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JOINT ITEM 1 - 3rd 5-YEAR PLAN, SO. CENTRAL & TOWN CENTER 06-17-08
Agenda Item JONLITEti 1 Reviewed: AGENDA REPORT City Manager Finance Director N/A MEETING DATE: JUNE 17, 2008 TO: WILLIAM A. HUSTON, RDA EXECUTIVE DIRECTOR AND CITY MANAGER FROM: REDEVELOPMENT AGENCY STAFF SUBJECT: MID-TERM REPORT AND PUBLIC HEARING FOR THE TOWN CENTER AND SOUTH CENTRAL REDEVELOPMENT PROJECT AREAS' THIRD FIVE YEAR IMPLEMENTATION PLAN SUMMARY California Health & Safety Code Section 33000 et. seq. (California Community Redevelopment Law, the "CRL")) requires the Redevelopment Agency to conduct a public hearing at least once during the five-year term of any Agency Five -Year Implementation Plan to review progress in meeting goals and objectives. RECOMMENDATION It is recommended at a Joint Meeting of the Redevelopment Agency and City Council that: The Redevelopment Agency: a. Open a Public Hearing and request a presentation from staff on the Agency's Mid -Term Report of the Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas. b. Receive public testimony. c. Close hearing. d. By minute action, receive and file a copy of the Agency's Mid -Term Report on the Third Five Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas. 2. The City Council by minute action, receive and file a copy of the Agency's Mid -Term Report for Third Five Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas. FISCAL IMPACT No fiscal impact. BACKGROUND/DISCUSSION On December 6, 2004, the Agency adopted Resolution No. RDA 04-09, approving the Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas for fiscal years 2005-2006 to 2009-2010. The Implementation Plan identified non -housing redevelopment programs, projects and expenditures and affordable housing programs, projects and expenditures the Agency proposed to undertake in the Town Center and South Central Redevelopment Project Areas during the five-year period. The intent of the Plan was not to restrict the Agency's activities since conditions, values, expectations, resources and needs may change over time. Rather, the Plan was intended to outline expectations of the Agency for the five-year period (FY 2005-06 to 2009-10). The CRL requires the Agency, at least once within the five-year term of an Implementation plan, to conduct a public hearing and hear testimony of all interested parties for the purpose of reviewing the redevelopment plan and the corresponding Implementation Plan and for the purpose of evaluating the progress of the redevelopment project. A full copy of the Mid -Term Report documenting the Tustin Community Redevelopment Agency's progress on the Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Plan is attached. This public hearing was duly noticed pursuant to the requirements of Section 6063 of the Government Code as required by Section 33490(d) of the Health and Safety Code. Staff will be available to answer any questions the Agency may have regarding the attached report. Christine A. Shingleto Jerry Cra Assistant City Manager Re%velc Attachments: Mid -Term Report for the Town Center and South Central Redevelopment Project Areas' Third Five -Year Implementation Plan S:\RDA\CC report\2008\AgendaReport 6-17-08 JointMeeting_TC-SC Mid -Term Report.doc m Manager Mid -Term Report for the TOWN CENTER and SOUTH CENTRAL Redevelopment Project Areas' Third Five -Year Implementation Plan (FY 2005/06 to FY 2009/10) Prospect Village 1w *91F "WA '= 4 The Tustin Community Redevelopment Agency June, 2008 Future Library TABLE OF CONTENTS I. INTRODUCTION....................................................... 1 II. REDEVELOPMENT ACTIVITIES .................................. 1 Recent Legislation Affecting Project Areas ................................... 2 Financial Resources/Non-Housing Resources ............................... 3 TOWN CENTER Redevelopment Project Area ............................... 5 Third Five -Year Implementation Plan Summary .................... 5 Progress on Implementation Plan Program Activities ............. 6 SOUTH CENTRAL Redevelopment Project Area ............................ 10 Third Five -Year Implementation Plan Summary .................... 10 Progress on Implementation Plan Program Activities ............. 11 Summary of Major Non -Housing Projects Completed ....................... 14 Summary and Conclusions......................................................... 16 III. HOUSING ACTIVITIES ................................................ 16 Introduction and Background....................................................... 16 Recent Legislation Affecting Housing Activities .............................. 18 Third Five -Year Implementation Plan Summary of Housing ............... 18 Low and Moderate Income Housing Financial Resources ................ 18 Third Five -Year Implementation Plan Housing Programs .................. 20 Mid -Term Progress — Distribution of Assisted Units ........................ 21 Housing Production Requirements ............................................. 23 Replacement Housing Requirements .......................................... 25 Proportional Expenditure Requirements ....................................... 26 Summary and Conclusions......................................................... 27 ATTACHMENT A- • Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2005/06 to 2009/10) ATTACHMENT B - • City of Tustin AB 987 Affordable Owner -Occupied Housing Units. • City of Tustin AB 987 Affordable Rental Housing Units TUSTIN COMMUNITY REDEVELOPMENT AGENCY MID-TERM REPORT for the TOWN CENTER AND SOUTH CENTRAL REDEVELOPMENT PROJECT AREAS' THIRD FIVE-YEAR IMPLEMENTATION PLAN (FY 2005/06 to FY 2009/10) I. INTRODUCTION On December 6, 2004, the Tustin Community Redevelopment Agency ("Agency") adopted Resolution RDA 04-09, approving the Third Five -Year Implementation Plan (Fiscal Years 2005-2006 through 2009-2010) for the Redevelopment Plans for the Town Center and the South Central Redevelopment Project Areas. Prepared in accordance with Chapter 4, Article 16.5, Section 33490 of the California Community Redevelopment Law ("Law"), the Third Five -Year Implementation Plan sets forth the Agency's specific goals and objectives for each Project Area, the anticipated programs, projects and expenditures for a five-year period, and describes how these programs, projects, and expenditures will eliminate blight in the Redevelopment Project Areas. The Implementation Plan also summarizes the Agency's housing activities, identifying programs, projects and expenditures directed towards increasing, improving and preserving the community's supply of low and moderate -income housing. A copy of the Third Five -Year Implementation Plan is attached hereto as Attachment A. Section 33490 of the Law requires redevelopment agencies to conduct a public hearing to review and hear testimony from all interested parties at least once during the five-year term of the Implementation Plan. The purpose of the mid-term public hearing is to review the Redevelopment Plan and the corresponding Implementation Plan for each redevelopment project within the jurisdiction and to evaluate the progress of the redevelopment projects. The mid-term public hearing must take place no earlier than two years and no later than three years following the adoption of the Implementation Plan. The Mid -Term Report will address and review the two major components of the Third Five -Year Implementation Plan, the redevelopment implementation activities in both the Town Center and the South Central Redevelopment Project Areas and the low and moderate -income housing implementation activities inside and outside the Project Areas. In addition, there have been revisions to the Law that will be identified and addressed in this Mid -Term Report. II. REDEVELOPMENT ACTIVITIES The Third Five -Year Implementation Plan separately addresses non -housing redevelopment implementation activities and housing activities. This is largely because the legal requirements for implementation plans and restrictions on the expenditure of related revenues are significantly different for the two types of activities. This review report follows the same format and reviews the housing component of the plan separately from the other redevelopment activities of the Agency. This section of the Mid -Term Report focuses on legislation, expenditures, activities and programs of the Agency that are not related to low and moderate -income housing. The housing component of the Implementation Plan is included in a separate section of the Mid -Term Report (Section 1II). A. Recent Legislation Affecting Project Areas When the Third Five -Year Implementation Plan for the Town Center and South Central Project Areas was adopted on December 6, 2004, the Town Center Redevelopment Plan's last date to incur project area indebtedness was January 1, 2004, with the exception of the provision in California Community Redevelopment Law permitting extensions for meeting affordable housing obligations. The effective date of the Town Center Plan was November 22, 2016 and the last date to receive project area tax increment was November 22, 2024. At the time of adoption, the original South Central Project Area's last date to incur project area indebtedness was January 1, 2004, while the amended South Central Project Area's last date to incur project area indebtedness was July 15, 2005, with the exception of the provision in California Community Redevelopment Law permitting extensions for meeting affordable housing obligations. The effective date of the South Central Plan was July 15, 2015 and the last date to receive project area tax increment was July 15, 2025. On September 1, 2003, the Governor signed into law Senate Bill (SB) 1045. SB 1045 amended California Community Redevelopment Law Section 33333.6(e)(2)(C) to provide that as to redevelopment plans adopted before December 31, 1993, when an redevelopment agency is required to make a payment to the Educational Revenue Augmentation Fund (ERAF) pursuant to CRL 33681.9, the City Council, as the legislative body of the Agency, may enact an ordinance to extend by one (1) year the time limit on the effectiveness of the Redevelopment Plan and the time limit for payment of indebtedness and receipt of property taxes under the Redevelopment Plan for each year the Agency was required to remit payment. In FY 2003-2004 and FY 2004-2005, the Agency made ERAF payments pursuant to CRL Section 33681.9. As a result, on February 22, 2005, and October 17, 2005, the City Council adopted Ordinances #1291 and #1306 for Town Center and Ordinances #1290 and #1307 for South Central, extending the effectiveness of each Redevelopment Plan. On August 5, 2004, the Governor signed into law Senate Bill (SB) 1096. SB 1096 amended CRL Section 33333.6(e)(2)(D) to provide when an redevelopment agency is required to make an ERAF payment pursuant to CRL Section 33681.12, the City Council, as the legislative body of the Agency, may enact an ordinance to extend by one (1) year the time limit on the effectiveness of the Redevelopment Plan and the time limit for payment of indebtedness and receipt of property taxes under the Redevelopment Plan. In FY 2005-2006, the Agency made ERAF payments pursuant to CRL Section 33681.12. As a result, on February 5, 2008, the City Council adopted Ordinances #1348 and #1349 to extend the Town Center and South Central Redevelopment Plans' time limits. Table 1, Updated Project Area Data Summary, identifies the new timelines associated with the Town Center and South Central Redevelopment Plans. The other major legislative change since the Implementation Plan adoption was SB 53. SB 53 required Redevelopment Agencies to adopt an ordinance on or before July 1, 2007, that contains a description of the agency's program to acquire real property by eminent domain. On April 3, 2007, the City Council adopted Ordinance No. 1333 describing the Agency's program to acquire real property by eminent domain within the South Central Project Area. The Agency's ability to acquire real property by eminent domain in the Town Center Project Area expired April 20, 2001. Tustin Community Redevelopment Agency 6/9/2008 2 Table 1 Tlnrlatetl Prniort Area Data Summary 'Except for legislative exemption for activities permitted to meet Agency's attordable housing obligations, Calitorma Community Redevelopment Law — Section 33333.2(a)(1)(A) B. Financial Resources/Non-Housing Resources The Agency's implementation activities are based on the availability of funding from existing fund balances, bond proceeds and estimated future tax increment revenues not previously committed to existing financial obligations. While achievement of the Implementation Plan goals and objectives, and Tustin Community Redevelopment Agency 6/9/2008 Town Center South Central Redevelopment Plan Elements Date Ordinance No. Date Ordinance No. Redevelopment Plan Adopted November 22, 1976 # 701 August 1, 1983 #890 Ordinance Number) Redevelopment Plan Amended Sept. 8, 1981 #855 August 5, 1985 #939 March 20, 1989 #1021 November 21, 1994 #1142 Nov. 21, 1994 #1141 Nov. 1, 1999 #1223 February 22, 2005 #1291 February 22, 2005 #1290 October 17, 2005 #1306 October 17, 2005 #1307 February 5, 2008 #1348 April 3, 2007 #1333 February5, 2008 #1349 Redevelopment Plan Limits Original Area Added Area • Last Date to Incur Project Area Indebtedness' January 1, 2004 January 1, 2004 July 14, 2005 • Redevelopment Plan November 22, 2019 July 15, 2018 July 15, 2018 Expiration Date • Last Date to Receive Project November 22, 2029 July 15, 2028 July 15, 2028 Area Tax Increment and Pay Indebtedness • Expiration Date for Eminent April 20, 2001 December 1, 2011 December 1, 2011 Domain Authority • Total Amount of Permitted $35,000,000 $20,000,000 Bonded Debt at Any One Time • Maximum Amount of Tax $90,000,000 (80% funds) $2,500,000/annually Increment Exclusive of 20% Set -Aside & Taxing Agency Averaged over the life of the Plan Pass-Throu hs 'Except for legislative exemption for activities permitted to meet Agency's attordable housing obligations, Calitorma Community Redevelopment Law — Section 33333.2(a)(1)(A) B. Financial Resources/Non-Housing Resources The Agency's implementation activities are based on the availability of funding from existing fund balances, bond proceeds and estimated future tax increment revenues not previously committed to existing financial obligations. While achievement of the Implementation Plan goals and objectives, and Tustin Community Redevelopment Agency 6/9/2008 implementation of the programs, activities and expenditures will assist in eliminating blight within the Project Areas, private sector investment will additionally contribute to the removal of blight. Non -housing tax increment revenues available to fund the programs, projects and expenditures of the Agency were identified as estimates only in the Third Five -Year Implementation Plan. A Mid -Term review of the actual revenues to -date and an estimate of the revised revenues through the end of the original five-year planning period for the Third Five -Year Implementation Plan are provided below. Original Revenue Estimates Contained in Third Five -Year Implementation Plan 80 % Tax IncremendNon-Housing Activities Available Resources Beginning Fund Balances FY 04-05 FY 05-06 est. FY 06-07 est. FY 07-08 est. FY 08-09 est. FY 09-10 est. TOTALS Town Center Project Area Tax Increment $2,721,289 $2,802,928 $2,887,016 $2,973,626 $3,062,835 $14,447,693 Less Debt Payments $1,647,680 $1,642,030 $1,649,357 $1,652,365 $1,647,180 $8,238,612 Est. Available Funds $1,235,073 $1,073,609 $1,160,898 $1,237,659 $1,321,261 $1,415,655 $6,209,081 South Central Project Area TaxInerement $2,332,147 $2,402,111 $2,474,175 $2,548,400 $2,624,852 $12,281,685 Less Debt Payments $48,600 $48,600 $48,600 $48,600 $48,600 $243,000 Est. Available Funds $3,030,573 $2,283,547 $2,353,511 $2,425,575 $2,499,800 $2,576,252 $12,138,685 Revised Revenue Estimates Mid -Term Report for the Third Five -Year Implementation Plan 80% Tax Increment/Non-Housing Activities Available Resources Beginning Fund Balances FY 04-05 FY 05-06 Actual FY 06-07 Actual FY 07-08 est. FY 08-09 est. FY 09-10 est. TOTALS Town Center Project Area Tax Increment $2,952,481 $3,165,387 $3,328,789 $3,246,948 $3,182,009 $15,875,614 Less Debt Payments' $1,647,680 $1,642,040 $1,649,358 $1,652,365 $1,647,180 $8,238,623 Est. Available Funds $6,780,546 $1,304,801 $1,523,347 $1,679,431 $1,594,583 $1,534,829 $7,636,991 South Central Project Area Tax Increment $2,792,674 $3,057,831 $3,252,748 $3,218,210 $3,153,846 $15,475,309 Less Debt Payments4 $115,650 $153,613 $153,613 $153,613 $153,613 $730,102 Est. Available Funds $13,978,406 $2,677,024 $2,904,218 $3,099,135 $3,064,597 $3,000,233 $14,745,207 'Includes increment projected to Town Center Debt Service Fund (57 Fund) and Town Center RDA Fund (58 Fund) Includes increment projected to South Central Debt Service Fund (51 Fund) and South Central RDA Fund (52 Fund) 3 On July 1, 2010, the balance on the 1998 $20,805, 000 Tax Allocation Refunding Bonds issued for the Town Center Project Area will be $11,470,505. The other outstanding Town Center debt is the $2,776,042 Low and Moderate -Income Housing Set -Aside deferral. The Agency has not exercised the option to reimburse Town Center's 20% Housing Set Aside Tax Increment Account from the Town Center 80% Tax Increment/Non-Housing Activities Account. 