community Redevelopment Law 6
Table of Contents
Affordable Housing Strategy
Page
1. Geographic Targeting....................................................................................1
2. Targeting of City Financial Resources..........................................................1
3. Definition of Affordable Housing Expense..................................................2
4. Term of Affordability......................................................................................3
5. Housing Type and Tenure............................................................................5
6. Periodic Review of Housing Strategy...........................................................5
*4MI
Table of Contents
Affordable Housing Program Elements
Page
A. DIRECT ASSISTANCE PROGRAMS........................................................................1
1. First -Time Homebuyers Program.................................................................4
2. Preservation of Existing Affordable Units.....................................................6
3. Rehabilitation of Existing Housing Stock.....................................................7
4. New Housing Construction..........................................................................9
5. Support and Ancillary Services..................................................................1 1
B. INDIRECT ASSISTANCE PROGRAMS.................................................................12
C. AFFORDABILITY COMPLIANCE PLAN..............................................................14
D. REPLACEMENT HOUSING OBLIGATIONS......................................................16
xvi i
List of Charts
Affordable Housing Program Elements
P- aye
Summary of Program Elements, City of Tustin Affordable
Housing Strategy
xviii
Table Of Contents
Housing Assistance Goals
And Capital Plan Requirements
Page
A. Summary Of Ten -Year Housing Assistance
Goals..............................................................................................................1
B. Annual Housing Assistance Goals...............................................................1
C. Assistance Goal Assumptions By Program.................................................5
xtx
No.
List of Tables
Housing Assistance Goals
And Capital Plan Requirements
Summary of Annual Assistance Goals
2 Annual Assistance Goals by Program and Income Level
xx
Page
Oa
City of Tustin
Affordable Housing
Needs Assessment
Submitted to:
Ms. Christine Shingleton
Director, Community Development
Assistant City Manager
City of Tustin
300 Centennial Way
Tustin, CA 92680
Phone: 714/573-3107
Fax: 714/573-3113
Submitted by:
David Paul Rosen & Associates
1330 Broadway, Suite 937
Oakland, California 94612
Phone: 510/451-2552
Fax: 510/451-2554
E-mail: DRAOakland@aol.com
January 31, 2000
Table of Contents
PAGE
ExecutiveSummary.................................................................................................................. 1
I. Introduction....................................................................................................................... 4
A. Purpose and Content................................................................................................... 4
B. Methodology and Data Sources................................................................................. 4
II. Affordable Housing Needs.............................................................................................. 6
A. Existing Households and Population......................................................................... 6
1. Populations, Households and Household Size ................................................. 6
2. Tenure..................................................................................................................... 6
3. Population Age Distribution................................................................................. 10
B. Low and Moderate Income Households.................................................................. 10
1. Family Income Limits............................................................................................. 9
2. Median and Per Capita Incomes.......................................................................... 14
3. Household Income Distribution.......................................................................... 17
C. Current and Projected Housing Needs..................................................................... 21
1. Overpayment.......................................................................................................... 21
2. Overcrowding........................................................................................................ 22
3. Special Housing Needs......................................................................................... 23
4. Regional Housing Needs...................................................................................... 26
IV. Housing Supply Conditions........................................................................................ 28
A. Housing Units and Composition......................................................................... 28
Housing Needs Assessment January 31, 2000
City of Tustin Page i
B. Housing Unit Vacancy.......................................................................................... 28
C. Age of Housing Stock............................................................................................ 35
D. Housing Prices....................................................................................................... 35
1. Single -Family and Condominium Sales Prices .............................................. 35
2. Apartment Sales Comparables........................................................................ 40
E. Assisted Housing Inventory.................................................................................. 46
Housing Needs Assessment January 31, 2000
City of Tustin Page ii
List of Tables
PAGE
1.
Population, Households and Persons Per Household, City of Tustin,
1980 to 2005................................................................................................................
7
2.
Renter- and Owner -Occupied Housing Units, City of Tustin, 1990
and1999....................................................................................................................
9
3.
Distribution of Population by Sex and Age Group, City of Tustin,
1999....................................................................................................................
12
4.
Income Category Definitions, HUD and California Redevelopment
Law....................................................................................................................
14
5.
Family Income Limits, City of Tustin, Fiscal Year 1999 ............................................
15
6.
Estimated Median, Average and Per Capita Incomes, City of Tustin
andOrange County, 1999.........................................................................................
16
7.
Estimated Household Income Distribution, City of Tustin and Orange
County, 1999................................................................................................................
18
8.
Estimated Household Income Distribution by Age of Head of
Household, City of Tustin, 1999................................................................................
20
9.
Low Income Households Overpaying for Housing, City of Tustin,
1988...................................................................................................................
20
10.
Overcrowded Households, City of Tustin, 1990 .....................................................
23
11.
Large Owner and Renter Households, City of Tustin, 1990 ...................................
23
12.
Household Size Distribution, City of Tustin and Orange County,
1999....................................................................................................................
25
13. Single -Parent Households with Children Under 18, City of Tustin,
1990.................................................................................................................... 26
14. Regional Housing Needs, City of Tustin, 2000 to 2004 ......................................... 27
Housing Needs Assessment January 31, 2000
City of Tustin Page iii
15. Housing Composition, City of Tustin, 1990 to 1999............................................... 29
16. Housing Vacancy, City of Tustin and Orange County, 1999................................ 33
17. Distribution of Housing Units by Year Built, City of Tustin and
OrangeCounty, 1999................................................................................................. 36
18. Distribution of Owner-Occupied Housing Units by Value, City of
Tustin and Orange County, 1999............................................................................. 38
19. Single -Family Home Sales, City of Tustin, July 1, 1999 Through
September30, 1999.................................................................................................... 41
20. Condominium Sales, City of Tustin, February 1, 1999 Through
September30, 1999.................................................................................................... 43
21. Apartment Sales Comparables By Project Size, City of Tustin, January
1, 1997 Through August 30, 1999............................................................................ 44
22. Assisted Housing Inventory, City of Tustin, 1999.................................................... 47
Housing Needs Assessment January 31, 2000
City of Tustin Page iv
List of Charts
PAGE
1. Historical and Projected Population and Households, City of Tustin,
1980 to 2004................................................................................................................ 8
2. Estimated Household Tenure, City of Tustin and Orange County,
1999.................................................................................................................... 11
3. Population Age Distribution, City of Tustin and Orange County, 1999 ................ 13
4. Estimated Household Income Distribution, City of Tustin and Orange
County, 1999................................................................................................................ 19
5. Household Income Distribution by Age of Head of Household, City
ofTustin, 1999............................................................................................................. 24
6. Housing Composition, City of Tustin and Orange County, 1999 ......................... 30
7. New Housing Units Added, City of Tustin, 1990 to 1999 ..................................... 31
8. Housing Composition, City of Tustin, 1990 and 1999 ........................................... 32
9. Percent Vacant Housing Units, City of Tustin and Orange County ....................... 34
10. Distribution of Housing Units by Year Built, City of Tustin and
OrangeCounty, 1999.................................................................................................. 37
11. Distribution of Owner -Occupied Housing Units By Value, City of
Tustin and Orange County, 1999.............................................................................. 39
Housing Needs Assessment January 31, 2000
City of Tustin Page v
Executive Summary
This section provides an analysis of affordable housing needs and the housing stock in
Tustin to assist City staff and policy makers to make informed policy decisions
regarding an affordable housing strategy for Tustin. Findings from the demographic,
housing supply and affordable housing needs analysis are summarized as follows:
• The population of the City of Tustin grew at an annually compounded
growth rate of 3.0 percent from 1990 to 1999, up from a rate of 2.7
percent between 1980 and 1990.
• The number of persons per household in the City of Tustin is slightly
smaller than that for the County as a whole, at 2.92 and 3.04,
respectively.
• Tustin has a substantially lower homeownership rate than the County of
Orange as a whole, at 40.7 percent and 59.3 percent, respectively.
• Tustin has a larger share of the population under 45 years old than the
County of Orange (72.3 percent and 67.8 percent, respectively). The
share of the population aged 65 years or older in Tustin is 8.4 percent,
compared to 10.4 percent in the County. These data highlight the
predominance of young families with children in Tustin.
• Tustin has a larger share of households earning less than $75,000
annually than the County of Orange, at 71.6 percent versus 65.8 percent
respectively. The greater preponderance of households in the lower to
middle income groups accounts for a lower median income in Tustin
compared to the County of Orange as a whole, at $49,300 versus
$56,400, respectively.
Households headed by young adults and seniors in Tustin are more
likely than others to be in the lower income categories. A total of 36.5
percent of households headed by persons under 25 years old and 36.7
percent of those headed by persons aged 65 years or older earn less than
$25,000 annually. The 1999 HUD income limit for a very low income
family of two persons in Orange County is $27,300.
In 1988, approximately 3,200 very low and low income renters and 300
owner households paid more than 30 percent of their gross income on
housing. Households paying more than this amount have less income
remaining for other necessities such as food, clothing, and health care.
More recent data on overpayment in Tustin is expected to be available
shortly from the Southern California Association of Governments (SCAG).
Housing Needs Assessment January 31, 2000
City of Tustin Page 1
• In 1990, 16 percent of renter households and 4 percent of owner
households were overcrowded (defined by HUD as_ more than one
person per room). Overcrowding occurs when there is a lack of
affordable -priced, appropriately -sized units, forcing families to double -up
or live in a unit that is too small for their household size.
• Large households with five or more persons comprise 13.6 percent of all
households in Tustin in 1999. Based on 1990 data, 64 percent of these
households are renters. Large families are a population of concern due
to both the difficulty of finding adequately sized housing units (especially
rental units) and the high costs associated with these units.
• Tustin had nearly 1,800 single -parent households in 1990. Such
households typically have lower than average incomes.
• The Regional Housing Needs Assessment (RHNA) from the Southern
California Association of Governments (SCAG) for the period 1998 to
2005 projects a need for 860 additional housing units affordable to very
low and low income households and 566 units affordable to moderate
income households.
• Tustin has a substantially lower percentage of single-family housing than
the County of Orange as a whole, at 41.4 percent compared to a
countywide average of 67.5 percent in 1999.
• Residential properties with two to four units comprise 12.8 percent of
housing units in Tustin, and multifamily developments with 5 or more
units comprise 42.9 percent. Mobile homes comprise the remaining 2.9
percent of housing units in the City.
• Vacancy data show that vacant units for rent comprise 4.8 percent of
total housing units in Tustin, and vacant units for sale represent 0.8
percent of all housing units. Generally, vacancy rates of less than 5
percent indicate a tight housing market.
• A total of 39.7 percent of Tustin's housing units are at least 30 years old,
indicating a potential need for rehabilitation and continued maintenance
of these units.
• Tustin has a higher proportion of homes valued in the affordable price
range under $149,999 than the County as a whole (12.5 percent and 8.3
percent, respectively).
Housing Needs Assessment January 31, 2000
City of Tustin Page 2
The median sales price for 63 single-family homes sold in the City of
Tustin between August 1, 1999 and September 30, 1999 was $252,500.
The median sales price for 33 condominiums sold in the City of -Tustin
between August 1, 1999 and September 30, 1999 was $157,500.
Housing Needs Assessment January 31, 2000
City of Tustin Page 3
I. Introduction
A. Purpose and Content
The housing needs assessment describes the current housing needs of the City, in
terms of affordability, overcrowding, and the quality of the housing stock. It also
reviews the characteristics and age of the housing stock, vacancy rates, single-family,
condominium and apartment sales prices, and existing affordable housing projects at -
risk of conversion to market rate.
B. Methodology and Data Sources
The published data and on-line computerized data services used in the housing needs
assessment represent the best sources of information currently available. They are
commonly used by government and the public sector for planning purposes. The
1990 Census is of course dated. However, new data from the 2000 Census will not
be available before 2002. This study uses population, housing, vacancy and statistics
from the California Department of Finance, the data source used for all State
government planning purposes.
National Decision Systems provides detailed data on items such as population age
distribution, household distribution by income and age, and the status of vacant
housing not available from the Department of Finance. National Decision Systems is a
division of Precision Marketing Group (PMG), a recognized national provider of
demographic estimates and projections. The U.S. Census is the starting point for the
PMG Demographic Update, a program dating back more than 20 years. The basic
approach is that of adapting standard demographic methods for use with the best data
available at each geographic level. PMG tracks neighborhood level growth and
decline through the annual acquisition of current small area data from across the
nation. Sources include estimates from local governments, consumer database counts,
and postal delivery statistics. Such sources allow a "bottom-up" methodology
grounded in authoritative, local sources. PMG uses Census estimates and other federal
and state data to produce totals for larger areas such as cities, counties and states.
These independent estimates are used as control totals for the small area estimates, thus
providing the internal consistency of a "top-down" process.
The data sources used in this study are as follows:
• 1990 Census: historical population and housing characteristics;
overcrowding, overpayment, and special housing needs;
• California Department of Finance Demographic Research Unit:
population, housing units, household size, vacancy rates, and
distribution of housing units by type;
Housing Needs Assessment January 31, 2000
City of Tustin Page 4
• National Decision Systems: income distribution, age distribution, age of
housing, status of vacant housing (for -sale, for -rent and seasonal);
• U.S. Department of Housing and Urban Development: median -family
incomes and housing income limits;
Dataquick on-line computer service: single-family and multi -family sales
prices;
• Tustin Community Redevelopment Agency: Housing Fund balance and
annual tax increment revenues.
• Orange County Projections (OCP) — 1996 Modified, Center for
Demographic Research, Cal State University, Fullerton.
Housing Needs Assessment January 31, 2000
City of Tustin Page 5
II. Affordable Housing Needs
This chapter provides an assessment of affordable housing needs in the City of Tustin.
A demographic profile of the City's population, households, age and income
characteristics establishes the foundation for evaluating current housing needs in the
City. Comparisons of current conditions with 1980 and 1990 data provide an
indication of recent and potential future trends, while comparisons of Tustin and the
County of Orange provide insight into the City's relative position in the region.
A. Existing Households and Population
1. Population, Households, and Household Size
The California Department of Finance (DOF) estimates a household population of
66,334 persons in the City of Tustin as of January 1, 1999, as shown in Table 1 and
Chart 1. DOF estimates there were 22,755 households in the City of Tustin at that
time. The population in Tustin grew at an annual compound rate of 2.7 percent
between 1980 and 1990, increasing to 3.0 percent annually between 1990 and 1999.
The number of households in Tustin grew more slowly at annual compound rates of
1.4 percent from 1980 to 1990, and 2.4 percent from 1990 to 1999. As a result, the
average household size in the City increased from 2.42 persons per household in
1980 to 2.77 in 1990 and 2.92 in 1999.
National Decision Systems projects the population to increase 1.5 percent annually
over the next five years, reaching 72,735 in 2005. The number of households is
projected to increase more rapidly at 2.9 percent annually, resulting in a decrease in
the average household size to 2.70 persons per household in 2005.
The 1999 average household size in the City of Tustin, at 2.92 persons per
households, is slightly lower than that for the County of Orange as a whole (3.04
persons per household).
2. Tenure
Table 2 shows the relative proportions of renter and owner households in the City of
Tustin in 1990 and 1999. Owners comprised 40.7 percent of all households in 1999,
down fractionally .from 40.9 percent in 1990. The proportion of renter households
increased slightly from 59.1 percent to 59.3 percent over this time period.
Orange County as a whole has a much larger proportion of owner -occupied
households than the City, at 60.4 percent, as shown in Chart 2.
Housing Needs Assessment January 31, 2000
City of Tustin Page 6
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Table 2
RENTER AND OWNER -OCCUPIED HOUSING UNITS
CITY OF TUSTIN
1990 and 1999
Housing Tenure
Owner -Occupied
Renter Occupied
Total Occupied Units
1990
1999
Number Percent
Number
Percent
7,504 40.9%
9,261
40.7%
10,828 59.1%
13,494
59.3%
18,332 100.0%
22,755
100.0%
Source: 1990 Census; National Decision Systems; David Paul Rosen & Associates.
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3. Population Age Distribution
Table 3 shows the breakdown of the population of Tustin by sex and age in 1999.
The table shows that males comprise 55 percent of Tustin's population, compared to
45 percent females was almost even. The data also show that about 6.8 percent of the
male population is over 65 years of age, compared to 8.4 percent of the female
population.
As shown in Chart 3, a larger share of Tustin's population is under 18 years old (26.8
percent) compared to the County as a whole (25.2 percent). Tustin also has a larger
share of the population aged 25 to 44 years (36.6 percent) than the County (33.3
percent). In contrast, Tustin has a lower share of the population 65 years or older (8.4
percent) compared to the County (10.4 percent). The median age in Tustin is also
about one and one-half years lower than in the County, at 32.96 years and 34.55
years, respectively.
These statistics highlight the predominance of young families with children in Tustin.
B. Low and Moderate Income Households
1. Family Income Limits
Affordable housing assistance programs require definitions of the target group to be
assisted. Table 4 below presents income category definitions used by both the U.S.
Department of Housing and Urban Development (HUD) and California
Redevelopment Law (CRL) in determining program eligibility. Program eligibility is
based on area median income (AMI). For both HUD and CRL, area median income is
defined as the HUD -reported median income for Orange County, adjusted by
household size. Table 4 shows current 1999 income limits for a family of four in
Orange County under the CRL definition, based on the HUD 1999 median income for
Orange County of $68,300. For HUD, the 1999 income limits are the same, except
HUD caps the lower income definition at the lesser of 80 percent of area median
income and 80 percent of statewide median income. In 1999, the HUD low income
definition is based on statewide median income and equals $47,800 for a family of
four.
Housing Needs Assessment January 31, 2000
City of Tustin Page 10
Table 3
DISTRIBUTION OF POPULATION BY SEX AND AGE GROUP
CITY OF TUSTIN
1999
Age Group
Under 18
18 to 24
25 to 44
45 to 64
65 or Older
Total
Median Age
Male
Number
Number
Percent
11,499
27.5%
3,948
9.4%
15,813
37.8%
7,711
18.4%
2,840
6.8%
41,811
100.0%
N/A
Female
Number
Percent
Percent
8,763
25.9%
2,781
8.2%
11,859
35.1%
6,881
20.4%
3,511
10.4%
33,795
100.0%
34.47
Tota I
Number
Percent
20,262
26.8%
6,729
8.9%
27,672
36.6%
14,592
19.3%
6,351
8.4%
75,606
100.0%
32.96
(1) Age and sex percentage distribution from National Decision Systems applied
to total population figures from California Department of Finance.
Source: California Department of Finance; National Decision Systems;
David Paul Rosen & Associates
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Table 4
Income Category Definitions
California Redevelopment Law
Income Limit Definition
Orange County
1999 Income
Limit,
Family of Four'
Very Low Income
Households earning no more than
50% of the area median income,
adjusted for household size
$34,150
Low Income
Households earning more than 50%
$54,640
of area median income but less than
80% of the area median income,
adjusted for household size
Moderate Income
Households earning more than 80%
$81,960
of area median income but less than
120% of the area median income,
adjusted for household size
'Based on a 1999 median household income for a family of four for Orange County of $68,300.
Source: U.S. Department of Housing and Urban Development, David Paul Rosen & Associates.
HUD adjusts median household income figures for household size. Table 5 shows
1999 income limits in Orange County under these definitions by income category and
household size.
2. Median and Per Capita Incomes
Table 6 below shows estimated median, average, and per capita household income
figures for the City of Tustin and Orange County from National Decision Systems.
These estimates are reported for the purpose of comparing median incomes in Tustin
and Orange County, and reflect actual household size, estimated at 2.92 persons in
Tustin and 3.04 persons in Orange County. By comparison, the HUD area median
income figures shown previously in Table 4 are adjusted for a household size of four
persons.
Housing Needs Assessment January 31, 2000
City of Tustin Page 14
Table 5
FAMILY INCOME LIMITS (1)
COUNTY OF ORANGE
Fiscal Year 1999
(1) California Community Redevelopment Law income limits
based on an area median income of $68,300 for a family of four in
Orange County for FY 1999. Figures represent
the top end of each income group.
(2) HUD income limits for low income families are capped at the lower of 80%
of area median income and 80% of statewide median ,income. For 1999,
the HUD low income limit for a family of four is $47,800.
Source: U.S. Dept. of Housing and Urban Development;
David Paul Rosen & Associates.
TU-inc limits
Very Low
Low
Moderate
Moderate
Number of
Income
Income
Income
Income
Persons
50% AMI
80% AMI (2)
100%
120%
1
$23,900
$38,250
$47,810
$57,370
2
$27,320
$43,710
$54,640
$65,570
3
$30,735
$49,180
$61,470
$73,760
4
$34,150
$54,640
$68,300
$81,960
5
$36,880
$59,010
$73,760
$88,510
6
$39,615
$63,380
$79,230
$95,080
7
$42,345
$67,750
$84,690
$101,630
8
$45,080
$72,130
$90,160
$108,190
(1) California Community Redevelopment Law income limits
based on an area median income of $68,300 for a family of four in
Orange County for FY 1999. Figures represent
the top end of each income group.
(2) HUD income limits for low income families are capped at the lower of 80%
of area median income and 80% of statewide median ,income. For 1999,
the HUD low income limit for a family of four is $47,800.
Source: U.S. Dept. of Housing and Urban Development;
David Paul Rosen & Associates.
TU-inc limits
The National Decision Systems' median household income estimate for Tustin is
approximately $49,300, compared to $56,400 for Orange County. As noted above,
HUD reports a 1999 median household income for a family of four in Orange County
of $68,300. HUD median household income figures adjusted by household size are
used in determining program eligibility.
Tustin's median household income estimate from National Decision Systems is lower
than the estimate for the County, reflecting the larger number of lower income
households in Tustin, as discussed in Section 3 below.
There is a similar difference in the average household incomes of Tustin and Orange
County, at approximately $67,300 and $75,100, respectively. The estimated per
capita income in Tustin is about $24,200, compared to $25,700 for Orange County.
Table 6
Estimated Median, Average and Per Capita Incomes
City of Tustin and Orange County
1999
Inrnma ratPanry Citv of Tustin Orange County
Median Household
$49,282
$56,352
Income
Estimated Average
$67,335
$75,057
Household Income
Estimated Per Capita
$24,177
$25,746
Income
Source: National Decision Systems, David Paul Rosen & Associates.
Housing Needs Assessment January 31, 2000
City of Tustin Page 16
3. Household Income Distribution
Table 7 and Chart 4 show the 1999 estimated income distribution for the City of
Tustin and County of Orange. Tustin has a fractionally smaller proportion of
households earning less than $15,000 annually than the County, at 8.4 percent
and 9.0 percent, respectively. However, Tustin has a larger proportion of
households earning between $15,000 and $24,999 than the County (10.2 percent
and 9.0 percent respectively). The City also has a larger proportion of households
earning between $25,000 and $34,999 (12.1 percent and 10.1 percent
respectively) and a larger proportion of households earning between $35,000 and
$74,999 (40.9 percent and 37.7 percent, respectively).
Tustin has a smaller share of households earning $75,000 or more than Orange
County (28.5 percent and 34.2 percent, respectively). The greater preponderance
of households in the lower to middle income groups accounts for the lower
median and average household incomes in Tustin compared to the County, as
noted above.
Table 8 shows the 1999 estimated household income distribution for the City of
Tustin by age of the head of household. Households headed by very young and
elderly persons have the highest share of households in the lower income
categories. Almost one-fifth of households in Tustin headed by persons aged 65 or
older (18.9 percent) earn less than $15,000 annually. By comparison, only 5.6
percent of households headed by persons aged 25 to 64 years earn less than
$15,000 annually. Households headed by persons aged 25 to 65 years are
concentrated in the higher income categories, with 43.4 percent earning $35,000
to $74,999 per year and 31.3 percent earning $75,000 or more annually.
By comparison, the 1999 HUD income limit for a very low income family (earning
no more than 50 percent of median household income, adjusted for household
size) is $27,300 for a household of two persons in Orange County. In Tustin, a
total of 36.5 percent of households headed by persons under 25 years old and
36.7 percent of those headed by persons aged 65 years or older earn less than
$25,000 annually.
Housing Needs Assessment January 31, 2000
City of Tustin Page 17
Household
Income Range
Table 7
ESTIMATED HOUSEHOLD INCOME DISTRIBUTION
CITY OF TUSTIN AND ORANGE COUNTY
1999
City of Tustin County of Orange
Number Percent Number Percent
$0,000-$14,999
1,905
8.4%
80,691
9.0%
$15,000-$24,999
2,319
10.2%
81,141
9.0%
$25,000-$34,999
2,742
12.1%
91,137
10.1%
$35,000-$49,999
4,633
20.4%
140,218
15.6%
$50,000-$74,999
4,669
20.5%
199,386
22.1%
$75,000-$99,999
2,806
12.3%
128,151
14.2%
$100,000 or More
3,682
16.2%
179,843
20.0%
Total
22,755
100.0%
900,568
100.0%
Source: National Decision Systems; David Paul Rosen & Associates.
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C. Current and Projected Housing Needs
The following section profiles special housing needs in the City of Tustin, and
presents regional housing needs estimates for the period 2001 through 2005. The
1990 Census provides the most recent available data on certain housing needs
such as ability to pay, overcrowding, and large family households. Regional
housing needs estimates are from the Southern California Association of
Governments (SCAG).
1. Overpayment
According to HUD's standard, households paying 30 percent or more of their
gross income on housing are considered to be paying more than they can afford for
housing. Households paying greater than this amount have less income remaining
for other necessities such as food, clothing, utilities and health care. The problem is
most severe for families with limited incomes. Table 9 below illustrates the number
of low and very income households in Tustin paying 30 percent or more of their
income for housing, based on 1988 data from SCAG. A total of nearly 3,200 very
low and low income renter households and 300 owner households were
overpaying for housing. The figures below are the most current available at this
time. SCAG reports that updated overpayment statistics will be available by the end
of 1999.
Table 9
Low Income Households Overpaying for Housing
City of Tustin
1988
% of Median
Income Renter Owner Total
Very Low Income <50% 1,661 177 1,838
Low Income 50-80% 1,529 139 1,669
Subtotal Low Income Households 3,190 316 3,507
Source: Southern California Association of Governments; Revised Regional
Housing Needs Assessment, December, 1988; David Paul Rosen & Associates.
Housing Needs Assessment January 31, 2000
City of Tustin Page 21
2. Overcrowding
HUD defines overcrowding as more than 1.0 person per room, excluding
bathrooms and kitchens. As shown in Table 10 below, 16.2 percent of all renters,
or approximately 1,757 households, lived in overcrowded conditions as of the
1990 Census. For owners, the proportion of households living in overcrowded
conditions was much smaller, at 4.2 percent of owner households. Overall, 11.3
percent of Tustin's households lived in overcrowded conditions, as defined by
HUD.
Table 10
Overcrowded Households
City of Tustin
1990
Source: 1990 U.S. Census; David Paul Rosen & Associates.
As noted in the Tustin Affordability Gap Analysis, the California Tax Credit Allocation
Committee (TCAQ determines affordable rents for projects using 9 percent federal tax
credits or 4 percent tax credits with tax-exempt bonds using an occupancy factor of 1.5
persons per bedroom. However, TCAC and California Community Redevelopment
Law do not proscribe a maximum occupancy for units assisted under these programs.
This suggests, and DRA recommends, that the City/Redevelopment Agency of Tustin
define, as a matter of policy, maximum occupancy limits for units assisted by the City
and/or Agency.
Housing Needs Assessment January 31, 2000
City of Tustin Page 22
1.01 to 1.50
1.51 +
Total
Persons/Room
Persons/Room
1.01 + Persons/Room
Renter
Households
722
6.7%
1,035
9.5%
1,757
16.2%
Owner
Households
180
2.4%
134
1.8%
314
4.2%
Total
Households
902
4.9%
1,169
6.4%
2,071
11.3%
Source: 1990 U.S. Census; David Paul Rosen & Associates.
As noted in the Tustin Affordability Gap Analysis, the California Tax Credit Allocation
Committee (TCAQ determines affordable rents for projects using 9 percent federal tax
credits or 4 percent tax credits with tax-exempt bonds using an occupancy factor of 1.5
persons per bedroom. However, TCAC and California Community Redevelopment
Law do not proscribe a maximum occupancy for units assisted under these programs.
This suggests, and DRA recommends, that the City/Redevelopment Agency of Tustin
define, as a matter of policy, maximum occupancy limits for units assisted by the City
and/or Agency.
Housing Needs Assessment January 31, 2000
City of Tustin Page 22
3. Special Housing Needs
Special needs populations such as the homeless, seniors, large families, single -parent
households, and the disabled have specific housing needs. The following sections
briefly describe the special needs of certain population segments in the community.
a. Elderly
The special needs of many elderly households result from their lower, fixed incomes,
physical disabilities, and need for assistance. As shown previously in Chart 3, the
elderly in Tustin comprised 8.6 percent of the population in 1999, compared to 10.4
percent countywide.
Chart 5 compares the household income distribution for households with a head of
household aged 65 or older with households headed by younger persons, again
illustrating that elderly households are over -represented in the lower income
categories. As noted above, almost one-fifth of households in Tustin headed by
persons aged 65 or older (18.9 percent) earn less than $15,000 annually, and more
than one-third (36.7 percent) earn less than $25,000 annually.
b. Large Families
Large families are another population of concern due to both the
adequately sized housing units and the high costs associated with
Thus, large families typically suffer disproportionately from both
inability to pay. Table 11 shows the number of large family
households in Tustin according to the 1990 Census. There were
households with five or more persons representing about
households.
Table 11
Large Owner and Renter Households
City of Tustin
1990
Large Owner Households
Large Renter Households
Total Large Households
difficulty of finding
these larger units.
overcrowding and
owner and renter
about 2,062 large
11 percent of all
Households With Five or More Persons
Number of HH % of Total HH
745 9.9%
1,317 12.2%
2,062 11.2%
Source: 1990 U.S. Census, David Paul Rosen & Associates.
Housing Needs Assessment January 31, 2000
City of Tustin Page 23
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Table 12 below shows the distribution of households by the number of persons in the
household in the City of Tustin and Orange County in 1999. The number of large
households in the City of Tustin has increased from 2,062 in 1990 to 3,095 in 1999.
Large households comprise 13.6 percent of all households in Tustin, compared to
14.7 percent countywide.
Table 12
Household Size Distribution
City of Tustin and Orange County
1999
Source: National Decision Systems; David Paul Rosen & Associates.
C. Single -Parent Households
The housing needs of single -parent families with children are generally related to
affordability since such households typically have lower than average incomes.
According to the 1990 Census, the City of Tustin had 1,761 single -parent households with
children under 18 years of age, as summarized below.
Housing Needs Assessment January 31, 2000
City of Tustin Page 25
City of Tustin
Orange County
Household Size
Number of
% of Total
Number of
% of Total
Households
Households
Households
Households
1 Person
5,211
22.9%
184,616
20.5%
2 Persons
7,191
31.6%
288,182
32.0%
3 Persons
4,141
18.2%
159,401
17.7%
4 Persons
3,117
13.7%
135,986
15.1%
5 or More Persons
3,095
13.6%
132,383
14.7%
Total Households
22,755
100.0%
900,568
100.0%
Source: National Decision Systems; David Paul Rosen & Associates.
C. Single -Parent Households
The housing needs of single -parent families with children are generally related to
affordability since such households typically have lower than average incomes.
According to the 1990 Census, the City of Tustin had 1,761 single -parent households with
children under 18 years of age, as summarized below.
Housing Needs Assessment January 31, 2000
City of Tustin Page 25
Table 13
Single -Parent Households With Children
City of Tustin
1990
Female
1,363 77%
Male
Under 18
Total
398 23% 1,761 100%
Source: 1990 U.S. Census; David Paul Rosen & Associates.
d. The Disabled
The housing needs of households with disabled members are generally related to
affordability and access. The 1991 Housing Element Technical Memorandum reports that
an estimated 1.1 % of the population in Tustin has a transportation disability, defined as a
physical condition which presents difficulty in the use of public transportation. Under this
definition, approximately 558 persons in Tustin are considered "disabled."
4. Regional Housing Needs
State law requires jurisdictions to provide for their share of regional housing needs. The
Southern California Association of Governments (SCAG) has prepared preliminary
regional housing needs for Tustin for the period 1998 to 2005, estimating the number of
households the City will be expected to accommodate during this period. Estimated
housing needs represent the number of new units needed in a jurisdiction based on the
number of households expected to reside in a jurisdiction, plus adequate vacant units to
assure mobility and new units to replace losses.
These forecasts are based on the following factors at the regional and local levels: market
demand for housing, employment opportunities, availability of suitable sites and public
facilities, commuting patterns, type and tenure of housing need, and housing needs of
farmworkers. The most recent recommended RHNA figures for Tustin are summarized in
Table 14 below.
Housing Needs Assessment January 31, 2000
City of Tustin Page 26
Table 14
Regional Housing Needs
City of Tustin
1998 to 2005
HousingNeed Total Five -Year Percent of Total
Housing Need
Very Low Income
Low Income
Moderate Income
Subtotal — Low and Moderate Income
Above Moderate Income
505 21.1%
355 14.8%
566 23.9%
1,426 59.8%
973 40.6%
Total Housing Need 2,399 100.0%
Source: Orange County Council of Governments (OCCOG) recommendation to Southern California
Association of Governments, on appeal, City of Tustin; David Paul Rosen & Associates.
Housing Needs Assessment January 31, 2000
City of Tustin Page 27
III. Housing Supply Conditions
This chapter profiles the housing supply in Tustin, including the age and composition
of the housing stock, vacancy rates, single-family home prices, multifamily property
sales prices, apartment rents, and an inventory of at -risk assisted affordable housing in
the City.
A. Housing Units and Composition
Table 15 presents the distribution of housing units by type and the number of units in
the property for the City of Tustin. Single-family detached housing comprises 27.7
percent of housing units in the City, while single-family attached housing accounts for
13.1 percent of housing units. As illustrated in Chart 6, Tustin has a substantially
lower percentage of single-family housing than the County of Orange as a whole, at
41.4 percent compared to a countywide average of 67.5 percent.
Residential properties with two to four units comprise 12.8 percent of housing units in
Tustin, compared to 9.1 percent countywide. Tustin has a significantly higher share of
units in multifamily developments of 5 or more units than the County, at 42.9 percent
and 26.1 percent, respectively. Mobile homes comprise the remaining 2.9 percent of
housing units in Tustin, and 3.3 percent in the County. Multi -family housing typically
provides the largest source of both rental and affordable homeownership opportunities
in a community.
As shown in Chart 7, single-family units account for 43.6 percent of new housing units
added over the 1990 to 1999 period. Two to four unit properties account for only 0.8
percent of the increase, and multifamily properties with 5 or more units accounted for
55.8 percent. No new mobile homes were added over this time period.
Chart 8 indicates that as a result of the new units added between 1990 and 1999, the
percentage of single-family housing increased marginally from 40.8 percent to 41.4
percent of the housing stock. The proportion of units in two to four unit properties
declined from 16.0 to 12.8 percent. The percentage of units located in multifamily
properties with five or more units increased from 39.5 percent to 43.0 percent, and the
share of mobile homes declined from 3.6 percent to 2.9 percent.
B. Housing Unit Vacancy
Table 16 and Chart 9 show an estimated breakdown of vacant units by their status,
including "vacant for rent", "vacant for sale", "seasonal" and "other" from National
Decision Systems (NDS).
Housing Needs Assessment January 31, 2000
City of Tustin Page 28
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Table 16
HOUSING VACANCY
CITY OF TUSTIN AND ORANGE COUNTY
1999
Housing Tenure
Vacant Units for Rent
Vacant Units for Sale
Seasonally Vacant Units
Vacant --Other
Subtotal --Vacant Units
Occupied Units
Total Housing Units
Tustin Orange County
Number
Percent Number Percent
1,188
4.8%
26,300
2.8%
204
0.8%
10,531
1.1 %
61
0.2%
61311
0.7%
323
1.3%
11,172
1.2%
1,776
7.2%
54,314
5.7%
22,755
92.8%
900,568
94.3%
24,531
100.0%
954,882
100.0%
Source: California Department of Finance; National Decision Systems;
David Paul Rosen & Associates.
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Table 17
DISTRIBUTION OF HOUSING UNITS BY YEAR BUILT
CITY OF TUSTIN AND ORANGE COUNTY
1999
YEAR BUILT (AGE OF STRUCTURE) (1)
1939 or Earlier (60 Years or More)
1940 to 1949 (50 to 59 Years)
1950 to 1959 (40 to 49 Years)
1960 to 1969 (30 to 39 Years)
1970 to 1979 (20 to 29 Years)
1980 to 1989 (10 to 19 Years)
1990 or Later (9 Years or Less)
Total Housing Units
City of
Tustin
Number Percent
Orange
County
Number Percent
297
1.2%
23,103
2.4%
374
1.5%
25,378
2.7%
1,195
4.9%
135,204
14.2%
7,863
32.1%
235,403
24.7%
6,170
25.2%
263,932
27.6%
3,401
13.9%
192,086
20.1%
5,231
21.3%
79,777
8.4%
24,531
100.0%
954,882
100.0%
(1) Age of pre -1990 units from National Decision Systems based on 1990 Census; number of
units built since 1989 from California Department of Finance.
(2) Includes units built prior to 1990.
Source: National Decision Systems; California Department of Finance; David Paul Rosen &
Associates.
TU-hsg age
The data show that "vacant units for rent" comprise 4.8 percent of total housing units
in Tustin, higher than the 2.8 percent rental vacancy shown for Orange County.
"Vacant units for sale" represent only 0.8 percent of all units in Tustin. and 1.1 percent
of units in the County. Generally, vacancy rates of less than 5 percent indicate a tight
housing market.
C. Age of Housing Stock
Table 17 and Chart 10 compare the distribution of housing units by year built for the
City of Tustin and the County of Orange in 1999. The highest rate of housing
construction occurred in Tustin during the 1960's, when the City gained almost one-
third of its current units (32.1 percent). Tustin added another 25.2 percent of existing
units during the 1970's, probably largely as a result of the annexation of existing units
in previously unincorporated areas of the County. After a slower period of housing
construction during the 1980's (13.9 percent of all units built), the 1990's have seen
increased housing development with 21.3 percent of Tustin's units built during this
period. By comparison, about one-quarter of the County's housing stock was built in
the 1960's and another quarter was added during the 1970's. One-fifth of the
County's units were built during the 1980's, decreasing to only 8.4 percent since
1990. Less than one tenth of Tustin's housing units were built prior to 1959 (7.6%),
compared to 19.3 percent countywide.
