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HomeMy WebLinkAbout02 HSG ELEMENT UPDT 02-04-02AGENDA REPORT NO. 2 02-04-02 615-90 ~ MEETING DATE: FEBRUARY 4, 2002 ~ TO: FROM: SUBJECT: WILLIAM HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT HOUSING ELEMENT UPDATE SUMMARY California State Law Section 65588 requires that cities and counties update their Housing Element at least every five (5) years. This Housing Element addresses that requirement. RECOMMENDATION That the City Council: 1, Adopt Resolution No. 02-08 certifying that the Final Environmental Impact Report/Environmental Impact Statement for the Disposal and Reuse of MCAS- Tustin (Program EIS/EIR for MCAS-Tustin) is adequate for the Housing Element Update. Adopt Resolution No. 02-09 approving General Plan Amendment 02-001, updating the Tustin Housing Element. FISCAL IMPACT The cost for the preparation of the Housing Element Update was budgeted in 1999 and a portion of the cost related to the Regional Housing Needs Assessment (RHNA) is reimbursable by the State. BACKGROUND The availability of housing and a suitable living environment for every family has been of increasing concern to all levels of government. In California, this concern is addressed by the California Government Code requirement that each City adopt a Housing Element as a mandatory part of its General Plan. State Planning Law requires that cities and counties update their Housing Elements at least every five (5) years. This Housing Element Update addresses that requirement. In October 2000, the City completed its first draft Housing Element Update for the State Department of Housing and Community Development (HCD) review. As a result of HCD review, a number of revisions were requested by HCD. In response, the City completed the Housing Element Update (Attachment 2 - Exhibit A of Resolution No. 02- 09). City Council Report February 4, 2002 Page 2 of 3 On January 14, 2002, the Planning Commission conducted a workshop to familiarize the public with the purpose and intent of the Housing Element Update. On January 28, 2002, the Planning Commission held a public hearing on the Housing Element Update and the environmental document and recommended that the City Council certify the environmental document and adopt the Housing Element Update as proposed. On January 28, 2002, the Kennedy Commission submitted comments via fax. Response to the Kennedy Commission comments was provided to the Planning Commission prior to the hearing and is included as Attachment 4. At the Planning Commission hearing, the following individuals provided comments concerning the Housing Element Update: 1) Ms. Lisa D. Ramirez working for Catholic Charities; 2) Mr. Scott Darrell representing the Kennedy Commission; and 3) Mr. Armando De La Libertad representing financial institutions that focus on construction finance for affordable housing. Staff responded to their comments at the public hearing and included the comments and responses in the record. DISCUSSION Purpose of the Housing Element The purpose of the Housing Element is to assure that the City: 1) recognize its responsibility in contributing to the attainment of State housing goals; 2) prepare and implement the housing element toward attainment of State housing goals; 3) determine efforts that are required to contribute to the attainment of State Housing goals; and 4) ensure that the City cooperates with other local governments to address regional housing needs. In general, the Housing Element sets forth the City's five-year strategy to: · Preserve and enhance the community's character; · Expand housing opportunities for the City's various economic segments; and · Provide the policy guidance for local decision making related to housing. Housing Element Content The City's Housing Element addresses the following topical areas: 1. Summary of Issues, Needs, Constraints, and Opportunities 2. Review of Previous Policies, Programs, and Objectives 3. Identification of Goals and Policies 4. Implementation Programs The Summary of Issues, Needs, Constraints, and Opportunities section summarizes Tustin's current and projected housing needs to form the basis for establishing program priorities and quantified objectives in the Housing Element. City Council Report February 4, 2002 Page 3 of 3 The Review of Previous Policies, Programs, and Objectives section provides a summary of the City's previous policies, programs, and objectives. This allows the City to assess its past performance and provide evaluation of efforts in meeting the identified goals and objectives. The Identification of Goals and Policies section contains the goals and policies the City intends to implement to address a number of housing-related issues. The Implementation Program section provides specific actions the City intends to undertake to achieve the established goals and policies. This section identifies quantified objectives, available financial resources and affordable housing resources, and provides a list of specific programs the City intends to pursue. The Housing Element Technical Memorandum is an accompanying document that provides background information and supporting documentation to the Housing Element. Environmental Review On January 16, 2001, the City of Tustin certified a joint Environmental Impact Statement/Environmental Impact Report (EIS/EIR) for the reuse and disposal of all property at MCAS Tustin (hereafter referred to as the "Program EIS/EIR for MCAS- Tustin"). Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15153, the City of Tustin has completed an Initial Study and determined that all effects associated with the proposed project were adequately evaluated in the Program EIS/EIR for MCAS-Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. The Initial Study prepared for this project is included as Exhibit A of Resolution No. 02-08 (Attachment 1 ). J[J~na Willkom Associate Planner Elizabeth A. Binsack Community Development Director Attachments: 1. City Council Resolution No. 02-08 2. City Council Resolution No. 02-09 3. Planning Commission Resolution No. 3280 and 3281 4. Response to Kennedy Commission Comments ~,COT_PRIMARY~CDD-RDA~Cdd',CCREPORT~-Ious~ng Element Update CCM.doc Attachment 1 City Council Resolution No. 02-08 RESOLUTION NO. 02-08 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT/ENVIRONMENTAL IMPACT STATEMENT FOR THE REUSE AND DISPOSAL OF THE MCAS-TUSTIN AS COMPLETE AND ADEQUATE FOR THE HOUSING ELEMENT UPDATE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: Implementation of the Housing Element Update's goals includes proposed housing development within the MCAS-Tustin Reuse Plan area and infill areas outside the Reuse Plan area throughout the City. Since the majority of future housing units described in the Housing Element Update would be located within the MCAS-Tustin Reuse Plan area, an Initial Study was prepared to determine if impacts to the environment of such housing were analyzed and addressed in the previously approved Final EIS/EIR for the Disposal and Reuse of the MCAS Tustin (Program EIS/EIR for MCAS-Tustin); and Bo Marine Corps Air Station (MCAS) Tustin has been determined surplus to the needs of the Federal govemment and has been approved for disposal by the United States Department of the Navy (DON) in accordance with the Defense Base Closure and Realignment Act (DBCRA) of 1990 (10 USC 2687) and the pertinent base closure and realignment decisions of the Defense Base Closure and Realignment Commission approved by the President and accepted by Congress in 1991, 1993, and 1995; and, The City of Tustin has been approved by the Department of Defense as the Local Redevelopment Authority (LRA) for MCAS Tustin and is responsible for preparing a Reuse Plan describing the reuse of the installation and providing recommendations to the DON for disposal of the former base to various public agencies and the homeless. The goal of base disposal and reuse is economic redevelopment and job creation to help replace the economic stimulus previously provided by the military installation. The LRA submitted the Reuse Plan for MCAS Tustin to the Department of Defense in October 1996 and an Errata amending the Reuse Plan in September 1998; and, Do On January 16, 2001, the Tustin City Council certified the Joint Final Environmental Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal and Reuse of the Marine Corps Air Station (MCAS) Tustin (the Program EIS/EIR for MCAS-Tustin). The United States Navy issued a Record of Decision on the Program EIS/EIR in March 2001. The MCAS Tustin examined in the Program EIS/EIR was 1606 acres; and, I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 Resolution No. 02-08 Page 2 E. In accordance with Section 15132 of the State Guidelines, and the Council on Environmental Quality Regulations (40 CFR parts 1500-1508), the Program EIS/EIR for MC^S-Tustin for the Housing Element Update consists of: The initial Draft EIS/EIR, revised Draft EIS/EIR, and Final EIS/EIR including Comments and Responses on the revised Draft EIS/EIR and all appendices and technical reports thereto; 2. Comments and Responses on the Final EIS/EIR; 3. Redevelopment Agency staff report to the City Council dated November 28, 2000; 4. Minutes of the City of Tustin City Council, dated November 28, 2000; = Redevelopment Agency staff report to the City Council dated January 16, 2001, including the letters submitted to the City Council, a letter submitted to the Tustin City Council and the City of Tustin's written responses, and all other attachments; 6. Minutes of the Tustin City Council, dated January 16, 2001; 7. Initial Study for the Housing Element Update; 8. Response to comments made at Planning Commission meeting F. Pursuant to CEQA Guidelines Section 15153, prior to approving the project the Tustin City Council must: Consider information in the approved Program EIS/EIR for MCAS-Tustin, including comments received during the review period for the Housing Element Update and responses thereto; 2. Decide whether the Program EIS/EIR for MCAS-Tustin is adequate for the project at hand; Make or require certification to be made as described in State Guidelines Section 15090 that is to certify that: the Program EIS/EIR for MC^S-Tustin has been completed in compliance with CEQA; the City Council has reviewed and considered the Program EIS/EIR for MC^S-Tustin; the Program EIS/EIR for MC^S-Tustin reflects the City's independent judgement and analysis; and 4. Make findings as provided in State Guidelines Section 15091 and 15093 as necessary. 