4The difference in the actual Debt Payments from the original Debt Payment projections was the result of the interest rate variations paid by the South Central Project Area on the Working Capital Loan/Administrative Services Agreement between the Agency and the City. The interest is calculated semi-annually, based on the Local Agency Investment Fund (LAIF) rates Tustin Community Redevelopment Agency 6/9/2008 being paid by the state investment pool. The $48,600 estimate was based on the 200412005 time period when rates were averaging around 1.5%. In 20051200612007the rates increased to 5.25%. Note: All Fund Balances and Actual figures confirmed by the Tustin Finance Department and adopted Audits Beginning fund balances are adjusted to reflect final June 2005 and June 2006 audits and estimated FY 07-08, FY 08-09, and FY 09-10 projections. While the Third Five-year Implementation Plan reflected an escalation of 3% in the growth of tax increment each year, this projected escalation has been removed in revised projections through the end of the Implementation Plan due to a slowdown in market conditions. Even with increased revenue as shown in the Revised Revenue Estimates above, the Agency's ability to complete projects and programs, however, remains about the same as it was envisioned at the time the Third Five -Year Implementation Plan was prepared due to commensurate increases in costs associated with the proposed projects and programs. In addition, the Agency entered into a Reimbursement Agreement with the City as a result of the City writing down land costs for the purpose of developing affordable housing at Tustin Legacy to benefit the Town Center and South Central Project Areas. While the major portion of the reimbursement will come from Housing Set -Aside funds, 80% Tax Increment Funds for Non -Housing Activities can also be used to reimburse the City. C. Town Center Redevelopment Project Area 1. Third Five -Year Implementation Plan Summary of Non -Housing Activities The major focus areas for non -Housing Activities within Town Center Project Area during the 2005 to 2010 time period, as outlined in the Implementation Plan, was to concentrate on economic development, community facilities, and public infrastructure/street improvement programs identified below. Implementation Plan Goals and Objectives • Provide business assistance for rehabilitation, expansion and retention of existing and new businesses in the Project Area. • Rehabilitate substandard and deteriorating structures to improve building conditions, increase functionality and desirability, and to integrate area -wide design characteristics with the aim to create a cohesive commercial district. • Provide development assistance for new retail commercial uses to expand the community serving commercial core in the Project Area. • Upgrade substandard public infrastructure systems and public facilities, and provide for the installation and construction of new public improvements to meet the requirements of existing and new development in the Project Area. As identified in the Third Five -Year Implementation Plan, these programs and activities often must coincide and be overlapped to produce successful projects. A complete description of projected programs, activities and expenditures was included in the Third Five -Year Implementation Plan and focused on four major areas: Economic Development Programs; Community Facilities Programs; Public Infrastructure/Street Improvement Programs; and Agency Administrative Program Support and Indirect Costs Incurred by City. The progress the Agency has made in implementing these programs and activities since the adoption of the Implementation Plan is discussed below. Tustin Community Redevelopment Agency 6/9/2008 5 2. Progress on Third Five -Year Implementation Plan Projects, Programs and Expenditures Economic Development Programs Planned Projects & Activities Accomplishments To Date Developer/Property Owner Assistance Program to • Under a Disposition and Development support revitalization of the City's historic Old Agreement, construction is nearing Town and adjacent areas within the Town Center completion on Prospect Village, by Pelican Project Area. The type of assistance may include, Center L.P. for development of the former but not be limited to land assembly and resale to Utt Juice Property, on former Agency - private developers, land preparation, off-site owned property. Development of this one improvements, fee payments, design and acre site consists of mixed-use retail, office engineering assistance, development loans (as may and 12 live/work residential units and be allowed under the law), development of parking supports the Agency's efforts to revitalize facilities. the historic Old Town district, improving Prospect Avenue, Main Street and Prospect Lane. Owner Assistance/Commercial Rehabilitation • Construction of a retail commercial project Program to provide financial assistance in the form completed on property at the southwest of loans and grants for historic preservation, corner of El Camino Real and Newport building and code compliance, building renovation Avenue by Makena Great American and fagade improvements. Newport Company, LLC. A portion of the site owned by the Agency was conveyed to the developer through a Disposition and Development Agreement. • The Agency initiated the "Tustin Town Center, New Beginnings" study, focusing on three neighborhoods in the older areas of the City. A large portion of the study areas is located within the Town Center Project Area. An Urban Land Institute's (ULI) Advisory Services panel was convened to evaluate infill development opportunities for the expansion of residential housing and for commercial revitalization activities. As a result of Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date ULI's recommendations, a RFP for Consulting Services was issued for the Preparation of Concept Plans, including a refined Market Analysis; three Neighborhood Concept Plans; Feasibility Testing of Potential Projects; and Preparation of an Implementation Strategy. Field Paoli and Keyser Marston were chosen and are currently working on the Scope of Services outlined in the RFP. The refined Market Analysis is due in the summer of 2008 with Concept Plans and Implementation to follow during FY 2008- 09. Business Assistance and Outreach Program to • The Agency has been actively involved with support the retention of existing businesses and the Chamber of Commerce Business and attraction of new businesses. Expenditures would Economic Development Council and Old include, but not be limited to such items as Town subcommittees. The Agency brochures, and marketing materials. provided leadership to the Retail Centers Strategic Planning Summit and Summary Report and Business Outreach Luncheons. • The Agency has partnered with the Orange County Farm Bureau, City of Tustin Finance Department and Water Department to promote the Farmers' Market held in Old Town by inserting flyers in Tustin residents' water bills and by highlighting the Market in Tustin's City Scene publication. Tustin Community Redevelopment Agency 6/9/2008 Community Facilities Programs Planned Projects & Activities Accomplishments To Date Tustin Library - expansion and/or renovation of the . Construction has begun on the new 32,000 facilities if supported by a State Library Bond Act square foot Tustin Library with an Grant, developer contributions, and potential estimated August 2009 completion. The Tustin Legacy project contributions. Agency completed property acquisition supported by CDBG funding. activities and 25 tenant relocations associated with the Project. Agency staff manage the Field Paoli Architects contract for architectural, engineering services and construction administration for the project. The Agency also manages a construction manager contract for the oversight of construction activities associated with the project. The Agency developed a financing strategy for the project to fill the 12 million dollar gap created as a result of the City not receiving a State Library Bond Act Grant. Stevens Square Parking Structure - provision of • There has been no progress to date due to additional pedestrian access. property title issues and Agency staffing shortages. 420 El Camino Real Property Improvement — • The Agency and Public Works Department installation of street front landscape improvements. completed installation of street front landscape improvements to create a Respite Park at 450 El Camino Real. Public Infrastructure/Street Improvement Programs Planned Projects & Activities Accomplishments To Date East Alley (Prospect Lane) Enhancement Project - • The Agency has coordinated with Public implementation streetscape/ pedestrian Works in the design and completion of improvements in historic Old Town area including public improvements on Prospect Lane. street planting and lighting improvements Improvements included concrete walkways, supported by CDBG funding. decorative paving, bollards, landscaping, and lighting facilities. Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date Old Town Signage Program — installation of way • In coordination with Public Works, the finding signs throughout commercial district Agency completed streetscape signage Prospect Avenue Enhancement Project improvements on El Camino Real and Main implementation of roadway and pedestrian Street and in the vicinity of Old Town. improvements between Main Street and 3rd Street supported by CDBG funding. Prospect Avenue Enhancement Project — • Coordinated with Public Works in the design implementation of roadway and pedestrian and completion of public improvements improvements between Main Street and 3rd Street adjacent to the Prospect Village Project on supposed by CDBG Funding. Prospect Avenue, Main Street and 3rd Street. Improvements included one half street reconstruction, remove and replace sidewalk, curb and gutter, install street lights and bollards, decorative paving, landscaping, and storm drains improvements. Irvine Boulevard Storm Drain Projects - • Coordinated with Public Works and other improvements between El Modena -Irvine Channel City departments to complete property and State Route 55. acquisitions needed for the Irvine Boulevard and Newport Avenue Intersection Enhancement Project. Lighting and Traffic Control Projects - general • The Agency, in coordination with Public improvements as determined needed to upgrade Works, completed lighting improvements at existing street lighting, traffic signal East Alley (Prospect Lane) between Third synchronization or phasing and/or new traffic and Main Street. control installation, also includes lighting and • The final design for the installation of left - pavement improvements to private and public turn phasing for north -south Prospect alleys. Avenue direction at Irvine Boulevard and upgrade of traffic signal equipment is expected in FY 08/09. • Pedestrian enhancements were completed at the intersection of First Street and B Street. Utilities Improvement Program — such as • Cleaned well casing, gravel pack, and underground utilities in the City's historic area. formation to improve well production and efficiency at Main Street Well No. 4. Tustin Community Redevelopment Agency 6/9/2008 Administrative Program Support/Indirect Costs Planned Projects & Activities Accomplishments To Date The Agency may also make payments to reduce the • Agency funds supported the Agency's Low and Moderate Income Housing deficit, if major focus areas, programs and activities. additional tax increment funds are available during . The Agency did not make any payments to the Plan's five year period. reduce the Low and Moderate Income Housing deficit. • As a result of the Affordable Housing Reimbursement Agreement with the City, the Agency has future obligations to reimburse the City for assisting the Agency with Affordable Housing production at Tustin Legacy. D. South Central Redevelopment Project Area 1. Third Five -Year Implementation Plan Summary on Non -Housing Activities The focus for the non -housing activities within South Central Redevelopment Project Area during the 2005 to 2010 time period, as outlined in the Third Five -Year Implementation Plan, is on economic development, public infrastructure/street improvement and community facilities programs. The identified Agency program activities will facilitate implementation of the Pacific Center East Specific Plan and to alleviate traffic congestion and facilitate infrastructure improvements throughout the Project Area. Specific programs and activities to accomplish those objectives are included in the Implementation Plan and are listed below. Implementation Plan Goals and Objectives • Provide direct assistance to support and facilitate development, to preserve the City's employment base, and to provide for an integrated business park environment which capitalizes on market opportunities and which is compatible with adjacent land uses. • Provide assistance to the private sector through the construction of circulation improvements designed to facilitate access to underutilized sites. • Upgrade substandard public infrastructure systems and public facilities, and provide for the installation and construction of new public improvements to meet the requirements of existing and new development in the Project Area. A complete description of projected programs, activities and expenditures was included in the Third Five -Year Implementation Plan and focused on four major areas: Economic Development Programs; Community Facilities Programs; Public Infrastructure/Street Improvement Programs; and Agency Administrative Program Support and Indirect Costs Incurred by City. The progress the Agency has made in implementing these programs and activities since the adoption of the Implementation Plan is discussed below. Tustin Community Redevelopment Agency 6/9/2008 10 2. Progress on Third Five -Year Implementation Plan Projects, Programs and Expenditures Economic Development Programs Planned Projects & Activities Accomplishments To Date Developer/Property Owner Assistance Program to • Issued a RFP for the development of support development and revitalization within the Pacific Center East, the former AAE South Central Project Area. The type of assistance property, and received authorization to may include, but not be limited to land assembly enter into an Exclusive Agreement to and resale to private developers, land preparation, Negotiate with OPUS West. The proposed off-site improvements, fee payments, design and 23 acre development is to be a mixed-use engineering assistance, development loans (as may project, consisting of 131,000 square feet be allowed under the law), development of parking of office, 158,000 square feet of retail, a facilities. restaurant, a 200 room hotel, and a 300 unit multiple family rental apartment project. • The Agency initiated the "Tustin Town Center, New Beginnings" study, focusing on three neighborhoods in the older areas of the City. A large portion of the study areas are located within the South Central Project Area. An Urban Land Institute's (ULI) Advisory Services panel was convened to evaluate infill development opportunities for the expansion of residential housing and for commercial revitalization activities. As a result of ULI's recommendations, a RFP for Consulting Services was issued for the Preparation of Concept Plans, including a refined Market Analysis; three Neighborhood Concept Plans; Feasibility Testing of Potential Projects; and Preparation of an Implementation Strategy. Field Paoli and Keyser Marston were chosen and are currently working on the Scope of Services outlined in the RFP. The refined Market Analysis is due in the summer of 2008 with Concept Plans and Implementation to follow during FY 2008- 09. Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date Business Assistance and Outreach Program to • The Agency has been actively involved with support the retention of existing businesses and the Chamber of Commerce Business and attraction of new businesses. Economic Development Council and Old community. Town Subcommittee. The Agency provided Tustin Family and Youth Center Expansion - leadership to the Retail Centers Strategic additional land acquisition. Planning Summit and Summary Report and Business Outreach Luncheons. Expenditures would include, but not be limited to • The Agency has not prepared updates in the such items as brochures and marketing materials. form of Marketing Material but has prepared incremental articles in "City Tustin Family and Youth Center Playground Scene", on the City's website and in the Improvements — installation of additional form of presentations. Augmentation of CDBG funding for City's graffiti • Augmented CDBG and Public Works removal program. funding for the City's graffiti removal program and a member of the Tustin Police Department's Tustin Against Graffiti (TAG) committee and Neighborhood Im rovement Task Force. Community Facilities Programs Planned Projects & Activities Accomplishments To Date Recreational Facilities Program - improvements • The Agency continues to monitor the for existing facilities and the construction of availability and timing of excess Cal Trans recreational open space to serve the surrounding Right -of -Way property on the west side the community. SR -55 for recreational opportunities. Tustin Family and Youth Center Expansion - • Alternatives to site procurement are being additional land acquisition. sought that may include leasing and/or dedication of property. The City's Seven - Year Capital Improvement Program has targeted FY 09/10 for potential acquisition activities. Tustin Family and Youth Center Playground • There has been no progress to date. Improvements — installation of additional playground equipment. Tustin Community Redevelopment Agency 6/9/2008 12 Public Infrastructure/Street Improvement Activities & Projects Planned Projects & Activities Accomplishments To Date Newport Avenue/State Route 55 Northbound • The Agency has coordinated with Public Ramp Reconfiguration - relocation of existing Works on the related property acquisition ramps including construction of new ramps, for the Newport Avenue/SR55 Northbound demolition of existing ramps, construction of Ramp Reconfiguration Project, acquisition Newport Avenue between Edinger and Valencia, of remainder properties and a potential and realignment and construction of Del Amo, development strategy for any remainder between Edinger and the newly constructed ramp. properties. • The Phase I Newport Avenue/State Route 55 Northbound Ramp Reconfiguration, including the relocation of existing ramps including construction of new ramps, demolition of existing ramps, construction of Newport Avenue between Edinger and Valencia, and realignment and construction of Del Amo, between Edinger and the newly constructed ramp, is expected to be completed before the close of FY 2007-08. Newport Avenue Extension North of Edinger . Phase II construction plans are in Avenue — extension from existing Newport preparation. It is not expected that Avenue terminus south to Edinger Avenue. construction of the project will proceed upon completion of plans until funding gaps are filled. Edinger Avenue Widening - widening to major • Edinger Avenue Widening - Engineering arterial smart street standards between State Route plans are at 90% completion with right -of - 55 and 1,400 feet east of Red Hill Avenue with way acquisitions currently under intersection enhancements and traffic control negotiations. improvements. • Replaced undersized, shallow water main on Edinger Avenue due to Smart Street Widening Project and relocated fire service vaults. Valencia Avenue Widening - widening of right -of- • Preliminary design of improvements and way and intersection improvements per the environmental review is planned for FY Pacific Center East Specific Plan and traffic 08/09. control improvements. Red Hill Avenue Widening - widening of right -of- • Preliminary design of improvements and way and intersection improvements between environmental review is planned for FY Edinger Avenue and Valencia Avenue per the 08/09. Pacific Center East Specific Plan. Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date Lighting and Traffic Control Projects - general • In conjunction with projects noted above, improvements as determined needed to upgrade significant lighting and traffic control existing street lighting, traffic signal improvements are or will be completed. synchronization or phasing and/or new traffic control installation, also includes lighting and pavement improvements to private and public alleys. Administrative Program m Support/Indirect Costs Planned Projects & Activities Accomplishments To Date Agency Administrative Program support and indirect costs incurred by City • Agency funds supported the Agency's major focus areas, programs and activities. E. Summary of Major Non -Housing Projects Completed Major redevelopment activities and projects completed in the Town Center and South Central Project Areas have reduced blight and provided for the revitalization of the Project Areas. A detailed summary of the major development projects that were completed in each of the project areas prior to July 1, 2005, is included in the Third Five -Year Implementation Plan, which is included herein as Attachment A. In addition to the Agency's activities identified above, Table 2, Summary of Recent Private Sector Projects, which follows summarizes the recent private sector redevelopment activities in each Project Area since the adoption of the Third Five -Year Implementation Plan. Tustin Community Redevelopment Agency 6/9/2008 14 Table 2 Summary of Recent Private Sector Projects Project Area / Project Date New / Bldg. Building Agency/ Private/ Est. Est. Major Permit Activity Permit Rehab Sq. Ft. Permit Public Public Permanent Annual Issued Valuation Assistance Inv. Jobs Sales Tax to be Ratio Created Generated Ann. Sales/ft Town Center Project Makena Retail Center 8/05 New 7,400 $592,000 $0 1/0 18 $4,000 14001 Newport Ave. Walgreens 9/05 New 12,610 $546,013 $0 1/0 26 $37,000 13052 Newport Ave. $300/ft Prospect Village' 3/06 New 46,586 $3,105,508 $912,832 3.4/1 25 $17,000 270-292 Prospect Ave. 38,106 $2,494,362 191 E. Main St. 8,480 $611,146 Chipotle 10/06 New 2,500 $194,500 $0 1/0 18 $10,000 13348 Newport Ave. $400/ft Vons 3/07 Rehab 41,426 $879,060 $0 1/0 82 $58,000 550 E. ls` St. 1 $400/ft Starbucks 4/07 Rehab 1,635 $120,000 $0 1/0 12 $5,000 13681 Newport Ave. $300/ft Beach Pit BBQZ 8/07 Rehab 4,268 $450,000 $10,080 44.6/1 17 $12,800 560 El Camino Real $300/ft Sprouts Market 2/08 Rehab 26,852 $569,799 $0 1/0 54 $28,000 14945 Holt Ave. $300/ft South Central Project Strata Tustin Center 7/05 New 10,472 $453,438 $0 1/0 21 $1,800 14081 Newport Ave. Pacific Office Plaza 7/06 New 66,578 $3,154,986 $0 1/0 266 N/A 1412 Edinger Ave. OCTFCU 3/07 Rehab 59,828 $2,760,717 $0 1/0 240 N/A 15222 D'el Amo Ave. OCTFCU 11/07 Rehab 23,062 $489,376 $0 1/0 92 N/A 15442 Del Amo Ave. Tustin Royale 2/08 Rehab 56,300 $111,000 $0 1/0 N/A N/A 1262 Bryan Ave. Unidentified Commercial 3/08 Rehab 50,906 $986,000 $0 1/0 N/A Unknown Building 1301 Santa Fe 'Prospect Village - $880,000 + 38 parking spaces @ $36 month/space for 24 months (July 1, 2008 -June 30, 2010); 38,106 square feet of live -work units with 5,400 square of retail (Sales @ $150/sq. ft.); 8,480 square feet of commercial includes a 3,000 square foot restaurant (Sales @ $300/sq. ft.). Beach Pit BBQ - 10 parking spaces @ $36 month/space for 28 months (March 1, 2008 - June 30, 2010) SOURCE: KMA - Jobs: Retail 2 per 1,000 sq. ft., Restaurant 2 per 1,000, Office 4 per 1,000; Sales - Major Retail $400/sq. ft., Grocery 35% taxable sales, Drug Stores $300/sq. ft., Coffee Shop $300/sq. ft. Tustin Community Redevelopment Agency 6/9/2008 15 F. Summary and Conclusions on Non -Housing Activities in the Town Center and South Central Project Areas Since the adoption of the Third Five Year Implementation Plan the Agency's actions coupled with a favorable economic environment have served to stimulate redevelopment and economic revitalization in the Project Areas. This is evidenced by the progress in implementing the programs and projects identified and in the increasing tax increment base over the estimates provided in the Implementation Plan. The Town Center Project has experienced the most non -housing activity, which reflects the substantial portion of retail and commercial uses that comprise the project area. Private investment in the Town Center has made significant contributions toward eliminating blighting conditions and stimulating economic revitalization in the project area. The Agency activities have been primarily focused in the Historic Old Town commercial district where private investment alone is more difficult. The Agency has a number of large-scale public improvement projects in the planning and engineering stages for the South Central Project Area. These activities are typically longer-term and require considerably more layering of funding sources than individual development projects. The construction start dates for these public improvement projects are subject to complete project funding becoming available. Both the Agency and private sector redevelopment activities have continued to contribute to reducing the prevalence of blighting conditions in the Project Areas during this period. While significant progress towards achieving the Agency's Goals and Objectives is expected to continue during the remaining period, financial resources are still expected to be insufficient to complete all of the implementation activities within the five-year time period. III. HOUSING ACTIVITIES A. Introduction and Background In January, 2000, the Agency adopted a Comprehensive Affordable Housing Strategy (CAHS) for the 2000/2001 to 2009/2010 period to direct and focus the City's and Agency's efforts to produce and maintain affordable housing within the community. The CAHS formulated the basis of the Third Five - Year Implementation Plan. While the ten year plan has not expired, significant changes in the housing market has led the Agency to prepare an updated Comprehensive Affordable Housing Strategy for the 2008/2009 to 2017/2018 period, particularly in light of the City's required 5 year update of its Housing Element. The updated CAHS will further the Agency's affordable housing efforts while accounting for the changing market and ensure consistency between Agency activities and the Housing Element of the City's General Plan. In addition to the Affordable Housing Strategy, the housing component of the Third Five -Year Implementation Plan is guided by the numerous provisions of the Law that regulate low and moderate - Tustin Community Redevelopment Agency 6/9/2008 16 income housing activities. As a result, the Housing Section of the Implementation Plan is more comprehensive than the section for non -housing redevelopment activities. Along with outlining the programs, activities and expenditures the Agency intends undertaking, the housing component also evaluates the Agency's compliance with the many laws and regulations governing the Low and Moderate -Income Housing Set -Aside Fund. Implementation of the Housing Strategy "and Implementation Plan will also ensure consistency and achievement of the goals and objectives of the City's Housing Element and other housing related requirements under the law. The goals of the Housing Program are to increase the quantity and improve the quality of housing stock in the City of Tustin and provide new and rehabilitated affordable housing opportunities throughout the community. To accomplish the goals and objectives of the Housing Program, the Agency adopted a Finding of Benefit as allowed under the law, which determined that the use of Housing Set -Aside Funds outside of the Project Areas and throughout the City would be a direct benefit to the Town Center and South Central Project Areas. In addition, the Implementation Plan anticipated leveraging its Housing Fund resources with additional state and federal financial assistance, including, but not limited to, Home Funds and CDBG Funds. The Agency also incorporated the Finding of Benefit into its plans to provide affordable housing at the former Tustin Marine Corps Air Station ("Tustin Legacy"). On February 3, 2003, the City Tustin approved the MCAS Reuse/Specific Plan and the City and Agency approved the MCAS Tustin Redevelopment Plan on June 16, 2003. The Reuse/Specific Plan and the Redevelopment Plan specify the number of affordable housing units to be produced in the Project Area. Under the California Health and Safety Code Section 33000, et seq California Community Redevelopment Law (CRL), at least 15% of all new and substantially rehabilitated dwelling units developed within a project area are required to be made available at an affordable housing cost, to and occupied by person and families of low- or moderate -income with not less than 40% of the total required dwelling units to be affordable to very low income households. The ten year production and expenditure requirements under the CRL put a high financial burden on the Agency's new Redevelopment Project Area. The insufficient tax increment revenue in the MCAS Tustin Project Area's early years limits the Agency in making subsidies available to developers at the levels that would permit the development of the affordable housing on an economically feasible basis. In order to assist the Agency in meeting its affordable housing obligations in the MCAS Tustin Project Area, the City entered into agreements to sell property at a discount sufficient to permit developers to economically develop the required number of affordable housing units since the affordable units benefit each Project Area. On June 5, 2007, the City Council approved the "Reimbursement Agreement between the City of Tustin and Tustin Community Redevelopment Agency Related to Affordable Housing Responsibilities to be Assumed by the Agency". The Agency (including the Town Center, South Central and MCAS Tustin Redevelopment Project Areas) will reimburse the City for its financial assistance to the Agency in carrying out the Redevelopment Plan including the production of affordable housing units. The reimbursement may come from tax increment generated and from Housing Set Aside Funds from not only the MCAS Tustin Project Area but also from the Town Center and South Central Project Areas. Tustin Community Redevelopment Agency 6/9/2008 17 B. Recent Legislation Affecting Housing Activities Recently enacted legislation, Assembly Bill (AB) 987, effective January 1, 2008, requires redevelopment agencies to compile and maintain a database of existing, new and substantially rehabilitated, housing units developed or otherwise assisted with moneys from the Low and Moderate Income Housing Fund. The database must be available to the public on the Internet, and be updated on an annual basis. Tustin Community Redevelopment Agency's database consists of two lists, one for affordable owner -occupied housing units and the other for affordable rental housing projects, and can be found on the City of Tustin website, www.tustinca.or>:;, under Housing (see Attachment B). In addition, AB 987 requires the recordation of a separate document, called "Notice of Affordability Restrictions on Transfer of Property," for all new or substantially rehabilitated units developed or otherwise assisted with moneys from the Low and Moderate Income Housing Fund on or after January 1, 2008. In addition to the AB 987 compliance, the Agency is actively seeking to lengthen the affordability covenants of homes purchased prior to the January 1, 2002 -effective date of Assembly Bill (AB) 637. AB 637 amended the law to lengthen affordability periods to at least 45 years for owner -occupied units and 55 years for rental units. When the opportunity presents itself, the Agency adds the 45 year covenant requirement to the pre -AB 637 owner occupied units. Although the Law allows owner occupied units to be sold prior to the end of the 45 year period as long as certain provisions are met, the Agency wants to maintain and increase its affordable housing stock and, as a result, restricts the re -sale of affordable units to only affordable -qualified households. C. Third Five -Year Implementation Plan Summary of Housing The Third Five -Year Implementation Plan for the Town Center and South Central -Project Areas covers the following aspects of the Agency's Housing Requirements: • Low and Moderate Income Housing Set -Aside Fund Financial Resources • Third Five -Year Implementation Plan Housing Programs • Mid -Term Progress — Distribution of Assisted Units • Housing Production Requirements • Replacement Housing Requirements • Proportional Expenditure Requirements Reviews of each of the sections, as outlined above, of the housing component of the Third Five -Year Implementation Plan are included below. D. Low and Moderate Income Housing Set -Aside Fund Financial Resources The Third Five -Year Implementation Plan provides an estimate of the annual revenues and expenditures for the Housing Fund over the five year period covered by the Implementation Plan. Identification of housing programs and projects which the Agency anticipated completing in the five-year time frame are also included in this section. Tustin Community Redevelopment Agency 6/9/2008 18 Redevelopment agencies are required to set aside not less than 20 percent of the tax increment revenue generated by their redevelopment projects into special Low and Moderate Income Housing Funds. These funds are to be used for increasing, improving, and preserving the supply of low and moderate income housing in their communities. In addition, these funds may be utilized for the implementation of a replacement program that would be triggered if any existing low and moderate -income housing units were removed by proposed development. The twenty percent tax increment revenues to the low and moderate -income set-aside fund the programs, projects and expenditures of the Agency are identified as estimates in the Third Five -Year Implementation Plan. These deposits, together with certain other monies, provide the resources for the Agency to fund its low and moderate -income housing programs, projects and expenditures. A mid-term review of the actual deposits to -date and a revised estimate of the revenues through the end of the five- year planning period are provided below. Original 20% Housing Set Aside Tax Increment Deposits by Project Area Third Five -Year Implementation Plan Revised 20% Housing Set Aside Tax Increment Deposits by Project Area Mid -Term Renort for the Third Five -Year Imnlementation Plan South Central Town Center Estimated Beginning Fund Balance $4,726,300 $554,000 Estimated Tax Increment Deposits $3,095,400 $3,611,900 FY 2005/06 to FY 2009/10, Five -Year Totals $7,821,700 $4,165,900 FY 06-07 (actual) $ 764,458 $ 791,347 TOTAL AVAILABLE FUNDS (over five-yearperiod) FY 07-08 (est.) $11,987,600 Revised 20% Housing Set Aside Tax Increment Deposits by Project Area Mid -Term Renort for the Third Five -Year Imnlementation Plan Note: The Agency has an obligation to reimburse the City for affordable housing land write-downs at Tustin Legacy. The reimbursements can be paid by either Housing Set -Aside funds or 80% Redevelopment funds fi-om all Project Areas and at the discretion of the City. The annual debt obligations will significantly affect the availability of funds. All Fund Balances and Actual figures confirmed by the Tustin Finance Department, and or Audit. Tustin Community Redevelopment Agency 6/9/2008 19 South Central Town Center Combined July 1, 2005 Beginning Fund Balances $7,032,687 $3,629,227 $10,661,914 FY 05-06 (actual) $ 698,168 $ 777,916 $1,476,084 FY 06-07 (actual) $ 764,458 $ 791,347 $1,555,805 FY 07-08 (est.) $ 813,436 $ 827,197 $1,640,633 FY 08-09 (est.) $ 804,552 $ 811,737 $1,616,289 FY 09-10 (est.) $ 788,461 $ 795,502 $1,583,963 Five -Year Tax Increment Deposits $3,869,075 $4,003,699 $7,872,774 TOTAL AVAILABLE FUNDS (over five-yearperiod) $10,901,762 $7,632,926 $18,534,688 Note: The Agency has an obligation to reimburse the City for affordable housing land write-downs at Tustin Legacy. The reimbursements can be paid by either Housing Set -Aside funds or 80% Redevelopment funds fi-om all Project Areas and at the discretion of the City. The annual debt obligations will significantly affect the availability of funds. All Fund Balances and Actual figures confirmed by the Tustin Finance Department, and or Audit. Tustin Community Redevelopment Agency 6/9/2008 19 The revised estimated tax increment deposits increased by 11-25% from the original estimates in the Third Five -Year Implementation Plan. In addition to the tax increment revenue, the Implementation Plan included estimates of other resources available to fund housing programs. Those resources included fund balances, interest earnings and bond proceeds. While the total amount of available Housing Set -Aside funds is approximately 49% more than estimated in the Third Five -Year Plan, available funds will be affected by the "Reimbursement Agreement between the City of Tustin and Tustin Community Redevelopment Agency Related to Affordable Housing Responsibilities to be Assumed by the Agency" on an annual basis. E. Third Five -Year Implementation Plan Housing Programs The affordable housing programs and projects identified in the Third Five -Year Implementation Plan are listed below. 1. Low & Moderate Income Homebuyergram The Homebuyers Program is comprised of three major components: o Homebuyer Assistance Loans which consists of the provision of deferred payment loans secured by second deeds of trust to fund the "gap" between the affordable housing cost and the fair market value of a unit to reduce the overall mortgage cost of a home to levels supportable to low -mod buyers. Homebuyer Assistance Loans may be made for properties located city-wide. o Low Interest Mortgage Loans consists of referring potential homebuyers to banks and other lenders that offer below market down payment requirements to qualified buyers. o Mortgage Credit Certificate Program (MCCP) administered by the County of Orange, the program provides federal income tax credits as a form of assistance to homebuyers. During the last reporting period, the County of Orange has funded the administrative costs of the MCC program. 