A total of 39.7 percent of Tustin's housing stock was built prior to 1969 and is at least
30 years old. This indicates that 9,729 units are at the age when rehabilitation may be
necessary, especially if maintenance has been deferred.
D. Housing Prices
1. Single -Family and Condominium Sales Prices
Table 18 and Chart 11 display the estimated 1999 distribution of owner -occupied
housing units by value from National Decision Systems. Change in home value since
the 1990 Census is estimated based on time series median sales price data supplied for
major metropolitan areas by the National Association of Realtors. Overall, the values
of Tustin's owner units closely track those for the County as a whole. Tustin has a
slightly higher share of units valued in the affordable range under $149,999 than the
County (12.5 percent and 8.3 percent, respectively), reflecting the higher share of
multifamily condominium units in the City. Tustin has a lower share of units in the
$150,000 to $199,999 range than the County (11.6 percent and 15.6 percent
respectively). The largest share of Tustin's units are valued at $300,000 or more (38.7
percent), followed closely by the proportion of units valued between $200,000 and
$299,999 (37.2 percent). These percentages are almost identical to the County.
Housing Needs Assessment January 31, 2000
City of Tustin Page 35
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Table 18
DISTRIBUTION OF OWNER -OCCUPIED HOUSING UNITS BY VALUE
CITY OF TUSTIN AND ORANGE COUNTY
1999
Property Value
Less than $100,000
$100,000 to $124,999
$125,000 to $149,999
$150,000 to $199,999
$200,000 to $299,999
$300,000 or More
Total
Median Property Value
City of
County
Tustin
Number Percent
Number Percent
185
2.0%
287
3.1%
685
7.4%
1,074
11.6%
3,445
37.2%
3,585
38.7%
9,261
100.0%
$272,970
Orange
County
Number Percent
7,331
2.0%
8,064
2.2%
15,028
4.1%
57,179
15.6%
136,349
37.2%
142,580
38.9%
366,531
100.0%
$266,771
Source: National Decision Systems; California Department of Finance; David Paul Rosen
& Associates.
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Table 19 presents data on 63 single-family homes sold in the City of Tustin between
August 1, 1999 and September 30, 1999. These data are from Dataquick Information
Systems, an on-line service that provides sales data derived from assessor's and
recorder's records. The sales in the table are sorted in order of price, from lowest to
highest. The homes sold at prices ranging from $80,000 to $1.3 million. They ranged
in size from 864 square feet to 6,566 square feet, with an average of 1,737 square feet.
The homes were built between 1929 and 1994, with an average age of 33 years. The
median sale price was $252,500.
Table 20 presents data on 39 condominium sales in the City of Tustin between August
1, 1999 and September 30, 1999. Sales prices ranged from $72,500 to $338,000,
with a median price of $157,500. The units ranged in size from 696 to 1,772 square
feet, with an average size of 1,220 square feet. The units were built between 1963 and
1996, with an average age of 21 years.
2. Apartment Sales Comparables
Table 21 provides sales prices for multi -family residential property sold in the City of
Tustin between 1996 and September 30, 1999. It also shows historical sales between
1993 and 1996. The data are categorized by the number of units in the property.
Each category is sorted by the date of sale, from oldest to most recent.
The data show 15 fourplex sales since 1997, with prices ranging from $6,000 per unit
to $145,000 per unit and an average unit price of approximately $70,800. The
average price of these sales is down about 7 percent from the average price of $75,600
per unit for 11 fourplex sales recorded between 1993 and 1996.
There were five sales of 5- to 9 -unit properties since 1995. Excluding one unusually
expensive property, the average price was $114,400 per unit.
Eight properties with 10 to 24 units each sold since 1993, with an average price of
$64,700 per unit. Six properties with 25 or more units sold since 1995, at an average
price of approximately $40,000 per unit.
Housing Needs Assessment January 31, 2000
City of Tustin Page 40
Table 19
SINGLE FAMILY HOME SALES
CITY OF TUSTIN
AUGUST 1, 1999 THROUGH SEPTEMBER 30, 1999
No.
Address
Total Sales
Price
Date
Sold
Year
Built
Square
Feet
Price Per
Sq. Ft.
1.
1060 Mitchell Ave.
$80,000
Aug -99
1963
1,484
$54
2.
16650 Montego Way
$90,500
Aug -99
1964
1,260
$72
3.
14802 Newport Ave. :24C
$105,000
Aug -99
1965
1,280
$82
4.
2151 Foxglove Rd.
$121,000
Aug -99
1973
982
$123
5.
16642 Montego Way
$124,000
Aug -99
1964
1,260
$98
6.
16591 Montego Way
$124,500
Aug -99
1964
1,188
$105
7.
2244 Cranberry Rd.
$129,000
Aug -99
1975
1,234
$105
8.
2331 Fuschia Rd.
$129,000
Aug -99
1975
1,054
$122
9.
2314 Conifer Lane
$131,500
Aug -99
1975
1,234
$107
10.
1722 Mitchell Ave. :63
$139,000
Aug -99
1965
1,392
$100
11.
1722 Mitchell Ave. «74
$144,500
Aug -99
1965
1,392
$104
12.
1592 Mitchell Ave.
$158,500
Aug -99
1964
1,492
$106
13.
12614 Newport Ave.
$184,000
Aug -99
1979
1,567
$117
14.
14161 Raleigh Place
$200,000
Aug -99
1954
1,238
$162
15.
1361 Windemere Lane
$204,000
Aug -99
1968
1,535
$133
16.
1240 Tustin Grove Dr.
$208,500
Aug -99
17.
17911 Norwood Park
$210,000
Aug -99
1952
1,330
$158
18.
18102 Theodora Dr.
$210,000
Aug -99
1955
1,120
$188
19.
330 S. Myrtle
$210,000
Aug -99
1953
1,019
$206
20.
1431 Kenneth Dr.
$213,000
Aug -99
1954
920
$232
21.
14401 Wildeve Lane
$217,000
Aug -99
1968
1,514
$143
22.
425 W. 2nd St.
$218,000
Aug -99
1958
1,089
$200
23.
17262 Medallion Ave.
$218,000
Aug -99
1962
2,015
$108
24.
178 N. C. St.
$221,000
Aug -99
1923
864
$256
25.
14632 Danberry Circle
$230,000
Aug -99
1967
1,268
$181
26.
14601 Devonshire Ave.
$234,000
Aug -99
1967
1,268
$185
27.
17292 Roseleaf Ave.
$245,000
Aug -99
1965
1,491
$164
28.
14641 Berkshire Place
$245,000
Aug -99
1968
1,348
$182
29.
14262 Morning Glory Rd.
$245,000
Aug -99
1974
1,550
$158
30.
1931 Running Branch Way
$250,000
Aug -99
1956
1,727
$145
31.
13032 Wreath Place
$250,000
Aug -99
1954
1,344
$186
32.
13552 Epping Way
$252,500
Aug -99
1962
1,667
$151
33.
13602 Navajo
$260,000
Aug -99
1981
1,281
$203
34.
17592 Miller Dr.
$265,000
Aug -99
1971
1,727
$153
35.
13441 Diamond Head
$275,000
Aug -99
1965
2,147
$128
36.
10940 Gray PI.
$275,000
Aug -99
1994
1,648
$167
37.
13472 Farmington Rd.
$280,000
Sep -99
1964
2,434
$115
38.
17961 Fiesta Way
$280,000
Sep -99
1959
1,590
$176
39.
2342 Ana Tree Lane
$280,000
Aug -99
1974
1,649
$170
40.
12921 Eveningside Dr.
$285,000
Aug -99
1958
1,528
$187
41.
14562 Clarissa Lane
$285,000
Aug -99
1961
1,558
$183
42.
10941 Gray PI.
$290,000
Aug -99
43.
17602 Amaganset Way
$297,727
Sep -99
1962
2,391
$125
44.
13531 Navajo
$298,000
Aug -99
1990
1,804
$165
45.
14511 Alder Lane
$300,000
Aug -99
1973
1,649
$182
46.
14355 Harp Ct.
$305,000
Aug -99
1955
1,610
$189
47.
2653 Brand Dr.
$310,000
Aug -99
48.
13684 Iroquois
$315,000
Aug -99
1989
1,804
$175
49.
13411 Montecito St.
$318,000
Aug -99
1989
2,007
$158
50.
14841 Alder Lane
$333,500
Aug -99
1973
2,344
$142
51.
18092 17th St.
$340,000
Aug -99
1958
2,096
$162
52.
14031 Dal[ Lane
$350,000
Sep -99
1957
2,290
$153
53.
12822 Browning Ave.
$370,000
Sep -99
1958
1,530
$242
54.
17522 Chatham Dr.
$370,000
Sep -99
1969
3,983
$93
55.
17411 Bonner Dr.
$381,000
Aug -99
1967
2,751
$138
56.
2326 Coffman Dr.
$388,500
Aug -99
57.
2864 Baxter
$390,000
Aug -99
58.
2513 Newman Ave.
$422,500
Aug -99
TU-SFCompsSum
Table 19
SINGLE FAMILY HOME SALES
CITY OF TUSTIN
AUGUST 1, 1999 THROUGH SEPTEMBER 30, 1999
No.
Address
Total Sales
Price
Date
Sold
Year
Built
Square
Feet
Price Per
Sq. Ft.
59.
19241 Doe Run
$430,000
Aug -99
1979
3,417
$126
60.
12901 Bubbling Well Rd.
$450,000
Sep -99
1963
2,588
$174
61.
2226 Wilcox Dr.
$540,000
Aug -99
62.
2165 Chandler Dr.
$770,000
Aug -99
Top of Range
$770,000
1994
3,983
$256
Bottom of Range
$80,000
1923
864
$54
Average
$264,447
1966
1,647
$151
Median
$252,500
Source: Dataquick Information Systems; David Paul Rosen & Associates
TU-SFCompsSum
Table 20
CONDOMINIUM SALES
CITY OF TUSTIN
AUGUST 1, 1999 THROUGH SEPTEMBER 30, 1999
No.
Address
Total Sales
Price
Date
Sold
Year
Built
Square
Feet
Price Per
Sq. Ft.
1.
13722 Red Hill Ave., #96
$72,500
Sep -99
1968
696
$104
2.
17554 Vandenberg Lane, 918
$85,000
Sep -99
1973
944
$90
3.
1192 Mitchell Ave., #36
$86,000
Sep -99
1969
974
$88
4.
1192 Mitchell Ave., #33
$95,000
Aug -99
1969
840
$113
5.
15506 Williams St., Unit J
$96,000
Sep -99
1967
1,620
$59
6.
649 W. 6th St. Unit D
$97,500
Sep -99
1963
976
$100
7.
690 W. Main St., #108
$101,000
Aug -99
1963
976
$103
8.
15506 Williams St., Unit L
$105,000
Sep -99
1967
1,047
$100
9.
643 W. 6th St., Unit A
$105,000
Sep -99
1963
1,092
$96
10.
17574 Vandenberg Lane, #12
$107,000
Aug -99
1973
772
$139
11.
15186 Moir Ct.
$116,500
Sep -99
1978
968
$120
12.
13722 Red Hill Ave., 919
$119,500
Aug -99
1968
1,080
$111
13.
1171 Packers Circle
$120,000
Sep -99
1979
837
$143
14.
15510 Williams St., Unit D
$121,500
Sep -99
1967
752
$162
15.
1881 Mitchell Ave., #59
$123,500
Aug -99
1963
1,161
$106
16.
12700 Newport Ave., #28
$124,000
Sep -99
1969
1,183
$105
17.
13669 Red Hill Ave., Unit)
$131,500
Sep -99
1964
1,005
$131
18.
1881 Mitchell Ave., #83
$135,000
Aug -99
1963
1,051
$128
19.
13666 Red Hill Ave., Unit D
$144,000
Sep -99
1964
1,384
$104
20.
13902 Yorba St., 4*4C
$157,500
Sep -99
1963
1,106
$142
21.
426 W. 1st St., #19
$165,000
Aug -99
1980
1,449
$114
22.
13340 Savanna
$193,500
Sep -99
1990
1,307
$148
23.
2356 Circulo
$200,000
Sep -99
1989
1,241
$161
24.
2191 Avocado Dr.
$205,000
Sep -99
1989
1,271
$161
25.
2205 Star Pine Way
$207,000
Aug -99
1987
1,271
$163
26.
13512 Apricot St.
$210,000
Aug -99
1987
1,325
$158
27.
2285 Boxwood Place
$210,000
Aug -99
1987
1,325
$158
28.
2193 Avocado Dr.
$210,000
Sep -99
1989
1,325
$158
29.
2221 Catalpa Dr.
$215,000
Aug -99
1989
1,325
$162
30.
2212 Catalpa Dr.
$215,000
Aug -99
1989
1,325
$162
31.
13363 Verona
$217,500
Sep -99
1990
1,620
$134
32.
13348 Verona
$217,500
Sep -99
1990
1,620
$134
33.
2205 Evergreen Dr.
$220,000
Aug -99
1989
1,325
$166
34.
2276 Hawthorne Place
$230,000
Sep -99
1989
1,325
$174
35.
2275 Boxwood Place
$231,000
Aug -99
1987
1,557
$148
36.
13595 Banyon Road
$243,500
Aug -99
1989
1,557
$156
37.
2031 Hogan Place
$310,500
Aug -99
1996
1,456
$213
38.
2506 Tequestra
$320,000
Sep -99
1990
1,772
$181
39.
12844 Maxwell Dr.
$338,000
Sep -99
1995
1,701
$199
Top of Range
$338,000
1996
1,772
$213
Bottom of Range
$72,500
1963
696
$59
Average
$169,269
1978
1,220
$136
Median
$157,500
Source: Dataquick Information Systems; David Paul Rosen & Associates
TU-CondoCompsSum
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The data also show, where available, information on the first lender, the amount of the
first lien, and loan to value ratios calculated based on the sales price. For some
properties, previous sales dates and prices are reported. Interestingly, average loan to
value ratios for the fourplex properties increased from 51 percent for those properties
selling from 1993 to 1996 to 94 percent for those properties selling since 1997. These
loan data suggest these fourplexes are generally highly leveraged.
Average loan to value ratios were 77 percent for the 5- to 9 -unit properties, 78 percent
for the 10 to 24 unit properties, and 91 percent for properties with 25 or more units.
These data again suggest that particularly the large properties are highly leveraged.
E. Assisted and At -Risk Housing Inventory
Table 22 lists the inventory of housing developments assisted by local, federal or state
government programs in the City of Tustin with use restrictions expiring during the next
five years, as required under Housing Element law. The inventory includes four
developments comprising a total of 275 units.
Tustin Gardens, a senior housing development of 101 units (including one manager's
unit), received subsidies under the FHA Section 221(d)(4) program. The Section 221(d)
program insured below market rate loans for new construction or substantial
rehabilitation multifamily rental properties. Low interest rate loans insured under this
program offer incentives for the development of affordable rental housing that serve
persons with incomes too high for public housing yet unable to afford market rate
rents. The program provides interest rate reduction subsidies to affordable housing
sponsors as well as rent subsidies for income -qualified tenants. In return for these
subsidies, owners are required to rent units to low income families. After 20 years, the
owner is permitted to prepay the remainder of the 40 year mortgage. With
prepayment, HUD restrictions on the use of the property expires. The 221(d)(4)
program insures loans to profit motivated sponsors. This program insures loans valued
at up to 90 percent of the replacement cost of the project.
In 2000, Tustin Gardens becomes eligible for mortgage prepayment and its Section 8
contract is scheduled to expire. The HUD Section 8 program provides rent subsidies
to make up the difference between the contract rent on the unit and the tenant's rent
contribution equal to 30 percent of household gross income. If Tustin Gardens
converts to market rate apartments, the City will lose an important affordable housing
resource for low income seniors. Existing tenants may face substantial rent increases or
possible dislocation. In addition, the City's affordable housing production
requirements under Housing Element Law will increase to make up for the lost units.
Housing Needs Assessment January 31, 2000
City of Tustin Page 46
Table 22
Assisted Housing Inventory
With Restrictions Expiring During the Period 2000 to 2005
City of Tustin
Total Target Funding Expiration
Project/Address Units Population Source(s) Date
Tustin Gardens 101 Elderly FHA Section 221(d)(4) Section 8: 7/13/00
275 E. Sixth Ave.
Rancho Alisal 69 Family Mortgage Revenue Bonds 2001
Rancho Maderas 54 Family Mortgage Revenue Bonds 2001
Rancho Tierra 51 Family Mortgage Revenue Bonds 2001
TOTAL 275
Source: City of Tustin; David Paul Rosen & Associates
The remaining three developments in Table 22, comprising a total of 174 units, were
financed with multi -family mortgage revenue bonds, which require a portion of the
units to be restricted to lower income households. The income restrictions on these
three developments are scheduled to expire in 2001.
Housing Needs Assessment January 31, 2000
City of Tustin Page 48
City of Tustin
Affordability Gap Analysis
City of Tustin and
Tustin Community Redevelopment Agency
January 31, 2000
City of Tustin
Affordability Gap Analysis
TABLE OF CONTENTS
Affordability Gap Analysis
Page
I. Identifying the Affordability Gap 1
A. Defining Target Income Levels 2
B. Affordable Housing Cost Standards 6
C. Gap Analysis Methodology and Assumptions 11
II. Gap Analysis
A. Renter Housing Prototypes
30
30
B. Homeowner Prototypes 35
LIST OF TABLES
Table 1: Income Level Definitions, Rental Housing
Table 2: Income Level Definitions, Ownership Housing
Table 3: Affordable Housing Cost Definitions, Rental Housing
Table 4: Income Level and Affordable Ownership Housing Cost Definitions
Table 5: 1999 HUD Approved Monthly Utility Allowances for Orange County
Table 6: Housing Prototype Projects
Table 7: Total Development Costs, Rental Housing Prototypes
Table 8: Estimated Prototype Development Costs, Rental Housing Prototypes,
9% Credits
Table 9: Estimated Prototype Development Costs, Rental Housing Prototypes,
4% Credits
Table 10: Estimated Prototype Development Costs, Rental Housing Prototypes,
No Tax Credits
Table 11: Financing Assumptions and Calculations, Rental Prototypes, 9% Credits
Table 12: Financing Assumptions and Calculations, Rental Prototypes, 4% Credits
Table 13: Financing Assumptions and Calculations, Rental Prototypes, No Credits
Table 14: Total Development Costs, Ownership Housing Prototypes
Table 15: Development Cost Assumptions, Owner Housing Prototypes
Table 16: Financing Assumptions, Owner Housing
Table 17: Summary of Rental Project Prototype Affordability Gaps
LIST OF ATTACHMENTS
Attachment 1: Senior Rental Prototype Rental Income and Operating Costs
Attachment 2: Large Apartment Project Acquisition/Rehabilitation Prototype Rental
Income and Operating Costs
Attachment 3: Fourplex Acquisition/Rehabilitation Prototype Rental Income and
Operating Costs
Attachment 4: Maximum Affordable Mortgage, Households Earning 50% AMI, New
Construction Attached Prototype
Attachment 5: Maximum Affordable Mortgage, Households Earning 80% AMI, New
Construction Attached Prototype
Attachment 6: Maximum Affordable Mortgage, Households Earning 100% AMI, New
Construction Attached Prototype
Attachment 7: Maximum Affordable Mortgage, Households Earning 120% AMI, New
Construction Attached Prototype
Attachment 8: Maximum Affordable Mortgage, Households Earning 50% AMI, New
Construction Detached Prototype
Attachment 9: Maximum Affordable Mortgage, Households Earning 80% AMI, New
Construction Detached Prototype
Attachment 10:
Maximum Affordable Mortgage, Households Earning 100% AMI,
New
Construction Detached Prototype
Attachment 11:
Maximum Affordable Mortgage, Households Earning 120% AMI,
New
Construction Detached Prototype
Attachment 12:
Maximum Affordable Mortgage, Households Earning 50%
AMI,
Condominium Conversion Prototype
Attachment 13:
Maximum Affordable Mortgage, Households Earning 80%
AMI,
Condominium Conversion Prototype
LIST OF TABLES (Continued)
Table 18: Sources and Uses, Rental Housing Prototypes
Table 19: Summary of Owner Affordability Gaps
Table 20: Sources and Uses, Ownership Housing Prototypes
LIST OF ATTACHMENTS
(continued)
Attachment 14: Maximum Affordable Mortgage, Households Earning 100% AMI,
Condominium Conversion Prototype
Attachment 15: Maximum Affordable Mortgage, Households Earning 120% AMI,
Condominium Conversion Prototype
CITY OF TUSTIN
AFFORDABILITY GAP ANALYSIS
IDENTIFYING THE AFFORDABILITY GAP
The Tustin Community Redevelopment Agency (Agency) conducted an assessment of the need
to subsidize rental and ownership housing affordable to low and moderate income
households. In summary, public funds are needed to meet affordable housing needs of low
income persons. This assistance is needed because low income households cannot afford to
pay the rent or mortgage payments necessary to cover the cost of constructing and operating a
typical apartment development or owning a home in Tustin.
This study provides a review of the following:
income levels that can be served by Agency housing assistance programs;
housing costs affordable to the income levels identified for assistance in this
study; and
the funds required to subsidize the development of alternative housing types
to provide affordable housing to persons at the income levels identified for
assistance in this study.
A gap analysis identifies the potential subsidy requirements for alternative housing program
types at varying income levels. The gap analysis is a valuable tool for policymakers to allocate
limited resources for subsidizing affordable housing. The analysis identifies the housing
prototypes, and income levels, that can be efficiently served with local subsidies.
Tying together the needs assessment and gap analysis is recommended to create an effective
comprehensive housing strategy for Tustin. The housing needs assessment describes the
current housing needs of the City, in terms of affordability, overcrowding, and the quality of the
housing stock. It also provides a review of the characteristics and age of the housing stock,
vacancy rates, sales prices, and existing affordable housing projects at -risk of conversion to
market rate. By identifying the most important housing needs in the City and the subsidy
necessary to address these needs, the Agency can craft a capital plan and housing strategy that
can most efficiently serve affordable housing needs.
A. DEFINING TARGET INCOME LEVELS
It is necessary to define income levels that will be served by the Agency's affordable housing
assistance programs. In consultation with Agency staff, three income ranges for rental housing
Tustin Affordability Gap Analysis January, 2000
Page 1
and four income levels for ownership housing are defined. These income levels correspond to
important state and federal program guidelines for renters and owners. The specified income
levels are used to determine affordable housing expense for purposes of this analysis. Each
income level is based on the HUD published 1999 median income levels for Orange County
of $68,300 for a family of four.
1. Rental Housing
For rental housing, three income ranges are defined:
• below 50 percent of area median income;
• between 50 percent and 80 percent of area median income;
• over 80 percent of area median income.
For purposes of calculating the affordable housing gap subsidy required for each income range,
it is necessary to define specific income levels within each range. This section discusses our
methodology for defining income levels within each range. The three income levels used in
this study are summarized in Table 1.
a. Income Level, Below 50 Percent of Area Median Income
The income level used for the Level I income range is 48 percent of area median income. This
income level corresponds to the largest subsidy program available for rental housing
development: the low income housing tax credit program.
Level I income level and affordable housing cost is pegged to the "nine percent" low income
housing tax credit program. To maximize the competitiveness of a project applying for an
allocation of nine percent tax credits under current (Fall 1999) rules, a project should set rents
at a level affordable to families at an average of 48 percent of area median income. It is
necessary to maximize a project's competitiveness for an allocation of nine percent credits
because of the high level of competition for allocations of tax credits in California. Therefore,
developers of rental housing who wish to secure an allocation of nine percent tax credits will
attempt to structure their rents to meet the average of 48 percent of area median income.
The process for securing an allocation of nine percent tax credits is extremely competitive.
Because of the high level of competition for nine percent tax credits, a developer can easily fail
to receive an allocation of credits. However, equity raised from the syndication of tax credits is
critically important to the development of low income housing in California because of the lack
of other programs to subsidize the development of housing (with the exception of
redevelopment tax increment financing). Because of the great importance of tax credits to the
Tustin Affordability Gap Analysis January, 2000
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development of very low income rental housing in California, Level I income is defined
according to the nine percent tax credit program.
b. Income Level, 50 Percent to 80 Percent of Area Median Income
The income level selected for the Level II income range is 60 percent of area median income.
This income level is pegged to the state tax-exempt bond program and "four percent" tax
credits. These programs are two of the most critical sources of financing for affordable housing
development. The state's tax-exempt bond program allocates private activity tax-exempt bonds
to low income rental projects to allow these projects to secure long-term, fixed rate, tax-exempt
financing. The tax-exempt nature of the financing allows lenders to provide long-term, fixed
rate financing (or in some uses, construction financing only) at rates below comparable taxable
financing. With an allocation of private activity tax-exempt bonds, projects automatically
qualify for allocations of "four percent" low income housing tax credits. The maximum rent
allowed under the tax-exempt bond financing/four percent tax credits program is a rent level
that is affordable to persons at 60 percent of area median income. We have used this income
level to define the income level for the Level II income range and affordable housing cost.
The 20 percent tax increment housing set-aside funds, as required by California redevelopment
law, is another significant source of subsidy for the development of low income housing.
Level II affordable housing cost also coincides with the redevelopment law definition for
affordable housing cost for families up to 80 percent of area median income. California
redevelopment law requires that affordable rental housing cost to lower income households
(between 51 percent to 80 percent of area median income) may not exceed 30 percent of 60
percent of area median income.
C. Income Level, Over 80 Percent of Area Median Income
The income level selected for the Level III income range is 110 percent of area median income.
California redevelopment law states that affordable housing cost shall not exceed 35 percent of
110 percent of area median income for persons at or below 120 percent of area median
income.
When calculating household incomes and corresponding affordable housing costs for the three
income levels, we used a standard of 1.5 persons per bedroom. The tax credit program
requires developers to calculate rents according to the size of the unit (defined as the number of
bedrooms in the unit). The number of bedrooms in a unit defines the number of persons that
occupy the unit for purposes of calculating affordable rents, which in turn defines the income
level that should be used as the basis for the rent calculation. Rents are calculated based on a
factor of 1.5 persons to the bedroom. The income level definitions in Table 1 are based on a
Tustin Affordability Gap Analysis January, 2000
Page 3
three bedroom unit with rents calculated according to a family size average of 4.5 persons for
purposes of calculating household income.
2. Ownership Housing
For ownership housing, four income levels are used:
• 50 percent of area median income;
• 80 percent of area median income;
• 100 percent of area median income; and
• 120 percent of area median income.
Table 2 summarizes the four income levels used in this analysis for ownership housing. Three
of the income levels, 50 percent of area median income, 80 percent of area median income,
and 120 percent of area median income, correspond to definitions used in federal and state
housing programs.
a. Income Level, 50 Percent of Area Median Income
The 50 percent of area median income level coincides with the definition of very low income
for federal and state housing programs.
b. Income Level, 80 Percent of Area Median Income
The 80 percent of area median income level coincides with the definition of low income for
both federal and state housing programs.
C. Income Level, 100 Percent of Area Median Income
Agency staff selected the 100 percent of area median income level as a midpoint between 80
percent and 120 percent.
d. Income Level, 120 Percent of Area Median Income
The 120 percent of area median income level corresponds with the definition of moderate
income for state housing programs.
Tustin Affordability Gap Analysis January, 2000
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Table 1
Income Level Definitions
Rental Housing
Tustin Affordable Housing Strategy'
1999
1 Based on 1999 median income of $68,300 for Orange County for a family of four, and an average of
4.5 persons per three bedroom unit for purposes of calculating household income. The following
income levels are assumed: Level I, 48% of area median income; Level II, 60% of area median income;
and Level III, 110% of area median income.
Similar to the methodology used for calculating rental household income limits and affordable
housing costs, the assumption of 1.5 persons per bedroom is used for the occupancy standard.
The income limits summarized in Table 2 assume an occupancy, and corresponding
household income limit, of 4.5 persons occupying a three bedroom unit.
Tustin Affordability Gap Analysis January, 2000
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1999
INCOME LIMIT
LEVEL
INCOME LEVEL
FOR A FAMILY OF 4.5
PERSONS1
I
Below 50% of the area median income,
$34,423
adjusted for family size.
II
Between 50% and 80% of the area median
$43,029
income, adjusted for family size.
III
Above 80% of the area median income,
$78,887
adjusted for family size.
1 Based on 1999 median income of $68,300 for Orange County for a family of four, and an average of
4.5 persons per three bedroom unit for purposes of calculating household income. The following
income levels are assumed: Level I, 48% of area median income; Level II, 60% of area median income;
and Level III, 110% of area median income.
Similar to the methodology used for calculating rental household income limits and affordable
housing costs, the assumption of 1.5 persons per bedroom is used for the occupancy standard.
The income limits summarized in Table 2 assume an occupancy, and corresponding
household income limit, of 4.5 persons occupying a three bedroom unit.
Tustin Affordability Gap Analysis January, 2000
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Table 2
Income Level Definitions
Ownership Housing
Tustin Affordable Housing Strategy
1999
1 Based on 1999 median income of $68,300 for Orange County for a family of four. Income calculations
based on an average of 4.5 persons occupying a three-bedroom unit.
The following income levels are assumed: Level I, 50% of area median income; Level II, 80% of area median
income; Level III, 100% of area median income; and, Level IV, 120% of area median income.
B. AFFORDABLE HOUSING COST STANDARDS
1. Rental Housing
As identified earlier, Level I and II income levels are defined according to low income housing
tax credit program and California redevelopment guidelines for affordable housing cost to
lower income persons. Level I income is targeted to the nine percent tax credit program.
Tustin Affordability Gap Analysis January, 2000
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1999
INCOME LIMIT
LEVEL
INCOME LEVEL
FOR A FAMILY OF 4.5
PERSONSI
1
50% and below of the area median income,
$35,858
adjusted for family size.
II
Between 50% and 80% of the area median
$57,372
income, adjusted for family size.
III
Between 80% and 100% of the area median
$71,715
income, adjusted for family size.
IV
Above 100% of the area median income,
$86,058
adjusted for family size.
1 Based on 1999 median income of $68,300 for Orange County for a family of four. Income calculations
based on an average of 4.5 persons occupying a three-bedroom unit.
The following income levels are assumed: Level I, 50% of area median income; Level II, 80% of area median
income; Level III, 100% of area median income; and, Level IV, 120% of area median income.
B. AFFORDABLE HOUSING COST STANDARDS
1. Rental Housing
As identified earlier, Level I and II income levels are defined according to low income housing
tax credit program and California redevelopment guidelines for affordable housing cost to
lower income persons. Level I income is targeted to the nine percent tax credit program.
Tustin Affordability Gap Analysis January, 2000
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Affordable housing cost for this income level is defined at 30 percent of 48 percent of area
median income. This means that a family earning 48 percent of the 1999 area median income
for Orange County and occupying a three bedroom unit financed in part by low income
housing tax credits should have to spend no more than $794 per month on housing costs, not
including utilities. Again, the household income used to define affordable housing cost is
based on a factor of 1.5 persons per bedroom, which means that the $794 per month is based
on a household income based on 4.5 persons.
Level II income is pegged to the state tax-exempt bond program and "four percent" tax credits,
as well as California redevelopment law requirements for affordable housing cost for lower
income households. Affordable housing cost for this income level is defined at 30 percent of
60 percent of area median income. This means that a household earning 60 percent of the
1999 area median income for Orange County and occupying a three bedroom unit in a project
financed in part by tax-exempt financing (from private activity bonds subject to the State's bond
cap) should have to spend no more than $1,009 per month on housing costs, not including
utilities. This same housing cost is applicable to a family earning 80 percent of the 1999 area
median income in a project financed in part by redevelopment agency funds. The household
income used to define affordable housing cost is based on a factor of 1.5 persons per bedroom,
which means that the $1,009 per month is based on a household income based on an average
of 4.5 persons.
Level III income is pegged to 110 percent of area median income. Under California
redevelopment law, affordable housing cost for this income level is defined at 30 percent of
110 percent of area median income. Assuming an average occupancy of 4.5 persons in a three
bedroom unit, the affordable housing cost is $1,905 monthly.
Each of the income levels defined in Table 3 allow for a utility allowance of $67 per month.
Table 3 summarizes the affordable housing cost definitions discussed above.
Tustin Affordability Gap Analysis January, 2000
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Table 3
Affordable Housing Cost Definitions
Rental Housing
Tustin Affordable Housing Strategy
1999
I Based on 1999 median income of $68,300 for Orange County. Figures shown are for a household size
average of 4.5 persons. Utility allowances are assumed at $67 per unit.
2. Ownership Housing
For homeowners, affordable expense is defined to include principal and interest, loan
insurance, taxes, fire and casualty insurance, utilities and condominiums fees.
As stated earlier, the four income levels used are 50 percent, 80 percent, 100 percent, and 120
percent of area median income. The 50 percent of area median income level corresponds to
the definition of very low income for many state and federal housing programs. Affordable
housing cost at this level is defined at 30 percent of 50 percent of area median income.
The 80 percent of area median income level corresponds to the definition of low income for
both federal and state housing programs. California redevelopment law, however, generally
defines affordable housing cost for this income category to be 30 percent of 70 percent of area
median income.
Tustin Affordability Gap Analysis January, 2000
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AFFORDABLE HOUSING
1999 AFFORDABLE
LEVEL
INCOME
COST DEFINITION
MONTHLY HOUSING COST?
I
Below 50% of
30% of 48% of Median
$794
Median Income
Income
II
Between 50%
30% of 60% of Median
$1,009
and 80% of
Income
Median Income
III
Above 80% of
30% of 110% of Median
$1,905
Median Income
Income
I Based on 1999 median income of $68,300 for Orange County. Figures shown are for a household size
average of 4.5 persons. Utility allowances are assumed at $67 per unit.
2. Ownership Housing
For homeowners, affordable expense is defined to include principal and interest, loan
insurance, taxes, fire and casualty insurance, utilities and condominiums fees.
As stated earlier, the four income levels used are 50 percent, 80 percent, 100 percent, and 120
percent of area median income. The 50 percent of area median income level corresponds to
the definition of very low income for many state and federal housing programs. Affordable
housing cost at this level is defined at 30 percent of 50 percent of area median income.
The 80 percent of area median income level corresponds to the definition of low income for
both federal and state housing programs. California redevelopment law, however, generally
defines affordable housing cost for this income category to be 30 percent of 70 percent of area
median income.
Tustin Affordability Gap Analysis January, 2000
Page 8
California redevelopment law does not specifically designate an affordable housing cost for the
income category of 100 percent of area median income. We chose the amount of 35 percent
of 100 percent of area median income because households at this level of income may be able
to devote a larger percentage of their household income toward housing costs.
The 120 percent of area median income level corresponds to the definition of moderate
income for state housing programs. California redevelopment law generally defines that
affordable housing cost shall not exceed 35 percent of 110 percent of area median income for
this income category. Current lender standards for underwriting loans incorporate similar debt
ratios.
Table 4 summarizes the affordable housing costs used in the ownership housing component of
this analysis. The affordable housing costs defined in Table 4 allow for an $83 per month
utility allowance, $100 monthly homeowner association fees, monthly allowance of $217 for
property taxes, and a monthly allowance of $50 per month for insurance costs.
Attachments 4 through 15 summarize affordable monthly housing cost for the homeownership
prototypes at alternative income levels and unit sizes. The affordable monthly housing cost will
vary depending upon the type of ownership housing prototype due to alternative utility
allowance, homeowner association fees, and property tax assumptions. For example, the
affordable monthly housing cost for a three bedroom unit in the new construction attached
prototype for a household earning 50 percent of area median income is $447. The affordable
monthly housing cost for a three bedroom unit in the new construction detached prototype for
a household earning 50 percent of area median income is $484. With the single family
attached prototype, we assume homeowner association fees of $100 per month and property
taxes of $217 per month, based on a home value of $208,000. With the single family detached
prototype, we assume homeowner association fees of $50 per month and property taxes of
$229 per month, based on a home value of $219,800.
Tustin Affordability Gap Analysis January, 2000
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Table 4
Income Level and Affordable Ownership Housing Cost Definitions
Tustin Affordable Housing Strategy
1999
1 Based on 1999 HUD median income of $68,300 for the Orange County PMSA for a family of four. Figures
shown are for a household of 4.5 occupying a three bedroom unit. Other assumptions include $83 per
month utility allowance, $100 monthly homeowner association fees, monthly allowance of $217 for
property taxes, and a monthly allowance of $50 per month for insurance costs.
C. GAP ANALYSIS METHODOLOGY AND ASSUMPTIONS
The purpose of the gap analysis is to identify the potential subsidy requirements for alternative
housing program types at varying income levels in Tustin. The first step is to establish the
Tustin Affordability Gap Analysis January, 2000
Page 10
1999
1999 AFFORDABLE
INCOME
HOUSING COST
MONTHLY HOUSING
LEVEL
INCOME
LIMIT
DEFINITION
COST1
1
50% of
$35,858
30% of 50% of Median
$447
Median
Income
Income
II
80% of
$57,372
30% of 70% of Median
$805
Median
Income
Income
III
100% of
$71,715
35% of 100% of Median
$1,642
Median
Income
Income
IV
120% of
$86,058
35% of 110% of Median
$1,851
Median
Income
Income
1 Based on 1999 HUD median income of $68,300 for the Orange County PMSA for a family of four. Figures
shown are for a household of 4.5 occupying a three bedroom unit. Other assumptions include $83 per
month utility allowance, $100 monthly homeowner association fees, monthly allowance of $217 for
property taxes, and a monthly allowance of $50 per month for insurance costs.
C. GAP ANALYSIS METHODOLOGY AND ASSUMPTIONS
The purpose of the gap analysis is to identify the potential subsidy requirements for alternative
housing program types at varying income levels in Tustin. The first step is to establish the
Tustin Affordability Gap Analysis January, 2000
Page 10
amount a tenant can afford to contribute to the cost of owning or renting a unit. Affordable
housing cost and income levels were defined in the previous section for renters and
homeowners.
The second step is to establish the housing expenses borne by the tenants and owners. These
costs fall under two broad categories: operating costs, and financing or mortgage obligations.
Operating costs are the maintenance costs of the unit, including utilities, property maintenance,
property taxes, management fees, property insurance, replacement reserve, and insurance. In
the case of renters, we assume that all but utilities are paid by the landlord as an annual
operating cost of the unit and are reimbursed out of rental income. In the case of homeowners,
all operating costs are paid by homeowners, although some of these costs may be incorporated
into a condominium fee in the case of attached ownership structures.