1 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Resolution No. 02-08 Page 3 Section 21081 of the Public Resources Code and Section 15091 of the State Guidelines require that the City Council make one or more of the following findings prior to approving or carrying out a project for which an EIR has been prepared identifying one or more significant effects of the project, together with a statement of facts in support of each finding: 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency. Specific economic, legal, social, technological or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the EIR; and State Guidelines Section 15093(a) requires the City Council to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project; and State Guidelines Section 15093(b) requires that, where the decision of the City Council allows the occurrence of significant effects which are identified in an EIR, but are not at least substantially mitigated, the City Council must state in writing the reasons to support its action based on the FEIS/FEIR or other information in the record. Findings of Fact and a Statement of Overriding Considerations is incorporated here by reference; and Pursuant to California Environmental Quality Act (CEQA) State Guidelines Section 15153, the City of Tustin staff has completed an Initial Study attached hereto as Exhibit A and determined that all effects associated with the implementation of the Housing Element Update were evaluated in the Program EIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and previously adopted; and, The Planning Commission at their meeting of January 28, 2002, recommended that the City Council certify the Final Environmental Impact Report/Environmental Impact Statement for the reuse and disposal of the MCAS-Tustin as complete and adequate for the Housing Element Update pursuant to the California Environmental Quality Act. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Resolution No. 02-08 Page 4 II. III. IV. The City Council of the City of Tustin does hereby find that the Housing Element Update is within the scope of the Program EIS/EIR for MC^S-Tustin, an EIR approved from eadier project, and that the Program EIS/EIR for MCAS-Tustin adequately describes the general environmental setting of the Housing Element Update, the significant environmental impacts of the implementation of the Housing Element Update, and alternatives and mitigation measures related to each significant effect. The City Council of the City of Tustin does hereby find and certify that the Program EIS/EIR for MCAS-Tustin is adequate, complete, and prepared in compliance with the requirements of CEQA and the State Guidelines, is adequate under CEQA as environmental document for the Housing Element Update; and The Program EIS/EIR for MCAS-Tustin and the assessment that it is adequate under CEQA for the Housing Element Update reflects the City's independent judgement and analysis. Prior to approving the project, the City Council has reviewed and considered the Program EIS/EIR for MCAS-Tustin, the Initial Study for the Housing Element Update, the Planning Commission minutes, and the comments and responses thereto. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 4th day of February, 2002. JEFFERY M. THOMAS Mayor PAMELA STOKER City Clerk 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Resolution No. 02-08 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) CERTIFICATION FOR RESOLUTION NO. 02-08 PAMELA STOKER, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 02-08 was duly and regularly introduced, passed, and adopted at a regular meeting of the Tustin City Council, held on the 4th day of February, 2002. COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: PAMELA STOKER City Clerk Exhibit A of Resolution No. 02-08 INITIAL STUD Y FOR; CITY OF TUSTII~ HOUSING ELEMEN? UPOA TE City ofTustin Corrm,~'.;nil)' Development Depar, ment 300 Centem~ial \\'ay Tus:in, CA 92780 CITY OF TU$ Con:n:u~:iO' DECEMBER 20O I Table of Contents Section Page !. BACKGROUND ~.1 PRO.rECT I.OCATION ................................................................................................................................ 1 1.2 FNVIRONME.XTAL SET'I'ING .................................................................................................................. 1 1.3 Pro. ier, t description ........................................................................................................................................ 4 1.4 Ciq' action required ...................................................................................................................................... 5 2. ENVIRONMENTAL CHECKI,IST 2.! ENWIRONMENTAL FACTORS PO'I'ENTL~.LLV AFFECTED ............................................................... 