2. Preservation of At -Risk Units • Preservation of the Tustin Gardens Apartments, a 100 -unit Section 221(d)(4) senior project with a Section 8 contract that expired but has been extended on an annual basis. The units are defined as "at risk" under CRL and will require Agency assistance if the owner elects not to renew its annual contract at any time. 3. Rehabilitation of Existing HousingStock tock • Owner Occupied (1 to 2 units) Rehabilitation Loans and Grants to 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 the median income, adjusted for family size. • Rental Rehabilitation Loans and Grants to owners of rental properties in need of moderate rehabilitation where at least 51% of the tenants are at or below 120% of median income and remain within the Fair Market Rent (FMR) levels for a period not less than the period of land use controls established in the respective Redevelopment Plan. Tustin Community Redevelopment Agency 6/9/2008 20 • Multifamily Acquisition, Rehabilitation and Conversion to Ownership Housing for smaller apartment projects containing two to eight units each which could be acquired, rehabilitated, converted to condominiums and sold to qualified homebuyers with resale restrictions which limit the use of the property and limit the extent to which home prices may increase. • Multifamily Acquisition, Rehabilitation and Rental to facilitate the purchase from absentee landlords and substantial rehabilitation of apartments that could be retained in non-profit ownership and rented to qualifying low and moderate income tenants for the longest period feasible, but for not less than the period of land use controls as established in respective Redevelopment Plans. 4. New Housing Construction • New Owner Housing Construction would provide land acquisition assistance to private developers for construction of new owner housing to mitigate the amount of the affordability gap for qualified potential homebuyers. 5. Support and Ancillary Services (non -local resources) • Homeless Housing Partnership to provide assistance through federal programs to provided transitional housing for persons and families that are at or below 50% of the median income level, adjusted for family size. • Existing Section 8 Rental Assistance for very low and low income persons and families through the Section 8 Rental Assistance certificate program of the Orange County Housing Authority. 6. Administrative Program m Support/Indirect Costs • Administrative Support costs incurred and directly related to implementing the housing program including salaries, overhead, consultant and legal expenses, supplies, etc. The Agency's administrative program support expenditures from Housing Set -Aside Funds must be determined each year and found to be necessary to implement the housing program. • The Agency has spent considerably less than budgeted for the above expenses due in part to an unfilled staff vacancy for over 18 months. F. Mid -Term Progress — Distribution of Assisted Units The Third Five -Year Implementation Plan identified the Agency's estimated the number of units under each type of housing program activities that the Agency estimated would be provided over the time period covered by the Implementation Plan. Table 3, Updated Annual Distribution of Assisted Units, summarizes the mid-term progress, comparing the number of units developed to date with the Third Five -Year Implementation Plan estimate. Tustin Community Redevelopment Agency 6/9/2008 21 Table 3 Undated Annual Distribution of Assisted Units 'The Olson Company built a Total of 63 Homes at Arbor Walk. 2 John Laing Homes built a Total of 376 Homes at Tustin Field I, 142 units were built and 40 affordable units were sold prior to July 1, 2005. 3 John Laing Homes built a Total of 189 Homes at Tustin Field 11. 4 Lennar Homes and William Lyon Homes have been approved to build 1,459 Homes at Villages of Columbus, with 790 Homes built to -date. s Density Bonuses granted under State Density Bonus requirements The Agency's progress identified in the table above indicates that most of the goals and objectives in the Implementation Plan will likely be achieved with the exception of the Agency's First Time Homebuyer Loan Program and the Acquisition/Rehabilitation/Conversion programs. Provisions under AB 637 extending the restrictive covenant period to 45 years coupled with what was an extremely favorable home financing market over the last few years made the First Time Homebuyer 2nd Mortgage Loan program less competitive with market rate program and less desirable. The same favorable financing market and shortage of rental properties has served to substantially increase the values of existing rental properties while making it extremely difficult to assemble properties that were formerly considered for rehabilitation and conversion. The Agency is currently re-evaluating the programs to enhance their future feasibility. The Agency intends to increase its new housing construction activities on underutilized properties and its acquisition/rehab for rental properties as a means toward achieving its five-year goals and objectives. Tustin Community Redevelopment Agency 6/9/2008 22 5 -Year Progress Description Projected to Date Accomplishments & # of Units July 1, 2005 to June 17, 2008 Comments Low & Moderate Income Homebuyer The City temporarily suspended the Loan Program 25 0 Programs and is reviewing program changes. • Homebuyer Assistance Loans • Low Interest Mortgage Loans The County of Orange discontinued the MCC Program but is considering reinstating • Mortgage Credit Certificate Program the program. (MCC) Preservation of At -Risk Units The Agency monitored to ensure this At- * Tustin Gardens Senior 100 100 Risk Project was not lost. Rehab of Existing Housing Stock • Owner Occupied Grants & Loans 20 4 3 grants and 1 household with both a grant and a loan. • Rental Rehab Grants & Loans 20 2 All activity under grant program. • Multifamily Acq/Rehab and Conversion 0 0 • Multifamily Acq/Rehab and Rental 49 0 New Housing Construction • New Owner Housing 14 205 • Arbor Walk' 10 Agency Assistance provided • Tustin Field I' 38 City/Agency Assistance provided • Tustin Field II3 40 City/Agency Assistance provided • Villages of Columbus4 117 City Assistance • New Senior Rental 0 0 Total of New and Rehabilitated Housing 228 311 Units 'The Olson Company built a Total of 63 Homes at Arbor Walk. 2 John Laing Homes built a Total of 376 Homes at Tustin Field I, 142 units were built and 40 affordable units were sold prior to July 1, 2005. 3 John Laing Homes built a Total of 189 Homes at Tustin Field 11. 4 Lennar Homes and William Lyon Homes have been approved to build 1,459 Homes at Villages of Columbus, with 790 Homes built to -date. s Density Bonuses granted under State Density Bonus requirements The Agency's progress identified in the table above indicates that most of the goals and objectives in the Implementation Plan will likely be achieved with the exception of the Agency's First Time Homebuyer Loan Program and the Acquisition/Rehabilitation/Conversion programs. Provisions under AB 637 extending the restrictive covenant period to 45 years coupled with what was an extremely favorable home financing market over the last few years made the First Time Homebuyer 2nd Mortgage Loan program less competitive with market rate program and less desirable. The same favorable financing market and shortage of rental properties has served to substantially increase the values of existing rental properties while making it extremely difficult to assemble properties that were formerly considered for rehabilitation and conversion. The Agency is currently re-evaluating the programs to enhance their future feasibility. The Agency intends to increase its new housing construction activities on underutilized properties and its acquisition/rehab for rental properties as a means toward achieving its five-year goals and objectives. Tustin Community Redevelopment Agency 6/9/2008 22 G. Housing Production Requirements Per Section 33413 of the CRL, fifteen percent of units produced in the Project Areas are required to be affordable to low- to moderate -income households and 40 percent of such units (6% of all units) are to be made available for occupancy by very low-income persons/households. This section of the Mid -Term Report summarizes the number of units which have already been built, estimates the number which will be built through Fiscal Year 2009 - 2010 and evaluates whether the Agency is in compliance with meeting its requirements under the law. From the time the Redevelopment Plans for the Town Center Project Area (1976) and South Central Project Area (1983) were adopted, the Agency has produced many more housing units available to low to moderate income households than is required. Table 4, Updated Inclusionary Housing Production Summary, summarizes the affordable housing unit produced, units required and the production balances for the beginning of the cycle for the Third Implementation Plan and the period covered by this Mid - Term Report. Tustin Community Redevelopment Agency 6/9/2008 23 Table 4 Undated Inclusionary Housina Production Summarv' 'Covering the time period from adoption of each Project Area through June 17, 2008. The Town Center Project Area Plan was adopted in 1976; the South Central Project Area Plan in 1983 and amended in 1985; and the MCAS Tustin Project Area Plan in 2003. The Third Five -Year Implementation Plan - Appendix A contains detailed, historic housing production figures by project within the Town Center and South Central Project Areas. 'Pre -AB 1290 historic production and obligations prior to July 1, 2005. Based on total production of 671 housing units. Under CRL, for every 2 housing units produced outside the Project Areas, the Agency receives 1 production credit (2 housing units produced = 1 production credit). On this basis, production credit assigned to each credited site outside the project area was as follows: Olson/Tustin Block (10=5). SOURCE: Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2-5-2006 to FY 2009-2010); City of Tustin Community Development Department Planning Division – Tustin Legacy Monitoring Report; Draft 2008/09-2017/18 Comprehensive Affordable Housing Strategy, May 2008 As can be seen, both past and recent performance has resulted in the Agency having a surplus in its housing production requirement. AB 637 made a substantial change to the requirements of this section. Under prior law, units produced pursuant to Section 33413 must remain affordable for the longest feasible time, as determined by the Agency, but not less than the period of the land use controls established in the redevelopment plan. After January 1, 2002, however, affordable units provided by the Agency will be required to have Tustin Community Redevelopment Agency 6/9/2008 24 Total Project Area Production Very Low Income Units Low/Moderate Income Units Total Inclusionary Units Historic Production2 671 Production Requirement 41 62 103 Actual Production T 143 267 410 Unit Surplus/ Deficit 102 205 307 Production during Mid -Year Report of Third Five -Year Implementation Plan (July 1, 2005 to June 17, 2008 1,195 South Central 0 Town Center 12 MCAS Tustin 1,183 Production Requirement 72 107 179 South Central 0 0 0 Town Center 1 1 2 MCAS Tustin 71 106 177 Total Project Area Production Very Low Income Units Low/Moderate Income Units Total Inclusionary Units Actual Production 58 144 202 South Central 0 0 0 Town Center 0 0 0 MCAS Tustin 56 1 141 197 Outside Project Area 2 3 1 5 Unit Surplus/ Deficit 14 37 23 Total Production Requirement 113 169 282 Total Actual Production 201 411 612 Total Unit Surplus/ Deficit 88 242 330 'Covering the time period from adoption of each Project Area through June 17, 2008. The Town Center Project Area Plan was adopted in 1976; the South Central Project Area Plan in 1983 and amended in 1985; and the MCAS Tustin Project Area Plan in 2003. The Third Five -Year Implementation Plan - Appendix A contains detailed, historic housing production figures by project within the Town Center and South Central Project Areas. 'Pre -AB 1290 historic production and obligations prior to July 1, 2005. Based on total production of 671 housing units. Under CRL, for every 2 housing units produced outside the Project Areas, the Agency receives 1 production credit (2 housing units produced = 1 production credit). On this basis, production credit assigned to each credited site outside the project area was as follows: Olson/Tustin Block (10=5). SOURCE: Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2-5-2006 to FY 2009-2010); City of Tustin Community Development Department Planning Division – Tustin Legacy Monitoring Report; Draft 2008/09-2017/18 Comprehensive Affordable Housing Strategy, May 2008 As can be seen, both past and recent performance has resulted in the Agency having a surplus in its housing production requirement. AB 637 made a substantial change to the requirements of this section. Under prior law, units produced pursuant to Section 33413 must remain affordable for the longest feasible time, as determined by the Agency, but not less than the period of the land use controls established in the redevelopment plan. After January 1, 2002, however, affordable units provided by the Agency will be required to have Tustin Community Redevelopment Agency 6/9/2008 24 affordability covenants for additional time periods: 45 years for homeownership and 55 years for rental units. These requirements are not retroactive and the Agency's current affordable housing production surplus can be carried forward to apply to future housing produced in the Project Area. As a result, the lengthening of the affordability period will likely make it more difficult and/or costly to produce affordable unit. H. Replacement Housing Requirements The Replacement Housing Section of the Third Five -Year Implementation Plan summarized the number of units which have already been destroyed, estimates the number which may be destroyed through Fiscal Year 2009-10 and evaluates whether the Agency appeared to be in compliance with meeting its replacement housing requirement. As stated above, all units removed as a result of direct or indirect Agency action must be replaced. Under prior law, 75 percent of the replacement units had to be for the same income level as the unit destroyed. As of January 1, 2002, that requirement increased to 100 percent. Historically, the Agency has produced many more replacement housing units than required. The Agency's balance as of the beginning of the cycle for the Third Five -Year Implementation Plan is summarized in Table 5, Updated Replacement Housing Summary, below. Table 5 Undated Replacement Housina Summary Description Very Low Low Moderate Non- Total Restricted Units Removed prior to 55 13 10 1 79 July I, 2005 Replacement Units Required prior to July 46 10 8 n/a 64 1, 2005 TOTAL REQUIRED Prior to 46 10 8 n/a 64 July 1 2005 Units Removed after 3 0 2 2 7 July 1, 2005 Replacement Units Required 3 0 2 n/a 5 After July I, 2005 TOTAL REQUIRED After July 1 2005 3 0 2 n/a 5 CUMULATIVE TOTAL REQUIRED 49 10 10 69 Replacement Units Available prior to 107 388 15 n/a 510 July 1, 2005 Replacement Units Available atter 56 62 79 n/a 197 July I, 2005 TOTAL AVAILABLE 163 450 94 n/a 707 Surplus/Deficit 114 440 84 n/a 638 SOURCE: Third Five -Year Implementation Plan - Appendix B contains detailed Replacement Housing figures by project; Draft 2008/09-2017/18 Comprehensive Affordable Housing Strategy, May 2008 Since the Third Five -Year Implementation Plan was adopted, Agency redevelopment activities have resulted in five additional housing units being destroyed or removed. With the number of units available to serve as replacement housing, it is expected that the Agency may easily meet its future replacement housing needs, including the new restriction to replace all units at the same income level as those Tustin Community Redevelopment Agency 6/9/2008 25 destroyed. Effective January 1, 2002, any new replacement housing units developed by the Agency will also need to contain the additional affordability covenants required by AB 637 (45 or 55 years). Proportional Expenditure Requirements Pursuant to California Community Redevelopment Law (CRL) Section 33334.4(a), effective January 1, 2002, Low and Moderate Income Housing Funds must be targeted to specific income levels using the regional fair share allocation. The Agency is required to spend its housing set-aside monies to improve and increase low and moderate -income housing on a proportional basis with the need for very low-, low - and moderate -income housing as specified in the City's Housing Element. Previously, this type of targeting was required only to be a goal of the Agency; this requirement is now mandatory for funds spent after the effective date of the legislation. When the Third Five -Year Implementation Plan was adopted, the City was under the requirement to comply with the 1998-2005 Regional Housing Needs Assessment (RHNA) as adopted by the Southern California Association of Governments (SCAG). Effective January 1, 2006, a new Regional Housing Needs Assessment was imposed on the City. The 2006-2014 RHNA numbers will be reflected in the City's new Housing Element and the Agency's updated 2008/09-2017/18 Comprehensive Affordable Housing Strategy. In accordance with applicable requirements, the Agency established low to moderate - income housing goals which will be reflected in the Agency's Comprehensive Affordable Housing Strategy. Initial Fair Share Affordable Housing Allocation Goal January 1, 1998 — June 30, 2005 SCAG-adopted Regional Housing Needs Assessment Description Very Low Low Moderate Total Number of Units 694 489 778 1,961 Proportion Goal 35% 25% 40% 100% Current Fair Share Affordable Housing Allocation Goal Jan. 1, 2006 — June 30, 2014 SCAG-adopted Regional Housing Needs Assessment Description Very Low Low Moderate Total Number of Units 512 410 468 1,390 Proportion Goal 37% 29% 34% 100% The revised fair share affordable housing allocation goal indicates that 37 percent of the housing provided with Housing Fund monies should be for very low-income households, 29 percent for low- income households, and 34 percent for moderate income households. In addition to targeting expenditures by income, Housing Fund expenditures are now required to be targeted by age as well. According to CRL Section 33334.4(b), each agency shall expend, over the duration of each Tustin Community Redevelopment Agency 6/9/2008 26 redevelopment implementation plan, the moneys in the Low and Moderate Income Housing Fund to assist housing that is available to all persons regardless of age in at least the same proportion as the number of low-income households with a member under age 65 years bears to the total number of low- income households of the community as reported in the most recent census of the United States Census Bureau. According to the 2000 U.S. Census, Tustin must spend approximately 87 percent of its Low and Moderate Income Housing Funds to assist housing that is available to all persons regardless of age. Agency expenditures have to be in compliance with the new targeting requirements income and age by 2012. The Agency is monitoring these requirements and will take the new fair share affordable housing allocation goal requirements into account when programming its housing set-aside funds between now and 2010. The Agency's Fourth Five -Year Implementation Plan, which is to be adopted by the Agency in 2010, will be required to address these requirements and present a plan for achieving compliance in future years. J. Summary and Conclusions for Housing Activities Since the adoption of the Third Five -Year Implementation Plan for Housing Activities, the Agency's progress has been increased significantly with the development at Tustin Legacy, the former Marine Corps Air Station. The remaining two years of the Five -Year Implementation Plan could see significant reductions in growth due to the housing market constraints. Nevertheless, the Agency is continuing to aggressively pursue every affordable housing opportunity within the project areas and outside the project areas. Based on the Agency's mid-term progress, projects currently in the pipeline, and shifting focus and priorities, it is expected that Agency will achieve its five-year goals and objectives. Tustin Community Redevelopment Agency 6/9/2008 27 ATTACHMENT A THIRD FIVE-YEAR IMPLEMENTATION PLAN For the TOWN CENTER AND SOUTH CENTRAL REDEVELOPMENT PROJECTS (FY 2005-2006 TO 2009-2010) Tustin Community Redevelopment Agency 6/17/2008 m "'i m = v �o rn v .