Financing or mortgage obligations are the costs associated with paying for the purchase or
development of the housing. These costs occur when all or a portion of the purchase price or
development cost is financed. This cost is always an obligation of the owner and in the
tenant's case, of the landlord.
In order to perform the gap analysis, various assumptions must be made for each of these costs.
Assumptions used in this study are summarized below.
1. Operating Costs
a. Utility Allowance
Table 5 shows current HUD utility allowances for Orange County for rental housing. Tenant
utility allowances are those approved by HUD for 1999. They include allowances for gas
cooking, heating and water heating, basic electricity, water, and refrigerator. Table 5
summarizes the HUD utility allowances and totals by bedroom size. To calculate affordable
housing cost for projects subsidized by low income housing tax credits or redevelopment tax
increment financing, utility allowances must be subtracted from the calculation of affordable
housing cost to arrive at the final allowable rent.
Tustin Affordability Gap Analysis January, 2000
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Table 5
1999 HUD Approved Monthly Utility Allowances
for Orange County
Bedroom Size
Gas & Electric
Water
Totals
0
$32
$9
$41
1
$35
$10
$45
2
$46
$12
$58
3
$53
$14
$67
4
$62
$16
$78
Source: Orange County Housing Authority
For purposes of the gap analysis, the HUD utility allowances are used for renters to calculate
the net remaining monthly affordable housing cost contribution for each household. It should
be noted that these utility allowances represent those attributable to each individual unit, rather
than the household. Common area utility charges are included as part of general operating
costs.
b. General Operating Costs
i. Renter
For the new construction senior prototype, a total annual operating cost of $3,300 per unit
($275 per month) is assumed. This cost is assumed to include all common area charges,
maintenance, management fees, property taxes, and insurance. For the large
acquisition/rehabilitation and fourplex prototypes, total annual operating costs of $3,600 per
unit is assumed. These costs are assumed to be higher than the senior prototype because of the
higher costs borne by multifamily properties.
A vacancy allowance of 5 percent is also deducted from rental income to compensate for the
landlord's potential loss of rental income when units become unoccupied, particularly as
tenants move out before a new tenant is found. Subsidized, lower income properties which
are well managed can experience much lower vacancy rates of one to three percent because of
the below market rents offered by these projects.
Calculations of net operating income for rental prototypes are included as Attachments 1, 2,
and 3, to this report.
Tustin Affordability Gap Analysis January, 2000
Page 12
iii. Owner
Similar to rental housing, a utility cost is incorporated as a part of homeownership ongoing
costs. Utility allowances used in this study are defined by HUD for comparable size units.
The condominium conversion gap analysis assumes monthly association dues and costs
totaling $100 per month. The new construction detached prototype assumes monthly
association dues of $50 month.
Property taxes are separately considered at 1.25 percent of assessed value per annum, per the
Orange County Auditor Controller. Property insurance is estimated at a cost of $50 per month.
Summaries of maximum affordable mortgage by income level and prototype are included as
Attachments 4 through 15 to this report.
C. Financing Costs
i. Renter
Financing costs vary according to the amount of equity invested, the term of the loan, the
annual interest, and mortgage insurance rates. For purposes of this gap analysis, the amount of
the first mortgage is assumed to be the amortized debt that may be supported by tenant net
affordable rents. The balance of project financing is assumed to come from a capital subsidy,
including equity from tax credits. In addition, subsidy structured as a deferred loan granted by
a jurisdiction to a developer is assumed.
The first mortgage is projected at 30
amortized monthly. The supportable
coverage ratio of net operating income
be secured from some lenders.
iii. Owner
years with a fixed, annual interest rate of 9.5 percent,
loan amount is calculated assuming a 1.15 to 1.0 debt
In some cases, a debt coverage ratio of 1.10 to 1.0 can
The loan -to -value ratio for the single-family homes and townhomes is 95 percent of the home
price, assuming a five percent downpayment by the purchaser. The loan terms are assumed to
be a 30 -year term, 8.5 percent fixed annual interest rate loan amortized monthly. A mortgage
insurance rate premium of 0.5 percent is added to the annual interest rate.
Tustin Affordability Gap Analysis January, 2000
Page 13
2. Prototypical Development Costs
Six housing development prototypes are identified for the affordability gap analysis, including
three rental project and three owner projects. These prototypes and their corresponding
occupancy standards (number of persons per unit) are described in Table 6 below.
a. Rental Housing Development Costs
New Construction Senior Rental
There are a very limited number of small vacant land parcels in the City that may be suitable for
new rental housing development. Based on the limited availability of land, the rental housing
prototypes include a new construction senior project and two prototypes for the rehabilitation
of existing older rental properties in the City.
The new construction senior rental housing prototype is based on a moderately dense
configuration of 31 development units per acre. This reflects the City's maximum densities
permitted in its R-3 multiple family zoning designation and the applicable density bonus as
provided for by state law.
Using a three story, stacked flat configuration, the prototype assumes that 60 units are placed
on a site of 1.94 acres. The number of units on the prototype site is based also on the assumed
unit configuration and assumed unit size. Because of the senior rental housing nature of the
prototype, the assumed unit configuration is predominantly one -bedroom units. The prototype
contains 59 one -bedroom units, and 1 two-bedroom unit for the on-site manager.
The development costs of senior housing are based on discussions with USA Properties, Peter
Pitassi, AIA, and Bridge Housing. Land costs are based on raw land costs as estimated by
developers familiar with the local housing market.
Based on these discussions and using assumptions pertinent to nine percenttax credits, the per
unit total development cost is $125,842, based on hard construction costs of $57 per square
foot (not including contingency) and land acquisition costs of approximately $11.50 per square
foot. The total project of 60 units is estimated to cost $7,550,533. Assuming a four percent
credit allocation and tax-exempt bonds, the per unit cost is $122,299, and a total project cost of
$7,337,965.
For purposes of this analysis, we assume three alternative types of financing for the project:
nine percent tax credits, tax-exempt bond financing accompanied by four percent tax credits,
and no tax credits. Because of different financing assumptions and methods for the three
alternative types of financing, the costs will differ for the same project prototype.
Tustin Affordability Gap Analysis January, 2000
Page 14
PROTOTYPE
UNIT COUNT
TENURE
RESIDENT POP.
TYPE OF PRODUCT
CONSTRUCTION TYPE
DENSITY (DU'S/Acre)
LAND AREA (Acres)
UNITS BY BR COUNT
Efficiency
One Bedroom
Two Bedroom
Three Bedroom
Four Bedroom
Manager's
UNIT SIZE (Net SF)
Efficiency
One Bedroom
Two Bedroom
Three Bedroom
Four Bedroom
Manager's
BLDG. SQ. FEET
Net Living Area
Community Space
Total Net Bldg. SF
TYPE OF PARKING
NO. OF PKG. SPACES
AMENITIES
TABLE 6
HOUSING PROTOTYPE PROJECTS
TUSTIN 1999 AFFORDABLE HOUSING STRATEGY UPDATE
New Constr.
Senior
Acq./Rehab.
Large Pro'.
Acq./Rehab.
Four lex
New Constr.
Attached
New Constr.
SF Detached
Rental Acq.
and Convers.
60 Units
80 Units
100 Units
100 Units
45 Units
100 Units
Rental
Rental
Rental
Owner
Owner
Owner
Senior
Family
Family
Family
Family
Family
Stacked Flat
Stacked Flat
Stacked Flat
Stacked Flat/
Small Lot SFD
Stacked Flat
2 Story
2 Story
2 Story
Townhome
2 Story
2 Story
2 Story
Wood Frame
Wood Frame
Wood Frame
Wood Frame
Wood Frame
Wood Frame
31
18
20
22
12
20
1.94 Acres
4.44 Acres
5.00 Acres
4.55 Acres
3.75 Acres
5.00 Acres
0
0
0
0
0
0
59
52
20
0
0
20
0
27
59
60
0
60
0
0
20
40
36
20
0
0
0
0
9
0
1
1
1
0
0
0
500
0
0
0
0
0
600
750
750
0
0
750
700
950
950
1,050
0
950
0
0
1,050
1,300
1,400
1,050
0
0
0
0
1,600
0
700
950
950
0
0
0
36,100
65,600
93,000
115,000
64,800
93,000
11000
0
1,400
1,400
(1)
1,400
37,100
65,600
94,400
116,400
64,799
94,400
Carports
Carports
Garages
Tuck Under
Garage
Garage
& Carports
Per Code
Per Code
Per Code
Per Code
Per Code
Per Code
Community
Rec. Center
Comm. Room
Community
Comm. Room
Room
Pool
Room
Pool
(1) Community space subject to planning requirements at the time of City entitlement approvals.
Source: City of Tustin
2/1/00 Tustin Gap Model, final rev.
The main difference between the two tax credit scenarios is the construction interest cost
associated with tax-exempt financing. The construction loan under the nine percent tax credit
scenario carries an interest rate of 9.25 percent. However, under the four percent tax credit
scenario, the tax-exempt construction financing is assumed to be lower by 200 basis points for
a rate of 7.25 percent.
Assuming no tax credits are used to finance this project, total development costs are estimated
at $7,461,811, or $124,364 per unit. The costs for this project are slightly different than costs
for the other prototypes because of the lack of costs associated with tax credit syndication.
However, the conventional financing fees are higher because the higher income levels
assumed for this type of financing results in larger conventional construction and permanent
loans.
Table 7 provides a summary of total and per unit development costs for the three rental housing
prototypes. Tables 8, 9, and 10 summarize estimated development costs for the rental
prototypes under the nine percent tax credit scenario (Table 8), four percent tax credit scenario
(Table 9), and no tax credits (Table 10). In addition, Tables 11, 12, and 13 summarize
assumptions incorporated in the development cost estimates. Table 11 summarizes
assumptions under the nine percent tax credit scenario, Table 12 summarizes assumptions
under the four percent tax credit scenario, and Table 13 summarizes assumptions under the no
tax credit scenario.
ii. Acquisition/Rehabilitation, large Project Rental
The City of Tustin has several larger apartment buildings constructed in the 1960's in need of
some rehabilitation. Four percent tax credit, tax-exempt bond financing can be an effective
method for acquiring these buildings and conducting the moderate rehabilitation that is
desirable for these properties. From data provided by Peyton Reed to Agency staff, an 80 unit
acquisition/rehabilitation large project prototype is consistent with the City's housing stock.
Because these buildings were developed in the 1960's, most of these buildings do not have
larger units and are characterized by one and two bedroom units.
One strategy the Agency may wish to pursue is converting the existing one and two bedroom
units to larger units (and therefore reducing total number of units in a development). However,
the additional construction costs to reconfigure units will require high levels of subsidy from the
City or Agency.
The large project acquisition/rehabilitation prototype assumes a stacked flat, two story design,
incorporating 52 one bedroom units and 28 two bedroom units for a total of 80 units.
Tustin Affordability Gap Analysis January, 2000
Page 16
Table 7
Total Development Costs
Rental Housing Prototypes
City of Tustin Affordability Gap Analysis
Product
Total Development Cost
Total Development Cost
Total Development Costs
Type/No. of
Nine Percent
Four Percent
No Tax Credits
Units
Tax Credits
Tax Credits
Prototype
Per Unit
Prototype
Per Unit
Prototype
Per Unit
New
$7,550,533
$125,842
$7,337,965
$122,299
$7,461,811
$124,364
Construction
Senior,
60 units
Large Project
$7,574,845
$94,685
$7,516,855
$93,961
$8,062,183
$100,777
Acq./Rehab.,
80 units
Acq./
$18,696,460
$186,965
$18,235,009
$182,350
$18,832,301
$188,323
Rehab.
Fourplex,
100 units
Tustin Affordability Gap Analysis January, 2000
Page 17
TABLE 8
ESTIMATED PROTOTYPE DEVELOPMENT COSTS
RENTAL HOUSING PROTOTYPES
9% TAX CREDITS
TUSTIN AFFORDABILITY GAP ANALYSIS
(1) Fourplex prototype assumes acquisition of 125 units @ $65,600/unit. Assumptions provided by Agency staff.
(2) Relocation costs at $13,000/unit for 65 units. Assumes retaining 60 tenants. Figures provided by Agency staff.
(3) Demolition costs at $1,215/unit, with 25 units demolished on acq./rehab. prototype. Based on Agency staff estimate.
(4) Off-site improvements estimated at $1,500/unit. Based on Agency staff estimate.
(5) Includes community room costs, with a 1,000 sf room for the senior prototype and 1,400 sf room for the Fourplex
prototype, based on TCAC thresholds.
(6) Permit fees estimated at $2,500/unit. Based on Agency staff estimate.
(7) No fees for rehabilitation projects
(8) No fees for rehabilitation and senior projects
(9) Based on $500/unit cost. Figure provided by Agency staff.
Source: City of Tustin
2/1/00
New Constr.
Acq./Rehab.
Acq./Rehab.
Senior
Large Proj.
Fourplex
Total Net Square Feet
37,100
65,600
94,400
Ratio Net/Gross SF
85%
85%
85%
Total Gross Square Feet Building Area
43,647
77,176
111,059
LAND AND BUILDING ACQUISITION (1)
$967,742
$5,200,000
$8,200,000
RELOCATION COSTS (2)
$0
$0
$845,000
DEMOLITION COSTS (3)
$0
$0
$30,375
OFF-SITE IMPROVEMENTS (4)
$90,000
$0
$150,000
SITE IMPROVEMENTS
$720,000
$0
$2,297,918
UNIT CONSTRUCTION HARD COSTS (5)
$2,527,882
$771,765
$3,387,765
HARD COST CONTINGENCY
$259,831
$61,741
$454,855
ARCH./ENG./CONSTR. SUPERVISION
$202,231
$30,871
$135,511
LOCAL PERMITS AND FEES
City Bldg Permits (6)
$150,000
$200,000
$250,000
Sewer, Water, Utilities, Park (7)
$663,232
$0
$0
School Fees (8)
$0
$0
$0
ALTA SURVEY
$3,000
$0
$3,000
ENVIRONMENTAL PHASE I AND II (9)
$30,000
$40,000
$62,500
SOILS TESTING
$10,000
$10,000
$10,000
CONSTRUCTION LOAN FEES
$47,793
$29,722
$92,332
PERMANENT LOAN FEES
$22,033
$30,321
$48,806
ACQ/CONSTRUCTION/LEASE-UP INTEREST
$407,084
$134,030
$786,459
PROPERTY INSURANCE
$12,639
$3,859
$16,939
PROPERTY TAXES DURING CONSTR.
$10,000
$5,000
$10,000
CONSTR. LOAN TITLE AND CLOSING
$15,000
$15,000
$15,000
APPRAISAL FEES
$10,000
$10,000
$10,000
REAL ESTATE LEGAL
$50,000
$50,000
$50,000
ORGANIZATIONAL
$30,000
$10,000
$30,000
CONSTRUCTION MANAGER
$75,000
$0
$75,000
DEVELOPMENT/BOND/FINANCIAL ADV.
$100,000
$100,000
$100,000
MARKET STUDY
$15,000
$0
$15,000
POST -CONSTRUCTION AUDIT
$15,000
$15,000
$15,000
MARKETING/LEASE-UP/START-UP
$100,000
$50,000
$50,000
FURNITURE/EQUIPMENT
$60,000
$50,000
$59,700
SOFT COST CONTINGENCY
$26,782
$17,943
$26,107
OPERATING RESERVE
$99,000
$144,000
$180,000
OPERATING DEFICIT GUARANTEE FEE
$60,000
$60,000
$60,000
DEVELOPMENT/ADMIN. FEE
$764,168
$463,941
$1,200,000
TAX CREDIT CONSULTANT
$25,000
$0
$25,000
TAX CREDIT APPLICATION FEE
$2,000
$2,000
$2,000
TAX CREDIT ALLOCATION FEE
$16,667
$6,852
$30,203
TAX CREDIT MONITORING FEE
$24,600
$32,800
$41,000
SYNDICATION LEGAL
$30,000
$30,000
$30,000
TOTAL PROJECT COSTS
$7,641,682
$7,574,845
$18,795,468
COST PER UNIT
$127,361
$94,686
$187,955
(1) Fourplex prototype assumes acquisition of 125 units @ $65,600/unit. Assumptions provided by Agency staff.
(2) Relocation costs at $13,000/unit for 65 units. Assumes retaining 60 tenants. Figures provided by Agency staff.
(3) Demolition costs at $1,215/unit, with 25 units demolished on acq./rehab. prototype. Based on Agency staff estimate.
(4) Off-site improvements estimated at $1,500/unit. Based on Agency staff estimate.
(5) Includes community room costs, with a 1,000 sf room for the senior prototype and 1,400 sf room for the Fourplex
prototype, based on TCAC thresholds.
(6) Permit fees estimated at $2,500/unit. Based on Agency staff estimate.
(7) No fees for rehabilitation projects
(8) No fees for rehabilitation and senior projects
(9) Based on $500/unit cost. Figure provided by Agency staff.
Source: City of Tustin
2/1/00
TABLE 9
ESTIMATED PROTOTYPE DEVELOPMENT COSTS
RENTAL HOUSING PROTOTYPES
4% TAX CREDITS/TAX EXEMPT BONDS
TUSTIN AFFORDABILITY GAP ANALYSIS
(1) Fourplex prototype assumes acquisition of 125 units @ $65,600/unit. Assumptions provided by Agency staff.
(2) Relocation costs at $13,000/unit for 65 units. Assumes retaining 60 tenants. Figures provided by Agency staff.
(3) Demolition costs at $1,215/unit, with 25 units demolished on acq./rehab. prototype. Based on Agency staff estimate.
(4) Off-site improvements estimated at $1,500/unit. Based on Agency staff estimate.
(5) Includes community room costs, with a 1,000 sf room for the senior prototype and 1,400 sf room for the fourplex
prototype, based on TCAC thresholds.
(6) Permit fees estimated at $2,500/unit. Based on Agency staff estimate.
(7) No fees for rehabilitation projects
(8) No fees for rehabilitation and senior projects
(9) Based on $500/unit cost. Figure provided by Agency staff.
Source: City of Tustin
2/1/00
New Constr.
Acq./Rehab.
Acq./Rehab.
Senior
Large Proi.
Fourplex
Total Net Square Feet
37,100
65,600
94,400
Ratio Net/Gross SF
85%
85%
85%
Total Gross Square Feet Building Area
43,647
77,176
111,059
LAND AND BUILDING ACQUISITION (1)
$967,742
$5,200,000
$8,200,000
RELOCATION COSTS (2)
$0
$0
$845,000
DEMOLITION COSTS (3)
$0
$0
$30,375
OFF-SITE IMPROVEMENTS (4)
$90,000
$0
$150,000
SITE IMPROVEMENTS
$720,000
$0
$2,297,918
UNIT CONSTRUCTION HARD COSTS (5)
$2,527,882
$771,765
$3,387,765
HARD COST CONTINGENCY
$259,831
$61,741
$454,855
ARCH./ENG./CONSTR. SUPERVISION
$202,231
$30,871
$135,511
LOCAL PERMITS AND FEES
City Bldg Permits (6)
$150,000
$200,000
$250,000
Sewer, Water, Utilities, Parks (7)
$663,232
$0
$0
School Fees (8)
$0
$0
$0
ALTA SURVEY
$3,000
$0
$3,000
ENVIRONMENTAL PHASE I AND II (9)
$30,000
$40,000
$62,500
SOILS TESTING
$10,000
$10,000
$10,000
BOND ISSUANCE COSTS/FEES
$134,519
$135,582
$170,043
ACQ/CONSTRUCTION/LEASE-UP INTEREST
$165,885
$9,559
$318,772
PROPERTY INSURANCE
$12,639
$3,859
$16,939
PROPERTY TAXES DURING CONSTR.
$10,000
$5,000
$10,000
CONSTR. LOAN TITLE AND CLOSING
$15,000
$15,000
$15,000
APPRAISAL FEES
$10,000
$10,000
$10,000
REAL ESTATE LEGAL
$50,000
$50,000
$50,000
ORGANIZATIONAL
$30,000
$10,000
$30,000
CONSTRUCTION MANAGER
$75,000
$0
$75,000
DEVELOPMENT/BOND/FINANCIAL ADV.
$100,000
$100,000
$100,000
MARKET STUDY
$15,000
$0
$15,000
POST -CONSTRUCTION AUDIT
$15,000
$15,000
$15,000
MARKETING/LEASE-UP/START-UP
$100,000
$50,000
$50,000
FURNITURE/EQUIPMENT
$60,000
$50,000
$59,700
SOFT COST CONTINGENCY
$26,782
$17,943
$26,107
OPERATING RESERVE
$99,000
$144,000
$180,000
OPERATING DEFICIT GUARANTEE FEE
$60,000
$60,000
$60,000
DEVELOPMENT/ADMIN. FEE
$742,911
$471,619
$1,200,000
TAX CREDIT CONSULTANT
$25,000
$0
$25,000
TAX CREDIT APPLICATION FEE
$2,000
$2,000
$2,000
TAX CREDIT RESERVATION FEE
$1,860
$794
$3,371
TAX CREDIT MONITORING FEE
$24,600
$32,800
$41,000
SYNDICATION LEGAL
$30,000
$30,000
$30,000
TOTAL PROJECT COSTS
$7,429,114
$7,527,532
$18,329,854
COST PER UNIT
$123,819
$94,094
$183,299
(1) Fourplex prototype assumes acquisition of 125 units @ $65,600/unit. Assumptions provided by Agency staff.
(2) Relocation costs at $13,000/unit for 65 units. Assumes retaining 60 tenants. Figures provided by Agency staff.
(3) Demolition costs at $1,215/unit, with 25 units demolished on acq./rehab. prototype. Based on Agency staff estimate.
(4) Off-site improvements estimated at $1,500/unit. Based on Agency staff estimate.
(5) Includes community room costs, with a 1,000 sf room for the senior prototype and 1,400 sf room for the fourplex
prototype, based on TCAC thresholds.
(6) Permit fees estimated at $2,500/unit. Based on Agency staff estimate.
(7) No fees for rehabilitation projects
(8) No fees for rehabilitation and senior projects
(9) Based on $500/unit cost. Figure provided by Agency staff.
Source: City of Tustin
2/1/00
TABLE 10
ESTIMATED PROTOTYPE DEVELOPMENT COSTS
RENTAL HOUSING PROTOTYPES
NO TAX CREDITS
TUSTIN AFFORDABILITY GAP ANALYSIS
New Constr. Acq./Rehab. Acq./Rehab.
Senior Large Proj. Fourplex
Total Net Square Feet
37,100
65,600
94,400
Ratio Net/Gross SF
85%
85%
85%
Total Gross Square Feet Building Area
43,647
77,176
111,059
LAND AND BUILDING ACQUISITION (1)
$967,742
$5,200,000
$8,200,000
RELOCATION COSTS (2)
$0
$0
$845,000
DEMOLITION COSTS (3)
$0
$0
$30,375
OFF-SITE IMPROVEMENTS (4)
$90,000
$0
$150,000
SITE IMPROVEMENTS
$720,000
$0
$2,297,918
UNIT CONSTRUCTION HARD COSTS (5)
$2,527,882
$771,765
$3,387,765
HARD COST CONTINGENCY
$259,831
$61,741
$454,855
ARCH./ENG./CONSTR. SUPERVISION
$202,231
$30,871
$135,511
LOCAL PERMITS AND FEES
City Bldg Permits (6)
$150,000
$200,000
$250,000
Sewer, Water, Utilities (7)
$663,232
$0
$0
School Fees (8)
$0
$0
$0
ALTA SURVEY
$3,000
$0
$3,000
ENVIRONMENTAL PHASE I AND II (9)
$30,000
$40,000
$62,500
SOILS TESTING
$10,000
$10,000
$10,000
CONSTRUCTION LOAN FEES
$58,707
$79,182
$121,018
PERMANENT LOAN FEES
$91,068
$129,044
$187,725
CONSTRUCTION/LEASE-UP INTEREST
$500,051
$357,061
$1,030,795
PROPERTY INSURANCE
$12,639
$3,859
$16,939
PROPERTY TAXES DURING CONSTR.
$10,000
$5,000
$10,000
CONSTR. LOAN TITLE AND CLOSING
$15,000
$15,000
$15,000
APPRAISAL FEES
$10,000
$10,000
$10,000
REAL ESTATE LEGAL
$50,000
$50,000
$50,000
ORGANIZATIONAL
$30,000
$10,000
$30,000
CONSTRUCTION MANAGER
$75,000
$0
$75,000
DEVELOPMENT/BOND/FINANCIAL ADV.
$25,000
$25,000
$25,000
MARKET STUDY
$15,000
$0
$15,000
POST -CONSTRUCTION AUDIT
$0
$0
$0
MARKETING/LEASE-UP/START-UP
$100,000
$50,000
$50,000
FURNITURE/EQUIPMENT
$60,000
$50,000
$59,700
SOFT COST CONTINGENCY
$22,282
$13,443
$21,607
OPERATING RESERVE
$99,000
$144,000
$180,000
OPERATING DEFICIT GUARANTEE FEE
$0
$0
$0
DEVELOPMENT/ADMIN. FEE
$755,296
$806,218
$1,200,000
TOTAL PROJECT COSTS
$7,552,960
$8,062,183
$18,924,707
COST PER UNIT
$125,883
$100,777
$189,247
(1) Fourplex prototype assumes acquisition of 125 units @ $65,600/unit. Assumptions provided by Agency staff.
(2) Relocation costs at $13,000/unit for 65 units. Assumes retaining 60 tenants. Figures provided by Agency staff.
(3) Demolition costs at $1,215/unit, with 25 units demolished on acq./rehab. prototype. Based on Agency staff estimate.
(4) Off-site improvements estimated at $1,500/unit. Based on Agency staff estimate.
(5) Includes community room costs, with a 1,000 sf room for the senior prototype and 1,400 sf room for the fourplex
prototype, based on TCAC thresholds.
(6) Permit fees estimated at $2,500/unit. Based on Agency staff estimate.
(7) No fees for rehabilitation projects
(8) No fees for rehabilitation and senior projects
(9) Based on $500/unit cost. Figure provided by Agency staff.
y�q�rce: City of Tustin
TABLE 11
FINANCING ASSUMPTIONS AND CALCULATIONS
RENTAL PROTOTYPES
9% TAX CREDITS
TUSTIN AFFORDABILITY GAP ANALYSIS
2/1100
New Constr.
Acq./Rehab.
Acq./Rehab.
Senior
Large Proj.
Fourplex
DEVELOPMENT COST ASSUMPTIONS
Hard Construction/Rehabilitation Costs per SF
$57.00
$10.00
$30.00
Hard Costs, Community/Recreation Room
$40.00
$0.00
$40.00
Hard Cost Contingency (Percent of Hard Costs Plus Site Improvements)
8.00%
8.00%
8.00%
Architectural/Engineering (Percent of Hard Costs)
8.00%
4.00%
4.00%
Property Insurance During Construction (Percent of Hard Costs)
0.50%
0.50%
0.50%
Soft Cost Contingency
5.00%
5.00%
5.00%
Operating Reserves (Months Operating Budget)
6 Mos.
6 Mos.
6 Mos.
Development Fee M of Total Development Costs)
10.00%
10.00%
10.00%
Tax Credit Allocation Fee
4.00%
4.00%
4.00%
Tax Credit Monitoring Fee
$410
$410
$410
TAX CREDIT EQUITY
Total Eligible Basis, Tax Credit Units
$4,960,293
$2,039,408
$8,988,842
Total Requested Unadjusted Eligible Basis
$4,960,293
$2,039,408
$8,988,842
Adjusted Eligible Basis (High Cost Area Adjust)
1.00
$4,960,293
$2,039,408
$8,988,842
Qualified Basis (min., % aff units or SF)
$4,960,293
$2,039,408
$8,988,842
Annual Allow. Credits @ (Tax Credit Rate)
8.40%
$416,665
$171,310
$755,063
Federal Tax Credit Equity (99%) @ (Pricing)
$0.80
$3,299,984
$1,356,777
$5,980,097
State Tax Credit Equity (99%) @ (Pricing)
$0.80
$1,178,566
$484,563
$2,135,749
Federal Equity During Construction
50%
$1,649,992
$1,196,482
$2,990,048
Acquisition Basis
$0
$3,488,844
$0
Annual Allow. Acq. Credits
3.75%
$0
$130,832
$0
Federal Acq.Tax Credit Equity (99%) @ (Pricing)
$0.80
$0
$1,036,187
$0
Total Federal Tax Credit Equity (99%)
$3,299,984
$2,392,964
$5,980,097
FAIR MARKET VALUE CALCULATION
Net Operating Income; Restr. Rents
$170,442
$234,560
$377,560
Capitalization Value @ Cap Rate of:
9.00%
$1,893,800
$2,606,222
$4,195,111
MAXIMUM CONSTRUCTION LOAN CALCULATION
Capitalized Value at Restricted Rents
$1,893,800
$2,606,222
$4,195,111
Plus: Federal and State Tax Credits
$4,478,549
$1,356,777
$8,115,846
Maximum Construction Loan @ LTV of
75%
$4,779,262
$2,972,250
$9,233,218
CONSTRUCTION LOAN
Construction Loan Amount
$4,779,262
$2,972,250
$9,233,218
Interest Rate
9.25%
9.25%
9.25%
Loan Fees
1.00%
$47,793
$29,722
$92,332
Average Loan Balance
65.00%
65.00%
65.00%
Construction Period
13 Months
7 Months
13 Months
Lease -Up Period
4 Months
2 Months
4 Months
Total Construction Loan Term
17 Months
9 Months
17 Months
Construction Loan Interest --Construction Period
$311,299
$104,245
$601,409
Construction Loan Interest--Lease-Up
$95,784
$29,784
$185,049
PERMANENT LOAN
Net Operating Income, Tax Credit Rents
$170,442
$234,560
$377,560
Debt Coverage, Ratio
1.15
1.15
1.15
Debt Service
$148,210
$203,965
$328,313
Mortgage Term
30 years
30 years
30 years
Interest Rate
9.50%
9.50%
9.50%
Maximum Permanent Loan Amount Based on DCR
$1,468,844
$2,021,407
$3,253,765
Loan Fees
1.50%
$22,033
$30,321
$48,806
Maximum Loan to Value (% of FMV @ Restr. Rents)
100%
100%
100%
Maximum Loan Amount Based on LTV Test
$1,893,800
$2,606,222
$4,195,111
Permanent Loan Amount (Min. DCR or LTV)
$1,468,844
$2,021,407
$3,253,765
Permanent Loan Debt Service
$148,210
$203,965
$328,313
CAPITALIZATION OF CASH FLOW
Net Operating Income, Tax Credit Rents
$170,442
$234,560
$377,560
Debt Service
$148,210
$203,965
$328,313
Annual Cash Flow
$22,232
$30,595
$49,247
Interest Rate
8.50%
8.50%
8.50%
Number of Years
15
15
15
Capitalized Value
$188,138
$258,909
$416,751
2/1100
TABLE 12
FINANCING ASSUMPTIONS AND CALCULATIONS
RENTAL PROTOTYPES
4% TAX CREDITS/TAX EXEMPT BONDS
TUSTIN AFFORDABILITY GAP ANALYSIS
2JI100
New Constr.
Acq./Rehab.
Acq./Rehab._
Senior
Large Proj.
Fourplex
DEVELOPMENT COST ASSUMPTIONS
Hard Construction/Rehabilitation Costs per SF
$57.00
$10.00
$30.00
Hard Cost Community/Recreation Room
$40.00
$0.00
$40.00
Hard Cost Contingency (Percent of Hard Costs Plus Site Improvements)
8.00%
8.00%
8.00%
Architectural/Engineering (Percent of Hard Costs)
8.00%
4.00%
4.00%
Property Insurance During Construction (Percent of Hard Costs)
0.50%
0.50%
0.50%
Soft Cost Contingency
5.00%
5.00%
5.00%
Operating Reserves (Months Operating Budget)
6 Mos.
6 Mos.
6 Mos.
Development Fee (% of Total Development Costs)
10.00%
10.00%
10.00%
Tax Credit Reservation Fee
1.00%
1.00%
1.00%
Tax Credit Monitoring Fee
$410
$410
$410
TAX CREDIT EQUITY
Total Eligible Basis, Tax Credit Units
$4,960,293
$2,116,192
$8,988,842
Total Requested Unadjusted Eligible Basis
$4,960,293
$2,116,192
$8,988,842
Adjusted Eligible Basis (High Cost Area Adjust)
1.00
$4,960,293
$2,116,192
$8,988,842
Qualified Basis (min., % aff units or SF)
$4,960,293
$2,116,192
$8,988,842
Annual Allow. Credits @ (Tax Credit Rate)
3.75%
$186,011
$79,357
$337,082
Federal Tax Credit Equity (99%) @ (Pricing)
$0.85
$1,565,282
$667,791
$2,836,541
Federal Equity During Construction
50%
$782,641
$884,370
$1,418,271
Acquisition Basis
$0
$3,488,844
$0
Annual Allow. Acq. Credits
3.75%
$0
$130,832
$0
Federal Acq.Tax Credit Equity (99%) @ (Pricing)
$0.85
$0
$1,100,948
$0
Total Federal Tax Credit Equity (99%)
$1,565,282
$1,768,739
$2,836,541
FAIR MARKET VALUE CALCULATION
Net Operating Income; Restr. Rents
$273,350
$366,880
$585,222
Capitalization Value @ Cap Rate of:
9.00%
$3,037,220
$4,076,442
$6,502,471
MAXIMUM CONSTRUCTION LOAN CALCULATION
Capitalized Value at Restricted Rents
$3,037,220
$4,076,442
$6,502,471
Plus: Federal Tax Credits
$1,565,282
$667,791
$2,836,541
Maximum Construction Loan @ LTV of
75%
$3,451,877
$3,558,175
$7,004,259
TAX-EXEMPT BOND DURING CONSTRUCTION
Construction Loan Amount
$3,451,877
$3,558,175
$7,004,259
Interest Rate
7.25%
7.25%
7.25%
Bond Issuance Costs $100,000 Plus
1.00%
$134,519
$135,582
$170,043
Average Loan Balance
65.00%
65.00%
65.00%
Construction Period
13 Months
7 Months
13 Months
Lease -Up Period
4 Months
2 Months
4 Months
Remainder of First Tax Credit Year
7 Months
7 Months
7 Months
Construction Interest --Construction Period
$176,226
$97,813
$357,582
Construction Interest--Lease-Up
$54,223
$27,946
$110,025
Construction Interest --Remainder of First Tax Credit Year
$94,891
$97,813
$192,544
Less: First Year NOI, Restr. Rents
($159,454)
($214,013)
($341,380)
Net Construction Interest Cost
$165,885
$9,559
$318,772
PERMANENT TAX-EXEMPT BOND
Net Operating Income, Tax Credit Rents
$273,350
$366,880
$585,222
Debt Coverage Ratio
1.20
1.20
1.20
Debt Service
$227,792
$305,733
$487,685
Mortgage Term
30 years
30 years
30 years
Interest Rate
7.25%
7.25%
7.25%
Maximum Permanent Loan Amount Based on DCR
$2,782,663
$3,734,775
$5,957,466
Maximum Loan to Value (% of FMV @ Restr. Rents)
75%
75%
75%
Maximum Bond Amount Based on LTV Test
$2,277,915
$3,057,332
$4,876,853
Permanent Bond Amount (Min. DCR or LTV)
$2,277,915
$3,057,332
$4,876,853
Permanent Bond Debt Service
$186,473
$250,277
$399,225
CAPITALIZATION OF CASH FLOW
Net Operating Income, Tax Credit Rents
$273,350
$366,880
$585,222
Debt Service
$186,473
$250,277
$399,225
Annual Cash Flow
$86,877
$116,603
$185,998
Interest Rate
8.50%
8.50%
8.50%
Number of Years
15
15
15
Capitalized Value
$735,195
$986,751
$1,574,000
2JI100
TABLE 13
FINANCING ASSUMPTIONS AND CALCULATIONS
RENTAL PROTOTYPES
NO TAX CREDITS
TUSTIN AFFORDABILITY GAP ANALYSIS
New Constr. Acq./Rehab. Acq./Rehab.
Senior Large Proi. Fourplex
DEVELOPMENT COST ASSUMPTIONS
Hard Construction/Rehabilitation Costs per SF
$57.00
$10.00
$30.00
Hard Cost Community/Recreation Room
$40.00
$0.00
$40.00
Hard Cost Contingency (Percent of Hard Costs Plus Site Improvements)
8.00%
8.00%
8.00%
Architectural/Engineering (Percent of Hard Costs)
4.00%
4.00%
4.00%
Property Insurance During Construction (Percent of Hard Costs)
0.50%
0.50%
0.50%
Soft Cost Contingency
5.00%
5.00%
5.00%
Operating Reserves (Months Operating Budget)
6 Mos.
6 Mos.
6 Mos.
Development Fee (% of Total Development Costs)
10.00%
10.00%
10.00%
Tax Credit Allocation Fee
4.00%
4.00%
4.00%
Tax Credit Monitoring Fee
$410
$410
$410
FAIR MARKET VALUE CALCULATION
Net Operating Income; Restr. Rents
$704,486
$998,269
$1,452,215
Capitalization Value @ Cap Rate of: 9.00%
$7,827,627
$11,091,876
$16,135,724
MAXIMUM CONSTRUCTION LOAN CALCULATION
Capitalized Value at Restricted Rents
$7,827,627
$11,091,876
$16,135,724
Maximum Construction Loan @ LTV of 75%
$5,870,720
$8,318,907
$12,101,793
CONSTRUCTION LOAN
Construction Loan Amount
$5,870,720
$7,918,183
$12,101,793
Interest Rate
9.25%
9.25%
9.25%
Loan Fees 1.00%
$58,707
$79,182
$121,018
Average Loan Balance
65.00%
65.00%
65.00%
Construction Period
13 Months
7 Months
13 Months
Lease -Up Period
4 Months
2 Months
4 Months
Total Construction Loan Term
17 Mowths
9 Months
17 Months
Construction Loan Interest
$500,051
$357,061
$1,030,795
PERMANENT LOAN
Net Operating Income
$704,486
$998,269
$1,452,215
Debt Coverage Ratio
1.15
1.15
1.15
Debt Service
$612,597
$868,060
$1,262,796
Mortgage Term
30 years
30 years
30 years
Interest Rate
9.50%
9.50%
9.50%
Maximum Permanent Loan Amount Based on DCR
$6,071,177
$8,602,958
$12,515,011
Loan Fees 1.50%
$91,068
$129,044
$187,725
Maximum Loan to Value (% of FMV @ Restr. Rents)
100%
100%
100%
Maximum Loan Amount Based on LTV Test
$7,827,627
$11,091,876
$16,135,724
Permanent Loan Amount (Min. DCR or LTV)
$6,071,177
$8,602,958
$12,515,011
Permanent Loan Debt Service
$612,597
$868,060
$1,262,796
CAPITALIZATION OF CASH FLOW
Net Operating Income
$704,486
$998,269
$1,452,215
Debt Service
$612,597
$868,060
$1,262,796
Annual Cash Flow
$91,889
$130,209
$189,419
Interest Rate
8.50%
8.50%
8.50%
Number of Years
15
15
15
Capitalized Value
$777,612
$1,101,889
$1,602,955
211/00
Reviewing comparable sales in Tustin and Orange County, it has been concluded that an
appropriate assumption for acquisition costs is $65,000 per unit assuming hard construction
costs of approximately $10,000 per unit, for a total per unit acquisition and rehabilitation cost
of $94,685 per unit, or $7,574,845 total, under the nine percent tax credit scenario. The
estimated per unit cost per unit under the four percent tax credit/tax-exempt financing scenario
is $93,961, or a total development cost of $7,516,855.