6 2.2 DETI-;R2vlINA'HON: (To Be Completed By The Lead Agency) ............................................................... 6 2.3 EVA!,I,'ATION OF EN'VIRONMENTAL IMPACTS ................................................................................7 2.4 REFEP, I-SNCES ............................................................................................................................................. 8 3. ENVIRONMENTAl, ANALkSIS 3.1 AESTHETICS ............................................................................................................................................ 1'7 ~ 2 A GRICL L I L ~ P,~SOU RCES ................................................................................................................ 18 5.3 AIR QUALI'FY. ......................................................................................................................................... 20 2., BiOLOGICAI. ~SOURCES ................................................................................................................... 23 x < CL.._ ~ L R.,kL RESOURCES ......................................................................................................................... 3.6 GEOLOGY AND SOILS .......................................................................................................................... 28 3? IIAZARDS AND ItAZARDOUS N'IATE~ALS ...................................................................................... 3.8 I IYDROLOGY AND WATER QUAI.ITY. .............................................................................................. 3.9 I.AND USE AND PLANNING ................................................................................................................ 38 3.10 MINERAL RESOURCES ......................................................................................................................... 39 3.11 NOISE ........................................................................................................................................................ 40 3.12 POPUI.ATION AND HOUSING .............................................................................................................. 45 3.!3 PL~3LIC SERVICES .................................................................................................................................. 46 3.i4 RECREATION ......................................................................................................................................... 50 , RAFclC ........ 50 2. i 5 TRANSPORTATION ~ ~ . ..................................................................................................... 3.10 UTiLITI ES AND SERVICE SYSTEMS ................................................................................................... 58 3 I- MANDATORY FINDINGS OF SIGNIFIC..UKCE ................................................................................... 62 List of Figures Figure PaEe Figure I Regional l,ocation ....................................................................................................................................... 3 List of Tables Table Page TABI,E 1 NOISE LI!VI-'LS GI'_'NERATED BY TYPICAL CONSTRI."CTION EQI.'IPMENT. ............................... 44 (.:i*,ov %~' Tusli~ · Page i 1. Background This Initial Study has beee prepared to evaluate the potential environmental effects associated with the adoption of the Cuy of Tustin Housing Eiemen: Update (Housing Element Update). This is a revision to the Housing F. lemem that is required every five (5) years by Government Code Section 65588 (b). This analysis has been conducted ill compliance wifll the California Environmental Qua!icy Act (CE. QA) and Guidelines, as amended. PROJECT LOCATION The Regional I.ocation Map (Figure 1 ~ shows the location of the City of Tusrin within the context of the Orange Coumy region. Tusfin is located in Central Orange County and is bordered by a developed unincorporated portion of Orange County (Nm'th Tustin) to the nortil, t!:e City of Orange to the nonhwes'., Santo Ana to the west and southwest, Irvine Io the south, southeast, and east. 'l-he 55 Freeway forms the majority of the City's western boundary, tile I-5 transects the southwestern area of the City. and file Eastern Transportation corridor parallels the City's eastern border. 4.2 ENVIRONMENTAl. SETTING 1.2.1 £'xisting Land Lge The City of Tustit~ is developed wi'.h a mix of commercial, industrial, and residential uses. 'l'ile growth trends in Tustin show significant population increases in the 1980s, followed by a slower rate of growth in the 1990s. From 1980 to 1990, tile City's population inc:'cased fi'om 36,1:9 to 50,689 (40.3 percent). Current population estimates indicate a population increase of 16.464. persons since 1990, representing an increase of 32.5 percent. In 1999, the City's estimated population of 67.153 represented 2."- percent of the County's total population. Ti:e Caliibrnia Department of Finance (DOF) estimated that in January 2000, 2a.861 homes ex:.