-. 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W W$tn� a N [CO r0 Q O C N O O w O C N O O O a� E CO O N CD o LL, N F— C G 2 C cc CD E c0 Q O C N5 � y'w O O Oc N O C U U c .c F� F9 - ATTACHMENT B CITY OF TUSTIN AB 987 AFFORDABLE OWNER -OCCUPIED HOUSING UNITS CITY OF TUSTIN AB 987 AFFORDABLE RENTAL HOUSING PROJECTS Tustin Community Redevelopment Agency 6/17/2008 TABLE OF CONTENTS I. INTRODUCTION....................................................... 1 II. REDEVELOPMENT ACTIVITIES .................................. 1 Recent Legislation Affecting Project Areas ................................... 2 Financial Resources/Non-Housing Resources ............................... 3 TOWN CENTER Redevelopment Project Area ............................... 5 Third Five -Year Implementation Plan Summary .................... 5 Progress on Implementation Plan Program Activities ............. 6 SOUTH CENTRAL Redevelopment Project Area ............................ 10 Third Five -Year Implementation Plan Summary .................... 10 Progress on Implementation Plan Program Activities ............. 11 Summary of Major Non -Housing Projects Completed ....................... 14 Summary and Conclusions......................................................... 16 III. HOUSING ACTIVITIES ................................................ 16 Introduction and Background....................................................... 16 Recent Legislation Affecting Housing Activities .............................. 18 Third Five -Year Implementation Plan Summary of Housing ............... 18 Low and Moderate Income Housing Financial Resources ................ 18 Third Five -Year Implementation Plan Housing Programs .................. 20 Mid -Term Progress — Distribution of Assisted Units ........................ 21 Housing Production Requirements ............................................. 23 Replacement Housing Requirements .......................................... 25 Proportional Expenditure Requirements ....................................... 26 Summary and Conclusions......................................................... 27 ATTACHMENT A- • Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2005/06 to 2009/10) ATTACHMENT B - • City of Tustin AB 987 Affordable Owner -Occupied Housing Units. • City of Tustin AB 987 Affordable Rental Housing Units TUSTIN COMMUNITY REDEVELOPMENT AGENCY MID-TERM REPORT for the TOWN CENTER AND SOUTH CENTRAL REDEVELOPMENT PROJECT AREAS' THIRD FIVE-YEAR IMPLEMENTATION PLAN (FY 2005/06 to FY 2009/10) I. INTRODUCTION On December 6, 2004, the Tustin Community Redevelopment Agency ("Agency") adopted Resolution RDA 04-09, approving the Third Five -Year Implementation Plan (Fiscal Years 2005-2006 through 2009-2010) for the Redevelopment Plans for the Town Center and the South Central Redevelopment Project Areas. Prepared in accordance with Chapter 4, Article 16.5, Section 33490 of the California Community Redevelopment Law ("Law"), the Third Five -Year Implementation Plan sets forth the Agency's specific goals and objectives for each Project Area, the anticipated programs, projects and expenditures for a five-year period, and describes how these programs, projects, and expenditures will eliminate blight in the Redevelopment Project Areas. The Implementation Plan also summarizes the Agency's housing activities, identifying programs, projects and expenditures directed towards increasing, improving and preserving the community's supply of low and moderate -income housing. A copy of the Third Five -Year Implementation Plan is attached hereto as Attachment A. Section 33490 of the Law requires redevelopment agencies to conduct a public hearing to review and hear testimony from all interested parties at least once during the five-year term of the Implementation Plan. The purpose of the mid-term public hearing is to review the Redevelopment Plan and the corresponding Implementation Plan for each redevelopment project within the jurisdiction and to evaluate the progress of the redevelopment projects. The mid-term public hearing must take place no earlier than two years and no later than three years following the adoption of the Implementation Plan. The Mid -Term Report will address and review the two major components of the Third Five -Year Implementation Plan, the redevelopment implementation activities in both the Town Center and the South Central Redevelopment Project Areas and the low and moderate -income housing implementation activities inside and outside the Project Areas. In addition, there have been revisions to the Law that will be identified and addressed in this Mid -Term Report. II. REDEVELOPMENT ACTIVITIES The Third Five -Year Implementation Plan separately addresses non -housing redevelopment implementation activities and housing activities. This is largely because the legal requirements for implementation plans and restrictions on the expenditure of related revenues are significantly different for the two types of activities. This review report follows the same format and reviews the housing component of the plan separately from the other redevelopment activities of the Agency. This section of the Mid -Term Report focuses on legislation, expenditures, activities and programs of the Agency that are not related to low and moderate -income housing. The housing component of the Implementation Plan is included in a separate section of the Mid -Term Report (Section III). A. Recent Legislation Affecting Project Areas When the Third Five -Year Implementation Plan for the Town Center and South Central Project Areas was adopted on December 6, 2004, the Town Center Redevelopment Plan's last date to incur project area indebtedness was January 1, 2004, with the exception of the provision in California Community Redevelopment Law permitting extensions for meeting affordable housing obligations. The effective date of the Town Center Plan was November 22, 2016 and the last date to receive project area tax increment was November 22, 2024. At the time of adoption, the original South Central Project Area's last date to incur project area indebtedness was January 1, 2004, while the amended South Central Project Area's last date to incur project area indebtedness was July 15, 2005, with the exception of the provision in California Community Redevelopment Law permitting extensions for meeting affordable housing obligations. The effective date of the South Central Plan was July 15, 2015 and the last date to receive project area tax increment was July 15, 2025. On September 1, 2003, the Governor signed into law Senate Bill (SB) 1045. SB 1045 amended California Community Redevelopment Law Section 33333.6(e)(2)(C) to provide that as to redevelopment plans adopted before December 31, 1993, when an redevelopment agency is required to make a payment to the Educational Revenue Augmentation Fund (ERAF) pursuant to CRL 33681.9, the City Council, as the legislative body of the Agency, may enact an ordinance to extend by one (1) year the time limit on the effectiveness of the Redevelopment Plan and the time limit for payment of indebtedness and receipt of property taxes under the Redevelopment Plan for each year the Agency was required to remit payment. In FY 2003-2004 and FY 2004-2005, the Agency made ERAF payments pursuant to CRL Section 33681.9. As a result, on February 22, 2005, and October 17, 2005, the City Council adopted Ordinances #1291 and #1306 for Town Center and Ordinances #1290 and #1307 for South Central, extending the effectiveness of each Redevelopment Plan. On August 5, 2004, the Governor signed into law Senate Bill (SB) 1096. SB 1096 amended CRL Section 33333.6(e)(2)(D) to provide when an redevelopment agency is required to make an ERAF payment pursuant to CRL Section 33681.12, the City Council, as the legislative body of the Agency, may enact an ordinance to extend by one (1) year the time limit on the effectiveness of the Redevelopment Plan and the time limit for payment of indebtedness and receipt of property taxes under the Redevelopment Plan. In FY 2005-2006, the Agency made ERAF payments pursuant to CRL Section 33681.12. As a result, on February 5, 2008, the City Council adopted Ordinances #1348 and #1349 to extend the Town Center and South Central Redevelopment Plans' time limits. Table 1, Updated Project Area Data Summary, identifies the new timelines associated with the Town Center and South Central Redevelopment Plans. The other major legislative change since the Implementation Plan adoption was SB 53. SB 53 required Redevelopment Agencies to adopt an ordinance on or before July 1, 2007, that contains a description of the agency's program to acquire real property by eminent domain. On April 3, 2007, the City Council adopted Ordinance No. 1333 describing the Agency's program to acquire real property by eminent domain within the South Central Project Area. The Agency's ability to acquire real property by eminent domain in the Town Center Project Area expired April 20, 2001. Tustin Community Redevelopment Agency 6/9/2008 2 Table 1 Undated Proiect Area Data Summary 'Except for legislative exemption for activities permitted to meet Agency's affordable housing obligations, California Community Redevelopment Law — Section 33333.2(a)(1)(A) B. Financial Resources/Non-Housing Resources The Agency's implementation activities are based on the availability of funding from existing fund balances, bond proceeds and estimated future tax increment revenues not previously committed to existing financial obligations. While achievement of the Implementation Plan goals and objectives, and Tustin Community Redevelopment Agency 6/9/2008 3 Town Center South Central Redevelopment Plan Elements Date Ordinance No. Date Ordinance No. Redevelopment Plan Adopted November 22, 1976 # 701 August 1, 1983 #890 (Ordinance Number) Redevelopment Plan Amended Sept. 8, 1981 #855 August 5, 1985 #939 March 20, 1989 #1021 November 21, 1994 #1142 Nov. 21, 1994 #1141 Nov. 1, 1999 #1223 February 22, 2005 #1291 February 22, 2005 #1290 October 17, 2005 #1306 October 17, 2005 #1307 February 5, 2008 #1348 April 3, 2007 #1333 February5,2008 #1349 Redevelopment Plan Limits Original Area Added Area • Last Date to Incur Project Area Indebtedness January 1, 2004 January 1, 2004 July 14, 2005 • Redevelopment Plan November 22, 2019 July 15, 2018 July 15, 2018 Expiration Date • Last Date to Receive Project November 22, 2029 July 15, 2028 July 15, 2028 Area Tax Increment and Pay Indebtedness • Expiration Date for Eminent April 20, 2001 December 1, 2011 December 1, 2011 Domain Authority • Total Amount of Permitted $35,000,000 $20,000,000 Bonded Debt at Any One Time • Maximum Amount of Tax $90,000,000 (80% funds) $2,500,000/annually Increment Exclusive of 20% Set -Aside & Taxing Agency Averaged over the life of the Plan Pass-Throu hs 'Except for legislative exemption for activities permitted to meet Agency's affordable housing obligations, California Community Redevelopment Law — Section 33333.2(a)(1)(A) B. Financial Resources/Non-Housing Resources The Agency's implementation activities are based on the availability of funding from existing fund balances, bond proceeds and estimated future tax increment revenues not previously committed to existing financial obligations. While achievement of the Implementation Plan goals and objectives, and Tustin Community Redevelopment Agency 6/9/2008 3 implementation of the programs, activities and expenditures will assist in eliminating blight within the Project Areas, private sector investment will additionally contribute to the removal of blight. Non -housing tax increment revenues available to fund the programs, projects and expenditures of the Agency were identified as estimates only in the Third Five -Year Implementation Plan. A Mid -Term review of the actual revenues to -date and an estimate of the revised revenues through the end of the original five-year planning period for the Third Five -Year Implementation Plan are provided below. Original Revenue Estimates Contained in Third Five -Year Implementation Plan 80 % Tax IncrementlNon-Housing Activities Available Resources Beginning Fund Balances FY 04-05 FY 05-06 est. FY 06-07 est. FY 07-08 est. FY 08-09 est. FY 09-10 est. TOTALS Town Center Project Area Tax Increment $2,721,289 $2,802,928 $2,887,016 $2,973,626 $3,062,835 $14,447,693 Less Debt Payments $1,647,680 $1,642,030 $1,649,357 $1,652,365 $1,647,180 $8,238,612 Est. Available Funds $1,235,073 $1,073,609 $1,160,898 $1,237,659 $1,321,261 $1,415,655 $6,209,081 South Central Project Area Tax Increment $2,332,147 $2,402,1 1 1 $2,474,175 $2,548,400 $2,624,852 $12,281,685 Less Debt Payments $48,600 $48,600 $48,600 $48,600 $48,600 $243,000 Est. Available Funds $3,030,573 $2,283,547 $2,353,511 $2,425,575 $2,499,800 $2,576,252 $12,138,685 Revised Revenue Estimates Mid -Term Report for the Third Five -Year Implementation Plan 80% Tax IncrementlNon-Housing Activities Available Resources Beginning Fund Balances FY 04-05 FY 05-06 Actual FY 06-07 Actual FY 07-08 est. FY 08-09 est. FY 09-10 est. TOTALS Town Center Project Area Tax Increment $2,952,481 $3,165,387 $3,328,789 $3,246,948 $3,182,009 $15,875,614 Less Debt Payments' $1,647,680 $1,642,040 $1,649,358 $1,652,365 $1,647,180 $8,238,623 Est. Available Funds $6,780,546 $1,304,801 $1,523,347 $1,679,431 $1,594,583 $1,534,829 $7,636,991 South Central Project Area Tax Increment $2,792,674 $3,057,831 $3,252,748 $3,218,210 $3,153,846 $15,475,309 Less Debt Paymentl $115,650 $153,613 $153,613 $153,613 $153,613 $ 730,102 Est. Available Funds $13,978,406 $2,677,024 $2,904,218 $3,099,135 $3,064,597 $3,000,233 $14,745,207 'Includes increment projected to Town Center Debt Service Fund (57 Fund) and Town Center RDA Fund (58 Fund) 'Includes increment projected to South Central Debt Service Fund (51 Fund) and South Central RDA Fund (52 Fund) 3 On July 1, 2010, the balance on the 1998 $20,805, 000 Tax Allocation Refunding Bonds issued for the Town Center Project Area will be $11,470,505. The other outstanding Town Center debt is the $2,776,042 Low and Moderate -Income Housing Set -Aside deferral. The Agency has not exercised the option to reimburse Town Center's 20% Housing Set Aside Tax Increment Account from the Town Center 80% Tax Increment/Non-Housing Activities Account. 