While soft costs are a large percentage of the total rehabilitation cost, it should be noted that soft
costs such as developer fees, bond issuance costs, and consulting services are high for tax
credit projects. The developer fees are based on ten percent of rehabilitation costs plus five
percent of acquisition costs.
if no tax credits are used, the total development costs are estimated at $8,062,183, or $100,777
per unit. The higher cost for this project is directly related to the fees associated with
conventional construction and permanent financing.
iii. Acquisition/Rehabilitation Fourplex Rental
The Tustin South Central Redevelopment Project Area is characterized by several fourplexes
that could be acquired and rehabilitated to revitalize one of the City's older neighborhoods.
Instead of treating each fourplex as a separate project, this prototype assumes that several
fourplexes could be acquired and rehabilitated by a master developer and then master -owned
using a master property management firm. This model was used effectively on a project by
Related Companies in Anaheim. The Paseo Village development in Anaheim has contributed
to the revitalization of a neighborhood that experienced disinvestment over several years.
The estimated acquisition cost assumes that an additional 25 units (for a total of 125 units) must
be acquired and demolished to create the space necessary for streets, open space, and a
community room. The net acquisition cost is $65,600 per unit.
The high acquisition costs, as well as an assumed $37,865 per unit hard construction cost,
result in a total development cost per unit of $186,965 under the nine percent tax credit
scenario, $182,350 under the four percent tax credit scenario, and $188,323 under the no tax
credit scenario.
Major soft costs are based on the Paseo Village project, inflated by 10 percent to account for
increases in costs since the project was completed. The construction costs for Paseo Village
overstate construction costs for the fourplex prototype because Paseo Village costs include
reconfiguring some one and two bedroom units into three bedroom units. According to
Mr. Bill Witte of Related, the developer originally acquired a total of 186 units but ended up
Tustin Affordability Gap Analysis January, 2000
Page 24
with 176 units. Originally, none of the properties for the Paseo Village project included three
bedroom units. Hard construction costs for Paseo Village were $44.41 per square foot, not
including general conditions, contractor overhead, and contractor profit. Including these costs,
construction costs for Paseo Village equaled $53 per square foot.
From a review of fourplexes in the South Central area, approximately 20 percent of fourplexes
already contain three bedroom units. Therefore, this analysis assumes that no unit
reconfiguration is necessary. Based on discussions with Related Companies, it has been
concluded that a per unit hard construction cost of $37,865 per unit, including overhead and
profit, and hard cost contingency, is considered reasonable.
b. Ownership Housing Development Costs
At this time, much of the Tustin Ranch area has been entitled for development and construction
of new ownership housing units in the redevelopment project areas is constrained by the lack
of available vacant parcels. As a result, new construction projects that are reasonably sized for
the ownership market must assemble properties that are already improved with structures.
Existing residential properties assembled for redevelopment in many cases are improved at
higher density levels than the new ownership housing prototypes. Such properties carry the
additional costs related to tenant relocation and demolition, including removal of asbestor and
other environmental contaminants.
These cumulative costs place the land acquisition costs for ownership housing prototypes well
above the fair market value of similarly zoned land parcels, if available in the area. Typically,
projects with such high acquisition costs may not appeal to developers without substantial
assistance, while the Agency may not be able to subsidize projects exhibiting these high costs.
i. New Construction, Attached Ownership Housing
This prototype is based on a two story stacked flat and townhome configuration with a density
of 22 units per acre, using both tuck under and on -grade parking. This prototype is a typical
style of housing used to create more affordable ownership housing opportunities.
Characterized by two and three bedroom units, the two bedroom units are estimated at 1,050
square feet and three bedroom units are estimated at 1,300 square feet.
Two developers, the Olson Company and Greystone, provided estimates of construction costs
for this prototype. Greystone is constructing a 147 unit project in Tustin comprised of triplexes
with a density of 15 units per acre. While this density is lower than the project prototype, the
construction costs are relevant because the quality of housing is comparable to a subsidized,
affordable ownership project. Greystone also constructed a similar project in Irvine. Unit size
Tustin Affordability Gap Analysis January, 2000
Page 25
ranges from 1,260 square feet to 1610 square feet. The Olson Company based their estimates
on projects recently developed.
Land costs are based on the acquisition and demolition of an existing building. The new
construction attached prototype incorporates a land cost of $7,680,000. This cost is based on
the acquisition and demolition of a 96 unit existing building at an acquisition cost of $80,000
per unit. Including relocation and demolition costs, the per unit acquisition cost is $90,446.
This substantial acquisition cost results in a total development cost of $25,509,402, or
$255,094 per unit.
Table 14 summarizes total development and per unit development costs for the three
ownership housing prototypes.
Table 14
Total Development Costs
Ownership Housing Prototypes
City of Tustin Affordability Gap Analysis
Product Type/Number of Units
Total Development Cost'
Per Unit Cost
New Construction Attached,
$25,509,402
$255,094
100 units
New Construction Single Family
$17,662,160
$392,492
Detached, 45 units
Acquisition/Rehabilitation
$20,905,453
$209,055
Conversion, 100 units
1The acquisition cost assumptions reflect land costs that are higher than fair market value for land parcels
in Tustin.
Table 15 summarizes the estimated development costs for all three ownership prototypes.
Table 16 summarizes assumptions incorporated in the estimated development costs for these
prototypes.
Tustin Affordability Gap Analysis January, 2000
Page 26
ii. New Construction Single Family Detached Ownership
This new construction ownership prototype represents "small" lot, single family detached
ownership housing product at a density of 12 dwelling units per acre. This housing prototype
is similar to the Shea Homes Tustin Grove development and the Warmington Homes Ambrose
Lane development under construction. Those projects offer three bedroom units of varying
sizes, from 1,200 square feet to 1,800 square feet. Shea Homes indicated that 1,200 square
feet is essentially the minimum size three bedroom unit that still represents an attractive,
affordable ownership housing product. Two bedroom units were not constructed because of
the weak market for these types of units.
Both the Olson Company and Greystone provided data on small lot, single family detached
ownership housing costs. Greystone recently completed the Crossings development in the city
of Orange, which has units ranging in size from 1,409 square feet to 1,702 square feet. These
units are somewhat higher in quality than affordable units, since the target market is households
that can afford homes in the $300,000's.
Based on projects recently constructed in the area, the prototype incorporates a predominantly
three bedroom configuration, with some four bedroom units. Out of a total of 45 units, 36 are
three bedroom units and nine are four bedroom units. The three bedroom units are estimated
at 1,400 square feet, and the four bedroom units are estimated at 1,600 square feet.
Land costs are based on the acquisition and demolition of an existing building. This prototype
incorporates a land cost of $7,680,000. This cost is based on the acquisition and demolition of
a 96 unit existing building at an acquisition cost of $80,000 per unit. With estimated land
acquisition costs of $7,680,000 to assemble an infill redevelopment site, the estimated
development cost of this prototype is $17,662,160, or $392,492 per unit.
iii. Acquisition/Rehabilitation Fourplex Conversion
Based on discussions Agency staff held with developers, the Orange County housing market
may have strengthened to the point that conversion of existing rental housing to condominiums
may be a viable development opportunity. Because this type of housing is also a vehicle for
providing lower cost homeownership opportunities, this housing prototype has been
incorporated in the analysis.
Tustin Affordability Gap Analysis January, 2000
Page 27
TABLE 15
TUSTIN AFFORDABILITY GAP
DEVELOPMENT COST ASSUMPTIONS
OWNER HOUSING PROTOTYPES
(1) Land costs based on acquisition and demolition of existing buildings. For new construction prototypes
pro forma assumes acquisition of 96 units at $80,000/unit. For acquisition/rehabilitation prototype,
pro forma assumes acquisition of 125 units at $65,600/unit (25 of these units are devoted to public improvements).
Assumptions provided by Agency staff.
(2) Relocations costs based on $13,000/unit, with 96 units acquired for new construction prototypes and 125 units for
acquisition/rehabilitation prototype.
(3) Demolition costs based on $1,215 per unit, including asbestos abatement. Based on Agency staff estimates.
(4) Off-site improvements estimated at $1,500/unit. Figure provided by Agency staff.
(5) Includes community room costs, with a 1,400 sf room for the attached prototype and 1,400 sf room for the fourplex
prototype.
(6) Fees based on $2,500/unit. Figure provided by Agency staff.
(7) Park fees only assessed on Fourplex conversion. Land value estimated at $500,000 per acre for all prototypes.
(8) No fees for rehabilitation project.
(9) Based on $500/unit cost. Figure provided by Agency staff.
Source: City of Tustin
2/1/00
Fourplex
New Constr.
New Constr.
Rental Acq.
Attached
SF Detached
and Convers.
Acres
4.55
3.75
5.00
No. of Units
100
45
100
Total Net Square Feet
116,400
64,799
94,400
Ratio Net/Gross SF
85%
100%
85%
Total Gross Square Feet Building Area
136,941
64,799
111,059
LAND AND BUILDING ACQUISITION (1)
$7,680,000
$7,680,000
$8,200,000
RELOCATION COSTS (2)
$1,248,000
$1,248,000
$1,625,000
DEMOLITION COSTS (3)
$116,640
$116,640
$30,375
OFF-SITE IMPROVEMENTS (4)
$150,000
$67,500
$150,000
SITE IMPROVEMENTS
$1,287,000
$816,750
$2,297,918
CONSTRUCTION HARD COSTS (5)
$6,766,118
$2,851,156
$3,943,059
CONTINGENCY
$644,249
$293,432
$499,278
ARCH./ENG./CONSTR. SUPERVISION
$405,967
$171,069
$236,584
LOCAL PERMITS AND FEES
City Bldg Permits (6)
$250,000
$112,500
$250,000
Sewer, Water, Utilities, Park (7)
$1,288,396
$628,657
$315,000
School Fees (8)
$264,296
$125,062
$0
ALTA SURVEY
$3,000
$3,000
$0
ENVIRONMENTAL PHASE I AND II (9)
$48,000
$48,000
$62,500
SOILS TESTING
$10,000
$10,000
$10,000
CONSTRUCTION LOAN FEES 1.00%
$147,923
$75,546
$100,035
ACQ/CONSTRUCTION/SALE PERIOD INTEREST
$1,335,001
$853,697
$1,016,549
PROPERTY INSURANCE
$67,661
$28,512
$39,431
PROPERTY TAXES
$7,000
$7,000
$7,000
TITLE AND CLOSING
$15,000
$15,000
$15,000
APPRAISAL FEES
$10,000
$10,000
$10,000
REAL ESTATE LEGAL
$30,000
$30,000
$30,000
DEVELOPMENT/FINANCIAL ADVISOR
$85,000
$85,000
$85,000
MARKETING AND SALES EXPENSES
$1,183,380
$604,368
$800,280
MARKET STUDY
$15,000
$15,000
$15,000
DEVELOPMENT/ADMIN. FEE of Dev. Costs
$2,561,959
$1,766,210
$1,282,001
TOTAL PROJECT COST
$25,619,590
$17,662,099
$21,020,009
PER UNIT
$256,196
$392,491
$210,200
PER SF
$220.10
$272.57
$222.67
(1) Land costs based on acquisition and demolition of existing buildings. For new construction prototypes
pro forma assumes acquisition of 96 units at $80,000/unit. For acquisition/rehabilitation prototype,
pro forma assumes acquisition of 125 units at $65,600/unit (25 of these units are devoted to public improvements).
Assumptions provided by Agency staff.
(2) Relocations costs based on $13,000/unit, with 96 units acquired for new construction prototypes and 125 units for
acquisition/rehabilitation prototype.
(3) Demolition costs based on $1,215 per unit, including asbestos abatement. Based on Agency staff estimates.
(4) Off-site improvements estimated at $1,500/unit. Figure provided by Agency staff.
(5) Includes community room costs, with a 1,400 sf room for the attached prototype and 1,400 sf room for the fourplex
prototype.
(6) Fees based on $2,500/unit. Figure provided by Agency staff.
(7) Park fees only assessed on Fourplex conversion. Land value estimated at $500,000 per acre for all prototypes.
(8) No fees for rehabilitation project.
(9) Based on $500/unit cost. Figure provided by Agency staff.
Source: City of Tustin
2/1/00
TABLE 16
TUSTIN AFFORDABILITY GAP
FINANCING ASSUMPTIONS
OWNER HOUSING
Fourplex
New Constr. New Constr. Rental Acq.
Attached SF Detached and Convers.
DEVELOPMENT COST ASSUMPTIONS
Hard Construction/Rehabilitation Costs per SF
$49.00
$44.00
$35.00
Hard Cost Community/Recreation Room
$40.00
$40.00
$40.00
Hard Cost Contingency (Percent of Hard Costs Plus Site Improvements)
8%
8%
8%
Architectural/Engineering (Percent of Hard Costs)
6%
6%
6%
Property Insurance During Construction (Percent of Hard Costs)
1.00%
1.00%
1.00%
Development Fee (% of Total Development Costs)
10.00%
10.00%
10.00%
CONSTRUCTION LOAN
Constr. Loan Amt. 75% of Sales Value
$14,792,250
$7,554,600
$10,003,500
Interest Rate
9.50%
9.50%
9.50%
Loan Points
1.00%
1.00%
1.00%
Average Loan Balance --Construction
70.00%
70.00%
70.00%
Construction Period
12 Months
12 Months
13 Months
Sale Period
3 Months
3 Months
3 Months
Total Construction Loan Term
15 Months
15 Months
16 Months
Construction Loan Interest --Construction
$983,685
$502,381
$665,233
Construction Loan Interest --Sale Period
$351,316
$351,316
$351,316
Total Construction Loan Interest
$1,335,001
$853,697
$1,016,549
Construction Loan Points
$147,923
$75,546
$100,035
211/00
Based on the existing multifamily housing stock in Tustin, this prototype assumes assembling a
project comprised of 100 units in need of rehabilitation to meet condominium standards.
Assuming a per unit hard construction cost $17,000 per unit, or $15 per square foot, the
acquisition and rehabilitation cost of this prototype is estimated at $20,905,453, or $209,055
per unit. Acquisition is a net cost of $65,600 per unit for 125 units (after considering that 25
units will be demolished for streets, open space, and a community room and pro rata
acquisition costs are allocated accordingly).
II. GAP ANALYSIS
Using the methodology and assumptions presented in the previous sections, an affordable
monthly housing cost is calculated for each income level, housing prototype, and for both
renters and owners. Deducted from the affordable monthly housing cost are all operating
costs which the renter or owner must pay. The remaining monthly household income
available for either rent or mortgage payments is then calculated. This figure is used to calculate
the rent (and supportable debt) or affordable mortgage a tenant or owner can pay. This is
deducted from the total development cost, less any owner equity, to determine the capital
subsidy required to develop the prototypical housing unit affordable to an eligible family at
each income level.
A. RENTER HOUSING PROTOTYPES
Table 17 summarizes the results of the renter affordability gap analysis for the three rental
housing prototypes: new construction senior, large project acquisition/rehabilitation, and
fourplex acquisition/rehabilitation.
1. New Construction Senior Rental
The renter affordability gap for the 60 unit, new construction senior housing prototype is
estimated at $1,415,002 ($23,583 per unit) for a development financed with nine percent tax
credits, targeting households earning no more than 48 percent of area median income. The
permanent gap is based on a total development cost of $7,550,533, tax credit equity of
$4,478,550, and private financing in the amount of $1,468,844. In addition, the gap analysis
incorporates an estimate of the capitalized value of the cash flow generated by the project.
Through a combination of deferred developer fees, residual receipts, and cash flow, it is
possible to capture some value of the anticipated cash flow from a project. The estimate of the
capitalized value of the cash flow is based on a discount rate of 8.5 percent for a fifteen year
period. The fifteen year period was chosen because of the fifteen year length of limited
partnerships that own tax credit projects. Realistically, of course, it may only be possible to
capture a portion of the capitalized value because of the uncertain nature of cash flow from
Tustin Affordability Gap Analysis January, 2000
Page 30
affordable housing projects. The estimated capitalized value of the cash flow with this
prototype and at this income level is $188,138.
The tax credit equity investment estimate is based on a project receiving both state and federal
tax credits. The high level of competition for state credits means that it is very likely that a
project will not receive state credits (it is more difficult to receive an allocation of state credits
than federal credits). With this prototype, tax credit equity attributable to state tax credits is
equal to $1,178,566. Therefore, the affordability gap can increase by $19,643 per unit for a
total gap of $43,226 per unit.
For projects using tax-exempt financing or targeting lower income households and using
redevelopment funds, the affordability gap is estimated at $2,759,573, or $45,993 per unit.
This gap is based on a total development cost of $7,337,965, tax credit equity of $1,565,282,
private financing in the amount of $2,277,915, and capitalized cash flow of $735,195.
For projects using only conventional financing and targeting persons at 110 percent of area
median income, the affordability gap is estimated at $613,022, or $10,217 per unit. This gap is
based on total development costs of $7,461,811, private financing in the amount of
$6,071,177, and capitalized cash flow of $777,612.
This analysis does not incorporate a rent survey. Because of Orange County's high median
income of $68,300 for a family of four, rents targeting households at 60 percent and 110
percent of area median income may be high enough to warrant conducting a rent survey to
ensure that the rents identified can be supported by the market.
2. Acquisition/Rehabilitation Large Rental Project
A project targeting households earning below 50 percent of area median income has an
estimated affordability gap of $2,431,079, or $30,388 per unit. The gap is based on total tax
credit equity of $2,863,449, private financing of $2,021,407, and capitalized cash flow of
$258,909. If state tax credits are not included in the tax credit equity financing, the gap
increases by $484,563 to a total of $2,915,642, or $36,446 per unit.
For a project targeting households earning up to 60 percent (or 80 percent if rents are restricted
by redevelopment law for lower income households) of area median income, the affordability
gap is estimated at $1,729,668, or $21,621 per unit. The permanent gap is based on a total
development cost of $7,527,532, tax credit equity of $1,753,781, capitalized cash flow of
$986,751, and private financing in the amount of $3,057,332. It should be noted that this
project prototype follows the October 4, 1999, proposed rules by the California Debt Limit
Allocation Committee which states that at least ten percent of the units must be targeted toward
Tustin Affordability Gap Analysis January, 2000
Page 31
households at 50 percent of area median income or less. In addition, the proposed minimum
rehabilitation amount is $10,000 per unit in hard costs, which was used in this gap analysis.
It is assumed that the developer will receive tax credits based on the acquisition cost of the
building. With certain exceptions, a developer can only receive tax credits on the acquisition
cost of a building if at least ten years have passed between the date of the acquisition of the
building and the later of: (1) the date the building was last placed in service (including transfers
of the property, with some exceptions); and (2) the date of the most recent substantial
improvement to the property. Agency staff indicate that because of the nature of the large
apartment stock in Tustin, many buildings can meet these criteria.
For a project using only conventional financing and targeting persons at 110 percent of area
median income, no affordability gap exists. The conventional debt of $8,062,183 is able to
cover all development costs.
3. Acquisition/Rehabilitation Fourplex Rental
Under the nine percent tax credit scenario, the gap for the 100 unit, fourplex
acquisition/rehabilitation prototypels estimated at $6,998,003, or $69,980 per unit, for a
project targeting households at an average of 48 percent of area median income for the
purpose of acquiring an allocation of nine percent tax credits. This gap is based on a total
development cost of $18,696,460, tax credit equity of $8,027,941, capitalized cash flow of
$416,751, and private financing in the amount of $3,253,765. In this analysis, tax credit equity
attributable to state tax credits is $2,112,616. Therefore, the gap can increase by $21,126 per
unit, for a total gap of $9,110,619, or $91,106 per unit.
We assume that the developer will not receive any tax credits based on the acquisition costs of
the buildings because of the difficulty of meeting the ten year rule.
For a project targeting households earning up to 60 percent of area median income, because of
tax-exempt bond financing (or 80 percent if rents are restricted by redevelopment law for lower
income households) of area median income, the affordability gap is estimated at $8,978,338.
This gap is based on a total development cost of $18,235,009, tax credit equity of $2,805,818,
capitalized cash flow of $1,574,000, and private financing in the amount of $4,876,853.
For a project targeting households at 110 percent of area median income, the affordability gap
is $4,714,335, or $47,143 per unit, assuming $12,515,011 in conventional private financing,
$1,602,955 in capitalized cash flow, and a total development cost of $18,832,301. A rent
survey may be necessary to determine if rents targeting households at 60 percent and 110
percent of area median income can be supported by the market.
Tustin Affordability Gap Analysis January, 2000
Page 32
Table 17 summarizes the gaps by income level and project type. Table 18 summarizes the
estimated sources and uses of funds for the rental housing prototypes by income level.
Table 17
Summary of Rental Prototype Affordability Gaps
City of Tustin
1999
1The affordability gaps shown on this chart are the subsidy amounts the Agency would have to provide
in order to render the development prototype economically feasible to developers. To identify the gap
amounts for Levels I and II, we assume that developers obtain permanent mortgages from private lenders
at market rates and investor equity from the syndication of both federal and state low income housing tax
credits. To identify the gap amounts for Level III, we assume developers obtain permanent mortgages
from private lenders at market rates.
Tustin Affordability Gap Analysis January, 2000
Page 33
Level I
Level 11
Level III
Income Level
Below 50% of Median
Between 50% and 80% of
Above 80% of Median
Definition:
Income
Median Income
Income
Affordable
30% of 48% of Median
30% of 60% of Median
30% of 110% of Median
Housing Cost
Definition:
Income, Adjusted for
Family Size
Income, Adjusted for
Family Size
Income, Adjusted for Family
Size
Affordability Gapl •
Prototype
Per Unit
Prototype Gap
Per Unit
Prototype Gap
Per Unit
�ap
Gap
Gap
Gap
1. New
$1,415,002
$23,583
$2,759,573
$45,993
$613,022
$10,217
Construction
Senior
2. Acquisition/
$2,431,079
$30,388
$1,729,668
$21,621
$0
$0
Rehabilitation
Large Project,
Moderate
Rehabilitation
3. Acquisition/
$6,998,003
$69,980
$8,978,338
$89,783
$4,714,335
$47,143
Rehabilitation
FourPlex
1The affordability gaps shown on this chart are the subsidy amounts the Agency would have to provide
in order to render the development prototype economically feasible to developers. To identify the gap
amounts for Levels I and II, we assume that developers obtain permanent mortgages from private lenders
at market rates and investor equity from the syndication of both federal and state low income housing tax
credits. To identify the gap amounts for Level III, we assume developers obtain permanent mortgages
from private lenders at market rates.
Tustin Affordability Gap Analysis January, 2000
Page 33
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B. HOMEOWNER PROTOTYPES
As discussed earlier, the high acquisition cost assumptions associated with assembling already
improved properties for redevelopment for each of the ownership housing prototypes create
substantial affordability gaps. The acquisition cost assumptions create land costs that are
greater than the fair market value of land in Tustin.
1. New Construction Attached
The affordability gap for the 100 unit, new construction attached ownership housing prototype
is estimated at $20,219,641, or $202,196 per unit, for a development targeted toward
households at 50 percent of area median income. This gap is based on. a total development
cost of $25,509,402, homeowner mortgages at $5,025,273, and downpayments in the
amount of $264,488. We assume that the homeowner mortgages have loan -to -value ratio
loans at 95 percent of the sales cost of the home.
A project that targets households at 80 percent of area median income results in a gap of
$15,729,368, or $157,294 per unit, based on total development costs of $25,509,402,
homeowner mortgages of $9,291,032, and downpayments of $489,002.
A project that targets households at 100 percent and 120 percent of area median income
results in a gap of $5,786,402, or $57,864 per unit, mortgages in the amount of $18,736,850,
and downpayments of $986,150. The same gap is estimated for each income level based on
an estimated market value of the project of $19,723,000 ($190,050 for a two bedroom home
and $208,000 for a three bedroom home, based on the June 1997 Peyton Reed study and
estimates by local developers). Although households at both 100 percent and 120 percent of
area median income can afford higher mortgages than the market value of the project, we
assume that the maximum they would pay is the fair market value of the housing.
2. New Construction Single Family Detached
The cost assumptions associated with this prototype result in gaps ranging from $148,242 per
unit to $324,536 per unit.
The affordability gap for the 45 unit, new construction detached ownership housing prototype
is estimated at $14,604,036, or $324,536 per unit, for a development financed targeted toward
persons at 50 percent of area median income. This gap is based on a total development cost of
$17,662,160, homeowner mortgages at $2,905,138, and downpayments in the amount of
$152,902 (five percent of the sales price of the home).
Tustin Affordability Gap Analysis January, 2000
Page 35
The gap for a project targeted to persons at 80 percent of area median income is $12,346,936,
based on mortgages of $5,049,463 and downpayments of $265,761.
At the 100 percent and 120 percent of area median income level, a subsidy of $7,589,360, or
$168,652 per unit, is required for this type of housing based on development costs of
$17,662,160, mortgages at $9,569,160, and downpayments of $503,640. Based on estimated
market value of $219,800 for the three bedroom units and $240,000 for the four bedroom
units (values based on the 1997 Peyton Reed study), the project has a market value of
$10,072,800. Although households at 100 percent and 120 percent of area median income
can afford higher mortgage amounts, they will not pay greater than market value for a unit.
3. Acquisition/Rehabilitation Fourplex Conversion
At a total development cost of $20,905,453, or $209,055 per unit, substantial subsidies are
required at all income levels incorporated in this analysis.
For a project targeting persons at 50 percent of area median income, the affordability gap is
$15,235,115, or $152,351 per unit. This gap is based on mortgages of $5,386,822 and
downpayments of $283,517.
For a project targeting persons at 80 percent of area median income, the affordability gap is
$11,029,591, or $110,296 per unit. This gap is based on mortgages of $9,382,070 and
downpayments of $493,793.
For projects targeting persons at 100 percent and 120 percent of area median income, the gap
is estimated at $7,567,453, or $75,675 per unit, based on mortgages of $12,671,100 and
downpayments of $666,900. Based on estimated market value of $109,500 for the one
bedroom units, $136,800 for the two bedroom units, and $147,000 for the three bedroom
units (values based on the 1997 Peyton Reed study), the project has a market value of
$13,338,000. Although households at 100 percent and 120 percent of area median income
can afford higher mortgage amounts, they will not pay greater than market value for a unit.
Table 19 summarizes the affordability gaps for the owner housing prototypes: new
construction attached, new construction single family detached, and acquisition/rehabilitation
condominium conversion.
Tustin Affordability Gap Analysis January, 2000
Page 36
Table 19
Summary of Owner Affordability Gaps
City of Tustin
1999
1The affordability gaps shown on this chart are the subsidy amounts the Agency would have to provide
in order to render the development prototype economically feasible to developers. The gap assumes that
homeowners obtain permanent mortgages from private lenders at market rates.
Table 20 provides a summary of the sources and uses of financing for the ownership housing
prototypes.
Tustin Affordability Gap Analysis January, 2000
Page 37
Level I
Level 11
Level 111
Level IV
Income Level
Definition:
50% of Median Income
80% of Median Income
100% of Median Income
120% of Median Income
Affordable
30% of 50% of Median
30% of 70% of Median
35% of 100% of Median
35% of 110% of Median
Housing Cost
Income, Adjusted for
Income, Adjusted for
Income, Adjusted for Family
Income, Adjusted for
Definition:
Family Size
Family Size
Size
Family Size
Affordability
Prototype
Per Unit
Proto1ype
Per Unit
Prototype
Per Unit
Prototype
Per Unit
Gap1:
New Const.
$20,219,641
$202,196
$15,729,368
$157,294
$5,786,402
$57,864
$5,786,402
$57,864
Attached
New Const.
$14,604,120
$324,536
$12,346,936
$274,376
$7,589,360
$168,652
$7,589,360
$168,652
Small Lot
Detached
Acq/
$15,235,115
$152,351
$11,029,591
$110,296
$7,567,453
$75,675
$7,567,453
$75,675
Rehab.
Fourplex
Conv.
1The affordability gaps shown on this chart are the subsidy amounts the Agency would have to provide
in order to render the development prototype economically feasible to developers. The gap assumes that
homeowners obtain permanent mortgages from private lenders at market rates.
Table 20 provides a summary of the sources and uses of financing for the ownership housing
prototypes.
Tustin Affordability Gap Analysis January, 2000
Page 37
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ATTACHMENT 1
SENIOR RENTAL PROTOTYPE
RENTAL INCOME AND OPERATING COSTS
ASSUMPTIONS
1999 Median Household Income, Family of Four
$68,300
Affordable Housing Cost As a % of Income
30%
Total Units
60
No. of Bedrooms
1 Bedroom Manager's
Household Size (1.5 Persons/BR)
1.5 Persons
Household Size Income Adjust. Factor
75%
Utility Allowance
$45
No. of Units
59 1
AFFORDABLE RENTS AND GROSS RENTAL INCOME BY INCOME LEVEL
48% of Median
1 Bedroom
Total
Annual Gross Income
$24,588
Affordable Monthly Housing Cost
$615
Less: Monthly Utility Allowance
($45)
Affordable Monthly Rent
$570
Monthly Gross Income
$33,630
$33,630
60% of Median
Annual Gross Income
$30,735
Affordable Monthly Housing Cost
$768
Less: Monthly Utility Allowance
($45)
Affordable Monthly Rent
$723
Monthly Gross Income
$42,657
$42,657
110% of Median
Annual Gross Income
$56,348
Affordable Monthly Housing Cost
$1,409
Less: Monthly Utility Allowance
($45)
Affordable Monthly Rent
$1,364
,-,Monthly Gross Income
$80,476
$80,476
NET OPERATING INCOME BY INCOME LEVEL
(9% Tax Credits)
(4% Tax Credits)
Average Income Level
48% of Median
60% of Median
110% of Median
GROSS RENTAL INCOME
$403,560
$511,884
$965,712
Less: Vacancies
5%
($20,178)
($25,594)
($48,286)
Miscel. Income
$100 Per Unit/Yr.
$6,000
$6,000
$6,000
GROSS ANNUAL INCOME
$389,382
$492,290
$923,426
LESS: OPERATING EXPENSES
$3,300 Per Unit/Yr.
$198,000
$198,000
$198,000
Less: Operating Reserves
3% of Oper. Bud
$5,940
$5,940
$5,940
Less: Replacement Reserves
$250 Per Unit/Yr.
$15,000
$15,000
$15,000
NET OPERATING INCOME
$170,442
$273,350
$704,486
2/1/00
ATTACHMENT 2
LARGE APARTMENT PROJECT ACQUISITION/REHABILITATION PROTOTYPE
RENTAL INCOME AND OPERATING COSTS
ASSUMPTIONS
1999 Median Household Income, Family of Four
Affordable Housing Cost As a % of Income
Total Units
No. of Bedrooms 1 Bedroom
Household Size (1.5 Persons/BR) 1.5 Persons
Household Size Income Adjust. Fact 75%
Utility Allowance $45
No. of Units 52
$68,300
30%
80
2 Bedroom Manager's
3.0 Persons
90%
$58
27 1
AFFORDABLE RENTS AND GROSS RENTAL INCOME BY INCOME LEVEL
48% of Median
1 Bedroom
2 Bedroom
Total
Annual Gross Income
$24,588
$29,506
(9% Tax Credits)
Affordable Monthly Housing Cost
$615
$738
Less: Monthly Utility Allowance
($45)
($58)
GROSS RENTAL INCOME
Affordable Monthly Rent
$570
$680
$1,379,904
Monthly Gross Income
$29,640
$18,360
$48,000
60% of Median
1 Bedroom
2 Bedroom
Total
Annual Gross Income
$30,735
$36,882
Affordable Monthly Housing Cost
$768
$922
LESS: OPERATING EXPENSES
Less: Monthly Utility Allowance
($45)
($58)
$288,000
Affordable Monthly Rent
$723
$864
$8,640
Monthly Gross Income
$33,981
$20,736
$54,717
110% of Median
$24,000
NET OPERATING INCOME
Annual Gross Income
$56,348
$67,617
Affordable Monthly Housing Cost
$1,409
$1,690
Less: Monthly Utility Allowance
($45)
($58)
Affordable Monthly Rent
$1,364
$1,632
Monthly Gross Income
$70,928
$44,064
$114,992
NET OPERATING INCOME BY INCOME LEVEL
2/1/00
(4% Tax Credits)
(9% Tax Credits)
48% of Median
Average Income Level
48% of Median
60% of Median
110% of Median
GROSS RENTAL INCOME
$576,000
$715,284
$1,379,904
Less: Vacancies
5%
($28,800)
($35,764)
($68,995)
Miscel. Income
$100 Per Unit/Yr.
$8,000
$8,000
$8,000
GROSS ANNUAL INCOME
$555,200
$687,520
$1,318,909
LESS: OPERATING EXPENSES
$3,600 Per Unit/Yr.
$288,000
$288,000
$288,000
Less: Operating Reserves
3% of Oper. Budget
$8,640
$8,640
$8,640
Less: Replacement Reserves
$300 Per Unit/Yr.
$24,000
$24,000
$24,000
NET OPERATING INCOME
$234,560
$366,880
$998,269
2/1/00
ATTACHMENT 3
FOURPLEX ACQUISITION/REHABILITATION PROTOTYPE
RENTAL INCOME AND OPERATING COSTS
ASSUMPTIONS
1999 Median Household Income, Family of Four $68,300
Affordable Housing Cost As a % of Income 30%
Total Units 100
No. of Bedrooms
1 Bedroom
2 Bedroom
3 Bedroom Manager's
Household Size (1.5 Persons/BR)
1.5 Persons
3.0 Persons
4.5 Persons
Household Size Income Adjust. Facl
75%
90%
105%
Utility Allowance
$45
$58
$67
No. of Units
20
59
20 1
AFFORDABLE RENTS AND GROSS RENTAL INCOME BY INCOME LEVEL
48% of Median
1 Bedroom
2 Bedroom
3 Bedroom Total
Annual Gross Income
$24,588
$29,506
$34,423
Affordable Monthly Housing Cost
$615
$738
$861
Less: Monthly Utility Allowance
($45)
($58)
($67)
Affordable Monthly Rent
$570
$680
$794
Monthly Gross Income
$11,400
$40,120
$15,880 $67,400
60% of Median
GROSS ANNUAL INCOME
$778,360
Annual Gross Income
$30,735
$36,882
$43,029
Affordable Monthly Housing Cost
$768
$922
$1,076
Less: Monthly Utility Allowance
($45)
($58)
($67)
Affordable Monthly Rent
$723
$864
$1,009
Monthly Gross Income
$14,460
$50,976
$20,180 $85,616
110% of Median
Annual Gross Income
$56,348
$67,617
$78,887
Affordable Monthly Housing Cost
$1,409
$1,690
$1,972
Less: Monthly Utility Allowance
($45)
($58)
($67)
Affordable Monthly Rent
$1,364
$1,632
$1,905
Monthly Gross Income
$27,280
$96,288
$38,100 $161,668
NET OPERATING INCOME BY INCOME LEVEL
2/1100
(9% tax credits)
(4% tax credits)
Average Income Level
48% of Median
60% of Median
110% of Median
GROSS RENTAL INCOME
$808,800
$1,027,392
$1,940,016
Less: Vacancies
5%
($40,440)
($51,370)
($97,001)
Miscel. Income
$100 Per Unit/Yr.
$10,000
$10,000
$10,000
GROSS ANNUAL INCOME
$778,360
$986,022
$1,853,015
LESS: OPERATING EXPENSES
$3,600 Per Unit/Yr.
$360,000
$360,000
$360,000
Less: Operating Reserves
3% of Oper. Budget
$10,800
$10,800
$10,800
Less: Replacement Reserves
$300 Per Unit/Yr.
$30,000
$30,000
$30,000
NET OPERATING INCOME
$377,560
$585,222
$1,452,215
2/1100
ATTACHMENT 4
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 50% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION ATTACHED PROTOTYPE
Unit Size (Bedroom Count)
2 Bedrooms
3 Bedrooms
Current Household Size
3 Persons
4.5 Persons
1999 Income Limit
$30,735
$35,858
• of Income Used to Calculate Afford. Mortg.
50% of AMI
50% of AMI
• of Income Spent on Housing
30%
30%
Income Used to Calculate Affordable Mortg.
$30,735
$35,858
Affordable Monthly Housing Cost
$768
$896
Less: Monthly Utility Allowance
$74
$83
Less: Maintenance Expense
$0
$0
Less: Homeowner Association Fees
$100
$100
Less: Property Taxes 1.25%
$198
$217
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$346
$447
Affordable Mortgage-
$44,999
$58,134
Sales Price = Assessed Value
$190,050
$208,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 5
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 80% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION ATTACHED PROTOTYPE
Unit Size (Bedroom Count)
2 Bedrooms
3 Bedrooms
Current Household Size
3 Persons
4.5 Persons
1999 Income Limit
$49,176
$57,372
• of Income Used to Calculate Afford. Mortg.
70% of AMI
70% of AMI
• of Income Spent on Housing
30%
30%
Income Used to Calculate Affordable Mortg.