~ted in 'fustin, and ti:e average household size was 2.94 persons. Based on data derived from the National Decision Systems, 76 percent of owner-occupied re:its in t!:',: Ci'.y are valued at $200,000 or higher. Tile median value for the ownex- occupied units is 5?2.970. which is higher than the Ct~unty as a whole, where the median value is S266.771. Overall, the median resale home prices for zip codes in the City of'l'ustin ranged from 5210,000 to 5386.000. According it> RealFacts ia da:abase publisher specializing in tile housing market), tile average rent fo:' the City of 'l'usti:: was 51,06'* in .March 2000. Tustin has a high p:'.rccntagc of muln-fam/ly units compared to other Oram2e County communities. Approximalely 31.5 percent of thc housing stock is comprised of single-family deta,:hed units w}:ilc 68.5 percent of the housing stock consisls of attached and multi-family units with liv,* or more ',mits. Additionally, 'l-usfin has a proportionally higher amount of renters than owners. In 1999, 41 percent of the housing stock was ox~,'ner-occupied and 59 percent was renter-occupied. According to Table H-7 of tile Housing Element Update, 936.32 acres of vacant land exist in the Cit.v of Tusti::, while another 11.42 acres o!' ]and are underut:lizcd. Based on land use densities, this offers a potential for 29.576 to:al housing units on these properties at buildout capacity. Of the 936.32 acres of vacant land, 389.2 acres are located al the former .MCAS-'l'usti~:, 5~9 acres arc located m ,.he East 'l-ustin Specific Plan areas, and $.1 2 acres are loca:ed generally in infill ncighborhoofis. The 11.42 acres of underutilized land are located gsnerally in the ()id Towr, area. The City of Tust!n is required, per Caiifomia Housing IZienaent law, ~o meet i:s "fair share" of existing and future housing needs for all income groups. As determined by tile Southern California Association of Government I. SCAG), 'l'ustin's '".'air share" is 3.298 additional umts for the 2000-2005 planning period. Based on the analysis of vacant land and undemti!ized land v.'ithin the Ci9'. 2,901 of thc 3.298 housing uni:s (90%) would be provided at tile former Marine Corps Air Stanon (MCAS~ Tustin in accordance wuh the approved General Plan Amendn'mnt. ()timr ]lousing units would be provided lhrough iniili developments wi:hin the rest of the (;ltv. City of 7'asffrt o Page 1. 1. Background MCAS-Tustin. Existing land uses and acrMties at the MCAS-Tustin prior to closur~ of the base are described in the Masterplan Marine Corps Air Station Iustin (DON 1989). Tile single largest land use category in the Masterplan was airfield operations. The next largest category was agricultural uses. On January 16, 200!. the C'ily Council adopted a General Plan Amendment to change the City's land use designation tbr MCAS-Tustin from :Mihtary and Public 'Institutional to MCAS Tuslin Specific Plan. The Specific Plan area is generally bounded by Edinger Avenue to the norM, Harvard Avenue to the east, Barranca Parkway' to the south, and Red Hill Avenue to the west. lnfill developments '?ne infill developments consist of utilizing vacam and underutilized land in other areas of City. The areas include infill neighborhoods primarily' in the Old Town area and scatlered infill neighborhoods e]s:2','here in the Cig' (Figure 1 of the Housing Element Update). Circumstances surrounding the implementation of the Housing Element Update at the MCAS-Tustin and in tim infill sites are essentially' the same. In general, these similar circumstances can be summarized as ibliows: · llousing units at MCA$-Tustin would be d,veloped in an urban sening invoMng mixed land uses, similar to infill development in other areas of the Ci:y; · Developn~ent (.'f housing units in at MCAS-Tustin and infill sites will be required to comply' with the same City's and State's existing regulations pertaining to air quality, noise, water quality, conswaction standards, etc. · Both MCAS-Tustin areas and infill sites will be served by the same ut/lity providers and w-ill utii~ze the same utility system; · Floth ,_MCAS--rusfin areas and infill sites will be sen'ed by the same public sen'ice agencies such as Orange Coumy Fire ..\utherity. Tustin Police Department, 'fustin Parks and Recreation Depar:ment, et:.; · Children in MCAS-Tustin and infili sites of Tus:m would auend Tustin lJnified and Irvine Uniiied schools; · Residents ikon: MCAS-Tustin and infill sites would utilize existing and future parks and recreational facilities available to all CiB' residents; etc. City of Tuslin · Page 2 1. Background Figure I Regional Location. City of Tus!in · Page 3 1. Backgnound 1.2.2 Surrounding Land L~'e The (,'iD' is located in a mature area w/th a mix of land uses. 