4The difference in the actual Debt Payments from the original Debt Payment projections was the result of the interest rate variations paid by the South Central Project Area on the Working Capital Loan/Administrative Services Agreement between the Agency and the City. The interest is calculated semi-annually, based on the Local Agency Investment Fund (LAIF) rates Tustin Community Redevelopment Agency 6/9/2008 being paid by the state investment pool. The $48,600 estimate was based on the 2004/2005 time period when rates were averaging around 1.5%. In 2005/2006/2007the rates increased to 5.25%. Note: All Fund Balances and Actual figures confirmed by the Tustin Finance Department and adopted Audits Beginning fund balances are adjusted to reflect final June 2005 and June 2006 audits and estimated FY 07-08, FY 08-09, and FY 09-10 projections. While the Third Five-year Implementation Plan reflected an escalation of 3% in the growth of tax increment each year, this projected escalation has been removed in revised projections through the end of the Implementation Plan due to a slowdown in market conditions. Even with increased revenue as shown in the Revised Revenue Estimates above, the Agency's ability to complete projects and programs, however, remains about the same as it was envisioned at the time the Third Five -Year Implementation Plan was prepared due to commensurate increases in costs associated with the proposed projects and programs. In addition, the Agency entered into a Reimbursement Agreement with the City as a result of the City writing down land costs for the purpose of developing affordable housing at Tustin Legacy to benefit the Town Center and South Central Project Areas. While the major portion of the reimbursement will come from Housing Set -Aside funds, 80% Tax Increment Funds for Non -Housing Activities can also be used to reimburse the City. C. Town Center Redevelopment Project Area 1. Third Five -Year Implementation Plan Summary of Non -Housing Activities The major focus areas for non -Housing Activities within Town Center Project Area during the 2005 to 2010 time period, as outlined in the Implementation Plan, was to concentrate on economic development, community facilities, and public infrastructure/street improvement programs identified below. Implementation Plan Goals and Objectives • Provide business assistance for rehabilitation, expansion and retention of existing and new businesses in the Project Area. • Rehabilitate substandard and deteriorating structures to improve building conditions, increase functionality and desirability, and to integrate area -wide design characteristics with the aim to create a cohesive commercial district. • Provide development assistance for new retail commercial uses to expand the community serving commercial core in the Project Area. • Upgrade substandard public infrastructure systems and public facilities, and provide for the installation and construction of new public improvements to meet the requirements of existing and new development in the Project Area. As identified in the Third Five -Year Implementation Plan, these programs and activities often must coincide and be overlapped to produce successful projects. A complete description of projected programs, activities and expenditures was included in the Third Five -Year Implementation Plan and focused on four major areas: Economic Development Programs; Community Facilities Programs; Public Infrastructure/Street Improvement Programs; and Agency Administrative Program Support and Indirect Costs Incurred by City. The progress the Agency has made in implementing these programs and activities since the adoption of the Implementation Plan is discussed below. Tustin Community Redevelopment Agency 6/9/2008 5 2. Progress on Third Five -Year Implementation Plan Projects, Programs and Expenditures Economic Development Programs Planned Projects & Activities Accomplishments To Date Developer/Property Owner Assistance Program to • Under a Disposition and Development support revitalization of the City's historic Old Agreement, construction is nearing Town and adjacent areas within the Town Center completion on Prospect Village, by Pelican Project Area. The type of assistance may include, Center L.P. for development of the former but not be limited to land assembly and resale to Utt Juice Property, on former Agency - private developers, land preparation, off-site owned property. Development of this one improvements, fee payments, design and acre site consists of mixed-use retail, office engineering assistance, development loans (as may and 12 live/work residential units and be allowed under the law), development of parking supports the Agency's efforts to revitalize facilities. the historic Old Town district, improving Prospect Avenue, Main Street and Prospect Lane. Owner Assistance/Commercial Rehabilitation . Construction of a retail commercial project Program to provide financial assistance in the form completed on property at the southwest of loans and grants for historic preservation, corner of El Camino Real and Newport building and code compliance, building renovation Avenue by Makena Great American and fagade improvements. Newport Company, LLC. A portion of the site owned by the Agency was conveyed to the developer through a Disposition and Development Agreement. • The Agency initiated the "Tustin Town Center, New Beginnings" study, focusing on three neighborhoods in the older areas of the City. A large portion of the study areas is located within the Town Center Project Area. An Urban Land Institute's (ULI) Advisory Services panel was convened to evaluate infill development opportunities for the expansion of residential housing and for commercial revitalization activities. As a result of Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date ULI's recommendations, a RFP for Consulting Services was issued for the Preparation of Concept Plans, including a refined Market Analysis; three Neighborhood Concept Plans; Feasibility Testing of Potential Projects; and Preparation of an Implementation Strategy. Field Paoli and Keyser Marston were chosen and are currently working on the Scope of Services outlined in the RFP. The refined Market Analysis is due in the summer of 2008 with Concept Plans and Implementation to follow during FY 2008- 09. Business Assistance and Outreach Program to • The Agency has been actively involved with support the retention of existing businesses and the Chamber of Commerce Business and attraction of new businesses. Expenditures would Economic Development Council and Old include, but not be limited to such items as Town subcommittees. The Agency brochures, and marketing materials. provided leadership to the Retail Centers Strategic Planning Summit and Summary Report and Business Outreach Luncheons. • The Agency has partnered with the Orange County Farm Bureau, City of Tustin Finance Department and Water Department to promote the Farmers' Market held in Old Town by inserting flyers in Tustin residents' water bills and by highlighting the Market in Tustin's City Scene publication. Tustin Community Redevelopment Agency 6/9/2008 Community Facilities Programs Planned Projects & Activities Accomplishments To Date Tustin Library - expansion and/or renovation of the . Construction has begun on the new 32,000 facilities if supported by a State Library Bond Act square foot Tustin Library with an Grant, developer contributions, and potential estimated August 2009 completion. The Tustin Legacy project contributions. Agency completed property acquisition supported by CDBG funding. activities and 25 tenant relocations associated with the Project. Agency staff manage the Field Paoli Architects contract for architectural, engineering services and construction administration for the project. The Agency also manages a construction manager contract for the oversight of construction activities associated with the project. The Agency developed a financing strategy for the project to fill the 12 million dollar gap created as a result of the City not receiving a State Library Bond Act Grant. Stevens Square Parking Structure - provision of • There has been no progress to date due to additional pedestrian access. property title issues and Agency staffing shortages. 420 El Camino Real Property Improvement — • The Agency and Public Works Department installation of street front landscape improvements. completed installation of street front landscape improvements to create a Respite Park at 450 El Camino Real. Public Infrastructure/Street Improvement Programs Planned Projects & Activities Accomplishments To Date East Alley (Prospect Lane) Enhancement Project - • The Agency has coordinated with Public implementation streetscape/ pedestrian Works in the design and completion of improvements in historic Old Town area including public improvements on Prospect Lane. street planting and lighting improvements Improvements included concrete walkways, supported by CDBG funding. decorative paving, bollards, landscaping, and lighting facilities. Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date Old Town Signage Program — installation of way • In coordination with Public Works, the finding signs throughout commercial district Agency completed streetscape signage Prospect Avenue Enhancement Project improvements on El Camino Real and Main implementation of roadway and pedestrian Street and in the vicinity of Old Town. improvements between Main Street and 3`d Street supported by CDBG funding. Prospect Avenue Enhancement Project — • Coordinated with Public Works in the design implementation of roadway and pedestrian and completion of public improvements improvements between Main Street and 3`d Street adjacent to the Prospect Village Project on supposed by CDBG Funding. Prospect Avenue, Main Street and 3`d Street. Improvements included one half street reconstruction, remove and replace sidewalk, curb and gutter, install street lights and bollards, decorative paving, landscaping, and storm drains improvements. Irvine Boulevard Storm Drain Projects - • Coordinated with Public Works and other improvements between El Modena -Irvine Channel City departments to complete property and State Route 55. acquisitions needed for the Irvine Boulevard and Newport Avenue Intersection Enhancement Project. Lighting and Traffic Control Projects - general • The Agency, in coordination with Public improvements as determined needed to upgrade Works, completed lighting improvements at existing street lighting, traffic signal East Alley (Prospect Lane) between Third synchronization or phasing and/or new traffic and Main Street. control installation, also includes lighting and The final design for the installation of left - pavement improvements to private and public turn phasing for north -south Prospect alleys. Avenue direction at Irvine Boulevard and upgrade of traffic signal equipment is expected in FY 08/09. • Pedestrian enhancements were completed at the intersection of First Street and B Street. Utilities Improvement Program — such as • Cleaned well casing, gravel pack, and underground utilities in the City's historic area. formation to improve well production and efficiency at Main Street Well No. 4. Tustin Community Redevelopment Agency 6/9/2008 Administrative Program m Support/Indirect Costs Planned Projects & Activities Accomplishments To Date The Agency may also make payments to reduce the • Agency funds supported the Agency's Low and Moderate Income Housing deficit, if major focus areas, programs and activities. additional tax increment funds are available during . The Agency did not make any payments to the Plan's five year period. reduce the Low and Moderate Income Housing deficit. • As a result of the Affordable Housing Reimbursement Agreement with the City, the Agency has future obligations to reimburse the City for assisting the Agency with Affordable Housing production at Tustin Legacy. D. South Central Redevelopment Project Area 1. Third Five -Year Implementation Plan Summary on Non -Housing Activities The focus for the non -housing activities within South Central Redevelopment Project Area during the 2005 to 2010 time period, as outlined in the Third Five -Year Implementation Plan, is on economic development, public infrastructure/street improvement and community facilities programs. The identified Agency program activities will facilitate implementation of the Pacific Center East Specific Plan and to alleviate traffic congestion and facilitate infrastructure improvements throughout the Project Area. Specific programs and activities to accomplish those objectives are included in the Implementation Plan and are listed below. Implementation Plan Goals and Objectives • Provide direct assistance to support and facilitate development, to preserve the City's employment base, and to provide for an integrated business park environment which capitalizes on market opportunities and which is compatible with adjacent land uses. • Provide assistance to the private sector through the construction of circulation improvements designed to facilitate access to underutilized sites. • Upgrade substandard public infrastructure systems and public facilities, and provide for the installation and construction of new public improvements to meet the requirements of existing and new development in the Project Area. A complete description of projected programs, activities and expenditures was included in the Third Five -Year Implementation Plan and focused on four major areas: Economic Development Programs; Community Facilities Programs; Public Infrastructure/Street Improvement Programs; and Agency Administrative Program Support and Indirect Costs Incurred by City. The progress the Agency has made in implementing these programs and activities since the adoption of the Implementation Plan is discussed below. Tustin Community Redevelopment Agency 6/9/2008 10 2. Progress on Third Five -Year Implementation Plan Projects, Programs and Expenditures Economic Development Programs Planned Projects & Activities Accomplishments To Date Developer/Property Owner Assistance Program to • Issued a RFP for the development of support development and revitalization within the Pacific Center East, the former AAE South Central Project Area. The type of assistance property, and received authorization to may include, but not be limited to land assembly enter into an Exclusive Agreement to and resale to private developers, land preparation, Negotiate with OPUS West. The proposed off-site improvements, fee payments, design and 23 acre development is to be a mixed-use engineering assistance, development loans (as may project, consisting of 131,000 square feet be allowed under the law), development of parking of office, 158,000 square feet of retail, a facilities. restaurant, a 200 room hotel, and a 300 unit multiple family rental apartment project. • The Agency initiated the "Tustin Town Center, New Beginnings" study, focusing on three neighborhoods in the older areas of the City. A large portion of the study areas are located within the South Central Project Area. An Urban Land Institute's (ULI) Advisory Services panel was convened to evaluate infill development opportunities for the expansion of residential housing and for commercial revitalization activities. As a result of ULI's recommendations, a RFP for Consulting Services was issued for the Preparation of Concept Plans, including a refined Market Analysis; three Neighborhood Concept Plans; Feasibility Testing of Potential Projects; and Preparation of an Implementation Strategy. Field Paoli and Keyser Marston were chosen and are currently working on the Scope of Services outlined in the RFP. The refined Market Analysis is due in the summer of 2008 with Concept Plans and Implementation to follow during FY 2008- 09. Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date Business Assistance and Outreach Program to • The Agency has been actively involved with support the retention of existing businesses and the Chamber of Commerce Business and attraction of new businesses. Economic Development Council and Old community. Town Subcommittee. The Agency provided Tustin Family and Youth Center Expansion - leadership to the Retail Centers Strategic additional land acquisition. Planning Summit and Summary Report and Business Outreach Luncheons. Expenditures would include, but not be limited to • The Agency has not prepared updates in the such items as brochures and marketing materials. form of Marketing Material but has prepared incremental articles in "City Tustin Family and Youth Center Playground Scene", on the City's website and in the Improvements — installation of additional form of presentations. Augmentation of CDBG funding for City's graffiti • Augmented CDBG and Public Works removal program. funding for the City's graffiti removal program and a member of the Tustin Police Department's Tustin Against Graffiti (TAG) committee and Neighborhood Improvement Task Force. Community Facilities Programs Planned Projects & Activities Accomplishments To Date Recreational Facilities Program - improvements • The Agency continues to monitor the for existing facilities and the construction of availability and timing of excess Cal Trans recreational open space to serve the surrounding Right -of -Way property on the west side the community. SR -55 for recreational opportunities. Tustin Family and Youth Center Expansion - • Alternatives to site procurement are being additional land acquisition. sought that may include leasing and/or dedication of property. The City's Seven - Year Capital Improvement Program has targeted FY 09/10 for potential acquisition activities. Tustin Family and Youth Center Playground • There has been no progress to date. Improvements — installation of additional playground equipment. Tustin Community Redevelopment Agency 6/9/2008 12 Public Infrastructure/Street Improvement Activities & Projects Planned Projects & Activities Accomplishments To Date Newport Avenue/State Route 55 Northbound • The Agency has coordinated with Public Ramp Reconfiguration - relocation of existing Works on the related property acquisition ramps including construction of new ramps, for the Newport Avenue/SR55 Northbound demolition of existing ramps, construction of Ramp Reconfiguration Project, acquisition Newport Avenue between Edinger and Valencia, of remainder properties and a potential and realignment and construction of Del Amo, development strategy for any remainder between Edinger and the newly constructed ramp. properties. • The Phase I Newport Avenue/State Route 55 Northbound Ramp Reconfiguration, including the relocation of existing ramps including construction of new ramps, demolition of existing ramps, construction of Newport Avenue between Edinger and Valencia, and realignment and construction of Del Amo, between Edinger and the newly constructed ramp, is expected to be completed before the close of FY 2007-08. Newport Avenue Extension North of Edinger • Phase II construction plans are in Avenue — extension from existing Newport preparation. It is not expected that Avenue terminus south to Edinger Avenue. construction of the project will proceed upon completion of plans until funding gaps are filled. Edinger Avenue Widening - widening to major • Edinger Avenue Widening - Engineering arterial smart street standards between State Route plans are at 90% completion with right -of - 55 and 1,400 feet east of Red Hill Avenue with way acquisitions currently under intersection enhancements and traffic control negotiations. improvements. • Replaced undersized, shallow water main on Edinger Avenue due to Smart Street Widening Project and relocated fire service vaults. Valencia Avenue Widening - widening of right -of- • Preliminary design of improvements and way and intersection improvements per the environmental review is planned for FY Pacific Center East Specific Plan and traffic 08/09. control improvements. Red Hill Avenue Widening - widening of right -of- • Preliminary design of improvements and way and intersection improvements between environmental review is planned for FY Edinger Avenue and Valencia Avenue per the 08/09. Pacific Center East Specific Plan. Tustin Community Redevelopment Agency 6/9/2008 Planned Projects & Activities Accomplishments To Date Lighting and Traffic Control Projects - general • In conjunction with projects noted above, improvements as determined needed to upgrade significant lighting and traffic control existing street lighting, traffic signal improvements are or will be completed. synchronization or phasing and/or new traffic control installation, also includes lighting and pavement improvements to private and public alleys. Administrative Program Support/Indirect Costs Planned Projects & Activities Accomplishments To Date Agency Administrative Program support and indirect costs incurred by City • Agency funds supported the Agency's major focus areas, programs and activities. E. Summary of Major Non -Housing Projects Completed Major redevelopment activities and projects completed in the Town Center and South Central Project Areas have reduced blight and provided for the revitalization of the Project Areas. A detailed summary of the major development projects that were completed in each of the project areas prior to July 1, 2005, is included in the Third Five -Year Implementation Plan, which is included herein as Attachment A. In addition to the Agency's activities identified above, Table 2, Summary of Recent Private Sector