$43,029
$50,201
Affordable Monthly Housing Cost
$1,076
$1,255
Less: Monthly Utility Allowance
$74
$83
Less: Maintenance Expense
$0
$0
Less: Homeowner Association Fees
$100
$100
Less: Property Taxes 1.25%
$198
$217
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$654
$805
Affordable Mortgage-
$85,055
$104,693
Sales Price = Assessed Value
$190,050
$208,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 6
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 100% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION ATTACHED PROTOTYPE
Unit Size (Bedroom Count)
2 Bedrooms
3 Bedrooms
Current Household Size
3 Persons
4.5 Persons
1999 Income Limit
$61,470
$71,715
• of Income Used to Calculate Afford. Mortg.
100% of AMI
100% of AMI
• of Income Spent on Housing
35%
35%
Income Used to Calculate Affordable Mortg.
$61,470
$71,715
Affordable Monthly Housing Cost
$1,793
$2,092
Less: Monthly Utility Allowance
$74
$83
Less: Maintenance Expense
$0
$0
Less: Homeowner Assoc. Fees
$100
$100
Less: Property Taxes 1.25%
$198
$217
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$1,371
$1,642
Affordable Mortgage
$178,304
$213,548
Sales Price = Assessed Value
$190,050
$208,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 7
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 120% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION ATTACHED PROTOTYPE
Unit Size (Bedroom Count)
2 Bedrooms
3 Bedrooms
Current Household Size
3 Persons
4.5 Persons
1999 Income Limit
$73,764
$86,058
• of Income Used to Calculate Afford. Mortg.
110% of AMI
110% of AMI
• of Income Spent on Housing
35%
35%
Income Used to Calculate Affordable Mortg.
$67,617
$78,887
Affordable Monthly Housing Cost
$1,972
$2,301
Less: Monthly Utility Allowance
$74
$83
Less: Maintenance Expense
$0
$0
Less: Homeowner Assoc. Fees
$100
$100
Less: Property Taxes 1.25%
$198
$217
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$1,550
$1,851
Affordable Mortgage
$201,583
$240,729
Sales Price = Assessed Value
$190,050
$208,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 8
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 50% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION DETACHED PROTOTYPE
Unit Size (Bedroom Count)
3 Bedrooms
4 Bedrooms
Current Household Size
4.5 Persons
6 Persons
1999 Income Limit
$35,858
$39,614
• of Income Used to Calculate Afford. Mortg.
50% of AMI
50% of AMI
• of Income Spent on Housing
30%
30%
Income Used to Calculate Affordable Mortg.
$35,858
$39,614
Affordable Monthly Housing Cost
$896
$990
Less: Monthly Utility Allowance
$83
$94
Less: Homeowner Association Fees
$5.0
$50
Less: Maintenance Expense
$0
$0
Less: Property Taxes 1.25%
$229
$250
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$484
$546
Affordable Mortgage
$62,946
$71,009
Sales Price = Assessed Value
$219,800
$240,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 9
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 80% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION DETACHED PROTOTYPE
Unit Size (Bedroom Count)
3 Bedrooms
4 Bedrooms
Current Household Size
4.5 Persons
6 Persons
1999 Income Limit
$57,372
$67,754
% of Income Used to Calculate Afford. Mortg.
70% of AMI
70% of AMI
% of Income Spent on Housing
30%
30%
Income Used to Calculate Affordable Mortg.
$50,201
$55,460
Affordable Monthly Housing Cost
$1,255
$1,386
Less: Monthly Utility Allowance
$83
$94
Less: Homeowner Association Fees
$50
$50
Less: Maintenance Expense
$0
$0
Less: Property Taxes 1.25%
$229
$250
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$843
$942
Affordable Mortgage
$109,635
$122,511
Sales Price = Assessed Value
$219,800
$240,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 10
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 100% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION DETACHED PROTOTYPE
Unit Size (Bedroom Count)
3 Bedrooms
4 Bedrooms
Current Household Size
4.5 Persons
6 Persons
1999 Income Limit
$71,715
$84,692
• of Income Used to Calculate Afford. Mortg.
100% of AMI
100% of AMI
• of Income Spent on Housing
35%
35%
Income Used to Calculate Affordable Mortg.
$71,715
$84,692
Affordable Monthly Housing Cost
$2,092
$2,470
Less: Monthly Utility Allowance
$83
$94
Less: Maintenance Expense
$0
$0
Less: Homeowner Association Fees
$50
$50
Less: Property Taxes 1.25%
$229
$250
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$1,680
$2,026
Affordable Mortgage
$218,490
$263,489
Sales Price = Assessed Value
$219,800
$240,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 11
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 120% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
NEW CONSTRUCTION DETACHED PROTOTYPE
Unit Size (Bedroom Count)
3 Bedrooms
4 Bedrooms
Current Household Size
4.5 Persons
6 Persons
1999 Income Limit
$86,058
$101,630
• of Income Used to Calculate Afford. Mortg.
110% of AMI
110% of AMI
• of Income Spent on Housing
35%
35%
Income Used to Calculate Affordable Mortg.
$78,887
$93,161
Affordable Monthly Housing Cost
$2,301
$2,717
Less: Monthly Utility Allowance
$83
$94
Less: Maintenance Expense
$0
$0
Less: Homeowner Association Fees
$50
$50
Less: Property Taxes 1.25%
$229
$250
Less: Property Insurance
$50
$50
Affordable Mortgage Payment (P&I)
$1,889
$2,273
Affordable Mortgage
$245,671
$295,612
Sales Price = Assessed Value
$219,800
$240,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 12
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 50% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
CONDOMINIUM CONVERSION PROTOTYPE
Unit Size (Bedroom Count)
1 Bedrooms
2 Bedrooms
3 Bedrooms
Current Household Size
1.5 Persons
3 Persons
4.5 Persons
1999 Income Limit
$25,613
$30,735
$35,858
Income Used to Calculate Affordable Mortg.
50% of AMI
50% of AMI
50% of AMI
% of Income Spent on Housing
30%
30%
30%
Income Used to Calculate Affordable Mortg.
$25,613
$30,735
$35,858
Affordable Monthly Housing Cost
$640
$768
$896
Less: Monthly Utility Allowance
$53
$66
$75
Less: Maintenance Expense
$0
$0
$0
Less: Condo Association Fees
$100
$100
$100
Less: Property Taxes 1.25%
$114
$143
$153
Less: Property Insurance
$50
$50
$50
Affordable Mortgage Payment (P&I)
$323
$410
$518
Affordable Mortgage
$42,007
$53,322
$67,368
Sales Price = Assessed Value
$109,500
$136,800
$147,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 13
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 80% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
CONDOMINIUM CONVERSION PROTOTYPE
Unit Size (Bedroom Count)
1 Bedrooms
2 Bedrooms
3 Bedrooms
Current Household Size
1.5 Persons
3 Persons
4.5 Persons
1999 Income Limit
$40,980
$49,176
$57,372
Income Used to Calculate Affordable Mortg.
70% of AMI
70% of AMI
70% of AMI
% of Income Spent on Housing
30%
30%
30%
Income Used to Calculate Affordable Mortg.
$35,858
$43,029
$50,201
Affordable Monthly Housing Cost
$896
$1,076
$1,255
Less: Monthly Utility Allowance
$53
$66
$75
Less: Maintenance Expense
$0
$0
$0
Less: Condo Association Fees
$100
$100
$100
Less: Property Taxes 1.25%
$114
$143
$153
Less: Property Insurance
$50
$50
$50
Affordable Mortgage Payment (P&I)
$579
$717
$877
Affordable Mortgage
$75,301
$93,248
$114,057
Sales Price = Assessed Value
$109,500
$136,800
$147,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 14
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 100% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
CONDOMINIUM CONVERSION PROTOTYPE
Unit Size (Bedroom Count)
1 Bedrooms
2 Bedrooms
3 Bedrooms
Current Household Size
1.5 Persons
3.0 Persons
4.5 Persons
1999 Income Limit
$51,225
$61,470
$71,715
Income Used to Calculate Affordable Mortg.
100% of AMI
100% of AMI
100% of AMI
% of Income Spent on Housing
35%
35%
35%
Income Used to Calculate Affordable Mortg.
$51,225
$61,470
$71,715
Affordable Monthly Housing Cost
$1,494
$1,793
$2,092
Less: Monthly Utility Allowance
$53
$66
$75
Less: Maintenance Expense
$0
$0
$0
Less: Condo Association Fees
$100
$100
$100
Less: Property Taxes 1.25%
$114
$143
$153
Less: Property Insurance
$50
$50
$50
Affordable Mortgage Payment (P&I)
$1077
$1,434
$1,714
Affordable Mortgage
$153,073
$186,497
$222,912
Sales Price = Assessed Value
$109,500
$136,800
$147,000
Tustin Gap Model, final rev. 2/1/00
ATTACHMENT 15
MAXIMUM AFFORDABLE MORTGAGE
HOUSEHOLDS EARNING 120% AMI
TUSTIN AFFORDABILITY GAP ANALYSIS
CONDOMINIUM CONVERSION PROTOTYPE
Unit Size (Bedroom Count)
1 Bedrooms
2 Bedrooms
3 Bedrooms
Current Household Size
1.5 Persons
3.0 Persons
4.5 Persons
1999 Income Limit
$61,470
$73,764
$86,058
Income Used to Calculate Affordable Mortg.
110% of AMI
110% of AMI
110% of AMI
% of Income Spent on Housing
35%
35%
35%
Income Used to Calculate Affordable Mort-.
$56,348
$67,617
$78,887
Affordable Monthly Housing Cost
$1,643
$1,972
$2,301
Less: Monthly Utility Allowance
$53
$66
$75
Less: Maintenance Expense
$0
$0
$0
Less: Condo Association Fees
$100
$100
$100
Less: Property Taxes 1.25%
$114
$143
$153
Less: Property Insurance
$50
$50
$50
Affordable Mortgage Payment (P&I)
$1,326
$1,614
$1,923
Affordable Mortgage
$172,451
$209,907
$250,093
Sales Price = Assessed Value
$109,500
$136,800
$147,000
Tustin Gap Model, final rev. -2/1/00
Affordable Housing
Assistance Programs
Submitted to:
Ms. Christine Shingleton
Director, Community Development
Assistant City Manager
City of Tustin
300 Centennial Way
Tustin, CA 92680
Phone: 714/573-3107
Fax: 714/573-3113
Submitted by:
David Paul Rosen & Associates
1330 Broadway, Suite 937
Oakland, California 94612
Phone: 510/451-2552
Fax: 510/451-2554
E-mail: DRAOakland@aol.com
January, 2000
TABLE OF CONTENTS
Page
INTRODUCTION.................................................................................................... 1
I. INCOME AND RENT LIMITS..................................................................... 4
A. Income Limits.................................................................................... 4
B. Affordable Housing Costs............................................................... 5
1. Renters................................................................................... 5
2. Owners.................................................................................. 5
II. PROGRAM DESCRIPTIONS...................................................................... 7
A. U.S. Department of Housing and Urban Development (HUD). 7
1.
HOME Investment Partnership
(Renter and Owner).............................................................
7
2.
Supportive Housing for the Elderly
(Section 202 Program).........................................................
8
3.
Supportive Housing for Persons with Disabilities
(Section 811 Program).........................................................
9
4.
Supportive Housing.............................................................
10
5.
Single Room Occupancy ....................................................
12
6.
Emergency Shelter Grants ...................................................
13
7.
Shelter Plus Care...................................................................
14
8.
Housing Opportunities for Persons with AIDS .................
15
9.
Community Development Block Grant (CDBG) .............
16
10.
Section 108 Loan Guarantees ............................................
18
11.
Small Projects Processing....................................................
20
B. California Tax Credit Allocation Committee (TCAC).....................
22
1.
Low Income Housing Tax Credit Program (LIHTC) .........
22
C.
California Debt Limit Allocation Committee (CDLAC) .....
24
1. Single Family Housing......................................................... 24
2. Multifamily Rental Housing ................................................ 24
Housing Assistance Programs January, 2000
City of Tustin Page i
TABLE OF CONTENTS (Continued)
Pale
D. California Department of Housing and Community
Development(HCD)........................................................................ 25
1. Multifamily Housing Program (MHP) ................................ 25
2. Families Moving to Work Program (FMTW)...................... 27
3. California Self -Help Housing Program (CSHHP).............. . 30
4. Urban Predevelopment Loan Program (PLP) .................... 31
5. Employee Housing............................................................... 32
E. California Housing Finance Agency(CHFA)................................. 33
1. HELP Program..................................................................... 33
2. Proposition 1A School Facility Fee Reimbursement
Program................................................................................ 33
3. Special Needs Loan Program ...................... 34
4. First -Time Homebuyer Program ................. 34
5. Multifamily Financing ................................. 34
F. California State -'Infrastructure and Economic
DevelopmentBank.......................................................................... 35
G. Orange County................................................................................. 35
1. Rental Housing Program ..................................................... 35
2. Mortgage Credit Certificates ................................................ 36
H. Federal National Mortgage Association (FNMA or Fannie Mae) 37
1. Single Family Community Lending ..................................... 37
2. Single Family Rehabilitation Loans ..................................... 39
3. Multifamily............................................................................ 39
4. American Communities Fund ............................................. 40
5. Fannie Mae Foundation...................................................... 40
I. Federal Home Loan Mortgage Corporation (Freddie Mac) ......... 40
1. Affordable Gold.................................................................... 40
2. Other Affordable Housing Programs ................................. 42
Housing Assistance Programs January, 2000
City of Tustin Page ii
TABLE OF CONTENTS (Continued)
Page
J. Community Reinvestment Act (CRA) Lender Programs ............... 42
1. Community Reinvestment Act ............................................ 42
2. Affordable Housing Program (AHP) ................................... 43
3. Community Investment Program(CIP) ............................... 45
K. California Organized Investment Network (COIN) ...................... 46
L. Nonprofit Intermediaries................................................................ 48
1. Low Income Housing Fund ............................................... 48
2. Local Initiatives Support Corporation (LISC) ..................... 48
Housing Assistance Programs January, 2000
City of Tustin Page iii
No.
LIST OF TABLES
1999 Income Limits, Orange County
Page
n
2 Affordable Housing Cost, Community Redevelopment Law 6
Housing Assistance Programs
City of Tustin
January, 2000
Page iv
INTRODUCTION
The funding environment for affordable housing has changed dramatically over the last
twenty years. In the period up to the late 1970's and early 1980's, most affordable
housing developments generally relied on one or two sources of financing, with the
federal government often being the primary source. Since that time, there has been a
marked shift at the federal level away from housing production and, consequently, a
significant decline in federal dollars for affordable housing assistance. At the same time,
state and local levels of government began experiencing extreme budget pressures. The
result is that, today, the funding environment is ever changing and somewhat
uncertain. The chief characteristic of affordable housing finance is "layering"; that is,
funds often must be drawn from many sources -- federal, state, and local government
and the private sector -- to make an affordable housing development feasible. It is not
unusual for a project to receive funds from three to six different sources with varied
program requirements.
The purpose of this report is to identify and describe funding programs available to the
City of Tustin and Tustin Redevelopment Agency to assist in its affordable housing
efforts. The chief sources of funding for affordable housing are discussed below.
Section I. provides definitions and discussion of income and rents as they relate to
various affordable housing programs. Section II. presents descriptions of the wide
variety of major affordable housing assistance programs available from federal and state
agencies and private lending institutions. The information contained in these
descriptions emphasizes the family income targeted by each program and eligible
activities.
SUMMARY DESCRIPTIONS OF MAJOR SOURCES OF FUNDING FOR
AFFORDABLE HOUSING
The following provides an introduction to major sources of funding for affordable
housing:
U.S. Department of Urban Development (HUD):
HUD is the primary federal agency providing funding for the development
of affordable housing. The purpose of HUD programs is to provide housing
for those unable to afford safe, decent and sanitary housing. Since 1980,
federal support for housing has declined by over 75 percent, placing greater
responsibility on state, local and private agencies for the provision of
affordable housing.
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Federal Home Loan Bank Board (FHLB):
The Federal Home Loan Bank is a congressionally -chartered central credit
facility for real estate mortgage lending. FHLB members are federally -
insured financial institutions with substantial mortgage, real estate and
housing performance. There are 12 FHLB Districts in the country. Orange
County is located in the 11 th District which includes California, Arizona
and Nevada. The 11th District FHLB is headquartered in San Francisco.
Federal National Mortgage Association (FNMA or Fannie Mae):
FNMA is a federally -chartered corporation, owned by shareholders and
privately managed. Considered generally to be a secondary mortgage
market agency, FNMA buys long-term loans originated by private lenders.
This purchase "recycles" the originating private lender's money, so that the
lender can lend funds out again. FNMA has recently committed itself to
becoming a more vigorous force for affordable housing, developing and
offering new programs that meet special housing needs.
California State Department of Housing and Community Development
(HCD):
HCD is the primary state agency in California which provides long-term
subsidy funds for housing projects developed for low and moderate
income persons. Several major programs administered by HCD are funded
solely from the proceeds of bond issuances approved by California voters.
Future funding of these HCD programs will most likely be dependent on
voter approval of ballot initiatives on new affordable housing bond
issuances. HCD officials expect a bond measure to be placed on the ballot
in November, 2000.
California Housing Finance Agency (CHFA):
CHFA has been the principal state agency to provide tax-exempt bond -
financed amortized loans to developers for affordable rental and ownership
housing. Most of CHFA's funds for financing housing activity are provided
through the issuance of tax-exempt bonds, and are subject to federal and
state requirements governing tax-exempt bonds.
California Tax Credit Allocation Committee (TCAC):
Located within the State Treasurer's Office, TCAC allocates state and federal
tax credits for qualifying affordable rental housing projects.
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California Debt Limit Allocation Committee (CDLAQ:
CDLAC was created by the California Legislature to assist State and local
government agencies with the monitoring, issuance, and management of
private activity bonds. The Committee determines the State limit on the
issuance of private activity bonds, sets priorities on apportionment of the
ceiling, allocates bonding authority, and monitors the use of private activity
bonds throughout the State.
California Redevelopment Law and the 20 Percent Low and Moderate
Income Housing Set -Aside Fund:
Each redevelopment agency in the State of California is required under law
to set aside a minimum of twenty percent (20 percent) of any tax increment
revenues generated from redevelopment project areas into a separate 20
percent Low and Moderate Income Housing Fund (the "Housing Fund").
Housing Fund monies must be used for the purpose of "increasing and
improving the community's supply of low and moderate income housing"
(Health & Safety Code 33334.2). The Housing Fund may be used for a
broad range of activities.
Tustin operates an affordable housing program funded in part by its 20
percent Low and Moderate Income Housing Set -Aside Fund, as discussed
in the "Local Resources" section of this Comprehensive Affordable
Housing Strategy.
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1. INCOME AND RENT LIMITS
A. INCOME LIMITS
Affordable housing assistance programs require definitions of the target group to be
assisted. Income limits are defined below in Table 1, reflecting categories currently
used in most government -assisted housing programs. They are based on figures
published by the U.S. Department of Housing & Urban Development (HUD) to
determine income eligibility, the generally accepted standard. The income limits shown
represent the top of each income category and are based on a 1999 median income
for Orange County of $68,300 for a family of four. For some programs, income limits
are adjusted slightly from the actual percentages.
Table 1
1999 INCOME LIMITS1
ORANGE COUNTY
(Adjusted for Family Size)
Family Size 1 2 3 4 5 6 7 8
Very Low Income $23,900 $27,300 $30,750 $34,150 $36,900 $39,600 $42,350 $45,100
(50% of median)
Lower Income $38,250 $43,700 $49,200 $54,650 $59,000 $63,400 $67,750 $72,150
(80% of median)
Moderate Income $57,350 $65,550 $73,750 $81,950 $88,500 $95,100 $101,650 $108,200
(120% of median)
1Source: The very low and lower income categories are taken directly from the 1999 Income Limit
for Low -Income and Very Low -Income Families Under the Housing Act of 1937 published by the
U.S. Department of Housing & Urban Development (HUD). The moderate income category was
calculated by taking 120 percent of the median income for a family of four and applying percentage
adjustment factors for family size as established by HUD, rounded to the nearest $50 as per HUD
convention.
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B. AFFORDABLE HOUSING COSTS
1. Renters
For most housing programs, affordable monthly housing cost is generally defined at no
more than 30 percent of monthly gross income. Affordable monthly rents equal
affordable monthly housing costs less a utility allowance.
Different affordable housing cost definitions apply, however, for housing receiving
assistance from Redevelopment Low & Moderate Income Housing 20 Percent Set -
Aside Funds. Health & Safety Code Sections 50052.5(b) and 50053(b) set out the
definitions.
For rental housing required to be available at affordable housing cost to very low
income households (defined as households at or below 50 percent of median income),
annual rents (including utility allowance) may not exceed 30 percent of 50 percent of
area median income, adjusted for family size appropriate for the unit. Generally,
"family size appropriate for the unit" means one more persons than bedrooms. For
example, 2 persons would be the family size appropriate for a one -bedroom unit; 3
persons for a two-bedroom unit; 4 persons for a three-bedroom unit and so on. For
the Low Income Housing Tax Credit program, the standard for determining affordable
housing cost is based on an occupancy of 1.5 persons per bedroom in the unit.
For rental housing required to be available at affordable housing cost to lower income
households (households between 51 percent and 80 percent of median income),
annual rents (including utility allowance) may not exceed 30 percent of 60 percent of
area median income, adjusted for family size appropriate for the unit. In addition, if the
gross income of the lower income household is between 60 percent and 80 percent of
median income, the rents may optionally be set at a level not to exceed 30 percent of
the actual gross income of the household.
For rental housing required to be available at affordable housing cost to moderate
income households (defined as households between 81 percent and 120 percent of
median income), annual rents (including utility allowance) may not exceed 30 percent
of 110 percent of the area median income, adjusted for family size appropriate for the
unit. In addition, if the gross income of the moderate income household is between
110 percent and 120 percent of the median income, the rents may optionally be set at
a level not to exceed 30 percent of the actual gross income of the household.
2. Owners
Under Community Redevelopment Law, for owner -occupied housing required to be
available at affordable housing cost to very low income households, housing cost shall
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not exceed 30 percent of 50 percent of the area median income, adjusted for family
size appropriate for the unit.
For owner -occupied housing required to be available at affordable housing cost to
lower income households between 50 percent and 70 percent of the area median
income, housing cost shall not exceed 30 percent of 70 percent of the area median
income, adjusted for family size appropriate for the unit. In addition, if the gross income
of the lower income household is between 70 percent and 80 percent of area median
income, the agency may optionally require that housing cost not exceed 30 percent of
the actual gross income of the household. (Because of an apparent drafting error, there
is no mandatory owner- occupied affordable housing cost level for households
between 70 percent and 80 percent of area median income; however, limiting housing
cost for such households to 30 percent of 70 percent of area median income appears
to be the legislative intent.)
Finally, for owner -occupied housing required to be available at affordable housing cost
to moderate income households, annual housing cost shall not exceed 35 percent of
110 percent of area median income, adjusted for family size appropriate for the unit,
nor shall it be less than 28 percent of the gross income of household. In addition, if the
actual gross income of the moderate income household exceeds 110 percent of the
area median income, the housing cost may optionally be required to not exceed 35
percent of the actual gross income of the household.
The matrix in the following table summarizes the affordable housing cost definitions
under Community Redevelopment Law.
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Table 2
AFFORDABLE HOUSING COST
COMMUNITY REDEVELOPMENT LAW
Income Level
of Occupants
Very low income
(50% of median and below)
Lower income
(51-80% of median)
Moderate income
(81-120% of median)
Type of Housing
Rental Ownership
30% of 50%1
30% of 60%2
30% of 110%2
30% of 50%
30% of 70%2
35% of 110%2
but no less than
28% of actual
income
IThe second percentage represents the percent of area median income. For example, 30% of 50%
means annual affordable housing cost is equal to 30% of 50% of area median income.
2With optional higher housing cost linked to actual income at the upper end of the income
category.
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II. PROGRAM DESCRIPTIONS
A. U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD)
1. HOME Investment Partnership
The HOME program provides state and local governments with block grants to:
• Expand the supply of affordable housing, with an emphasis on low
income rental housing;
• Strengthen the abilities of state and local governments to design and carry
out affordable housing strategies;
• Provide federal financial and technical assistance to support state and
local efforts.
Eligible activities include moderate rehabilitation, substantial rehabilitation, new
construction (under specified circumstances), site improvements, acquisition, financing
costs and relocation benefits. Under certain conditions, HOME funds may be used for
tenant -based rental assistance. Generally, the law establishing the HOME Program
assumes rehabilitation as the preferred and primary method of increasing and
improving a locality's supply of affordable housing.
Funds may be used as loans or grants, interest rate subsidies, equity or other methods
approved by HUD. For local governments, the minimum HOME allocation is
$500,000 to qualify for a direct allocation. To participate in the HOME program, a
Consolidated Plan which has been approved by HUD is required.
The HOME allocation formula for each jurisdiction incorporates six criteria:
1. A vacancy factor equaling the ratio of the national rental vacancy rate to
the local vacancy rate multiplied by the number of rental housing units
occupied by poor persons in the jurisdiction.
2. The number of occupied rental units with at least 1 of the 4 following
problems:
• overcrowding
• incomplete kitchens
• incomplete plumbing
• greater than 30% rent burden
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3. The number of rental units built before 1900 which are occupied by
poor persons.
4. The cost of constructing housing (excluding land) in the jurisdiction.
The City of Tustin does not qualify for a direct allocation of HOME funds. Orange
County, however, does qualify for a HOME allocation, with an FY 1998 allocation of
$1,495,000.
Matching funds are also a requirement under. Jurisdictions must match every dollar of
HOME funds used (except for administrative costs) with 25 cents from nonfederal
sources, which may include cash (except Community Development Block Grant
Funds), deferred or abated taxes or fees, the value of land or land writedowns, the
value of any on-site or off-site improvements, proceeds from bond financing, and other
sources.
For rental housing, at least 90 percent of the funds must be used for units that serve
households at or below 60 percent of the area median income. In rental projects with
five or more assisted units, at least 20 percent of the units must be occupied by families
with incomes that do not exceed 50 percent of the median, adjusted by household
size. The balance of the funds must be used for units that serve households at or
below 80 percent of the area median income.
For home ownership programs, 100 percent of the funds must be used for units that
serve households at or below 80 percent of the area median income.
2. Supportive Housing for the Elderly (Section 202 Program)
The Section 202 program provides financing for the development of supportive
housing projects for very low-income seniors. The program also provides rent
subsidies for the projects to help make them affordable. The goal of the program is to
provide seniors with sufficient supportive services that allow them to live
independently. Supportive services include cleaning, cooking, and transportation. For
purposes of this program, seniors are defined as persons age 62 years and older.
Applicants must be private, nonprofit organizations with prior experience in housing or
related social service activities. Developers must deposit in an escrow account 0.5
percent of the HUD -approved capital advance, up to a maximum of $25,000 for
national project sponsors or $10,000 for other sponsors.
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Program funding is allocated according to the following criteria:
1. the number of elderly rental households served;
2. the number of very low-income elderly renters in the area; and,
3. the number of very low-income elderly renters who pay more
than 30 percent of their incomes for rent.
a. Development Capital Advances
The 202 program provides capital advances to finance property acquisition, site
improvement, conversion, demolition, relocation, and other expenses associated with
supportive housing for the elderly. The capital advance does not have to be repaid as
long as the project serves very low-income seniors for 40 years. Construction on
projects must start within 18 months from the date funds are reserved, with some
exceptions that can extend the start date by six months.
b. Rental Assistance
Rental Assistance is provided by HUD to cover the difference between the HUD -
approved operating cost per unit and the tenant's rent. Rental Assistance contract
payments can be approved for up to 5 years. Contracts are renewable based on the
availability of funds.
C. Funding Availability
The 1996 Notice of Funding Availability (NOFA) provided $474 million in capital
advances to finance the development of 6,726 units nationwide. The 1997 NOFA
provided almost $394 million in capital advances for 5,554 units. The appropriation
was $645 million in FY 1998, increasing slightly to $660 in FY 1999. The FY 2000
HUD budget allocation contains level funding at $660 million.
Due to limited funding, allocations under the Section 202 program are very
competitive. In 1998, the Los Angeles region (which includes San Diego County)
received an allocation of $28.05 million for 350 units of Section 202 housing.
3. Supportive Housing for the Disabled (Section 811 Program)
The Section 811 program provides grants to nonprofit organizations to develop
supportive service housing for very low-income persons with disabilities. The program
allows the project sponsor to secure rental assistance to cover HUD -approved
operating costs not met from project income. The Mainstream Program, which
accompanies this program, awards Section 8 rental vouchers and certificates to very
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low-income families whose head, spouse, or sole member, is a person with a
disability.
The goal of the Section 811 program is to allow persons with disabilities to live
independently. The program (including the Mainstream Program) is directed toward
very low-income persons between the ages of 18 and 62 who have disabilities,
including persons with physical or developmental disabilities or chronic mental illness,
as well as disabled families. The term disabled family includes two or more persons
with disabilities living together, and one or more persons with disabilities living with
one or more live-in aides. A disabled family may also include an elderly person with a
disability.
To apply to this program, nonprofit organizations must demonstrate their ability to
provide a minimum capital investment equal to 0.5 percent of the capital advance
amount, up to a maximum of $10,000. Any public housing authority (PHA)
established under State law can apply for up to 100 Section 8 rental vouchers or
certificates under the Mainstream Program.
a. Grant Assistance
The Section 811 program grants interest-free capital advances for nonprofit sponsors to
help them finance the development of rental housing with supportive services for
persons with disabilities. The capital advance can finance the construction or
rehabilitation of supportive housing. The advance is interest free and does not have to
be repaid as long as the housing remains available for very low-income persons with
disabilities for at least 40 years.
b. Rental Assistance
The program also provides project rental assistance; this covers the difference between
the HUD -approved operating cost per unit and the amount the resident pays --usually
30 percent of adjusted income. A rental assistance contract can last up to 20 years and
can be renewed if funds are available.
Each project must have a supportive services plan. The appropriate State or local
agency reviews a potential sponsor's application to determine if the plan is well
designed to meet the needs of persons with disabilities. Services may vary with the
target population but could include items such as 24-hour staffing, in -unit call buttons,
and planned activities.
The Mainstream program is supported by a setaside of up to 25 percent of annual
appropriations. It provides funding which is used to support Section 8 rental assistance
to help very low-income persons with disabilities live independently in the community.
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C. Funding Availability
In fiscal year 1995, $234 million was reserved for Section 811 capital grants and rental
assistance for 2,321 units. The Mainstream Program provided an additional 1,750
Section 8 rental vouchers and certificates to public housing authorities during FY 1997
and approximately 1,700 more vouchers in FY 1998. FY 1998 and FY 1999
appropriations each provided $194 million in grants and assistance. The FY 2000
HUD budget holds funding level at $194 million.
4. Supportive Housing
The Supportive Housing Program (SHP) provides grants to develop supportive housing
and services that will enable homeless people to live as independently as possible.
The purpose of SHP is to develop housing and related supportive services for people
moving from homelessness to independent living. Program funds help homeless
people live in a stable place, increase their skills or income, and gain more control over
the decisions that affect their lives.
HUD awards SHP funds as annual competitive grants. It announces the competition
each year in the Continuum of Care NOFA, with the Shelter Plus Care Program and
Section 8 Moderate Rehabilitation for SROs.
a. Eligible Applicants and Activities
Eligible applicants include States, local governments, other government agencies (such
as public housing agencies), private nonprofit organizations, and community mental
health associations that are public nonprofit organizations.
SHP funds supportive housing projects that include:
1. transitional housing (generally used for 24 months or less as a
stepping stone to permanent housing);
2. permanent housing for homeless people with disabilities;
3. supportive services for homeless people not living in supportive
housing; and
4. other types of innovative supportive housing for homeless people.
Supportive services include child care, employment assistance, outpatient health
services, case management, help in getting permanent housing, nutritional counseling,
security arrangements, and help in obtaining other assistance. SHP provides funding
for new projects and for the renewal of projects currently receiving SHP funds.
Providers may choose among a variety of activities: to acquire a homeless facility; to
build, rehabilitate, or lease a homeless facility; to pay for new or increased supportive
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services to homeless people; and to meet some of the day-to-day operating expenses of
homeless facilities. Finally, they may use SHP to pay limited administrative expenses.
Grantees must match funds for acquisition, rehabilitation, and new construction with
equal or greater funding amounts from other sources. They may use up to $200,000
for acquisition and rehabilitation of structures (up to $400,000 in designated high-cost
areas) and up to $400,000 for new construction. SHP funds up to 75 percent of the
operating costs for a supportive housing project for the first 2 years, and up to 50
percent the third year. Finally, grantees may use up to 5 percent of their grant for
administrative expenses.
A person must be homeless to receive help from SHP projects.
b. Funding Availability
After HUD publishes a Notice of Funding Availability (NOFA) for Continuum of Care
Homeless Assistance in the Federal Register, applicants must submit specific
information about a proposed project, along with their Continuum of Care application.
Each application must include a certification that the project is consistent with the
Consolidated Plan of the jurisdiction where each proposed project is found.
Congress allocates funds to a Homeless Assistance Grants category that includes: the
Supportive Housing Program, Shelter Plus Care; the Emergency Shelter Grant; and
Section 8 Moderate Rehabilitation Single Room Occupancy Program for Homeless
Individuals. Of the $823 million appropriated for Homeless Assistance Grants in FY
1996, $577 million was awarded to SHP projects. However, the distribution of these
funds among the four Continuum of Care programs may change dramatically from year
to year.
The overall appropriation for Homeless Assistance Grants remained stable at $823
million in FY 1997 and FY 1998, and increased to $975 million in FY 1999. The
HUD 2000 budget allocates $1.02 billion for Homeless Assistance Grants.
5. Single Room Occupancy
The Single Room Occupancy (SRO) Program provides Section 8 rental assistance for
moderate rehabilitation of buildings with SRO units -single -room dwellings, designed
for the use of an individual, that often do not contain food preparation or sanitary
facilities. A public housing authority makes Section 8 rental assistance payments to the
landlords for the homeless people who rent the rehabilitated units.
Due to their small size, SRO units are less expensive to rent than regular apartments, so
they often serve as the only affordable housing option for many low-income
individuals and homeless persons. Such units are in short supply, however, since they
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yield negligible profits for building owners. The SRO program keeps some of these
units available by providing rental assistance to owners for the cost of some
rehabilitation, ownership, and maintenance of SRO units. Rental assistance payments
cover the difference between the tenant's rental payment (generally 30 percent of the
tenant's adjusted income) and a unit's rent, which must not exceed the fair market rent
for the area.
a. Eligible Grantees and Activities
HUD makes Section 8 SRO rental assistance available through an annual competition
that includes the Supportive Housing and Shelter Plus Care programs. HUD enters
into annual contracts with eligible providers for 10 years. No single city or urban
county can receive more than 10 percent of SRO funds awarded in a given year.
Public housing agencies and private nonprofit organizations may apply. Nonprofit
organizations must subcontract with public housing agencies to administer the rental
assistance.
The program gives priority to homeless individuals. It also provides rental assistance to
people currently residing in SRO units eligible for Section 8 assistance.
Housing providers may only use the funds for rehabilitation of housing into SRO units
that will be coupled with rental assistance. One quarter of the units proposed for
assistance must be vacant at the time of the application so that a significant portion of
those served are homeless. To qualify, a unit must need between $3,000 and $16,000
in rehabilitation, which may be amortized by the rental assistance. The initial lease
between a homeless person and the owner must be at least a year.
b. Funding Availability
After HUD publishes a Notice of Funding Availability (NOFA) for Continuum of Care
Homeless Assistance in the Federal Register, applicants must submit specific
information about a proposed project, along with their Continuum of Care application.
They must also certify that the project is consistent with the Consolidated Plan of the
jurisdiction where each proposed project is found.
As noted above under the Supportive Housing Program, Congress allocates funds to a
Homeless Assistance Grants category that includes: Section 8 Assistance for Single
Room Occupancy (SRO), Shelter Plus Care, the Emergency Shelter Grant; and the
Supportive Housing Program. Of the $823 million allocated to Homeless Assistance
Grants in FY 1996, $48 million funded SRO projects.
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6. Emergency Shelter Grants
Emergency Shelter Grants (ESG) awards grants for the rehabilitation or conversion of
buildings into homeless shelters. It also funds certain related social services, operating
expenses, homeless prevention activities, and administrative costs.
ESG supplements State, local, and private efforts to improve the quality and number of
emergency homeless shelters. By funding emergency shelter and related social
services, ESG provides a foundation for homeless people to begin moving to
independent living.
HUD allocates ESG funds annually based on the formula used for the Community
Development Block Grant (CDBG).
a. Eligible Grantees and Activities
ESG provides funds to States, territories, and qualified cities and counties. States and
territories that receive ESG must distribute the funds to local governments or private
nonprofit organizations. Local governments may administer all of the grant themselves
or distribute the funds to private nonprofit organizations. They must also match ESG
grants dollar -for -dollar from non-ESG sources. States and territories do not need to
match the first $100,000 of a grant.
A person must be homeless (ot .at great risk of becoming immediately homeless) to
receive help from ESG projects.
Grantees may use ESG for the conversion, major rehabilitation, or renovation of
buildings as emergency shelters. They may also use ESG for shelter operating
expenses, essential services (supportive services concerned with employment, health,
drug abuse, and education), or homelessness prevention activities. Grantees may use
up to 30 percent of a grant for essential services and homelessness prevention
activities. They may request a waiver on the cap on essential services. With the
exception of homelessness prevention activities, grantees must use the property as a
homeless shelter for a specific period.
b. Funding Availability
HUD awards ESG funds through a preset formula to States, territories, and qualified
cities and urban counties. To receive ESG funds, grantees must have an approved
Consolidated Plan that includes plans for using ESG funds to address the jurisdiction's
homeless assistance needs.
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As noted above, Congress funds ESG together with several other programs as
Homeless Assistance Grants. These other programs include: Supportive Housing;
Section 8 Moderate Rehabilitation for Single Room Occupancy (SRO) Dwellings; and
Shelter Plus Care. Since FY 1996, HUD has allocated $115 million per year in ESG
grants.
7. Shelter Plus Care
Shelter Plus Care (S+C) provides rental assistance that, when combined with social
services, provides supportive housing for homeless people with disabilities and their
families.
Homeless people with disabilities often need more than shelter to live independently:
they often need medical care or other social services. Shelter Plus Care provides them
with rental assistance in connection with support services from other providers. The
program allows for a variety of housing choices such as group homes or individual
units, coupled with a range of supportive services (funded by other sources). Grantees
must match the rental assistance with supportive services that are at least equal in value
to the amount of HUD's rental assistance.
a. Eligible Applicants and Activities
States, local governments, and public housing agencies may apply for Shelter Plus
Care.