'Die surrounding cities of Santa Ana, ()range, a]:d lrvine contain a mix of residential, commercial, industrial, and ope~l space uses. PRO.I£CT D~$CRIPTION 1.3. ] Proposed Land Use '?he Housing Element is one of the seven General Plan Elements mandated by the State of California, as articulated in Sections 65580 to 65589.8 of the Government Code. State Law requires that the Housing Element consist of"an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scEeduled progranu for the preservation, improvement and development of housing." TEe residential character of the City is, to a large extent, determined by the variety of its housing stock, its location and physical condition. The Housing Element is, therefore, an official municipal response to the need to provide housing tbr all econon'dc seg'ments of the population. The City of'fustin's General Plan Housing Element and this 1-1ous!ng Element Update detail the City's five-year sn-ategy for enhancing and preserving the communir.v's character, sets fond strategies for expanding housing oppon'umties for the City's various economics segments, and provides the prima%' policy guidance for local decision-making related to housing. The Housing Element Update provides l]}e implementation strategies for addressing thc housing needs of Tust;,n residents through the 2000-2005 planning period. As dzscribed in Seclion 1.2.1. ninety 1:90/ percent of the housing units required by thc Ilousing E]ement Update would be provided at the MCAS-Tustin. Oti]er units would be provided t}u-ough scattered infil! developments within the CiLv. As a result, the initial sludy prepared for the Housing Element Update focuses primarily on the MCAS-Tustin Specific Plan area. This is because the circumstances of the .MCAS-Tusfin ?rojec: studied in the Program EIS..'EIR and thc Housing E!emen: Update pro2ect arc essentially the same. The Fmal E]S.'EIR for Lile Disposal and Reuse of MCAS-Tustin is a Program EIS EIR for MCAS-Tustin that was certified by the Ci~' Council oil .lanuary 16, 2001 (herein after referred to as Program EIS'E1R for MCAS-Tustin). The Program IEiS'EIR for MCAS-Tustin discusses impacts related to the implementation of the Specific Plan and is incorporated in the initial study by this reference. A cop)' of free Program EIS EIR for MC..\S-Tustin is available for public review at ,.,he City ofTust:n Communib RedevelopTnent Agency located at 300 Ccl:tennial Way. Tut, tin. CaliRn-nia 92780. Tile Housing Eiemen! Update provides in-depth anaiysis o£ the City's population, economic, household, and household stock characteristics as required by State i,aw. '['he Element also provides a comprehensive evaluation of programs and regulations related to priority goals, objectives, and program actions that directly address the needs of 'fustin residenu. The Housing Element Update is only one facet of the City's overall planning program. Tile California Govern.re. :r.t Code r:ouires :hat General Plans contain an integrated, consistem set of goals and policies. The Housing F, lement is, therefore, affected by development policies contained it: other elements of the General Plan. 1.3.2 Project Phasing The i lousing Element Update addresses the 2000-2005 fix'v-year timef'.'arne. Implementation of thc housing dement at MCAS-Tustin is contingent upon adoption of the proposed Specific Plan Ibr MCAS-Tusdn. City of Tustin · Page 4 1. Background 1.3.3 Purpose of Initial As discussed in the project location, most of',.he development of new housing units would take place at the former MCAS-Tustin. The purpose of the initiai smd3' is to determine whether the Program EIS'E1R for MCAS-Tustin would adequately describe the project's general environmental setting, significant environmenta! impacts, prqject alternatives, and mitigation measures related to each significant impac:. The knit/al smd3' is also designed to determine whether there are any additional, reasonable alternatives or mitigation measures that should be considered as ways of avoiding or reducing the project's s:gnificant effects. '['he C~ty of'l'ustin is close to its build-out capacity. Opporlunities to meet its "fair share" to build additional 3,298 housing units in the City largely depend on the avai]abiiity of the former MCAS-Tustin land. This land is the only significant ama of vacant m:d underutilized land that is available :n the City to accommodate a large number of housing units. Other vacant land identified in the East Tustin area are relatively built out since aimost all entitlements in accordance to the East Tustin Specific Plan have been granted and rile project is currently under its final construction stage. 'the Program ElS EIR for MCAS-Tustin identified several impact categories where significant impacts to the environment could not be mitigated to an insignificant level, and accordingly a Statement of Overriding Considerations was adopted by the City ofTustin ibr approval of the General Plan Amendmenl on January 16. 200i. For the purpose of this initial study, an evaluation has been made to ensure that intI:acrs previously identified re!ating to this project have not been intensified. Mttigation measures identified in the Program EIS EIR for MCAS- Tustin to minimize the impact that would be applicable to this project have been identified. The Program ElS EIR for .MC..