Projects, which follows summarizes the recent private sector redevelopment activities in each Project Area since the adoption of the Third Five -Year Implementation Plan. Tustin Community Redevelopment Agency 6/9/2008 14 Table 2 Summary of Recent Private Sector Proiects Project Area / Project Date New / Bldg. Building Agency/ Private/ Est. Est. Major Permit Activity Permit Rehab Sq. Ft. Permit Public Public Permanent Annual Sales Issued Valuation Assistance Inv. Jobs Tax to be Ratio Created Generated Ann. Sales/ft Town Center Project Makena Retail Center 8/05 New 7,400 $592,000 $0 1/0 18 $4,000 14001 Newport Ave. Walgreens 9/05 New 12,610 $546,013 $0 1/0 26 $37,000 13052 Newport Ave. $300/11 Prospect Village' 3/06 New 46,586 $3,105,508 $912,832 3.4/1 25 $17,000 270-292 Prospect Ave. 38,106 $2,494,362 191 E. Main St. 8,480 $611,146 Chipotle 10/06 New 2,500 $194,500 $0 1/0 18 $10,000 13348 Newport Ave. $400/ft Vons 3/07 Rehab 41,426 $879,060 $0 1/0 82 $58,000 550 E. 1st St. $400/ft Starbucks 4/07 Rehab 1,635 $120,000 $0 1/0 12 $5,000 13681 Newport Ave. $300/ft Beach Pit BBQ2 8/07 Rehab 4,268 $450,000 $10,080 44.6/1 17 $12,800 560 El Camino Real $300/ft Sprouts Market 2/08 Rehab 26,852 $569,799 $0 1/0 54 $28,000 14945 Holt Ave. $300/ft South Central Project Strata Tustin Center 7/05 New 10,472 $453,438 $0 1/0 21 $1,800 14081 Newport Ave. Pacific Office Plaza 7/06 New 66,578 $3,154,986 $0 1/0 266 N/A 1412 Edinger Ave. OCTFCU 3/07 Rehab 59,828 $2,760,717 $0 1/0 240 N/A 15222 17el Amo Ave. OCTFCU 11/07 Rehab 23,062 $489,376 $0 1/0 92 N/A 15442 Del Amo Ave. Tustin Royale 2/08 Rehab 56,300 $111,000 $0 1/0 N/A N/A 1262 Bryan Ave. Unidentified Commercial 3/08 Rehab 50,906 $986,000 $0 1/0 N/A Unknown Building 1301 Santa Fe 'Prospect Village - $880,000 + 38 parking spaces @ $36 month/space for 24 months (July 1, 2008 -June 30, 2010); 38,106 square feet of live -work units with 5,400 square of retail (Sales @ $150/sq. ft.); 8,480 square feet of commercial includes a 3,000 square foot restaurant (Sales @ $300/sq. ft.). Beach Pit BBQ - 10 parking spaces @ $36 month/space for 28 months (March 1, 2008 - June 30, 2010) SOURCE: KMA - Jobs: Retail 2 per 1,000 sq. ft., Restaurant 2 per 1,000, Office 4 per 1,000; Sales - Major Retail $400/sq. ft., Grocery 35% taxable sales, Drug Stores $300/sq. ft., Coffee Shop $300/sq. ft. Tustin Community Redevelopment Agency 6/9/2008 15 F. Summary and Conclusions on Non -Housing Activities in the Town Center and South Central Project Areas Since the adoption of the Third Five Year Implementation Plan the Agency's actions coupled with a favorable economic environment have served to stimulate redevelopment and economic revitalization in the Project Areas. This is evidenced by the progress in implementing the programs and projects identified and in the increasing tax increment base over the estimates provided in the Implementation Plan. The Town Center Project has experienced the most non -housing activity, which reflects the substantial portion of retail and commercial uses that comprise the project area. Private investment in the Town Center has made significant contributions toward eliminating blighting conditions and stimulating economic revitalization in the project area. The Agency activities have been primarily focused in the Historic Old Town commercial district where private investment alone is more difficult. The Agency has a number of large-scale public improvement projects in the planning and engineering stages for the South Central Project Area. These activities are typically longer-term and require considerably more layering of funding sources than individual development projects. The construction start dates for these public improvement projects are subject to complete project funding becoming available. Both the Agency and private sector redevelopment activities have continued to contribute to reducing the prevalence of blighting conditions in the Project Areas during this period. While significant progress towards achieving the Agency's Goals and Objectives is expected to continue during the remaining period, financial resources are still expected to be insufficient to complete all of the implementation activities within the five-year time period. III. HOUSING ACTIVITIES A. Introduction and Background In January, 2000, the Agency adopted a Comprehensive Affordable Housing Strategy (CAHS) for the 2000/2001 to 2009/2010 period to direct and focus the City's and Agency's efforts to produce and maintain affordable housing within the community. The CAHS formulated the basis of the Third Five - Year Implementation Plan. While the ten year plan has not expired, significant changes in the housing market has led the Agency to prepare an updated Comprehensive Affordable Housing Strategy for the 2008/2009 to 2017/2018 period, particularly in light of the City's required 5 year update of its Housing Element. The updated CAHS will further the Agency's affordable housing efforts while accounting for the changing market and ensure consistency between Agency activities and the Housing Element of the City's General Plan. In addition to the Affordable Housing Strategy, the housing component of the Third Five -Year Implementation Plan is guided by the numerous provisions of the Law that regulate low and moderate - Tustin Community Redevelopment Agency 6/9/2008 16 income housing activities. As a result, the Housing Section of the Implementation Plan is more comprehensive than the section for non -housing redevelopment activities. Along with outlining the programs, activities and expenditures the Agency intends undertaking, the housing component also evaluates the Agency's compliance with the many laws and regulations governing the Low and Moderate -Income Housing Set -Aside Fund. Implementation of the Housing Strategy 'and Implementation Plan will also ensure consistency and achievement of the goals and objectives of the City's Housing Element and other housing related requirements under the law. The goals of the Housing Program are to increase the quantity and improve the quality of housing stock in the City of Tustin and provide new and rehabilitated affordable housing opportunities throughout the community. To accomplish the goals and objectives of the Housing Program, the Agency adopted a Finding of Benefit as allowed under the law, which determined that the use of Housing Set -Aside Funds outside of the Project Areas and throughout the City would be a direct benefit to the Town Center and South Central Project Areas. In addition, the Implementation Plan anticipated leveraging its Housing Fund resources with additional state and federal financial assistance, including, but not limited to, Home Funds and CDBG Funds. The Agency also incorporated the Finding of Benefit into its plans to provide affordable housing at the former Tustin Marine Corps Air Station ("Tustin Legacy"). On February 3, 2003, the City Tustin approved the MCAS Reuse/Specific Plan and the City and Agency approved the MCAS Tustin Redevelopment Plan on June 16, 2003. The Reuse/Specific Plan and the Redevelopment Plan specify the number of affordable housing units to be produced in the Project Area. Under the California Health and Safety Code Section 33000, et seq California Community Redevelopment Law (CRL), at least 15% of all new and substantially rehabilitated dwelling units developed within a project area are required to be made available at an affordable housing cost, to and occupied by person and families of low- or moderate -income with not less than 40% of the total required dwelling units to be affordable to very low income households. The ten year production and expenditure requirements under the CRL put a high financial burden on the Agency's new Redevelopment Project Area. The insufficient tax increment revenue in the MCAS Tustin Project Area's early years limits the Agency in making subsidies available to developers at the levels that would permit the development of the affordable housing on an economically feasible basis. In order to assist the Agency in meeting its affordable housing obligations in the MCAS Tustin Project Area, the City entered into agreements to sell property at a discount sufficient to permit developers to economically develop the required number of affordable housing units since the affordable units benefit each Project Area. On June 5, 2007, the City Council approved the "Reimbursement Agreement between the City of Tustin and Tustin Community Redevelopment Agency Related to Affordable Housing Responsibilities to be Assumed by the Agency". The Agency (including the Town Center, South Central and MCAS Tustin Redevelopment Project Areas) will reimburse the City for its financial assistance to the Agency in carrying out the Redevelopment Plan including the production of affordable housing units. The reimbursement may come from tax increment generated and from Housing Set Aside Funds from not only the MCAS Tustin Project Area but also from the Town Center and South Central Project Areas. Tustin Community Redevelopment Agency 6/9/2008 17 B. Recent Legislation Affecting Housing Activities Recently enacted legislation, Assembly Bill (AB) 987, effective January 1, 2008, requires redevelopment agencies to compile and maintain a database of existing, new and substantially rehabilitated, housing units developed or otherwise assisted with moneys from the Low and Moderate Income Housing Fund. The database must be available to the public on the Internet, and be updated on an annual basis. Tustin Community Redevelopment Agency's database consists of two lists, one for affordable owner -occupied housing units and the other for affordable rental housing projects, and can be found on the City of Tustin website, www.tustinea.org, under Housing (see Attachment B). In addition, AB 987 requires the recordation of a separate document, called "Notice of Affordability Restrictions on Transfer of Property," for all new or substantially rehabilitated units developed or otherwise assisted with moneys from the Low and Moderate Income Housing Fund on or after January 1, 2008. In addition to the AB 987 compliance, the Agency is actively seeking to lengthen the affordability covenants of homes purchased prior to the January 1, 2002 -effective date of Assembly Bill (AB) 637. AB 637 amended the law to lengthen affordability periods to at least 45 years for owner -occupied units and 55 years for rental units. When the opportunity presents itself, the Agency adds the 45 year covenant requirement to the pre -AB 637 owner occupied units. Although the Law allows owner occupied units to be sold prior to the end of the 45 year period as long as certain provisions are met, the Agency wants to maintain and increase its affordable housing stock and, as a result, restricts the re -sale of affordable units to only affordable -qualified households. C. Third Five -Year Implementation Plan Summary of Housing The Third Five -Year Implementation Plan for the Town Center and South Central Project Areas covers the following aspects of the Agency's Housing Requirements: • Low and Moderate Income Housing Set -Aside Fund Financial Resources • Third Five -Year Implementation Plan Housing Programs • Mid -Term Progress — Distribution of Assisted Units • Housing Production Requirements • Replacement Housing Requirements • Proportional Expenditure Requirements Reviews of each of the sections, as outlined above, of the housing component of the Third Five -Year Implementation Plan are included below. D. Low and Moderate Income Housing Set -Aside Fund Financial Resources The Third Five -Year Implementation Plan provides an estimate of the annual revenues and expenditures for the Housing Fund over the five year period covered by the Implementation Plan. Identification of housing programs and projects which the Agency anticipated completing in the five-year time frame are also included in this section. Tustin Community Redevelopment Agency 6/9/2008 18 Redevelopment agencies are required to set aside not less than 20 percent of the tax increment revenue generated by their redevelopment projects into special Low and Moderate Income Housing Funds. These funds are to be used for increasing, improving, and preserving the supply of low and moderate income housing in their communities. In addition, these funds may be utilized for the implementation of a replacement program that would be triggered if any existing low and moderate -income housing units were removed by proposed development. The twenty percent tax increment revenues to the low and moderate -income set-aside fund the programs, projects and expenditures of the Agency are identified as estimates in the Third Five -Year Implementation Plan. These deposits, together with certain other monies, provide the resources for the Agency to fund its low and moderate -income housing programs, projects and expenditures. A mid-term review of the actual deposits to -date and a revised estimate of the revenues through the end of the five- year planning period are provided below. Original 20% Housing Set Aside Tax Increment Deposits by Project Area Third Five -Year Imvlementation Plan Revised 20% Housing Set Aside Tax Increment Deposits by Project Area Mid -Term Renort for the Third Five -Year Imnlementation Plan South Central Town Center Estimated Beginning Fund Balance $4,726,300 $554,000 Estimated Tax Increment Deposits $3,095,400 $3,611,900 FY 2005/06 to FY 2009/10, Five -Year Totals $7,821,700 $4,165,900 FY 06-07 (actual) $ 764,458 $ 791,347 TOTAL AVAILABLE FUNDS (over five-yearperiod) FY 07-08 (est.) $111,987,600 Revised 20% Housing Set Aside Tax Increment Deposits by Project Area Mid -Term Renort for the Third Five -Year Imnlementation Plan Note: The Agency has an obligation to reimburse the City for affordable housing land write-downs at Tustin Legacy. The reimbursements can be paid by either Housing Set -Aside funds or 80% Redevelopment funds from all Project Areas and at the discretion of the City. The annual debt obligations will significantly affect the availability of funds. All Fund Balances and Actual figures confirmed by the Tustin Finance Department, and or Audit. Tustin Community Redevelopment Agency 6/9/2008 19 South Central Town Center Combined July 1, 2005 Beginning Fund Balances $7,032,687 $3,629,227 $10,661,914 FY 05-06 (actual) $ 698,168 $ 777,916 $1,476,084 FY 06-07 (actual) $ 764,458 $ 791,347 $1,555,805 FY 07-08 (est.) $ 813,436 $ 827,197 $1,640,633 FY 08-09 (est.) $ 804,552 $ 811,737 $1,616,289 FY 09-10 (est.) $ 788,461 $ 795,502 $1,583,963 Five -Year Tax Increment Deposits $3,869,075 $4,003,699 $7,872,774 TOTAL AVAILABLE FUNDS (over five-yearperiod) $10,901,762 $7,632,926 $18,534,688 Note: The Agency has an obligation to reimburse the City for affordable housing land write-downs at Tustin Legacy. The reimbursements can be paid by either Housing Set -Aside funds or 80% Redevelopment funds from all Project Areas and at the discretion of the City. The annual debt obligations will significantly affect the availability of funds. All Fund Balances and Actual figures confirmed by the Tustin Finance Department, and or Audit. Tustin Community Redevelopment Agency 6/9/2008 19 The revised estimated tax increment deposits increased by 11-25% from the original estimates in the Third Five -Year Implementation Plan. In addition to the tax increment revenue, the Implementation Plan included estimates of other resources available to fund housing programs. Those resources included fund balances, interest earnings and bond proceeds. While the total amount of available Housing Set -Aside funds is approximately 49% more than estimated in the Third Five -Year Plan, available funds will be affected by the "Reimbursement Agreement between the City of Tustin and Tustin Community Redevelopment Agency Related to Affordable Housing Responsibilities to be Assumed by the Agency" on an annual basis. E. Third Five -Year Implementation Plan Housing Programs The affordable housing programs and projects identified in the Third Five -Year Implementation Plan are listed below. 1. Low & Moderate Income Homebuyer Program The Homebuyers Program is comprised of three major components: o Homebuyer Assistance Loans which consists of the provision of deferred payment loans secured by second deeds of trust to fund the "gap" between the affordable housing cost and the fair market value of a unit to reduce the overall mortgage cost of a home to levels supportable to low -mod buyers. Homebuyer Assistance Loans may be made for properties located city-wide. o Low Interest Mortgage Loans consists of referring potential homebuyers to banks and other lenders that offer below market down payment requirements to qualified buyers. o Mortgage Credit Certificate Program (MCCP) administered by the County of Orange, the program provides federal income tax credits as a form of assistance to homebuyers. During the last reporting period, the County of Orange has funded the administrative costs of the MCC program. 2. Preservation of At -Risk Units • Preservation of the Tustin Gardens Apartments, a 100 -unit Section 221(d)(4) senior project with a Section 8 contract that expired but has been extended on an annual basis. The units are defined as "at risk" under CRL and will require Agency assistance if the owner elects not to renew its annual contract at any time. 3. Rehabilitation of Existing Housing Stock • Owner Occupied (1 to 2 units) Rehabilitation Loans and Grants to 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 the median income, adjusted for family size. • Rental Rehabilitation Loans and Grants to owners of rental properties in need of moderate rehabilitation where at least 51 % of the tenants are at or below 120% of median income and remain within the Fair Market Rent (FMR) levels for a period not less than the period of land use controls established in the respective Redevelopment Plan. Tustin Community Redevelopment Agency 6/9/2008 20 • Multifamily Acquisition, Rehabilitation and Conversion to Ownership Housing for smaller apartment projects containing two to eight units each which could be acquired, rehabilitated, converted to condominiums and sold to qualified homebuyers with resale restrictions which limit the use of the property and limit the extent to which home prices may increase. • Multifamily Acquisition, Rehabilitation and Rental to facilitate the purchase from absentee landlords and substantial rehabilitation of apartments that could be retained in non-profit ownership and rented to qualifying low and moderate income tenants for the longest period feasible, but for not less than the period of land use controls as established in respective Redevelopment Plans. 