Homeless persons with disabilities (primarily people with serious mental illness, AIDS
and related diseases, or chronic problems with alcohol or drugs) and their families are
eligible for S+C. Families are not eligible for the Single Room Occupancy component
of the program.
Shelter Plus Care provides funds for four types of rental assistance:
1. Tenant -Based Rental Assistance (contracted directly with the low-
income tenant);
2. Project -Based Rental Assistance (contracted with a building
owner);
3. Sponsor -Based Rental Assistance (contracted with a nonprofit
organization); and
4.' SRO -based Rental Assistance (Single -room occupancy contracted
with a public housing authority).
The program provides tenant and sponsor -based rental assistance for up to 5 years, or
SRO rental assistance for up to 10 years. It also funds up to 10 years of project -based
rental assistance if the units will be rehabilitated, or up to 5 years if the units will not be
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rehabilitated. Providers may apply for one or more of these types of assistance grants;
they may also apply to renew existing S+C rental assistance. Allowable administrative
costs include processing rental payments to landlords, examining participant income,
inspecting units for compliance with housing quality standards, and receiving
participants into the program. S+C funds cannot be used for the costs of administering
supportive services or the grant itself.
b. Funding Availability
HUD awards S+C funds as annual competitive grants. It announces the competition
each year in the Continuum of Care NOFA, which also solicits applications for the
Supportive Housing Program and Section 8 Moderate Rehabilitation for SROs. As for
all Continuum of Care programs, applicants must certify that the project is consistent
with the Consolidated Plan of the jurisdiction where each proposed project is found.
As noted above, Congress allocates funds to a Homeless Assistance Grants category
that includes: Shelter Plus Care; the Emergency Shelter Grant; the Supportive Housing
Program; and Section 8 Moderate Rehabilitation Single Room Occupancy Program for
Homeless Individuals. The amount awarded under each program varies each year: in
FY 1996, $89 million of the $823 million allocated to Homeless Assistance Grants
were awarded for Shelter Plus Care projects.
8. Housing Opportunities for Persons with AIDS (HOPWA)
The Housing Opportunities for Persons with AIDS (HOPWA) program provides
housing assistance and related supportive services for low-income persons with
HIV/AIDS and their families. HOPWA assists provides assistance that helps persons
with HIV/AIDS avoid homelessness by addressing housing needs with access to
medical and other care. Grants are provided by formula allocations to States and
metropolitan areas with the largest number of cases and incidence of AIDS, and also
by competitive selection of projects proposed by State and local governments and
nonprofit organizations. In 1999, Congress appropriated $225 million for the
HOPWA Program, estimating that this funding would provide housing assistance to
about 51,875 persons, including family members who reside with the persons living
with HIV/AIDS in about 41,500 units of housing.
9. Community Development Block Grant (CDBG)
CDBG provides eligible metropolitan cities and urban counties (called "entitlement
communities") with annual direct grants that they can use to revitalize neighborhoods,
expand affordable housing and economic opportunities, and/or improve community
facilities and services, principally to benefit low- and moderate -income persons. No
local match is required.
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CDBG provides a flexible source of annual grant funds that local governments, with
the participation of local citizens, can devote to the activities that best serve their own
particular development priorities, provided that these projects either:
1. benefit low- and moderate -income persons;
2. prevent or eliminate slums or blight; or
3. meet other urgent community development needs.
a. Eligible Grantees and Activities
Recipients of CDBG entitlement funds include local governments with 50,000 or more
residents, other local governments designated as central cities of metropolitan areas,
and urban counties with populations of at least 200,000 (excluding the population of
entitled cities). Local governments may carry out all activities themselves or award
some or all of the funds to private or public nonprofit organizations as well as for-profit
entities. A separate component of CDBG—the State CDBG Program—provides
program funds to the States, which they allocate among localities that do not qualify as
entitlement communities.
Low- and moderate -income persons (generally defined as members of a family earning
no more than 80 percent of the area median income) benefit most directly and most
often from CDBG-funded activities. Grantees must use at least 70 percent of CDBG
funds for activities that principally benefit low- and moderate -income persons. This
includes activities where either the majority of direct beneficiaries (from the jobs
created, for example, or the housing units rehabilitated) are low- or moderate -income
persons and activities that serve an area generally (a new community center, for
example, or sidewalk repairs) where the majority of the residents of that service area are
low- and moderate -income persons.
Grantees may use CDBG funds for activities that include (but are not limited to):
Acquiring real property (primarily land, buildings, and other permanent
improvements to the property) for public purposes. This type of activity
might include, for example, buying abandoned houses for rehabilitation
or an old industrial site in a distressed neighborhood for redevelopment.
CDBG also helps communities demolish property and clear sites to
prepare the land for other uses.
Reconstructing or rehabilitating housing and other property. From
homeless shelters to single-family homes and from playgrounds to
shopping centers, CDBG enables communities to improve properties
that have become less usable, whether due to age, neglect, natural
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disaster, or changing needs. New construction of housing is allowed
only in certain circumstances.
• Building public facilities and improvements, such as streets, sidewalks,
sewers, water systems, community and senior citizen centers and
recreational facilities.
• Helping people prepare for and obtain employment through education
and job training, welfare -to -work activities, and other services.
• Assisting for-profit businesses for special economic development
activities. Such projects might include microenterprise loans to low-
income entrepreneurs, assembling land to attract new industry, or
business expansion loans to help retain existing businesses that employ
low-income workers.
• Providing public services for youths, seniors, or the disabled. These
might include day care centers, youth services and meals on wheels for
the elderly, health care facilities, transportation, or counseling.
• Carrying out crime reduction initiatives such as establishing
neighborhood watch programs, providing extra police patrols,
rehabilitating or constructing police substations, and clearing abandoned
buildings used for illegal activities.
• Assisting low-income homebuyers directly through, for example,
downpayment assistance, subsidizing interest rates or helping with
closing costs for first-time buyers.
• Enforcing local building codes to reverse housing deterioration and other
signs of blight.
• Paying for planning and administrative expenses, such as costs related to
developing a Consolidated Plan and managing CDBG funds.
CDBG funds can be used for many housing activities, including acquisition,
demolition and clearance activities, rehabilitation, installation of utilities, counseling,
and refinancing existing debt. CDBG funds generally cannot be used directly for new
construction of housing. Exceptions include construction by certain types of nonprofit
corporations and last resort replacement housing.
The National Affordable Housing Act of 1990 authorized grantees to receive CDBG
funds in one payment for use in establishing or supplementing revolving loan funds
used for housing rehabilitation and related activities, such as acquisition. The intent
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was to prevent HUD from prohibiting lump -sum drawdowns as it previously did
through regulation.
b. Funding Availability
Each year, the grant funds available for entitlement communities are allocated
according to relative need on the basis of the higher of two formulas. The first
considers the presence of overcrowded housing in the locality, its population, and
poverty rate. The second uses housing age, population growth lag, and poverty rate.
To receive its annual CDBG entitlement grant, a recipient must have an approved
Consolidated Plan, which fulfills the application and reporting requirements for
entitlement communities and contains an action plan describing how the jurisdiction
will use its CDBG funds.
Historical appropriations of CDBG funds are as follows: FY 1997, $3.017 billion (out
of a $4.6 billion CDBG allocation); FY 1998, $2.937 billion (out of a $4.67 billion
CDBG allocation); FY 1999, $2.958 billion (out of a $4.75 billion CDBG allocation).
Approximately 70 percent of this amount is distributed by formula to entitlement
communities.
The City of Tustin is a CDBG entitlement community. Tustin's FY 1998 CDBG
allocation was $708,000.
10. Section 108 Loan Guarantees
Section 108 is the loan guarantee provision of the Community Development Block
Grant (CDBG) program. Section 108 provides communities with a source of financing
for economic development, housing rehabilitation, public facilities, and large scale
physical development projects.
The Section 108 program has undergone several major changes since its establishment
in 1974. In 1987, HUD was directed by Congress to utilize a private sector financing
mechanism to fund the loan guarantees as opposed to using Federal funds. In 1990,
legislative changes increased public entities' borrowing authority to five times the
CDBG allocation, extended the maximum repayment period to twenty years, and
made units of general local government in nonentitlement areas eligible to apply for
loan guarantee assistance.
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a. Eligible Applicants and Activities
Eligible applicants for the Section 108 program include the following public entities:
• metropolitan cities and urban counties (i.e., CDBG entitlement
recipients);
• nonentitlement communities that are assisted in the submission of
applications by States that administer the CDBG program; and
• nonentitlement communities eligible to receive CDBG funds under the
HUD -Administered Small Cities CDBG program.
The public entity may be the borrower or it may designate a public agency to be the
borrower.
Activities eligible for Section 108 financing include:
• economic development activities eligible under CDBG;
• acquisition of real property;
• rehabilitation of publicly owned real property;
• housing rehabilitation eligible under CDBG;
• construction, reconstruction or installation of public facilities (including
street, sidewalk and other site improvements);
• related relocation, clearance and site improvements;
• payment of interest on the guaranteed loan and issuance costs of public
offerings;
• debt service reserves;
• public works and site improvements in colonias; and
• in limited circumstances, housing construction as part of community
economic development, Housing Development Grant, or Nehemiah
Housing
For purposes of determining eligibility, the CDBG rules and requirements apply. As
with the CDBG program, all projects and activities must either principally benefit low -
and moderate -income persons, or aid in the elimination or prevention of slums and
blight, or meet urgent needs of the community.
b. Maximum Commitments
Commitments are limited as follows:
1. Entitlement public entities: An entitlement public entity may apply for up
to five times the public entity's latest (approved) CDBG entitlement
amount, minus any outstanding Section 108 commitments and/or
principal balances on Section 108 loans.
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2. State assisted public entities: A nonentitlement public entity may apply
for up to five times the latest (approved) CDBG amount received by its
State, minus any outstanding Section 108 commitments and/or principal
balances on Section 108 loans for which the State has pledged its CDBG
funds as security.
C. Security and Repayment
The principal security for the loan guarantee is a pledge by the applicant public entity
or the State (in the case of a nonentitlement public entity) of its current and future
CDBG funds. Additional security will also be required to assure repayment of the
guaranteed obligations. The additional security requirements will be determined on a
case-by-case basis, but could include assets financed by the guaranteed loan.
The maximum repayment period for a Section 108 loan is twenty years. HUD has the
ability to structure the principal amortization to match the needs of the project and
borrower. Each annual principal amount will have a separate interest rate associated
with it.
Section 108 obligations are financed through underwritten public offerings. Financing
between public offerings is provided through an interim lending facility established by
HUD.
Interest rates charged on interim borrowing is priced at the 3 month London Interbank
Offered rate (LIBOR) plus 20 basis points. Permanent financing is pegged to yields on
Treasury obligations of similar maturity to the principal amount. A small additional
basis point spread, depending on maturity, will be added to the Treasury yield to
determine the actual rate.
To date, there has been no default under Section 108 resulting in a payment by HUD.
in the event of default requiring a payment, HUD would continue to make payments
on the loan in accordance with its terms. The source of payments by HUD pursuant to
its guarantee would almost always be pledged CDBG funds. However, HUD does
have borrowing authority with the Treasury if the pledged funds are insufficient.
d. Funding Availability
Historical appropriations for the Section 108 loan guarantee program was as follows:
FY 1996, $1.5 billion; FY 1997, $1.38 billion; FY 1998, $1.261 billion; FY 1999,
$1.261 billion in loan guarantee authority; FY 2000, $1.261 billion. Commitment
levels for these years were as follows: FY 1996, $433.78 million; FY 1997, $277.68
million; FY 1998, $381.97 million.
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11. Small Projects Processing (221(d)(4) and 223(f))
HUD understands that small multifamily rental projects are a significant source of
affordable housing. However, long-term, fixed rate financing for small projects is
largely unavailable, making it difficult for small project developers to finance their
projects. In addition, pricing of loans for small projects is generally higher than pricing
for larger multifamily projects.
In response to these needs, the Federal Housing Administration (FHA) developed Small
Projects Processing (SPP), which features faster processing for small rental project
developers seeking mortgages insured under the 221(d)(4) (new construction or
substantial rehabilitation) and 223(f) (rehabilitation) programs. The 221(d)(4) and 223(f)
programs insure long-term, fixed rate mortgages to encourage private lenders to
originate loans for multifamily rental housing.
SPP's primary features are delegated underwriting to private lenders and limited H U D
review. With these two features, HUD seeks to speed the process of approving
insurance on mortgages for small rental projects.
Under this new form of mortgage insurance processing, HUD allows lenders to be
responsible for all underwriting responsibilities, with the exception of environmental
review.
a. Eligible Properties and Applicants
SPP is limited by policy to projects of 5 to 20 units. However, by regulation, SPP can
be applied to larger buildings. Projects can be multiple buildings as long as the sites
are contiguous and under one management.
Projects must be primarily residential and have no more than 20 percent of total net
rentable area as commercial space. Projects such as mobile home parks and
condominiums are ineligible.
Eligible borrowers must be U.S. citizens, entities owned by U.S. citizens, or U.S.
entities, including U.S. nonprofit corporations.
b. Term of Loans and Underwriting Criteria
The following terms and conditions apply to SPP:
Term of Loans: existing properties, 30 years; new construction/
substantial rehab: 35 years
Maximum Loan Amount: $1,000,000;
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• Maximum Loan to Value: existing properties, 80 percent; new
construction/substantial rehab: 85 percent;
• Debt Coverage Ratio: 1.2:1.0; and
• Lien Priority: SPP loan must be first priority loan.
B. CALIFORNIA TAX CREDIT ALLOCATION COMMITTEE (CTCAC)
The California Tax Credit Allocation Committee (TCAC) is the governing agency
charged with the reservation and allocation of both federal and state Low Income
Housing Tax Credits. In addition, TCAC is responsible for the compliance monitoring
associated with the tax credit program.
1. Low Income Housing Tax Credit Program (LIHTC)
Authorized under Internal Revenue Code Section 42, the low income housing tax
credit program is intended to subsidize the development of rental housing for low
income persons. By providing tax credits for the development and ownership of low
income rental housing, this program encourages private capital investment in
affordable rental housing. Private investors purchase equity interests in entities that
develop and own low income rental housing with allocations of tax credits to take
advantage of the tax benefits of the credits as well as the "losses" that result from
depreciation and interest expense. Currently, the tax credit program is the largest
source of subsidy financing available for low income rental housing in the state.
a. Eligible Projects and Activities
There are two federal LIHTC types:
1. "9 percent credit" - for non -federally subsidized (HOME funds are an
exception) new construction, or acquisition and substantial
rehabilitation.
2. "4 percent credit" - for federally subsidized (often through tax-exempt
interest rate bond financing as the source of permanent financing) new
construction or, acquisition and substantial rehabilitation.
The federal credit may be taken in each year for 10 years. The federal tax credit is
claimed over a 10 year period by owners of low income rental housing. The state tax
credit is claimed over a 4 year period.
The compliance period for rent restrictions under California law is 30 years (with
incentives to extend to 55 years). The following placed -in-service rules apply:
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City of Tustin Page 24
1. new construction: tax credit allocation must be made prior to close of the
calendar year the project is first placed in service (generally, when a
certificate of occupancy is issued)
2. acquisition and rehabilitation: allocation of acquisition portion of credits
must be made prior to close of the calendar year in which the project is
acquired
Generally, the same rules apply to the State LIHTC except:
State credits may only be provided to projects receiving federal credits;
State credits must be taken over 4 years; and
The method of computing credits differs from federal credit.
Eligible activities under the Tax Credit program include construction, rehabilitation, or
acquisition and rehabilitation of low income rental housing units.
Maximum rent limits are based on target incomes (30 percent of 50 percent or 30
percent of 60 percent of area median income) and unit size. At least 20 percent of the
housing units must be set aside for households with incomes of 50 percent or less of
area median income, adjusted for family size, or at least 40 percent of the units must be
set aside for households at 60 percent or less of area median, adjusted for family size.
b. Funding Availability
In each calendar year, a limited number of federal tax credits (equal to a formula of
$1.25 multiplied by the State population) is available, plus the unused, deficit, or
returned federal Credit ceiling balance from the preceding calendar year. In 1999, the
limit was $40,428,082. The amount of State credits is currently $50 million per year
plus unused, deficit or returned State credits from the prior year.
TCAC adopts a Qualified Allocation Plan (QAP) and Regulations which state the
threshold criteria for obtaining credits as well as the competitive point system that
guides the allocation of nine percent and State credits. Project owners apply to TCAC
during application periods that usually occur twice per year. This process is extremely
competitive. In 1999, applicants requested approximately $158 million in federal tax
credits for the $40.4 million in federal credits available, or $3.90 in submitted
applications for every dollar of credit available. For state credits, the ratio was even
higher, with $257 million in State credits requested for the $50 million in State credits
available, for a ratio of $5.14 in submitted applications for every dollar of credit
available.
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City of Tustin Page 25
Alternatively, if a project is financed by tax-exempt multifamily bonds, the owner is
automatically eligible for an allocation of the 4 percent credit, but must still submit an
application to TCAC.
The "purchase" price of tax credits has grown significantly over the life of the program.
At the program's inception in 1987, pricing ranged from $0.40 to $0.50 per dollar of
federal credit. In 1999, pricing is reaching over $0.85 per dollar of federal credit.
C. CALIFORNIA DEBT LIMIT ALLOCATION COMMITTEE (CDLAC)
The California Debt Limit Allocation Committee (CDLAC) is the state agency charged
with the reservation and allocation of private activity bonds available in the state. Tax-
exempt bond financing results in lowering interest rates by approximately one to two
percent. There are currently four categories of financing available from private activity
bonds allocated by CDLAC: single family housing, multifamily rental housing, student
loans, and economic development.
1. Single Family Housing
State and local agencies are allowed to issue tax-exempt mortgage revenue bonds to
finance low-interest rate loans to homebuyers. In particular, the California Housing
Finance Agency (CHFA) has been active issuing bonds for the purpose of providing
low interest rate long-term financing for single family homebuyers.
Alternatively, state and local agencies can issue mortgage credit certificates to lower the
effective cost of mortgages by providing homebuyers with a tax credit equal to 20
percent of the interest portion of their mortgage payments.
2. Multifamily Rental Housing
State and local agencies can issue tax-exempt revenue bonds to assist developers of
multifamily rental housing units acquire land and construct new projects or purchase
and rehabilitate existing units.
The tax-exempt bonds lower the interest rate paid by developers. In addition,
allocations of private activity bonds automatically qualify a low income housing project
for an allocation of four percent low income housing tax credits.
In the past, CDLAC used a "first-come, first-served" process for allocation tax-exempt
bond authority. In the last several years, tax-exempt bond allocations from CDLAC
have become very competitive. CDLAC is currently revising its allocation guidelines
for 2000, and will likely employ a competitive process that is more like that used by
TCAC.
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D. CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT (HCD)
HCD is the primary state agency in California which provides long-term subsidy funds
for housing projects developed for low and moderate income persons.
1. Multifamily Housing Program (MHP)
The Multifamily Housing Program (MHP) is a streamlined, omnibus financing program
for affordable multifamily housing developments. It was established in 1999 by Senate
Bill (SB) 1121 (Alarcon), which creates Chapter 6.7, commencing with Section 50675,
of the Health and Safety Code.
Section 15 of SB 1121 authorizes use under MHP of $6 million appropriated through
the 1999 state budget for rental housing acquisition and rehabilitation. HCD has
issued a Notice of Funding Availability for these funds. MHP funds available under the
current NOFA must be used for multifamily housing rehabilitation or acquisition, or
rehabilitation and acquisition. First priority for these funds shall be the conservation of
affordable housing for existing tenants: projects subject to regulatory restrictions
limiting tenant income and rents, and that require financial assistance to prevent their
loss from the affordable stock.
a. Eligible Applicants and Activities
Applicants and borrowing entities may be organized on a for-profit or not-for-profit
basis. Any individual, public agency or private entity capable of entering into a contract
is eligible to apply.
Eligible projects must involve the rehabilitation, acquisition, or rehabilitation and
acquisition of a structure or structures that will be used for permanent rental housing.
MHP funds available under the current NOFA may be used:
1. For normal project development costs, including property acquisition,
land lease payments, rehabilitation construction contract payments,
offsite improvements, fixtures and furniture, developer fees, architectural,
engineering, legal and accounting fees, loan packaging and consultant
fees, initial unit marketing costs, construction -period insurance, debt
service, and property taxes, building permits, local fees, tenant relocation
costs, escrow and title costs, and capitalized replacement and operating
reserves, including reserves used for rent subsidies for households with
incomes under 40% of AMI (adjusted by household size); and,
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2. To defray development costs for MHP -assisted housing units only (not
other units); and,
As interim financing that rolls over into permanent financing, or as
permanent financing only.
b. Funding Limits and Terms
Loans will have 55 year terms, and bear simple interest at the rate of 3% per year. For
the first 30 years, annual interest payments will be required in the amount of 0.42% of
the outstanding loan balance. All unpaid interest shall be deferred for the term of the
loan. The payment amount for the next 25 years will be set by HCD in year 30, and
will be the minimum amount necessary to cover HCD's monitoring costs during that
period. Unpaid principal and accrued and deferred interest will be due at the end of
the loan term.
The maximum loan per project is $1,000,000. The maximum loan amount per assisted
unit is $20,000. MHP loans may be subordinated to bond debt, and amortizing loans
from institutional lenders and the federal government. MHP loans may not be
subordinated to local public agency loans or restrictions attached to these loans.
Successful applicants shall enter into a Regulatory Agreement, Development
Agreement, Promissory Note, Deed of Trust and other documents and instruments as
required by HCD to ensure proper use of MHP funds and to evidence and secure the
MHP loan.
C. Rent and Occupancy Limits
Units where rent and occupancy are restricted by MHP are called assisted units, or
MHP -assisted units. At a minimum, all units occupied by lower income households as
of the date of application who are receiving project -based rental assistance, or who
have their rents limited by a regulatory agreement, must be designated as assisted units.
For the full 55 year loan term, rent and occupancy restrictions in MHP -assisted units
shall be set to match those required by the California Tax Credit Allocation Committee
(TCAC), or that would be required if the project was participating in the tax credit
program. If the project receives Section 8 or other rental assistance subsidies, the
borrower must actively seek to avoid increasing the affected tenants' contributions
towards rent; they must either continue the rental assistance as long as it is available, or
take alternative measures to maintain the same general tenant contribution levels, using
a minimum of MHP funding. (Alternative measures could include, for example,
terminating a Section 8 contract with extremely low contract rents and no mark -up -to -
market potential, and agreeing to set rents so that tenants with Section 8 vouchers
would continue to contribute 30% of their income towards housing costs.)
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Developer fees shall not exceed the amounts allowed by TCAC for tax credit projects.
Distributions of operating income (including payment of asset/partnership management
fees) may not exceed the lesser of 8% of gross rental income or $50 -per unit per
month. (Deposits to reserves, including transition reserves intended to protect tenants
against the potential loss of Section 8, do not count as distributions.)
HCD expects to require completion of an independent third -party physical needs
assessment prior to closing, and to require that the rehabilitation scope be consistent
with the findings of this assessment.
d. Selection Criteria
To be considered for funding, applications must meet certain threshold requirements.
They must be complete and present projects that are feasible, meet all program
eligibility requirements, are located near transportation and services, have reasonable
development costs, and will be developed and owned by capable parties.
Among applications that meet threshold requirements, first priority for funding shall be
accorded to those that are for projects currently subject to use restrictions protecting
low-income residents, and where there is a clear danger of units being removed from
the affordable stock. Other project selection criteria include: tenant income level
served; applicant experience; percentage of units for families or the elderly or disabled;
locality funding level; the difference between market rents and current project rents,
and geographic balance.
e. Funding Availability
HCD has issued a NOFA for $6 million appropriated through the 1999 state budget for
acquisition and rehabilitation under the Multifamily Housing Program. Applications
are due January 10, 2000.
2. Families Moving to Work Program
Families Moving to Work Program (FMTW) is a new program that aims to assist
CalWORKs (welfare) recipients in becoming self-sufficient by providing limited term
housing assistance combined with case management, employment services, child care
and other supportive services. FMTW was authorized by legislation accompanying the
recently enacted state budget. The statutes that govern FMTW are in the process of
being amended through SB 1121 (Alarcon).
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City of Tustin Page 29
a. Eligible Applicants and Activities
Eligible borrowing entities must be nonprofit corporations, cooperatives, local public
agencies, limited partnerships in which the managing general partner is a nonprofit
corporation, or combinations of these entities.
Eligible projects may involve either new construction or rehabilitation, and may be
operated either as permanent housing (with limited term rental assistance provided
through FMTW) or as transitional housing (where residents must move from their units
at a certain point in time).
HCD encourages projects that are well along in the development process, and hence
able to deliver housing quickly. However, projects are ineligible if they have completed
construction or rehabilitation.
FMTW funds may be used for:
1. Property acquisition, soft costs, refinancing of existing debt, off-site
improvements, construction contract payments, and capitalized reserves,
including reserves used for rent subsidies;
2. To defray development costs for FMTW-assisted housing units only (not
other units) and development costs for child care, after school, and social
service facilities integrally linked to the housing units; and,
3. As construction financing that rolls over into permanent financing, or as
permanent financing only.
To enable FMTW-assisted households to successfully move from welfare to work, and
to retain employment, project sponsors must provide or arrange for the provision of
supportive services for residents occupying assisted units. These services must include
child care and case management services available from the time of move -in until three
months following termination of FMTW assistance, and that are directed at assisting
residents to become economically self sufficient. Child care available to project
residents must either be provided on-site or in close proximity to the project.
Supportive services costs may be included in the project operating budget.
b. Funding Limits and Terms
FMTW provides deferred payment loans to developers of assisted housing. Loan
proceeds may be used for the cost of developing housing units and child care, after
school care, and social service facilities integrally linked to the housing units. They
may also be used to fund reserves used to subsidize rents for CalWORKs recipients.
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FMTW is designed to work in conjunction with the Low Income Housing Tax Credit
program, and with local housing finance programs. The loan limits are set with the
expectation that the bulk of project development costs will be financed through other
sources, and that the primary use of FMTW funds will be to write down rents in
affordable housing projects already under development to levels that are within reach
of CaIWORKs recipients. Upon move in, occupants of units assisted by FMTW must
be CalWORKs recipients participating in welfare to work activities. Families may
receive assistance under FMTW for only a limited period of time, as approved by the
local welfare department, consistent with the local CalWORKs plan. When this period
ends the FMTW rent subsidy must be terminated.
Under this NOFA, FMTW-assisted unit rents and tenant incomes will be restricted for
55 years from the date of initial occupancy. The requirement to house CalWORKs
recipients ends when the development ceases to benefit from the FMTW assistance
(e.g. when the rent subsidy funds are exhausted), but not sooner than 10 years from the
date of initial occupancy. HCD may also modify the requirements of the program if
CalWORKs is revised in a manner that threatens project feasibility. After the period
during which occupancy must be limited to CalWORKs recipients, the FMTW-assisted
units must be operated as affordable housing, following the income and rent
restrictions applicable to units assisted by the Low Income Housing Tax Credit
program (LIHTC).
Loans will have 55 -year terms. Principal and interest payments may be deferred for up
to the term of the loan. Loan funds used for child care facilities are forgivable. The
maximum per -project loan amount is $1,000,000.
The maximum per-unit loan amount is $35,000 for the following counties: Alameda,
Contra Costa, Los Angeles, Marin, Monterey, Napa, Orange, San Diego, San Francisco,
San Luis Obispo, San Mateo, Santa Barbara, Santa Clara, Santa Cruz, Solano, Sonoma,
Ventura.
For all other counties, the maximum per-unit loan amount is $25,000.
C. Rent and Occupancy Limits
Units where rents and occupancy are restricted by FMTW are called assisted units, or
FMTW-assisted units. Developments are not required to have any particular
percentage of units designated as assisted units. For the full 55 year loan term, rent and
income restrictions in FMTW-assisted units shall be set to match those required by the
California Tax Credit Allocation Committee (TCAC) (with household incomes not to
exceed 50% of AMI). For projects without tax credits, occupant income shall not
exceed 50% of area median income, as calculated under the LIHTC program, and
rents shall not exceed the LIHTC limit for households in this income bracket.
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City of Tustin Page 31
For a minimum of 10 years, the following additional requirements shall apply to
FMTW-assisted units:
1. When they move in, households must be comprised of CalWORKs
recipients who are participating in welfare -to -work activities and their
families.
2. The assistance provided through FMTW shall terminate at a point in time
approved by the local welfare department, consistent with the county
CalWORKs plan. When assistance is terminated, either residents must
move from their units or their rent subsidy must end.
3. In projects using FMTW funds to provide rent subsidies, these subsidies
must be in a fixed monthly amount, and may not vary with household
income. The amount of the subsidy must be sufficient to reduce first-year
tenant contributions towards rent to amounts that do not exceed the
maximums shown in the following chart:
Project Location (Count)
No. of
Bedrooms
Maximum
Tenant
Contribution
Alameda, Contra Costa, Los Angeles, Marin, Monterey,
1
$256
Napa, Orange, San Diego, San Francisco, San Luis Obispo,
San Mateo, Santa Barbara, Santa Clara, Santa Cruz, Solano,
2
$313
Sonoma, Ventura
3
$425
All other counties
1
$241
2
$298
3
$404
4. In transitional housing projects requiring residents to leave their units
when they are no longer eligible for FMTV assistance, the maximum
occupancy charge is equal to the maximum tenant contributions toward
rent in the above chart.
d. Funding Availability
HCD issued a NOFA for $5 million in funding appropriated in the 1999 budget for the
Families Moving to Work Program (FMTW).
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3. California Self -Help Housing Program (CSHHP)
The purpose of the California Self -Help Housing Program (CSHHP) is to assist low and
moderate income families to build and rehabilitate their own homes with their own
labor, thereby reducing the costs of new housing through the use of "sweat equity."
a. Eligible Applicants and Activities
The program provides grants to sponsor organizations that provide technical assistance
to owner -builder families. Technical assistance grants are available to local public
agencies, private nonprofit agencies or limited -equity cooperatives who provide
technical and supervisory assistance to lower and moderate income households who
build their homes. Eligible administrative activities include, but are not limited to, loan
packaging and counseling, construction training and supervision, and managerial,
technical and clerical support directly related to the project.
a. Funding Limits and Restrictions
Technical assistance grants are limited to $100,000 per project with no more than
twenty percent (20%) of the available funds awarded to any one sponsor. Twenty
percent (20%) of the available funds are reserved for rural area projects for the twelve
months following issuance of the NOFA. Applicants must be able to complete all grant
funded activities. with in the maximum two-year grant term.
C. Selection Criteria
Applications will be reviewed for completeness and compliance with CSHHP statutes
and regulations. Applications will then be rated and ranked based on the following
criteria:
• applications for funds that serve the largest proportion of low income
households shall receive priority;
• the extent to which the applicant uses available federal, state and local
resources in the project;
• the applicant's organizational capacity to carry out the project. The
organization must demonstrate financial soundness. Applicants must
provide evidence that the organization/staff have demonstrated
experience in completing successful, self-help building projects and have
the current capacity to successfully complete the proposed project;
• the project's feasibility;
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the project's cost effectiveness in terms of per unit self-help housing fund
costs;
• the extent to which project participants use self-help labor.
d. Funding Availability
The Department issued a NOFA for $1 million in funding for technical assistance
grants under CSHHP with a closing date October 4, 1999. The Department recently
issued a second NOFA for an additional $1.078 million in funding with applications
due January 10, 2000.
4. Urban Predevelopment Loan Program
The purpose of the Urban Predevelopment Loan Program is to provide funds to pay
the initial costs of preserving existing affordable housing developments for their existing
tenants.
a. - Eligible Applicants and Activities
Eligible applicants include local government agencies, nonprofit corporations,
cooperative housing corporations, and limited partnerships where all general partners
are nonprofit mutual or public benefit corporations. Priority will be given to
applications with matching financing from local redevelopment agencies or federal
programs. Eligible activities include capital assessments to establish a project's
condition and potential rehabilitation costs; purchase option agreements; professional
services such as consultant, architect, engineering and legal; permit and application
fees; and bonding fees.
a. Funding Limits and Terms
Loans are made for a term of one to three years, and bear interest at 3 percent interest
per annum. The maximum aggregate loan amount for purposes other than acquiring
options is $75,000. No more than 20 percent of total monies appropriated for this
program (currently $1.4 million) may be committed to any single borrower at any time.
HCD may forgive repayment of all or part of an outstanding loan balance if it
determines the sponsor is unable to preserve and acquire the project.
C. Funding Availability
HCD issued a NOFA in the amount of $1.4 million for preservation and acquisition
loans. Applications are accepted and loans are awarded on a continuous "over-the-
counter" basis as funds become available. Completed loan applications will be
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considered by a Loan Committee composed of Department officials and public
members. Applications must be received at least 20 working days prior to a Loan
Committee meeting to be considered at that meeting. Meetings are held on an as -
needed basis. The last meeting was held on April 30, 1999.
5. Employee Housing
The Employee Housing Program adopts and enforces statewide regulations for the
construction, maintenance, use, and occupancy of privately owned and operated
employee housing facilities providing housing for five or more employees to assure
their health, safety, and general welfare. The Department's program staff oversees the
application of state laws, regulations and code enforcement by local enforcement
agencies who elect to enforce the provisions of the Employee Housing Act in their
jurisdiction. Where local enforcement agencies do not enforce the provisions of the
Employee Housing Act, the Department of Housing and Community Development
acts as the enforcement agency.
E. CALIFORNIA HOUSING FINANCE AGENCY (CHFA)
The California Housing Finance Agency (CHFA) promotes affordable housing through
the HELP program, the Proposition 1 A School Facility Fee Reimbursement Program,
the Special Needs Loan Program, and debt financing for single and multifamily
housing.
1. HELP Program
CHFA has committed to provide $100 million of HELP Program funds over a five-year
period, beginning in the 1998/99 fiscal year. It is anticipated that the HELP Program
will offer two $10 million funding cycles (Fall and Spring) for each fiscal year. The goal
of the HELP Program is to provide affordable housing opportunities through program
partnerships with local government entities
HELP funds are available to a local government entity as an unsecured loan from
CHFA for up to 10 years at three percent simple interest, and carry minimal restrictions
and conditions. Repayment in full is required no later than 10 years from the date a
commitment/loan agreement is signed between CHFA and a governmental entity.
HELP Program funds must be used to directly provide affordable housing units. HELP
Program funds may not be used for technical assistance or administrative costs. Local
government proposals for participation in the HELP Program are limited to $2,000,000
per proposal. In addition, applicants will be limited to one approved proposal in each
fiscal year.
Local government entities must be directly involved in affordable housing programs.
Local government entity involvement can include financial contributions of federal,
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state, and local program funds, and contributions such as land write-downs, fee
waivers, density bonuses, and local agency program staffing and administration.
Local government entities must demonstrate how the local priority was established and
approved. Commonly, priorities are demonstrated in Housing Elements, Consolidated
Plans, and other planning documents. Providing the local government entity program
directly provides affordable housing and addresses an unmet affordable housing need,
single family, multifamily, ownership and rental housing are all examples of eligible
activities, as are acquisition, rehabilitation, infill, predevelopment, development,
construction, and code enforcement.
2. Proposition 1 A School Facility Fee Reimbursement Program
Authorized by Senate Bill 50, the School Facility Fee Reimbursement Program (SFFRP)
provides for reimbursement of school facility fees paid by developers pursuant to
Proposition 1 A. Developers of affordable rental housing who restrict a small
percentage of their units (the percentage of units is determined through a formula based
on the school fees paid) to very low income persons for 55 years qualify for
reimbursement of all eligible school fees paid.
3. Special Needs Loan Program
This program provides low interest rate loans (down to one percent) to assist with the
construction of housing for individuals and families with special needs. The definition
of special needs is more broadly defined to persons not usually considered eligible for
supportive housing programs.
The terms of the financing are defined on a case by case basis, depending on tenant
incomes, percentage of units available for very low income persons, and availability of
financing from other sources. These loans are fully amortizing and must be in first
position, with terms between five to thirty years. Financing from this program can also
be used to bridge tax credit equity payments. The loans can be tax-exempt or taxable.
Eligible projects must serve a clearly defined special needs population requiring long
term supportive housing. Special needs populations include persons with mental and
physical disabilities, persons undergoing substance abuse recovery, persons in danger
of becoming homeless, and persons with HIV or AIDS.
4. First-time Homebuyer Program
Available through participating private lenders, first-time homebuyers can secure lower
interest rate permanent financing. Low to moderate income persons are eligible to
participate in the program.
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The program requires downpayments ranging from three percent to five percent. No
downpayment is required in certain counties eligible for the 100% Loan Program.
The 100% Loan Program is for first-time low -to -moderate income homebuyers. This
program consists of a 97 percent fixed rate CHFA loan and a three percent CHFA
down payment assistance second mortgage. The second mortgage is offered for 30
years at a very low fixed simple interest rate. All payments are deferred on this second
mortgage until one of the following happens: the CHFA first mortgage becomes due
and payable; the first mortgage is paid in full or refinanced; or, the property is sold.
5. Multifamily Financing
CHFA offers permanent financing for new construction, acquisition/rehabilitation, and
acquisition multifamily projects. Interest rates vary according to the term of the loan.
For example, 30 year loans are offered at approximately 6.2 percent, 35 year loans at
6.35 percent, and 40 year loans at 6.5 percent.
The program requires that 20 percent or more of the units be occupied by households
having an income of 50 percent or less of county median income (as adjusted for
family size). Occupancy requirements are in effect for the full term of the Agency's
loan. Projects with development costs of $10 million or more must provide
affordability above CHFA's minimum.
F. CALIFORNIA STATE INFRASTRUCTURE AND ECONOMIC DEVELOPMENT
BANK
Domiciled in the State of California Trade and Commerce Agency, the California
Infrastructure and Economic Development Bank (CIB) will assist communities to
improve public infrastructure to promote economic development. Eligible applicants
include local government agencies, commissions, nonprofit corporations formed on
behalf of applicants, assessment districts, and joint powers authorities.
At this time, the Bank is finalizing its lending criteria and loan terms. Eligible projects
include streets, highways, public transit, flood control, educational facilities,
environmental mitigation, port facilities, waste management, public safety facilities,
water treatment, defense conversion, parks and recreational facilities, and
communications facilities.