4. New Housing Construction • New Owner Housing Construction would provide land acquisition assistance to private developers for construction of new owner housing to mitigate the amount of the affordability gap for qualified potential homebuyers. 5. Support and Ancillary Services (non -local resources) • Homeless Housing Partnership to provide assistance through federal programs to provided transitional housing for persons and families that are at or below 50% of the median income level, adjusted for family size. • Existing Section 8 Rental Assistance for very low and low income persons and families through the Section 8 Rental Assistance certificate program of the Orange County Housing Authority. 6. Administrative Program Support/Indirect Costs • Administrative Support costs incurred and directly related to implementing the housing program including salaries, overhead, consultant and legal expenses, supplies, etc. The Agency's administrative program support expenditures from Housing Set -Aside Funds must be determined each year and found to be necessary to implement the housing program. • The Agency has spent considerably less than budgeted for the above expenses due in part to an unfilled staff vacancy for over 18 months. F. Mid -Term Progress — Distribution of Assisted Units The Third Five -Year Implementation Plan identified the Agency's estimated the number of units under each type of housing program activities that the Agency estimated would be provided over the time period covered by the Implementation Plan. Table 3, Updated Annual Distribution of Assisted Units, summarizes the mid-term progress, comparing the number of units developed to date with the Third Five -Year Implementation Plan estimate. Tustin Community Redevelopment Agency 6/9/2008 21 Table 3 ITndated Annual Distrihution of Assisted TJnits r The Olson Company built a Total of 63 Homes at Arbor Walk. 2 John Laing Homes built a Total of 376 Homes at Tustin Field 1, 142 units were built and 40 affordable units were sold prior to July 1, 2005. i John Laing Homes built a Total of 189 Homes at Tustin Field 11. 4 Lennar Homes and William Lyon Homes have been approved to build 1,459 Homes at Villages of Columbus, with 790 Homes built to -date. s Density Bonuses granted under State Density Bonus requirements The Agency's progress identified in the table above indicates that most of the goals and objectives in the Implementation Plan will likely be achieved with the exception of the Agency's First Time Homebuyer Loan Program and the Acquisition/Rehabilitation/Conversion programs. Provisions under AB 637 extending the restrictive covenant period to 45 years coupled with what was an extremely favorable home financing market over the last few years made the First Time Homebuyer 2nd Mortgage Loan program less competitive with market rate program and less desirable. The same favorable financing market and shortage of rental properties has served to substantially increase the values of existing rental properties while making it extremely difficult to assemble properties that were formerly considered for rehabilitation and conversion. The Agency is currently re-evaluating the programs to enhance their future feasibility. The Agency intends to increase its new housing construction activities on underutilized properties and its acquisition/rehab for rental properties as a means toward achieving its five-year goals and objectives. Tustin Community Redevelopment Agency 6/9/2008 22 5 -Year Progress Description Projected to Date Accomplishments & # of Units July 1, 2005 to June 17, 2008 Comments Low & Moderate Income Homebuyer The City temporarily suspended the Loan Program 25 0 Programs and is reviewing program changes. • Homebuyer Assistance Loans • Low Interest Mortgage Loans The County of Orange discontinued the MCC Program but is considering reinstating • Mortgage Credit Certificate Program the program. (MCC) Preservation of At -Risk Units The Agency monitored to ensure this At- e Tustin Gardens Senior 100 100 Risk Project was not lost. Rehab of Existing Housing Stock • Owner Occupied Grants & Loans 20 4 3 grants and 1 household with both a grant and a loan. • Rental Rehab Grants & Loans 20 2 All activity under grant program. • Multifamily Acq/Rehab and Conversion 0 0 • Multifamily Acq/Rehab and Rental 49 0 New Housing Construction • New Owner Housing 14 205 • Arbor Walk' 10 Agency Assistance provided • Tustin Field I' 38 City/Agency Assistance provided • Tustin Field II3 40 City/Agency Assistance provided • Villages of Columbus4 117 City Assistance • New Senior Rental 0 0 Total of New and Rehabilitated Housing 228 311 Units r The Olson Company built a Total of 63 Homes at Arbor Walk. 2 John Laing Homes built a Total of 376 Homes at Tustin Field 1, 142 units were built and 40 affordable units were sold prior to July 1, 2005. i John Laing Homes built a Total of 189 Homes at Tustin Field 11. 4 Lennar Homes and William Lyon Homes have been approved to build 1,459 Homes at Villages of Columbus, with 790 Homes built to -date. s Density Bonuses granted under State Density Bonus requirements The Agency's progress identified in the table above indicates that most of the goals and objectives in the Implementation Plan will likely be achieved with the exception of the Agency's First Time Homebuyer Loan Program and the Acquisition/Rehabilitation/Conversion programs. Provisions under AB 637 extending the restrictive covenant period to 45 years coupled with what was an extremely favorable home financing market over the last few years made the First Time Homebuyer 2nd Mortgage Loan program less competitive with market rate program and less desirable. The same favorable financing market and shortage of rental properties has served to substantially increase the values of existing rental properties while making it extremely difficult to assemble properties that were formerly considered for rehabilitation and conversion. The Agency is currently re-evaluating the programs to enhance their future feasibility. The Agency intends to increase its new housing construction activities on underutilized properties and its acquisition/rehab for rental properties as a means toward achieving its five-year goals and objectives. Tustin Community Redevelopment Agency 6/9/2008 22 G. Housing Production Requirements Per Section 33413 of the CRL, fifteen percent of units produced in the Project Areas are required to be affordable to low- to moderate -income households and 40 percent of such units (6% of all units) are to be made available for occupancy by very low-income persons/households. This section of the Mid -Term Report summarizes the number of units which have already been built, estimates the number which will be built through Fiscal Year 2009 - 2010 and evaluates whether the Agency is in compliance with meeting its requirements under the law. From the time the Redevelopment Plans for the Town Center Project Area (1976) and South Central Project Area (1983) were adopted, the Agency has produced many more housing units available to low to moderate income households than is required. Table 4, Updated Inclusionary Housing Production Summary, summarizes the affordable housing unit produced, units required and the production balances for the beginning of the cycle for the Third Implementation Plan and the period covered by this Mid - Term Report. Tustin Community Redevelopment Agency 6/9/2008 23 Table 4 Undated Inclusionary Housina Production Summarv� 'Covering the time period from adoption of each Project Area through June 17, 2008. "I he Town Center Project Area Plan was adopted in 1976; the South Central Project Area Plan in 1983 and amended in 1985; and the MCAS Tustin Project Area Plan in 2003. The Third Five -Year Implementation Plan - Appendix A contains detailed, historic housing production figures by project within the Town Center and South Central Project Areas. 'Pre -AB 1290 historic production and obligations prior to July I, 2005. Based on total production of 671 housing units. Under CRL, for every 2 housing units produced outside the Project Areas, the Agency receives 1 production credit (2 housing units produced = 1 production credit). On this basis, production credit assigned to each credited site outside the project area was as follows: Olson/Tustin Block (10=5). SOURCE: Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2-5-2006 to FY 2009-2010); City of Tustin Community Development Department Planning Division – Tustin Legacy Monitoring Report; Draft 2008/09-2017/18 Comprehensive Affordable Housing Strategy, May 2008 As can be seen, both past and recent performance has resulted in the Agency having a surplus in its housing production requirement. AB 637 made a substantial change to the requirements of this section. Under prior law, units produced pursuant to Section 33413 must remain affordable for the longest feasible time, as determined by the Agency, but not less than the period of the land use controls established in the redevelopment plan. After January 1, 2002, however, affordable units provided by the Agency will be required to have Tustin Community Redevelopment Agency 6/9/2008 24 Total Project Area Production Very Low Income Units Low/Moderate Income Units Total Inclusionary Units Historic Production2 671 Production Requirement 41 62 103 Actual Production 143 267 410 Unit Surplus/ Deficit 102 205 307 Production during Mid -Year Report of Third Five -Year Implementation Plan (July 1, 2005 to June 17, 2008 1,195 South Central 0 Town Center 12 MCAS Tustin 1,183 Production Requirement 72 107 179 South Central 0 0 0 Town Center 1 1 2 MCAS Tustin 71 106 177 Total Project Area Production Very Low Income Units Low/Moderate Income Units Total Inclusionary Units Actual Production 58 144 202 South Central 0 0 0 Town Center 0 0 0 MCAS Tustin 56 141 197 Outside Project Area 2 3 5 Unit Surplus/ Deficit 14 37 23 Total Production Requirement 113 169 282 Total Actual Production 201 411 612 Total Unit Sur /us/ Deficit 88 242 330 'Covering the time period from adoption of each Project Area through June 17, 2008. "I he Town Center Project Area Plan was adopted in 1976; the South Central Project Area Plan in 1983 and amended in 1985; and the MCAS Tustin Project Area Plan in 2003. The Third Five -Year Implementation Plan - Appendix A contains detailed, historic housing production figures by project within the Town Center and South Central Project Areas. 'Pre -AB 1290 historic production and obligations prior to July I, 2005. Based on total production of 671 housing units. Under CRL, for every 2 housing units produced outside the Project Areas, the Agency receives 1 production credit (2 housing units produced = 1 production credit). On this basis, production credit assigned to each credited site outside the project area was as follows: Olson/Tustin Block (10=5). SOURCE: Third Five -Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2-5-2006 to FY 2009-2010); City of Tustin Community Development Department Planning Division – Tustin Legacy Monitoring Report; Draft 2008/09-2017/18 Comprehensive Affordable Housing Strategy, May 2008 As can be seen, both past and recent performance has resulted in the Agency having a surplus in its housing production requirement. AB 637 made a substantial change to the requirements of this section. Under prior law, units produced pursuant to Section 33413 must remain affordable for the longest feasible time, as determined by the Agency, but not less than the period of the land use controls established in the redevelopment plan. After January 1, 2002, however, affordable units provided by the Agency will be required to have Tustin Community Redevelopment Agency 6/9/2008 24 affordability covenants for additional time periods: 45 years for homeownership and 55 years for rental units. These requirements are not retroactive and the Agency's current affordable housing production surplus can be carried forward to apply to future housing produced in the Project Area. As a result, the lengthening of the affordability period will likely make it more difficult and/or costly to produce affordable unit. H. Replacement Housing Requirements The Replacement Housing Section of the Third Five -Year Implementation Plan summarized the number of units which have already been destroyed, estimates the number which may be destroyed through Fiscal Year 2009-10 and evaluates whether the Agency appeared to be in compliance with meeting its replacement housing requirement. As stated above, all units removed as a result of direct or indirect Agency action must be replaced. Under prior law, 75 percent of the replacement units had to be for the same income level as the unit destroyed. As of January 1, 2002, that requirement increased to 100 percent. Historically, the Agency has produced many more replacement housing units than required. The Agency's balance as of the beginning of the cycle for the Third Five -Year Implementation Plan is summarized in Table 5, Updated Replacement Housing Summary, below. Table 5 Updated Replacement Housina Summary Description Very Low Low Moderate Non- Total Restricted Units Removed prior to 55 13 10 1 79 July 1, 2005 Replacement Units Required prior to July 46 10 8 n/a 64 1, 2005 TOTAL REQUIRED Prior to 46 10 8 n/a 64 July 1 2005 Units Removed after 3 0 2 2 7 July 1, 2005 Replacement Units Required 3 0 2 n/a 5 Atter July 1, 2005 TOTAL REQUIRED After July 1 2005 3 0 2 n/a 5 CUMULATIVE TOTAL REQUIRED 49 10 10 69 Replacement Units Available prior to 107 388 15 n/a 510 July 1, 2005 Replacement Units Available after 56 62 79 n/a 197 July 1, 2005 TOTAL AVAILABLE 163 450 94 n/a 707 Surplus/Deficit 114 440 84 n/a 638 SOURCE: Third Five -Year Implementation Plan - Appendix B contains detailed Replacement Housing figures by project; Draft 2008/09-2017/18 Comprehensive AtTordable Housing Strategy, May 2008 Since the Third Five -Year Implementation Plan was adopted, Agency redevelopment activities have resulted in five additional housing units being destroyed or removed. With the number of units available to serve as replacement housing, it is expected that the Agency may easily meet its future replacement housing needs, including the new restriction to replace all units at the same income level as those Tustin Community Redevelopment Agency 6/9/2008 25 destroyed. Effective January 1, 2002, any new replacement housing units developed by the Agency will also need to contain the additional affordability covenants required by AB 637 (45 or 55 years). I. Proportional Expenditure Requirements Pursuant to California Community Redevelopment Law (CRL) Section 33334.4(a), effective January 1, 2002, Low and Moderate Income Housing Funds must be targeted to specific income levels using the regional fair share allocation. The Agency is required to spend its housing set-aside monies to improve and increase low and moderate -income housing on a proportional basis with the need for very low-, low - and moderate -income housing as specified in the City's Housing Element. Previously, this type of targeting was required only to be a goal of the Agency; this requirement is now mandatory for funds spent after the effective date of the legislation. When the Third Five -Year Implementation Plan was adopted, the City was under the requirement to comply with the 1998-2005 Regional Housing Needs Assessment (RHNA) as adopted by the Southern California Association of Governments (SCAG). Effective January 1, 2006, a new Regional Housing Needs Assessment was imposed on the City. The 2006-2014 RHNA numbers will be reflected in the City's new Housing Element and the Agency's updated 2008/09-2017/18 Comprehensive Affordable Housing Strategy. In accordance with applicable requirements, the Agency established low to moderate - income housing goals which will be reflected in the Agency's Comprehensive Affordable Housing Strategy. Initial Fair Share Affordable Housing Allocation Goal January 1, 1998 — June 30, 2005 SCAG-adopted Regional Housing Needs Assessment Description Very Low Low Moderate Total Number of Units 694 489 778 1,961 Proportion Goal 35% 25% 40% 100% Current Fair Share Affordable Housing Allocation Goal Jan. 1, 2006 — June 30, 2014 SCAG-adopted Regional Housing Needs Assessment Description Very Low Low Moderate Total Number of Units 512 410 468 1,390 Proportion Goal 37% 29% 34% 100% The revised fair share affordable housing allocation goal indicates that 37 percent of the housing provided with Housing Fund monies should be for very low-income households, 29 percent for low- income households, and 34 percent for moderate income households. In addition to targeting expenditures by income, Housing Fund expenditures are now required to be targeted by age as well. According to CRL Section 33334.4(b), each agency shall expend, over the duration of each Tustin Community Redevelopment Agency 6/9/2008 26 redevelopment implementation plan, the moneys in the Low and Moderate Income Housing Fund to assist housing that is available to all persons regardless of age in at least the same proportion as the number of low-income households with a member under age 65 years bears to the total number of low- income households of the community as reported in the most recent census of the United States Census Bureau. According to the 2000 U.S. Census, Tustin must spend approximately 87 percent of its Low and Moderate Income Housing Funds to assist housing that is available to all persons regardless of age. Agency expenditures have to be in compliance with the new targeting requirements income and age by 2012. The Agency is monitoring these requirements and will take the new fair share affordable housing allocation goal requirements into account when programming its housing set-aside funds between now and 2010. The Agency's Fourth Five -Year Implementation Plan, which is to be adopted by the Agency in 2010, will be required to address these requirements and present a plan for achieving compliance in future years. J. Summary and Conclusions for Housing Activities Since the adoption of the Third Five -Year Implementation Plan for Housing Activities, the Agency's progress has been increased significantly with the development at Tustin Legacy, the former Marine Corps Air Station. The remaining two years of the Five -Year Implementation Plan could see significant reductions in growth due to the housing market constraints. Nevertheless, the Agency is continuing to aggressively pursue every affordable housing opportunity within the project areas and outside the project areas. Based on the Agency's mid-term progress, projects currently in the pipeline, and shifting focus and priorities, it is expected that Agency will achieve its five-year goals and objectives. 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