Approximately $475 million will be available starting in late October or early
November, 1999.
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G. ORANGE COUNTY
1. Rental Housing Program
The County of Orange issued a Notice of Funding Availability for $10 million in 1999
for financial assistance for the acquisition, acquisition and rehabilitation or
construction of rental housing. The funding sources for this RFP were as follows:
Housing Authority Operating Reserves: $2.2 million
HOME: $1.3 million
RDA Housing Set -Aside Funds: $4.5 million
CDBG: $8.0 million
CDBG and HOME funds are available for projects located countywide. Housing
Authority operating reserve funds are eligible for a localities which do not have their
own housing authorities, including the City of Tustin. The RDA Set -Aside funds are
only available for projects located in unincorporated areas of Orange County.
To be eligible for funding, rents for 100 percent of units in the project must be
affordable to households at 60 percent of area median income, adjusted for household
size. At least 20 percent of units in the project must be at least 10 percent below
market rents.
Projects will be selected based on the following criteria:
1. `project efficiency: leveraging, cost, long-term viability and readiness.
2. addressing housing needs: targeted housing priorities, service
enrichment, neighborhood enrichment;
3. development team capacity: experience and track record of the
developer, architect and property management company; and
4. design.
While the 1999 NOFA has closed, the County expects to issue a second NOFA in
January or February, 2000 for $8 million plus any unexpended funds from the prior
NOFA.
2. Mortgage Credit Certificates
Tax-exempt financing provides relatively low cost loans to low and moderate income
homebuyers. Authority to issue single-family mortgage revenue bonds can be
exchanged in whole or in part for authority to issue mortgage credit certificates (MCCs).
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a. Eligible Applicants and Activities
MCCs assist income -eligible first-time homebuyers in the purchase of single family
homes and may be used with conventional fixed-rate loans, adjustable rate loans,
FHA, VA or privately insured loans. MCC's may not be used with bond -backed loans
or with refinancing loans.
MCCs are obtained by the homebuyer directly from lenders who participate in a MCC
program sponsored by the local issuing/administering agency. Homebuyers apply for
an MCC at the same time they make a formal application for a mortgage loan.
b. Terms and Limits of Financial Assistance
The MCC allows the certificate holder to take an annual credit against federal income
taxes of 20 percent of the interest paid on the holder's mortgage. The value of an MCC
is taken into consideration by the mortgage lender when underwriting the first
mortgage loan and may be used to adjust the borrower's federal income tax
withholding. Effectively, this reduces the purchaser/certificate holder's monthly
housing cost. The 20 percent credit under the MCC may be taken by the certificate
holder for the life of the first mortgage as long as the property is used as the principal
residence.
MCCs may only be used by income -eligible first-time homebuyers of owner -occupied
qualified single family residences. The purchase price of bond -financed residences
may not exceed 90% of the average area purchase price applicable to that type of
residence. All financing must be provided to borrowers whose family income does not
exceed a specified percentage of the higher of the area or Statewide median income.
For families of three or fewer the limit is 100% of median income, and for families of
four or more the limit is 115% of median income. The Internal Revenue Code
provides an exception for targeted areas, and the Tax Reform Act of 1988 provides an
exception for areas of high housing cost.
Targeted areas are census tracts in which 70% of families are below 80% of the state
median or areas of chronic economic distress as approved by the State and HUD. In
these areas there is no minimum percentage of loans which must be made to first-time
homebuyers. Also, one-third of targeted area financing can be provided without
regard to income. The rest must go to families of three or fewer whose incomes do not
exceed 120%, or families of four or more whose incomes do not exceed 140%, of the
higher of the area or Statewide median income. In addition, targeted area housing can
sell for up to 110% of the average area purchase price applicable to that type of
residence.
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High housing cost areas are ones in which the median home price of the area is 1.2
times the median home price for the United States. In these areas, families of three or
fewer are eligible at up to 120% of median and families of four or more are eligible at
up to 140% of median income on a sliding scale based on housing cost and income.
C. Funding Availability
MCCs are awarded to eligible homebuyers on a first-come, first -serve basis. Orange
County's allocation of MCC's is usually depleted within several months of its annual
allocation.
H. FEDERAL NATIONAL MORTGAGE ASSOCIATION (FNMA OR FANNIE
MAE)
Fannie Mae is a federally -chartered corporation owned by shareholders and privately
managed. Considered generally to be a secondary mortgage market agency, Fannie
Mae buys long-term loans originated by private lenders. This purchase "recycles" the
originating private lender's money, so that the lender can lend funds out again.
The following are some of the program models and activities designed and undertaken
by Fannie Mae and participating lenders in the area of affordable housing:
1. Single -Family Community Lending
Fannie Mae's Community Lending product line is intended to lower two barriers to
homeownership for low- and moderate -income persons: the lack of down payment
funds and qualifying income. Community Lending products share the following
features:
• lower down payment requirements;
• lower qualifying income;
• expanded closing -cost assistance;
• lower cash reserve requirements; and,
• nontraditional credit histories.
In most cases, Community Lending loans require that borrowers have incomes no
greater than 100 percent of the area median income (with exceptions made for
specially designated high-cost areas and communities targeted for neighborhood
revitalization). Income limits may also exceed 100 percent of the area median income
when a housing finance agency (HFA) provides the financing by using tax-exempt
mortgage revenue bond funds, or when a government agency uses federal, state, or
local subsidy funds that have legislatively imposed income limits.
Programs offered under the Community Lending "umbrella" are as follows:
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a. Community Home Buyer's Program (CHBP)
This product is aimed to serve homebuyers earning no more than 100 percent of the
area median income. This income limit can be removed if the home is located in a
designated underserved areas under the FannieNeighbors program. This program
offers five percent down payment mortgages with 33/38 debt -to -income ratios (33
percent ratio of mortgage principal, interest, taxes and insurance to income; and 38
percent debt to income ratio) Home -buyer education is usually required.
b. 3/2 Option
This program uses the same guidelines as the CHBP with the exception that
homebuyers provide three percent of their down payment from their own funds, with
remaining two percent from a gift from a family member, a grant or unsecured loan
from a nonprofit organization or government agency, or secured financing from a
government agency or nonprofit organization.
C. FannieNeighbors
FannieNeighbors is designed to increase homeownership in minority and low- and
moderate -income communities. Income limits are removed for borrowers financing
homes located in designated central cities, eligible low-income or minority census
tracts, and in HUD -designated underserved areas. All other CHBP underwriting
guidelines apply to FannieNeighbors mortgages.
d. Fannie 97
The Fannie 97 program allows loans up to 97 percent. The product is limited to home
buyers earning up to 100 percent of the area median income, with exceptions for
certain high-cost areas and where the loan is made in connection with a federal, state,
or local government program.
Loans are either have 25 -year term with underwriting ratios of 33/36 or 30 -year terms
with standard underwriting ratios of 28/36.
e. Community Seconds
The Community Seconds program has three elements:
• a Community Lending mortgage loan;
• a subsidized second -lien mortgage provided by a government agency,
nonprofit organization, employer, or private foundation, which may also be
supplemented by a gift, loan, or grant; and
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City of Tustin Page 41
• a low down payment from the borrower.
f. Flexible 97
Geared toward homebuyers with limited savings but excellent credit histories, the
Flexible 97 employs more liberal debt ratios (33/41) and a lower than standard
mortgage insurance premium.
2. Single Family Rehabilitation Loans
Fannie Mae purchases/securitizes single family acquisition/rehabilitation loans under
the HomeStyle product line.
a. HomeStyle Standard Mortgage
HomeStyle Standard Mortgage offers borrowers acquisition/rehabilitation loans up to
90 percent of the "as -completed" value. Eligible properties are one- to four -unit homes,
condominiums, and PUDs. The qualifying debt to income ratios are 28/36. Borrowers
can use up to 50 percent of the "as -completed" value to make improvements or repairs.
b. HomeStyle Community Mortgage
Similar to the HomeStyle Standard Mortgage, this program allows low- and moderate -
income borrowers or residents of central cities to receive up to 95 percent financing for
the purchase and improvement of a home with the HomeStyle Community Mortgage.
The loan combines Fannie Mae's HomeStyle Standard Mortgage with the underwriting
guidelines of Fannie Mae's Community Lending products. Financing is based on the
"as -completed" appraised value of the home. Borrowers can use up to 30 percent of
the "as -completed" value to make improvements or repairs.
3. Multifamily
Fannie Mae purchases first -lien mortgages for the acquisition, moderate rehabilitation,
or refinancing of existing or recently completed multifamily developments. Projects
utilizing tax credits and other special funding mechanisms targeted to assist multifamily
affordable housing have been financed through the following Fannie Mae programs:
Targeted Affordable Housing (TAH): Under the TAH initiative, Fannie Mae offers
more favorable underwriting terms and interest rates for multifamily properties
targeted to lower income households. Total TAH lending exceeded $1.5 billion in
1998.
Delegated Underwriting & Servicing (DUS): Lenders underwrite, close and sell
mortgages to Fannie Mae without prior Fannie Mae review. The risk of loss is
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shared proportionally by the lender and Fannie Mae. In 1998, DUS accounted for
$7.2 billion in multifamily mortgage purchases nationwide.
4. American Communities Fund
Fannie Mae created the American Communities Fund by combining its tax credit
investment program with its community development debt funds for a combined
commitment of $300 million. At the end of 1998, the American Communities Fund
had $185 million in commitments.
5. Fannie Mae Foundation
The Fannie Mae Foundation supports national and local nonprofit corporations
involved in the provision and improvement of affordable housing, and the
strengthening of neighborhoods and communities. In 1998, the Foundation awarded
approximately $33 million in grants to about 1,300 local and nonprofit agencies.
I. FEDERAL HOME LOAN MORTGAGE CORPORATION (FREDDIE MAC)
Freddie Mac is a stockholder -owned corporation chartered by Congress to increase
the supply of funds that mortgage lenders, such as commercial banks, mortgage
bankers, savings institutions and credit unions, make available to homebuyers and
multifamily investors. Since inception in 1970, Freddie Mac has financed homes for
20 million families.
Freddie Mac conducts its business primarily by buying mortgages from lenders,
packaging the mortgages into securities and selling the securities - guaranteed by
Freddie Mac -- to investors.
1. Affordable Gold
Freddie Mac has several programs under the "Affordable Gold" name where Freddie
Mac purchases/securitizes high loan to value ratio single family home purchase loans.
This section summarizes these programs.
a. Affordable Gold 97
Freddie Mac's Affordable Gold 97 serves low- and moderate -income homebuyers by
purchasing and/or securitizing 15-, 20- and 30 -year fixed-rate loans with 97 percent
loan -to -value (LTV). Closing costs and prepaids can be funded by gifts, grants, sweat
equity, unsecured loans, lender funds from premium pricing, and property seller
contributions.
b. Affordable Gold 3/2
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With 95 percent LTV loans, the Affordable Gold 3/2 allows homebuyers to contribute
three percent of a home's value from their own funds and use other sources of funds
for the remainder of the down payment. Qualified gifts, grants, sweat equity and
unsecured loans can be applied to down payment, closing costs, and prepaids.
The Affordable Gold 5 offers a 95 percent LTV loan with 5 percent down payment
from the borrower's personal resources.
C. NeighborWorks
Freddie Mac's NeighborWorks offers lower downpayment requirements for persons
participating in homeownership education and counseling programs. Using pre -
approved homeownership education and counseling programs, Freddie Mac requires
the downpayment that must come from the homebuyer's personal resources to be the
lesser of two percent of home value or $1,000 on homes below $80,000. On homes
of $80,000 or above, the required downpayment from the homebuyer's resources is as
low as two percent.
d. HomeWorks
To provide acquisition and rehabilitation financing from a single transaction, Freddie
Mac developed the HomeWorks program. This program requires a local governmental
agency to set up a HOME -funded rehabilitation reserve as a loan guarantee and agrees
to provide rehabilitation monitoring and administration. The maximum amount of the
loan to be purchased by Freddie Mac is 80 percent LTV of the after -rehabilitation
value. If a second loan is provided, the total loan to value ratio can be as high as 115
percent of the after -rehabilitation value. Secondary financing can be used to finance
housing payments for up to three months during rehabilitation.
e. 2- to 4 -Unit Affordable Lending Mortgages
Freddie Mac purchases Affordable Gold mortgages secured by 2- to 4 -unit properties
on a negotiated basis. On 2 -units properties, LTV can go up to 95 percent, while the
LTV on 3- and 4 -unit properties can go up to 90 percent LTV.
This program allows the borrower to deduct a percentage of gross rental income from
the calculation of principal, interest, taxes, and insurance for purposes of calculating
the mortgage. Borrowers are required to have minimum residual monthly income
above the PITI and reserves.
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2. Other Affordable Housing Programs
a. Affordable Seconds
This program allows the total loan to value ratio on a property to go up to 105 percent
is a public sector or nonprofit housing providers provides the second mortgage. In
addition, a borrower's employer can also provide the second mortgage.
b. Federal Housing Administration 203(k) Rehabilitation
Mortgages
Freddie Mac will purchase Federal Housing Administration -insured rehabilitation
mortgages on 1- to 4 -unit properties under FHA's 203(k) program. FHA -insured 203(k)
mortgages can be used for the acquisition and rehabilitation of these properties.
J. COMMUNITY REINVESTMENT ACT (CRA) LENDER PROGRAMS
1. Community Reinvestment Act (CRA)
The Community Reinvestment Act (CRA) requires that federally chartered or insured
financial institutions provide for the community credit needs of low income and
minority neighborhoods, including the construction, rehabilitation, bridge and
acquisition financing needs of developers of affordable rental housing and for -sale
housing, as well as first-time, low and moderate income homebuyers.
CRA was enacted in 1977 for the purpose of ensuring that federally -insured and
regulated financial institutions offer loan programs which meet the credit needs of the
communities they serve. Every financial institution is required to publish a CRA
statement listing the market area of the institution, the loan products and services the
institution offers, and the marketing efforts the institution makes to meet the credit needs
of its service area. Lender response to CRA obligations varies widely. Commercial
banks generally provide construction and bridge financing for affordable housing,
while savings and loan associations tend towards permanent financing for such
housing.
The terms and types of financial assistance are also varied. Underwriting standards
may be somewhat more flexible than those associated with market -rate housing
projects. Rates, points and fees may or may not be concessionary depending upon the
lender, the project and economic need of the project to provide affordability. Typically,
affordable housing lending from financial institutions requires other forms of subsidy
from state, federal and/or local public sources.
Eligible activities depend on the lender and the loan program. Typically, activities
include acquisition, new construction, rehabilitation, first-time home purchase, limited
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equity cooperative, mobile home park cooperative, tenant acquisition, bridge lending
for tax credit syndication projects and other loan and affordable housing development
activities.
Rent restrictions and target groups (e.g., very low, low income) are also variable but
generally are associated with the source of public subsidy used in the projects.
Applicants may be for- or non-profit entities. Typically, applicants must have a
demonstrated development track record to satisfy standard bank underwriting
practices. Amounts available generally depend on the type of lender. Large financial
institutions typically have made relatively large commitments to CRA lending for
affordable housing while smaller institutions may or may not have created dedicated
loan programs.
2. Affordable Housing Program (AHP)
The Affordable Housing Program was created under the Financial Institutions Reform,
Recovery and Enforcement Act of 1989 (FIRREA) to increase member bank
participation in and support for efforts to expand the supply of affordable housing. The
intent of the program is to provide funds to qualified projects that would not meet
customary criteria or existing secondary mortgage market requirements, or for which
there is no secondary market.
Member financial institutions use their own underwriting criteria but are urged to be
sensitive to the specific requirements of affordable housing and economic
development projects. Applications must meet four basic threshold requirements:
• Compliance with fair housing laws
• Project feasibility
Ability of the member bank to qualify for an advance to fund the project
• Ability of the project to begin using Bank assistance within twelve (12)
months
a. Eligible Applicants and Activities
Eligible activities include home purchase by eligible families; purchase or rehabilitation
of federally -owned or held housing for use as affordable housing; or nonprofit or
publicly sponsored purchase, construction and rehabilitation of rental or ownership
affordable housing.
AHP funding requires the following affordability restrictions:
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Homeowner projects: 100 percent of the units must be affordable to
households earning 80 percent or less of area median income, adjusted for
family size;
Rental projects: At least 20 percent of the units must e affordable to households
earning 50 percent or less of area median income, adjusted for family size;
Generally, homeowner housing costs must not exceed 30 percent of 80 percent of
area median income, adjusted for family size, and rent plus utilities for renters must not
exceed 30 percent of 50 percent of median income, adjusted for family size. Due to the
competitive nature of AHP applications, projects must typically provide more
aggressive affordability restrictions than the minimum required to receive funding (e.g.
no rental projects including market -rate units have yet been funded; some homeowner
projects include units affordable to families earning less than 50 percent of area median
income).
AHP applicants must be financial institutions who are members of the Federal Home
Loan Bank. Applications are typically for individual projects or activities, although
some are for loan fund activities (e.g. targeted mortgage loan funds). Potential project
sponsors who wish to receive financing assistance which emanates from the AHP
program approach member institutions on an individual basis.
b. Selection Criteria
AHP uses a competitive application process. Under the competitive application
process, nine basic scoring criteria are used. The following are the current basic
scoring criteria for AHP subsidies:
1. use of donated government-owned or other properties;
2. sponsorship by a non-profit organization or government entity;
3. targeting;
4. housing for homeless;
5. promotion of empowerment;
6. first District priority, e.g. special needs, community development,
first-time homebuyers, etc.;
7. second District priority - projects that meet a defined housing
need and recommended by a Bank's Advisory Council and adopted by
its Board of Directors;
8. AHP subsidy per unit; and,
9. community stability
C. Funding Availability
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Funding for AHP is provided through annual contributions from each regional Home
Loan bank based on a certain percentage of its annual net earnings. The Bank makes
the AHP subsidies available to member institutions on a competitive basis as either
subsidized Bank advances (interest write-downs) or direct cash subsidies. There are
two application periods each year, with applications due on April 1, 1999 and
October 1, 1999. Currently, Banks are required to contribute ten percent of net
earnings or $100 million per year, whichever is greater, to the program. Actual
allocations were $119.7 million for 1997 and $130 million for 1998. The estimated
allocation for 1999 is approximately $169 million.
3. Community Investment Program (CIP)
An outcome of CRA, the Community Investment Program (CIP) was extended by the
Financial Institutions Reform, Recovery and Enforcement Act of 1989 (FIRREA) and is
designed to encourage member institutions to increase their participation in
community revitalization and development activities and undertake community -
oriented mortgage lending. As with the Affordable Housing Program (AHP) discussed
immediately above, each regional Home Loan Bank was required to establish a
Community Investment Program.
OF offers interest rates at 20 basis points below the 11 th District costs of funds.
a. Eligible Applicants and Activities
Eligible activities include:
• Home purchases by families whose income do not exceed 115 percent
of the median income for the area
• Purchase or rehabilitation of housing for occupancy by families whose
income do not exceed 115 percent of median income for the area
• Commercial and economic development activities that benefit low and
moderate income families or activities that are located in low and
moderate income neighborhoods
• Projects that further a combination of the above purposes
Projects must include units restricted to households no more than 115 percent of area
median income, adjusted for family size. There is no minimum percentage of
affordable units required. Projects funded have ranged from 20 percent to 100 percent
affordable units. Generally, housing costs must not exceed 30 percent of 115 percent
of area median income. However, the program is flexible and may defer to affordability
definitions of accompanying programs.
Housing Assistance Programs January, 2000
City of Tustin Page 48
Applicants must be financial institutions who are members of the Federal Home Loan
Bank (the Bank). Member institutions may "batch" together applications for projects
and activities they are about to be involved in or apply for reimbursement of funds
recently committed. Potential project sponsors who wish to receive financing
assistance which emanates from the CIF program approach member institutions on an
individual basis.
b. Funding Availability
CIF advances awarded to member institutions are not to exceed the lesser of 5 percent
of the member's outstanding mortgage loans at the close of the previous year or $50
million. CIF funds are made available to member institutions from the Bank in the form
of advances at preferential interest rates. Member institutions are encouraged in turn to
provide favorable interest rates and financing terms to sponsors of eligible activities.
The CIF program has an "open window' application process with applications
accepted at any time. Applications must include a description of the specific eligible
activities or projects to be funded or otherwise supported by the CIF advance. The
Bank then makes a determination to fund a member's request.
K. CALIFORNIA ORGANIZED INVESTMENT NETWORK
The California Organized Investment Network (COIN) was created by the State of
California legislature to match the insurance industry with community development
investments. COIN's investment policy is clear that COIN -approved investments
benefit low income and rural communities, as well as add value to capital products
and existing programs that benefit low income and rural communities.
COIN's investment policy also encourages investments that lead toward economic
integration in low income census tracts. Although COIN emphasizes that serving low
income persons is a higher priority, COIN acknowledges that economic integration in
low income areas can benefit these communities. Therefore, COIN approves
affordable ownership housing investments in low income census tracts (the tract
median income is 80 percent or below area median income) that serve persons up to
120 percent of area median income.
COIN intends to facilitate the offering of a wide array of investment products that meet
the capital needs of low income and rural communities. COIN facilitated investment
products may be in the form of debt, equity, or credit enhancement. COIN encourages
investments by insurers that meet the following guiding principles:
• Provide safe, sound, and solvent investments offering an acceptable
financial return or its equivalent within the regulatory framework
governing insurance company investments;
Housing Assistance Programs January, 2000
City of Tustin Page 49
Provide investments in or benefiting low income and rural communities
either directly or through intermediaries; and
Add value to capital products and programs currently available.
Financing affordable housing is one of the goals of COIN. To quality as a COIN -
approved investment, the following requirements must be met:
Affordable Rental Housing: Programs or projects producing, providing
or preserving rental housing at a housing expense affordable to
households at or below 60 percent of the area median income.
Affordability controls must be secured by regulatory agreement, ground
lease, a loan agreement, or other enforceable regulatory control for a
minimum term of 30 years.
Affordable Ownership Housing Programs or projects seeking COIN
investment capital for affordable home ownership must provide
ownership opportunities:
At a housing expense affordable to households at or below 100
percent of the area median income, adjusted for family size, for
housing units located anywhere in California; or
2. At a housing expense affordable to,households at or below 120
percent of the area median income, adjusted for household size,
for units located in census tracts with a tract median income of
less than 80 percent of the area median income. However, COIN
places a high priority on serving lower income households.
Ownership units must carry enforceable resale controls to the
same targeted income levels for a minimum term of five years if
there are public funds or land use restrictions which require
income restrictions for the unit.
COIN has had mixed success. The amount invested by insurance companies is
approximately $45 million.
One COIN -approved investment is a program designed to increase access to
homeownership for low and moderate income persons. Recognizing that one of the
most significant barriers to homeownership is the need to accumulate sufficient funds
for a downpayment, the California Housing Loan Insurance Fund (CaHLIF) launched a
downpayment loan program to assist households that have difficulty accumulating
sufficient funds for a downpayment. In partnership with Allstate Insurance, up to $7.5
million in downpayment loans will be originated. Loans will be made up to a
maximum of $7,200. Payment on these loans will be deferred for up to 15 years, or
Housing Assistance Programs January, 2000
City of Tustin Page 50
until the property is old, refinanced, transferred, foreclosed, or assigned. The deferred
downpayment loans will carry a three percent simple interest rate. The
downpayment loan program with Allstate will be used in conjunction with the
CaHLIF/COIN program where insurers will purchase Freddie Mac and Fannie Mae
securities to lower the mortgage insurance premium for low and moderate -income
homebuyers.
L. NONPROFIT INTERMEDIARIES
1. Low Income Housing Fund (LIHF)
The Low Income Housing Fund (LIHF) is a nonprofit financial institution created with
the purpose of increasing the capital available for low income housing at affordable
rates and terms. Created in 1984, LIHF acts primarily as a lender and loan packager. It
also offers technical assistance and, on a modest basis, loan guarantee and interest
writedown programs. LIHF also does some secondary marketing through the Federal
National Mortgage Association (FNMA).
Revolving Loan Fund. LIHF provides direct, short-term loans to assist projects
during predevelopment, acquisition, rehabilitation, construction and early
operation stages. Interest rates are below market rate and underwriting
standards are flexible.
Loan Packaging Program. LIHF assists nonprofit developers in securing
permanent and interim financing from conventional lenders for affordable
housing projects. Loans generally are below market rate. LIHF takes the lead
role in negotiatirig and structuring the financing.
Mortgagee Banking Program. The Mortgage Banking Program currently operates
through two pools of funds gathered from 18 participating banks: (1) San
Francisco Bay Area pool and (2) Southern California pool. By pooling
resources, interim loans can be provided to very low income and homeless
housing developments on flexible terms.
Technical Assistance. LIHF offers technical assistance to nonprofit lenders and
developers, service providers, foundations, conventional lenders and other
organizations. Training is provided in nonprofit capacity -building, policy and
program development, and housing project -related issues.
Housing Assistance Programs January, 2000
City of Tustin Page 51
2. Local Initiatives Support Corporation (LISC)
The Local Initiatives Support Corporation (LISC) is a national nonprofit corporation
formed in 1979 to invest capital, expertise and organizational support in locally -
directed initiatives in affordable housing and community development. Considered a
"nonprofit community development intermediary", LISC focuses its efforts on the
nonprofit community development corporation (CDC) community.
Affordable Housing & Community Development. Affordable housing assistance
provided by LISC (which is usually combined with assistance from other sources) is
used by CDC's for everything from land acquisition to construction finance and takes
the forms of grants, loans, and equity capital.
California Equity Fund (CEF). CEF is a LISC affiliate created to pool funds for
affordable housing financing in California. CEF raises funds from California
corporations and national corporations which have a presence in the State. CEF
also has a funding arrangement with Freddie Mac. Generally, corporations
provide equity investment in CDC -sponsored affordable housing projects. In
return for their investments, these corporations receive Low Income Housing
Tax Credits which they can apply to federal and State tax obligations. CEF is
targeted to housing for individuals and families at very low incomes (fifty percent
(50%) and less of area median income, adjusted for family size).
Local Initiatives Managed Assets Fund (LIMAQ. LIMAC is LISC's mechanism for
acting in the secondary mortgage market. LIMAC recycles funds by buying
loans from LISC and other sources, backing them with guarantees and reserves,
and then selling bonds, backed by the guaranteed loans, to investors.
LISC also provides support for community development projects such as the
revitalization of neighborhood commercial districts and employment and training
assistance which are sponsored by CDCs.
Operating Support For CDC's: Capacity Building. LISC offers funds to CDC's directly to
support CDC operations. LISC funds have been used by CDC's to improve salaries,
train staff, and plan strategically for the future. LISC also offers training programs to
CDC's to assist them in improving skills and building on experience. Significant
capacity -building programs are offered out of the Los Angeles, San Diego, and San
Francisco Bay Areas.
Housing Assistance Programs January, 2000
City of Tustin Page 52
City of Tustin
Affordable Housing Strategy
City of Tustin and
Tustin Community Redevelopment Agency
January, 2000
TABLE OF CONTENTS
AFFORDABLE HOUSING STRATEGY
Pale
1. Geographic Targeting....................................................................................1
2. Targeting of City Financial Resources..........................................................1
3. Definition of Affordable Housing Expense..................................................2
4. Term of Affordability......................................................................................3
5. Housing Type and Tenure............................................................................5
6. Periodic Review of Housing Strategy...........................................................5
Affordable Housing Strategy January, 2000
City of Tustin Page i
AFFORDABLE HOUSING STRATEGY
Tustin's Affordable Housing Strategy is based on the City's housing needs, affordability
gap analysis and available financial resources. Several broad policies- establish the
framework within which the City's Housing Strategy has been developed:
1. Conserve, maintain and rehabilitate existing housing and revitalize
existing neighborhoods.
2. Maximize the supply of affordable housing.
Increase homeownership.
4. Preserve the existing supply of affordable housing.
5. Ensure new housing is sensitive to the existing natural and built
environment.
In addition to the above broad policy direction, there are a number of specific
procedural policy guidelines that should impact the City's allocation of funds to
specific programs. The following guidelines are proposed.
Geographic Targeting
Programs involving the substantial expenditure of public funds on a per unit or per
household basis will be focused in identified target areas or subareas in the South
Central and Town Center Redevelopment Project Areas. For the next five years, the
Agency intends to focus substantial effort in the South -Central Project Area to address
community concerns, rehabilitate existing housing and create new ownership
opportunities. However, given the close proximity of the two Project Areas, activities
will benefit both the Town center and South Central Project Areas. Programs requiring
smaller financial subsidies or expenditures of staff time will be operated citywide as
resources are available.
2. Targeting of City Financial Resources
Tustin will target its Redevelopment Agency housing resources for households at
various income levels and with special needs as close as possible to the distribution of
very low, low and moderate income households in the SCAG Regional Housing Need
Allocation for future needs as described in the Tustin Housing Element. This would
mean that the City and Agency will make an effort to assist units in approximately the
following distribution: 35% very low, 25% low and 40% moderate. This percentage
of disbursement could change as SCAG information changes or the City amends its
Housing Element.
Affordable Housing Strategy January, 2000
City of Tustin Page 1
3. Definition of Affordable Housing Expense
Affordable housing expense will be defined for renters as rent plus utilities and for
owners as principal, interest, property mortgage insurance (PMI), property taxes,
insurance, condominium or maintenance expenses, utilities and other required
housing expenses.
State law and most federal affordability standards define affordable housing expense at
30% of gross income for renters (including rent and utilities) and 30% to 35% of gross
income for owners (including principal, interest, property mortgage insurance (PMI),
property taxes, insurance, homeowners fees, maintenance expenses,, and other
housing costs).
For very low and lower income renter households, affordable housing expense will be
defined according to the largest subsidy program available for rental housing
development: the low income housing tax credit program. Affordable housing
expense for very low income renter households is targeted to the "nine percent" low
income housing tax credit program. In order to maximize the competitiveness of a
project applying for an allocation of "nine percent" tax credits (which is necessary
because of the high level of competition for allocations of tax credits in California), a
project should set rents at levels affordable to families at an average of 48 percent of are
median income, adjusted for household size.
Affordable housing expense for lower income renter households is targeted to the tax-
exempt bond program and "four percent" tax credits. The maximum rent allowed
under the tax-exempt bond financing/four percent tax credits program is a rent level
that is affordable to persons at 60 percent of area median income, adjusted for
household size.
Affordable housing expense for very low, lower and moderate owner households are
based on California Redevelopment Law definitions. California redevelopment law
does not specifically designate an affordable housing cost for the income category of
100 percent of area median income. The amount of 35 percent of 100 percent of area
median income was chosen because households at this income level are generally
able to devote a larger percentage of their household income toward housing costs. In
addition, lenders today commonly approve such debt ratios. In defining affordable
housing expense for specific homeownership programs, the City will consider current
underwriting practices to ensure the definitions do not exclude households from
eligibility for private lending programs.
The Agency will tailor future income targeting to keep its programs competitive for
available leveraged financing sources, such as the Low Income Housing Tax Credit.
Affordable Housing Strategy January, 2000
City of Tustin Page 2
In summary, maximum affordable housing expense will be defined for renters and
owners as follows:
Definition of Maximum
Affordable Housing- Expense
Income Level Rental Ownership
Very low income
(50% of median and below)
Lower income
(51-80% of median)
Moderate income
(81-100% of median)
Moderate income
(101-120% of median)
4. Term of Affordabi I ity
30% of 48%
30% of 60%
30% of 90%
30% of 50%
30% of 70%
35% of 100%
30% of 110% 35% of 110%
The length of time an assisted housing project must maintain affordability restrictions is
referred to as the term of affordability. A primary advantage of long term affordability
controls is that they preserve affordable housing at the least cost to the assisting agency.
In the 1960's and 1970's, when HUD designed its assisted rental housing programs to
provide for 20 years of affordability, it was considered a long term program. But the
20 -year period of many of these developments is coming to an end and the need for
affordable housing has increased. HUD is faced with the unpleasant choice of
providing substantial additional subsidies to make it feasible for affordable housing
developers to purchase these properties and keep them permanently affordable, or
allowing the projects to convert to market rate, pricing most existing tenants out of their
units.
The trend in federal and state affordable housing assistance programs is towards
longer terms of affordability. To receive low income housing tax credit allocations in
California, project owners must agree to affordability restrictions of fifty-five (55) years.
Local California redevelopment law provides that housing assisted with redevelopment
funds is to remain affordable for "the longest feasible time" as determined by the
Agency, but for not less than the period of the land use controls established in the
Redevelopment Plan.
The National Affordable Housing Act of 1990 and the Financial Institutions Reform,
Recovery and Enforcement Act (FIRREA) of 1989 both adopted "useful life" as the term
of affordability for assisted housing. The useful life of the development --which is
generally defined as the time period for which the project remains physically sound
Affordable Housing Strategy January, 2000
City of Tustin Page 3
and can be maintained in good condition with the income generated by the payment
of affordable housing costs --is the longest feasible time for which housing can be
maintained as affordable to low and moderate income households.
The resources to implement City housing projects may come from many different
sources with varying affordability term requirements. Projects using resources from
multiple sources must comply with the most stringent standards of the sources used.
The Agency's Low and Moderate Income Housing Fund will be one of Tustin's
primary sources of financial assistance for affordable housing. Any new or
substantially rehabilitated housing which is assisted from the Low and Moderate
Income Housing Fund must remain affordable to low and moderate income persons or
households for the period described above. Substantial rehabilitation applies to rental
properties with three or more units or single-family (ownership) properties with one or
two units, where the value of the rehabilitation work constitutes 25 percent of the after
rehabilitation value of the dwelling, inclusive of land value. The affordability
requirement for each housing unit developed or substantially rehabilitated with
Housing Fund monies must be made enforceable by the agency through the
recordation of covenants or restrictions against the applicable parcel.
Pursuant to Government Code Section 65915 and the City's density bonus ordinance
adopted on November 15, 1999, if the City provides a developer with developer
incentives including a density bonus for the construction of low and very low income
housing, the developer would be required to ensure continued affordability of all
lower income density bonus units for 30 years or a longer period if required by the
construction, mortgage financing assistance program, mortgage insurance program or
rental subsidy program. If only a density bonus is provided by the City, continued
affordability must be guaranteed for 10 years for all units receiving the density bonus.
Even if Housing Fund rehabilitation assistance does not involve substantial
rehabilitation, certain conrols may still be needed. For example, a deferred
rehabilitation loan without some form of controls for the term of the loan might simply
enable the recipient to prepare the dwelling unit for sale at a higher price, thus taking
the unit out of the affordable housing stock and having the exact opposite effect of that
intended by the extensive housing set-aside provisions.
The Tustin Housing Element does require deed restrictions to prevent speculation on
low or moderate income housing constructed or rehabilitated with the assistance of
any public funds or Redevelopment funds as may be legally required by the use of
such funds.
Affordable Housing Strategy January, 2000
City of Tustin Page 4
5. Housing TVDe and Tenure
The City will pursue the creative use of various housing types and tenure to meet
Tustin's affordable housing development objectives. Tustin can meet its affordable
housing objectives by providing a variety of housing types and tenure. Agency
rehabilitation resources should concentrate on rehabilitating units in the same
percentage of the City's current tenure mix of 60% rental to 40% ownership. In new
construction, resources should be concentrated on increasing homeownership
opportunities so that 70% of new units enhance homeownership and 30% are
affordable rental units. Tustin may also wish to pursue alternative types of tenure,
such as limited equity cooperatives. This type of tenure provides ownership
opportunities for some households who otherwise could never afford an equity stake
in housing within Tustin.
6. Periodic Review of Housing Strategy
The City will review its Affordable Housing Strategy policies, programs and assistance
goals every five years or at least when it updates its Housing Element. Opportunity for
an update will be afforded if General Plan Amendments are completed to support
reuse at the Marine Corp Air Station Tustin. An annual review will also be afforded
once Tustin prepares its Action Plan components of the Consolidated Plan required for
entitlement grants under the federal CDBG and HOME programs.
Affordable Housing Strategy January, 2000
City of Tustin Page 5
City of Tustin
Affordable Housing Program Elements
City of Tustin and
Tustin Community Redevelopment Agency
a.
January, 2000
TABLE OF CONTENTS
AFFORDABLE HOUSING PROGRAM ELEMENTS
Page
A. DIRECT ASSISTANCE PROGRAMS........................................................................1
1. First -Time Homebuyers Program.................................................................4
2. Preservation of Existing Affordable Units.....................................................6
3. Rehabilitation of Existing Housing Stock.....................................................7
4. New Housing Construction..........................................................................9
5. Support and Ancillary Services..................................................................1 1
B. INDIRECT ASSISTANCE PROGRAMS.................................................................12
C. AFFORDABILITY COMPLIANCE PLAN..............................................................14
D. REPLACEMENT HOUSING OBLIGATIONS......................................................16
LIST OF CHARTS
Page
Summary of Program Elements, City of Tustin Affordable 2
Housing Strategy
Affordable Housing Program Elements January, 2000
City of Tustin Page i
AFFORDABLE HOUSING PROGRAM ELEMENTS
CITY OF TUSTIN
Consistent with the policies established in the prior section, the City has devised- a
number of programs of housing assistance to address Tustin's housing needs. The
programs have been divided into three main sections: direct financial assistance
programs, indirect assistance programs, and other assistance programs.
Many of the programs described below reinforce, in terms of housing assistance, the
overall neighborhood revitalization effort the City has initiated in the South Central
area.
A. DIRECT ASSISTANCE PROGRAMS \\
The Tustin Affordable Housing Strategy contains the five mai
elements, listed below and described on the following pages, whicf
established housing policies.
1. First Time Homebuyers
2. Preservation of Existing Affordable Units
3. Rehabilitation of Existing Housing Stock
4. New Housing Construction
5. Support and Ancillary Services (i.e. Emergency Home Mortgage and
Rental Assistance, Community Improvement Partnership Program,
Existing Section 8 Rental Subsidies)
The following chart describes the program elements with respect to tenure and income
targeting, target groups to be assisted, potential local funding sources, and potential
state, federal and private leverage sources.
Affordable Housing Program Elements January, 2000
City of Tustin Page 1
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1. First -Time Homebuyers Program
Program Purpose/Target Groups
This program will primarily assist first-time homebuyers of low and moderate incomes
in purchasing new or resale single-family homes and condominiums in Tustin.
There are three components of the homebuyers program. The City will assist low and
moderate income households citywide to participate in existing state and lender first-
time homebuyer programs requiring little or no direct expenditure of City resources.
Downpayment assistance households not exceeding moderate income will also be
provided citywide at modest subsidy cost. Finally, the mortgage credit certificate (MCC)
program is a federal program which allows first-time homebuyers to receive a federal
income tax credit for a portion of their mortgage payment (effectively reducing their
housing payment), at minimal cost to the City.
Tunes of Assistance
Proposed forms of assistance under each of the four components are described below:
a. Low Interest Rate/Low Downpayment Mortgages
Several existing state and Community Reinvestment Act (CRA) lender programs assist
first-time homebuyers of low and moderate income in purchasing new br resale single
family homes through mortgage financing. Through these programs, permanent
mortgage loans are made at low fixed interest rates. These programs often offer
liberalized underwriting criteria as well. Some programs are only operational in
designated low income target areas. Examples of such programs include the California
Housing Finance Agency (CHFA) Home. Mortgage Purchase Program, Fannie Mae's
Community Home Buyer's Program, and Bank of America's Neighborhood Advantage
Program.
Lender programs, such as the Bank of America Neighborhood Advantage program, the
Fannie Mae Community Home Buyer's program, and Freddie Mac's Affordable Gold
program, reduce the downpayment requirement to 5% of sales price. The Fannie Mae
and Freddie Mac programs go further by offering a "3/2 Option" whereby the
homebuyer may meet the minimum 5% downpayment requirement by paying three
percent (3%) from personal resources and up to 2% from a gift from family members,
or a grant or unsecured loan from nonprofit or public agencies or employers. Some
lenders, such as Bank of America and lenders participating in the California Housing
Loan Insurance Fund (CaHLIF) First Time Homebuyer Program, are even offering
100% financing to qualifying borrowers. These programs do not require resale
restrictions to be placed on the purchased homes.
Affordable Housing Program Elements January, 2000
City of Tustin Page 4
The City could assist Tustin households in identifying and applying for existing first-
time homebuyers programs. This program will not require direct financial assistance
from the City or Community Redevelopment Agency of Tustin, but would involve
increased administrative costs.
b. Downpayment Assistance
Potential low or moderate income first-time home buyers may have adequate incomes
to qualify for mortgages to purchase a house but may lack sufficient savings to make
the downpayment- and pay closing costs to purchase a house or condominium. Often
the downpayment is from 5% to 10% of the purchase and closing costs may be an
additional 3%.
The California Housing Loan Insurance Fund (CaHLIF) First Time Homebuyer
Program, mentioned above, offers a downpayment loan at 3 percent simple interest for
five years. Households earning up to 120 percent of area median income are eligible
for this program if they are purchasing homes in low income census tracts. Outside of
low income census tracts, the income limit is 100 percent of area median income.
By providing financial assistance through the City's First Time Homebuyers loan
program, the City can continue to assist potential low to moderate income homebuyers
whose savings and/or income are insufficient to qualify for home mortgages without
assistance. The City's assistance takes the form of a second trust deed at below market
interest rates with payment deferral over the first five years of the deed, which serves to
provide assistance for downpayment and closing costs and lower monthly. The
program also serves to reduce the "affordability gap" when combined with the first
time homebuyer programs described above.
Resale restrictions and purchase options are placed on the units, which limit the extent
to which prices may increase and preserve the benefit of the Agency's subsidy for
future owners. While the homeowner's potential financial benefit from price
appreciation is limited under the terms of the second trust deed loan, the owner
continues to receive the remaining benefits of home ownership including: mortgage
interest and property tax deductions; limited appreciation; and family and
neighborhood stability. The City records in the County Recorder's office a regulatory
agreement and restrictive covenant with other related documents giving constructive
notice to future potential owners of the housing restrictions.
C. Mortgage Credit Certificate (MCC) Program
The Mortgage Credit Certificate (MCC) program is a federal program, administered
through the County of Orange, which allows first-time homebuyers to receive a federal
income tax credit for up to 20% of their mortgage payments. Mortgage lenders view
the credit as a reduction of housing payment or an increase in income to assist
households in need. The federal government has established income restrictions for
the program and encourages the MCC program to be "piggy -backed" with other first
time homebuyer programs.
Affordable Housing Program Elements January, 2000
City of Tustin Page 5
Under the initial statute, the income limits were established for the State of California as
summarized below. However, when the program is renewed, it is anticipated that the
income limits (as well as other provisions) could be changed.
Household Size
1-2 Persons
3 Persons
1 As defined by the statute.
MCC Income Limits
Target Areasl
120% of Median
140% of Median
2. Preservation of Existing Affordable Units
Program Purpose/Target Groups
Non -Target Areasi
100% of Median
115% of Median
In the 1960's and 1970's, several widely -used HUD loan and rental assistance
programs provided owners the opportunity to end affordability restrictions or opt out of
rental assistance contracts prior to the full contract time, without HUD approval. There
is one federally -assisted project identified as at risk of converting to market rate housing
in the July 1, 2000 to June 30, 2005 planning period. As required by State law, the
City's Housing Element includes a strategy to preserve the affordability of these units.
The federally -subsidized project in the City is Tustin Gardens, a 101 unit Section
221(d)(4) elderly project. This project has a Section 8 contract for 100 units due to
expire in September, 1995. The owner of the project is Goldrich & Kest.
Type of Assistance
In response to concern over the imminent potential loss of assisted units, Congress
passed the Emergency Low Income Housing Preservation Act of 1987 (ELIHPA) and
the Low Income Housing Preservation and Resident Homeownership Act (LIHPRHA)
of 1990 to provide measures to preserve assisted housing and prevent the
displacement of existing tenants.
The restrictions on opt -outs from Section 8 contracts, like the contract on Tustin
Gardens, are not as limiting as those of ELIHPA or LIHPRHA. An owner whose
contract provides the option may still elect to discontinue participating in the Section 8
program prior to the contract's expiration date as long as one year's advance notice is
given to HUD. Any affordability controls imposed by the contracts would no longer
be binding.
The City needs to be prepared to use Housing Set -Aside funds, if necessary, to provide
any necessary assistance for any potential non-profit acquisition of Tustin Gardens.
Since Tustin Gardens is not regulated by LIHPRHA, preserving its may require greater
local subsidy along with additional leverage from non -local sources.
Affordable Housing Program Elements January, 2000
City of Tustin Page 6
3. Rehabilitation of Existing Housing Stock
Program Purpose/Target Gs
The City of Tustin has a large number of older housing units in need of rehabilitation in
the South Central and Town Center Project Areas. These include single-family units,
small two to eight unit apartment projects and larger apartment complexes. This older
housing stock is primarily located in the South Central Project Area. Due to the close
proximity of the Town Center Project Area, such rehabilitation activity will benefit both
Project Areas.
The South Central Project Area has a number of smaller apartment projects containing
two to eight units each. The rehabilitation and preservation of these units is considered
critical to the success of the City's housing revitalization efforts. The City's goals for the
area are to increase homeownership opportunities, balance the income mix by
increasing the number of moderate income households, and improve the housing
stock while preserving affordability for existing low, income residents.
The South Central Project Area also has pockets of single family housing in need of
repair and rehabilitation. This program will assist low and moderate income
homeowners in target areas to upgrade their properties.
Taes of Assistance
Incentives for property owners to improve their properties, such as rehabilitation loans
and grants, will be accompanied by City code enforcement activities to ensure that
substandard units are brought into compliance with City codes.
a. Owner Rehabilitation Loans or Grants
It is recommended that the Redevelopment Agency continue to provide rehabilitation
loans and grants for owner -occupied single-family properties within certain specified
target areas for households at or below 120% of median income, adjusted for
household size.
Low and Moderate Income Housing Funds and future CDBG and/or HOME funds
will be used for the program. In the case of the CDBG and HOME programs, the City
will need to ensure that program guidelines respond to the specific legislative
restrictions of each of these programs. Loan proceeds are designed to be returned to a
revolving loan fund upon sale or transfer of property or violation of any required deed
restriction (i.e. failure to maintain dwelling).
Affordable Housing Program Elements January, 2000
City of Tustin Page 7
b. Multi -Family Acquisition, Rehabilitation, and Conversion to Ownership
Housing
Many of the City's small two to eight unit in the South Central Project Area are owned
by absentee landlords and managed by apartment management companies. Absentee
owners of rental units purchased for future speculative value, perhaps with the thought
of redevelopment of existing properties, may be less inclined to make a short-term
investment to maintain the condition of existing properties, while submitting to long-
term affordability restrictions.
A multi -family acquisition and rehabilitation program is proposed whereby the Agency
acts directly or as a catalyst for the acquisition, rehabilitation and, where possible,
conversion of these units to ownership housing, such as condominiums or
cooperatives.
Units could be converted to condominiums and sold to qualified low or moderate
income buyers with first time homebuyers assistance. If substantial rehabilitation is
involved, the Agency is required to restrict the occupancy to eligible families for the
longest feasible time for owner housing assisted with Low and Moderate Income
Housing Funds.
The Agency should also study and determine whether it wishes to require units sold to
qualified buyers to include resale.. restrictions which limit the extent to which home
prices may increase. This preserves the benefit of the Agency's subsidy for future
owners of the unit. Even if the homeowner's potential financial benefit from price
appreciation is limited, the owner continues to receive the remaining benefits of
ownership: mortgage interest deduction, limited appreciation, family and
neighborhood stability. For single-family housing (including condominiums) with
income limits or maximum sales prices, the Agency could require that a regulatory
agreement, restrictive covenant, or other document giving notice to future owners of
the housing restrictions is recorded in the County Recorder's office.
Covenants set forth the limitations on the use of the property in question and the length
of the limitations. Covenants alone, however, may not be enough to insure
compliance with whatever limitations that may be set out by the Agency. Particularly
with ownership housing, the Agency may not discover noncompliance with the
covenants, since the Agency would not be directly involved in future property sales.
Also, enforcement of the covenants would generally require a lawsuit that is expensive
and time-consuming.
Structuring financial assistance in the form of deferred loan secured by a deed of trust
on the assisted property can provide further assurance that affordability will be
maintained. A deed of trust provides that if the borrower defaults in a promise (either
for repayment or maintenance of housing affordability), the Agency can take over the
property. Relatively quick and inexpensive nonjudicial foreclosure proceedings can be
used instead of the longer and more expensive remedy of a lawsuit. Moreover, the
Affordable Housing Program Elements January, 2000
City of Tustin Page 8
Agency would be entitled to notice upon sale of the property, thus reducing the
chances of undiscovered violations.
The major risk with a deferred loan, or "sleeping second", program without covenants
is that the owner will choose to sell the unit at market prices and repay the loan. While
the Agency's investment is protected, the unit may be lost to the affordable housing
stock if the repayment provisions are not carefully structured to remove incentives for
selling out of the program guidelines. The combination of a deferred loan and
recorded restrictions reduces the risk that the unit will be converted to market rate
housing.
C. Rental Rehabilitation Loans or Grants
As in the case of the owner rehabilitation program, the County will administer and
provide loans and grants citywide to rental property owners for rehabilitation where
the majority of existing tenants are at eligible income levels for assistance. It is also
recommended that the Agency continue to provide loans and grants to owners of
rental property in need of moderate rehabilitation where a majority of existing tenants
(51%) are at or below 120% of median income and rents remain within Fair Market
Rent (FMR) levels for the term of the loan. Again, housing set-aside and future CDBG
and/or HOME funds will be utilized. In the case of the CDBG and HOME programs,
the City will need to ensure program guidelines respond to the specific legislative
restrictions of each of these programs, including income restrictions.
d. Small Project Multi -Family Rental Acquisition and Rehabilitation
Units in small projects (two to eight units) purchased from absentee landlords and
rehabilitated could be retained in non-profit ownership and rented to qualifying low
income tenants with rental restrictions in place. If substantial rehabilitation is involved,
the Agency is required to restrict the occupancy to eligible families for the longest
feasible time, but not less than 15 years for rental housing assisted with Low and
Moderate Income Housing Funds. The Agency would record in the County
Recorder's office a regulatory agreement, restrictive covenant, or other document
outlining the rental restrictions placed on the property.
4. New Housing Construction
Program ftpose/Tareeett Groups
The City will assist the development of affordable new owner and senior rental
housing in Tustin compatible with surrounding neighborhoods. Consistent with the
City's housing policies, priority for new construction assistance will be given to
ownership housing.
The City's General Plan provides mixed-use site opportunities in Old Town where
new ownership townhomes could be constructed. The report prepared by the
American Institute of Architects' Regional/Urban Design Assistance Team (R/UDAT)
Affordable Housing Program Elements January, 2000
City of Tustin Page 9
recommended mixed-use development including residential uses as desirable for Old
Town from a land use and marketing perspective.
The City has limited opportunities for new ownership and rental construction on infill
sites in the City. This program would assist the development of affordable units within
newly constructed projects in either the South Central or Town Center Project Areas. -
Tyne of Assistance
a. New Owner Housing Construction
The Agency would provide financial assistance for new owner housing construction
to mitigate the amount of the affordability gap using Low and Moderate Income
Housing Funds. The Agency is required to restrict the occupancy of newly
constructed housing to eligible families for the longest feasible time for new ownership
housing assisted with Low and Moderate Income Housing Funds.
Leveraging land acquisition assistance to private developers by structuring the financial
assistance to potential homebuyers in the form of a deferred second mortgage, in
combination with a regulatory agreement, restrictive covenant, or other document
recorded against the property, could assure that affordability is maintained for the
required term.
b. New Senior Rental Construction
The Agency will provide financial assistance for new senior rental housing
construction not to exceed the amount of the affordability gap using Low and
Moderate Income Housing Funds. The Agency is required to restrict the occupancy of
newly constructed housing to eligible families for the longest feasible timeframe for
new rental housing assisted with Low and Moderate Income Housing Funds.
Since property turnover through sale occurs less frequently for multi -family rental
housing than for single-family homes, maintaining affordability restrictions is less
problematic. A regulatory agreement outlining the long-term use restrictions would be
recorded against the property. Structuring the financial assistance in the form of a
deferred second mortgage, stipulating that the property cannot be sold without the
consent of the Agency and that affordability restrictions must remain in place, provides
further assurance that the Agency 's financial investment is protected.
In addition to direct financial assistance, the City may provide additional non-financial
incentives to assist in the development of new senior rental housing. The City will
calculate the economic value of all assistance to a developer and stress the concept of
"equity partnership." In other words, whenever bringing value to the negotiation table,
including non-financial resources, there will be an ultimate benefit to the City.
In the case of density bonus units and the use of other financial incentives, provisions
of Government Code Section 65915 would apply required continuing affordability of
all lower income density bonus units for 30 years or a longer period as required by
Affordable Housing Program Elements January, 2000
City of Tustin Page 10
construction mortgage financing assistance, mortgage insurance, or rental subsidy
programs.
5. Support and Ancillary Services
a. Homeless Housing Partnership Program
Programrpose/TaMet� Groups
Assistance to provide for supportive housing and supportive services to help homeless
persons and families transition from homelessness to living as independently as
possible. The Homeless Assistance Program includes transitional housing to facilitate
the movement of homeless individuals and families to permanent housing within 24
months and supportive services designed to address the special needs of homeless
persons.
Type of Assistance
The City and Redevelopment Agency of Tustin are supporting the activities of the
Orange County Rescue Mission in obtaining financial assistance to provide needed
rehabilitation of housing facilities located on the MCAS -Tustin. The facilities will be
used for transitional housing for approximately 92 homeless persons and families.
Other local nonprofit housing providers will operate 50 additional scattered housing
units to provide temporary housing for families in need under agreement with the
Redevelopment Agency.
b. Existing Section 8 Rental Assistance
Program Purpose/TareetP�s
Low and very low income residents of the City may apply for Section 8 rental
assistance certificates and voucher certificate program assistance funds allocated
through the Orange County Housing Authority. The basic concept behind the Section
8 program is that a low income tenant pays up to 30% of income for rent (including
utilities) in the private housing market, and the government pays the landlord the
difference between that amount and the market rent on the unit.
Type of Assistance
One of the major components of Section 8 is the "existing" housing program. The
Orange County Housing Authority is allocated a given number of units for which
Section 8 subsidy dollars are guaranteed. Eligible very low and low income families in
Tustin may apply for certificates to participate in the program. A certificate states the
maximum rent amount HUD will approve for a unit, and a family cannot pay more
than that amount for rent and still be eligible for the program. It is up to the family to
find private market housing with landlords who will accept the certificate.
Affordable Housing Program Elements January, 2000
City of Tustin Page 11
B. INDIRECT ASSISTANCE PROGRAMS
In order to meet the affordable housing assistance goals and objectives of the Tustin
Housing Element and Affordable Housing Strategy, indirect assistance will be
provided to supplement the City's direct housing assistance programs described above.
The descriptions of a number of proposed indirect assistance programs are found
below and are consistent with information contained in the City's Housing Element.
1. Secondary Residential Units
Provide opportunities for affordable granny flats and secondary residential dwelling
units on lots within the City's Single-family Residential Districts through existing Zoning
Ordinance provisions.
2. Pre -Application Conferences
Utilize procedures for pre -application conferences and processing procedures to
expedite permit processing.
3. Shared -Housing
Continue to provide coordination and support to a home sharing program funded in
part by the Feedback Foundation, Inc. as part of the TLC (Transportation Lunch and
Counseling) and the Orange County Housing Authority.
4. Permit Processing and Coordination
Ensure that processing of permits for low and moderate income housing are fast -
tracked with low and moderate income housing permits being given priority over other
permit applications. Continue the services of the City's Community Development
Department as a central clearinghouse with individuals assigned the responsibility of
expediting development permits required from various departments and agencies.
5. Rental Assistance
Encourage the availability of Section 8 rental assistance certificates through the Orange
County Housing Authority. To encourage the maintenance of existing and
establishment of new certificates, support the County's efforts to obtain continued
Federal funding.
6. Recycling Single -Family Uses in R-3 Zones Into Multiple -Family Units
Continue to encourage developers to consolidate individual lots into larger cohesive
developments. Density bonuses may be considered as an incentive to consolidate
lots.
Affordable Housing Program Elements January, 2000
City of Tustin Page 12
7. Housing Referral Program
Continue to provide housing referral services to families in need of housing assistance
and information. This program consists of three City departments disseminating
information to the public at all times.
The Police Department refers homeless people to different agencies that provide
shelters and food for various segments of the population. The Park and Recreation
Services Department provides housing information and social service information to
the senior citizen population. The Community Development Department provides
housing and social service information to all segments of the population during regular
city hall business hours. This Department also serves as a clearinghouse for the
Community Development Block Grant Program and represents the City at Housing
Authority and OCHA Advisory Committee Meetings.
8. Zoning Studies
In order to facilitate the new construction goals of the 1998-2005 Regional Housing
Needs Assessment, initiate studies to consider new programs to encourage and
promote affordable housing. These studies include: 1) identifying the potential for
creating mixed-use zones in the City; and 2) considering relaxation of certain
development standards and incentives that could be provided for projects which
include affordable housing units.
9. Fees, Exactions, and Permit Procedures
Consider waiving or modifying various fees or exactions normally required where such
waiver will reduce the affordability gap associated with providing housing of the
elderly and for low income households.
10. Density Bonus Program
The City of Tustin has an adopted (1999) Density Bonus Policy. Applicants may file for
a 25% density bonus plus one additional incentive when projects incorporate 20% of
units for lower income households (with rents not to exceed 30% of 60% of area
median income) and 10% of units for very low income households (with rents not to
exceed 30% of 50% of area median income).
C. AFFORDABILITY COMPLIANCE PLAN
As stated in the Agency's AB 1290 Compliance Plan, pursuant to California
Community Redevelopment Law (Section 33413 of the California Health and Safety
Code):
At least 30% of the housing developed or rehabilitated by an agency
itself in a project area must be available at affordable housing cost to low
and moderate income persons or households. Of those units, 50% must
Affordable Housing Program Elements January, 2000
City of Tustin Page 13
be affordable to very low income households. This translates to a very
low income requirement of 15% of the total project area units developed
or rehabilitated by the agency. This requirement applies only to units
developed directly by the agency and would not apply to units
developed by housing developers pursuant to agreements with or
assistance from an agency; and
• At least 15% of the units developed or rehabilitated in a project area by
public or private entities other than the agency (including such entities
receiving agency assistance) must be affordable to low and moderate
income persons and households. Of those units, 40% must be
affordable to very low income households. This translates to a very low
income requirement of 6% of the units developed in the project area.
The housing production requirements of Section 33413 apply to project areas created
by plans adopted on or after January 1, 1976 and to areas newly added to project
areas by amendments adopted on or after January 1, 1976.
Units produced pursuant to Section 33413 must remain affordable to low and
moderate income persons or households or very low income households for the
longest feasible time as determined by the Agency, but not less than the period of time
the land use controls established in the redevelopment plan. The affordability controls
on such units must be made enforceable by recorded covenants or restrictions in the
same manner as required for units assisted by the Redevelopment 20% Housing Set -
Aside Fund.
Agencies are required to prepare a plan regarding the agency's housing production
requirement under Section 33413. A plan must be adopted for each project area
showing how the agency intends to meet this requirement. The plan is to be reviewed
every five years in conjunction with updating the housing element. The plan must
include estimates of the number of new or rehabilitated residential units to be
developed within the project area and the number of units for very low income
households and low and moderate income households which will be developed in
order to meet the requirements of Section 33413. Additionally, the plan must include
estimates of the number of units the Agency itself will develop during the time period of
the plan, including the number of low and moderate income units.
Section 33413 also requires that the agency's housing production requirement be met
every ten years. Until recent amendments, the agency only had to meet this obligation
over the life of the redevelopment plan. If more than the required percentage of low
and moderate income units are developed in a ten-year period, the affordable units in
excess of the required percentage may be counted towards the agency's requirements
for the next ten years. If less than the required percentage of units are developed at the
end of the ten year period, the agency must meet its production goals on an annual
basis until the requirements for the ten-year period are met.
Affordable Housing Program Elements January, 2000
City of Tustin Page 14
1. Existing Affordable Housing Production Requirement
As stated in the Agency's AB 1290 Compliance Plan, to date the Tustin Redevelopment
Agency has not developed or rehabilitated housing in the Town Center or South
Central Redevelopment Project Areas, nor does it intend to in the future.- - However,
new private housing construction has occurred in both the Town Center and South
Central Redevelopment Project Areas since their adoption in 1976 and 1983,
respectively. This housing construction and substantial rehabilitation has taken place
with and without Agency assistance. Section 33413(b)(2)v of the California
Redevelopment Law (CRL), provides that to satisfy replacement housing and affordable
housing production obligations, an agency may aggregate new or substantially
rehabilitated dwelling units in one or more project areas. In addition, Section
33413(b)(2)(A)(ii) of the CRL permits an agency to produce two units of housing
affordable to persons of low or moderate income outside the project area for each
housing unit that otherwise would have to be available inside the project areas. The
Tustin Redevelopment housing production to date is summarized as follows:
* Includes low and moderate income categories.
**(Reflects 50% of a total 409 affordable /income restricted units produced outside the Project
Areas).
Since the inception of the Town Center and South Central Project Areas, a total of
1,128 housing units have been constructed or substantially rehabilitated with Agency
assistance. This production level resulted in a requirement for 32 very low, and 49
low/moderate income restricted units. As shown above, the actual affordable housing
units produced is 333 units, which includes 108 very low, and 225 low/moderate
units. This results in an excess or surplus of 252 affordable housing units produced
(76 very low, and 176 low/moderate units), which may be used by the Agency
towards satisfying its affordable housing production requirement during the next 10
years per Section 33413(b)(4) of the CRL.
2. Affordable Housing Production Plan
In order to ensure that the Agency's existing project area production requirements are
met, the City will implement strategies to restrict the affordability of existing units in
Affordable Housing Program Elements January, 2000
City of Tustin Page 15
Total Units
Affordable Units*
Redevelopment Project Area
Produced
Produced
Required
Balance
South Central Project Area
408
21
60
(39)
Town Center Project Area
138
108
21
87
Outside of Project Areas
582
204 **
0
204
TOTALS
1,128
333
81
252
* Includes low and moderate income categories.
**(Reflects 50% of a total 409 affordable /income restricted units produced outside the Project
Areas).
Since the inception of the Town Center and South Central Project Areas, a total of
1,128 housing units have been constructed or substantially rehabilitated with Agency
assistance. This production level resulted in a requirement for 32 very low, and 49
low/moderate income restricted units. As shown above, the actual affordable housing
units produced is 333 units, which includes 108 very low, and 225 low/moderate
units. This results in an excess or surplus of 252 affordable housing units produced
(76 very low, and 176 low/moderate units), which may be used by the Agency
towards satisfying its affordable housing production requirement during the next 10
years per Section 33413(b)(4) of the CRL.
2. Affordable Housing Production Plan
In order to ensure that the Agency's existing project area production requirements are
met, the City will implement strategies to restrict the affordability of existing units in
Affordable Housing Program Elements January, 2000
City of Tustin Page 15
compliance with Section 33413 and/or will assist the rehabilitation or construction of
new affordable units in accordance with its obligations. Market rents in Tustin are
generally well below the requirements for moderate income units, and in most cases
below those for low income units. Therefore, one strategy for meeting the Agency's
low and moderate income housing obligation is to negotiate affordability restrictions
on the required number of these units, or other existing units in the project area, with
current project owners in exchange for some type of incentive provided by the Agency.
In order to meet the Agency's very low income housing production requirements,
existing rent levels indicate that deeper financial or non-financial incentives will have to
be provided by the Agency in order to effect affordability restrictions on existing or new
units in either of the project areas.
In order to ensure that new project area production requirements are met in the future,
the City of Tustin will require that all privately developed owner and renter residential
projects constructed or substantially rehabilitated in the South Central and Town
Center Redevelopment Project Areas will include a minimum of 15% of units
affordable to low and moderate income households. Of this 15%, 40% will be
affordable to very low income households (translating into 6% of all units affordable to
very low income households).
In addition to the direct assistance programs discussed above, development incentives
the City may consider may include the following: zoning code/design reforms (e.g.
modifications of parking requirements); development fee waivers or deferrals;
expedited development processing; density bonuses; tax exempt financing; and
affordable unit comparability standards (e.g. allowing slight reductions in the size of or
the quality of interior finishes in the affordable units).
D. REPLACEMENT HOUSING OBLIGATIONS
California Redevelopment Law requires the replacement of residential units housing
low and moderate income persons that are destroyed or taken out of the low and
moderate income market as a result of Agency participation. When such units are
destroyed, the Tustin Redevelopment Agency shall:
1. Replace those units with new or newly rehabilitated low and moderate
income units within four years of their removal from the market; and
2. 75% of the replacement units must be available at affordable housing
costs to the same income level of households (very low, low or moderate
income) as the persons who were displaced from the destroyed or
removed units.
As stated in the Agency's AB 1290 Compliance Plan, the Tustin Redevelopment
Agency has been involved in only one project, which included the demolition of 56
existing units in the Project Areas. The Agency's replacement housing obligation was
satisfied by the new construction in place of the units removed and its inventory of
housing units produced in the Project Area. As of December, 1999 there is no
Affordable Housing Program Elements January, 2000
City of Tustin Page 16
replacement housing unit surplus balance that can be applied to potential obligations
over the next 10 years.
Affordable Housing Program Elements January, 2000
City of Tustin Page 17
City of Tustin
Housing Assistance Goals
And Capital Plan Requirements
City of Tustin and
Tustin Community Redevelopment Agency
January, 2000
Table Of Contents
Housing Assistance Goals
And Capital Plan Requirements
Page
A. Summary Of Ten -Year Housing Assistance
Goals..............................................................................................................1
B. Annual Housing Assistance Goals...............................................................1
C. Assistance Goal Assumptions By Program.................................................5
xix
M
List of Tables
Housing Assistance Goals
And Capital Plan Requirements
Summary of Annual Assistance Goals
2 Annual Assistance Goals by Program and Income Level
xx
Pape
2
HOUSING ASSISTANCE GOALS
AND CAPITAL PLAN REQUIREMENTS
CITY OF TUSTIN
This Section establishes goals for the number of households and/or housing units which may
be assisted by the City of Tustin's affordable housing program, based on the Redevelopment
Agency Affordable Housing Fund current and projected revenues and the affordable housing
policy priorities outlined in Section V. Ten-year assistance goals are shown for each of the
affordable housing program elements described in Section V.
A. SUMMARY OF TEN-YEAR HOUSING ASSISTANCE GOALS
Table 1 summarizes the City of Tustin's 10 -year affordable housing goals for new
construction and rehabilitation programs. The table shows the estimated annual funding
resources, estimated local subsidy requirements and anticipated number of units to be
assisted, and the carryover balance. Estimated expenditures for each program and project
prototype are shown annually. Revenues assume interest income is accrued at 5% of the
prior year's carryover balance.
The projections of tax increment housing set-aside funds including interest revenue and
estimated tax increment bond proceeds, which comprise over 88% of projected revenues,
incorporate assumptions regarding the future escalation in property values. Therefore, the
assistance goals will be overstated by the amount of escalation in housing subsidy costs. It
should be noted that goals are for units financially -assisted by the City or Redevelopment
Agency, and do not include market rate units in any income category that may be produced.
Therefore, goals are consistent with RHNA numbers, but will not necessarily be the same.
Goals for the number of units to be assisted are considered conservative based on the
prototypical nature of the gap analysis and on the potential for additional leveraging of local
subsidies with state, federal or private sources on a project -specific basis. At the time of this
writing, many, if not most, of these subsidy programs are currently out of funding but may
become active again in the future if additional funding is appropriated.
B. ANNUAL HOUSING ASSISTANCE GOALS
Table 2 details annual housing assistance goals and the estimated capital requirements for 10 -
year time frame. The table shows the projected number of units to be assisted and total
subsidy dollars by income level, type of program, and tenure by project prototype. Subsidy
requirements were calculated using per unit subsidy estimates identified in the gap analysis
provided in Section 2 in constant 1999 dollars.
Tustin Housing Assistance Goals and Capital Plan January 2000
Final Report Page 1
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The City's anticipated revenue stream indicates that the bulk of its housing revenues starting
will start accruing in FY 2001-2002 with a substantial infusion from the anticipated tax
increment bond proceeds and the HUD Supportive Housing Program funds. Therefore, most
housing programs will begin to assist greater numbers of housing units in the first several
years but will fall off towards the end of the 10 -year time frame due to a shortage of available
local funds. The anticipated expenditure of funds considers programs such as the
preservation of Tustin Gardens, which is time sensitive. The timing of subsidies needed to
preserve this federally -subsidized project is determined by the potential conversion dates
under existing subsidy sources.
Per unit subsidy costs are based on estimated subsidy requirements up to maximum
assistance amounts for some programs, as discussed in the text below. Tables 6 through 12
presented at the end of the text in this section calculate the average per unit subsidy
requirements by family/unit size and income level for each program.
The assistance goal estimates are based on the following general assumptions:
• City per unit subsidy requirements are calculated assuming a family size of
two persons for a one bedroom unit, four persons for a two bedroom unit, plus
one additional person for every bedroom over two.
• City per unit subsidy requirements are calculated assuming that one-fourth of
City assistance is provided to two -person households (one bedroom units),
one-fourth is provided to four -person households (two bedroom units) and
half is provided to five -person households (three bedroom units). The City's
larger families have the greatest unmet need for affordable housing.
• The City's annual and ten-year housing assistance capacity was estimated
using per unit City subsidies in constant 1999 dollars, based on the FY 1999
area median income of $68,300 for a family of four for the Anaheim/Santa
Ana SMSA.
C. ASSISTANCE GOAL ASSUMPTIONS BY PROGRAM
1. First -Time Homebuyers Program
a. Low Interest Rate Mortgages
The City can assist households in receiving low interest rate mortgages from existing
government and private programs without the direct expenditure of City dollars, except for
administration expenses.
Tustin Housing Assistance Goals and Capital Plan January 2000
Final Report Page 5
b. Downpayment Assistance Second Mortgages
A maximum assistance amount equal to 5% of sales price, not to exceed $30,000 per
household for households incomes up to 120% of median income is proposed for this
program. The low interest second mortgages are paid back on the sale of the housing unit.
C. Mortgage Credit Certificate (MCC) Program
The Mortgage Credit Certificate (MCC) program is a federal program, administered through
the County of Orange, which allows first-time homebuyers to receive a federal income tax
credit for 20% of their mortgage payments. Mortgage lenders view the credit as a reduction
of housing payment or an increase in income to assist households in need. The federal
government has established income restrictions for the program and encourages the MCC
program to be "piggy -backed" with other first time homebuyer programs.
Under the initial statute, the income limits were established for the State of California as
summarized below.
MCC Income Limits
Household Size Target Areasl Non -Target Areasl
1-2 Persons 120% of Median 100% of Median
3 Persons 140% of Median 115% of Median
1 As defined by the statute.
The City's financial obligations to participate in the program would be minimal. Program
allocations are based on the dollar certificates the Agency would be required to hold in a
reserve account 1% of the allocation requested. For example, if it requested an allocation of
$7.5 million from the County, the Agency would be required to encumber $75,000. If no
good faith effort is exhibited by the City to market and use the program, the Agency could be
assessed a penalty fee of up to 1% of the unused allocation. Tustin would also be responsible
for its fair share of administrative costs.
2. Preservation of Existing Affordable Units
a. Tustin Gardens
The Draft 1992 Housing Element estimates the market value of Tustin Gardens at $5.4
million. The subsidy cost for Tustin Gardens is budgeted at 5% of market value, for a total
subsidy of $275,000 or $2,750 per unit for 100 units.
It is assumed that the local subsidies for Tustin Gardens, budgeted for a total of subsidy of
$500,000 or $5,000 for 100 units, will be required prior to expiration of the Section 8
contract.
Tustin Housing Assistance Goals and Capital Plan January 2000
Final Report Page 6
3. Rehabilitation of Existing Housing Stock
a. Owner -Occupied Rehabilitation Loans or Grants
The City's current program limit for assisting in rehabilitation costs for owner -occupied
housing in need of rehabilitation is $25,000 per unit for loans and $3,000 per unit for grants.
However, the average loan amount for current program participants is only approximately
$6,900. Thus for purposes of determining the number of households to be assisted by the
loan program, $6,900 per unit will be used for the loan program. Use of CDBG and HOME
Funds may provide for different program limits, consistent with legislative restrictions.
b. Rental Rehabilitation Loans or Grants
The City's current program limit for assisting in rehabilitation costs for renter -occupied units
in need of rehabilitation is currently $25,000 per site and $3,000 per unit. However, the
average current loan amount for program participants is approximately $5,500 per unit. For
purposes of determining the number of households to be assisted by the loan program, $5,500
per unit will be used for the loan program. As in the case of the ownership program, grants
of up to $3,000 per property are also available. Use of CDBG and HOME funds may provide
for different program limits consistent with legislative restrictions.
C. Rental Acquisition, Rehabilitation, Conversion and Resale as
Owner Units
Costs for acquiring and rehabilitating two to eight unit structu)ces in South Central are derived
from the Affordability Gap Analysis. The Gap Analysis also estimates the "affordability
gap which would be filled through a deferred second mortgage provided by the City in order
to allow low and moderate income households to purchase these units, assuming their
conversion to a condominium or cooperative ownership structure. Table 19 of the gap
analysis calculates the average per unit assistance requirements for households earning 50%,
80%, 100% and 120% of median income, respectively, adjusted for family size.
d. Rental Acquisition and Rehabilitation
Costs for acquiring and rehabilitating multifamily apartment structures are derived from the
Affordability Gap Analysis. The Gap Analysis also estimates the "affordability gap" which
would be filled through financial and non-financial assistance provided by the City in order
to allow non-profit and/or for-profit housing developers to purchase these units and rent them
at levels affordable to low and very low income families in Tustin. Table 17 of the gap
analysis shows the average per unit assistance required to make existing units affordable to
renter households earning 50%, 50-80%,and above 80% of median income, respectively,
adjusted for family size.
Tustin Housing Assistance Goals and Capital Plan January 2000
Final Report Page 7
4. New Housing Construction
a. New Owner Housing Construction
Home prices for developing new single family and townhouse/condominium units are
derived from the Affordability Gap Analysis. The Gap Analysis also estimates the
"affordability gap" which would be filled through a deferred second mortgage in order to
allow moderate income households to purchase these units. Table 19 of the gap analysis
shows the estimated average per unit assistance required to make new single family and
townhouse/condominium units affordable to households earning 50%, 80%, 100% and 120%
of median income, respectively, adjusted for family size.
b. New Senior Rental Construction
Costs for developing new senior rental units in Tustin are contained in the Affordability Gap
Analysis. The Gap Analysis estimates the "affordability gap" which would be filled through
a deferred second mortgage provided by the City in order to allow housing developers to
construct and operate new units at rents affordable to lower income families in Tustin. Table
17 of the gap analysis shows the average per unit assistance required to make new rental units
affordable to households earning 50%, 50-80%, and above 80% of median income,
respectively, adjusted for family size.
5. Support and Ancillary Services
a. Homeless Housing Partnership
The costs for rehabilitating facilities at the MCAS -Tustin site to provide supportive housing
for individuals and families and providing transitional housing for families is identified in
Table 1 above. The amounts have received approval from HUD for Supportive Housing
Program funds.
6. Administration of Housing Programs and Services and Miscellaneous
Community Improvement Program Activities
The costs of administering housing programs and services for the South Central and Town
Center Project Areas are estimated in Table 1 above. It is projected that FY 2000-2001
administration costs by project area will be somewhat higher .through FY 2003-2004,
escalating 5% annually for inflation due to the higher level of housing development activity
anticipated during this time frame. In FY 2004-2005 the projected administrative costs drop
to a low level reflecting the reduced level of housing activity.
Tustin Housing Assistance Goals and Capital Plan January 2000
Final Report Page 8
City of Tustin
REDEVELOPMENT AGENCY RESOLUTION CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF TUSTIN )
RESOLUTION NO. RDA 00-2
Pamela Stoker, Recording Secretary of the Community Redevelopment Agency of the City of
Tustin, California, does hereby certify that the whole number of the members of the
Community Redevelopment Agency is five; that the above and foregoing resolution was passed
and adopted at a regular meeting of the Tustin Community Redevelopment Agency held on
the 7th day of February, 2000, by the following vote:
AGENCY MEMBER AYES: Worley, Thomas, Doyle, Potts, Saltarelli
AGENCY MEMBER NOES: None
AGENCY MEMBER ABSTAINED: None
AGENCY MEMBER ABSENT: None
Pamela Stoker, City Clerk