*~S-'l'ustit: also identified several impact categories where impac:s could be lessened to a level of insignificance w/th lhc imposition of mitigation measures, l-~ach of these impact ca:egorles was analyzed to determine If new impacts associated w~th the project would occur the'. were no~ identified in the Program EIS EIR. Impa;t categories not idel:tified to have a potential impact in the Program EIS'EIR ;hr MCAS-'Fusfin have bern reviewed and identified in the initial smd5, to determine ii' the project would create any additional or new s/gnifican: impacts which were no: considered by the Program EIS'EIR fur MCAS-Tus~in. ~.4 CITY ACTION REQUIRED The proposed action is the adoption of the llousing Element Update of the City's General Plan (the "ltousing Eiement Update"). Cit.~ of Tuszb~ · .Page 5 2. Environmental Checklist ENVIRONMENTAL FACTORS POTENT/ALL Y AFFECTED The environmental factors checked below would be potentially affected by this project, invoMng at least one impact tha; is a "Potentially Significanl Impact," as indicated by the cl:ecklist on pages 9 through 15. [] Aestt'.e:~= ~ A~r,~u"a! Resou-~s ~ Air ~ual;ty ,'-] Bio'~iza: Res'~Jr:es 1"""'"'"'"'"'"'"',~ %ltJ."a: .=.esources [] 3e3,o;? / So,is [] ~.aza,"as & h.,za."do;.;s Mate'ials [] Hydroid§? l Water 3Ja.,:? [] -ac:~ :./se ~ Plan~:.n; [] M.ne.~l Aesoumes ~ ~,slse ['-] "'oD.'iat, on i h~usin,?, [] Furdic Ser,.::~ [2 Retreat.on [] Trar. soc-,am'~ I T'-aff. c Fm d:ilities, Se,".,~ce Systsms [] Mandat?y ;~nd~;s of Sg~i':car. cs 2.~ OETERMINA TION: (To Be Completed By The Lead Agency) On the basis of this initial evaluation, I find that: Tile proposed project COULD NOT have a significant effect on tile environment, and a NEGATIVE DF. CLAIL.\TION be prepared. j Ahhough the proposed prqjcct could have a sJgniiicant efft, ct on the environment, there will not be a significant effect in this case because revisions in the project have been rna& by or agreed to by tile pr~ect proponent. A .MITIGATED NEGATIVE L)ECL. ARATION will be prepared. ] ; The proposed project MAY have a significant effect on the environment, and an ENVIRONM£NTAL. IMPACT Pal/PORT i'equired. ~ Although :he proposed project could have a significant effect on tile cm'ironment, because all potemiaily significant e.qb:ts ~ al have beer. ana!yzed adequately in an earlier EIR purst~znt mappiicable standards and (b) have been avoided or mitigated pursuant to that earlier E!R., including revisions or mitigation measures that are imposed upon the project, nothing furti~er is required. ] Pursuant to Section ~5164 ofthe CEQA Guideli.nes, an E[R has been prepared earlier m~d only minor technical chanues additmns are necessary to make the previous Ell>` adequate, and these changes do not raise imponan', new issues about the significam effects on tke environment. An ADDENDUM to the EIR shall be prepared. I Pursuant to Section 15164 of Lhe CEQA Guidelines, and EIR has been prepared earlier; however, subsequent proposed changes in thc project and.or new inibrmation of substannal importance will cause one or more significant cf feces no previousiy discussed. A SUBSEQUENT EIR shall be prepared. .h]gilalure Dale P]'inled name }'7or City of T~asrin o Page 6 2. Environmental Checklist £VALUATIOIV OF ~NVIRONAf.CN?AI. IMPACTS A brief explanation is required Jbr all answers except "No Impact" answers. The enviromnental checklist on pages 9-!5 is the starting point of the analysis. A "No Impact" answer is adequate!y supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rapture zone). A "No Impact" answer is explained where it is based on project-specific factors, as well as general standards (e.g. the project would not expose sensitive receptors to pollutants, based on a project-spectfic screening analysis). All answers take account of the whole action involved, including off-site and on-site, cumulative and project-level, indirect and direct, and cons'ruction and operationa.: impacts. Once the lead agency' Fas determined that a particular physical impact ma)' occur, then the checklist answers must indicate whether :he impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if'here is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant lmpact" entries when the determination is made, an EIR is required. In this case, the Program EIS~EIR for MCAS-Tustin has been reviewed to detern'dne ii' it :s adequate for this project. Earlier analyses may be used for subsequent activities if the effects of the pi'eject have been adequately analyzed in a program EiR. In this case, a brief discussion should identify the tbllowing: Earlier Analysis Used. Identify and state where the)' are available for review. Impacts Adequately Addressed. Identify which cfi¥cts fi.om the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on :he earlier analysis. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mit/gat/on measures which tx'ere incorporated or refined from the earlier document and the extent to which the)' adclr2ss sltc- specific cend:tions ~br thc project. Lead agencies are encou]'aged to incorporate into the checklist references to information sources for potentml irnpacts (e.g. general plans, zoning ordinances). Reference to a p:evmusly prepared or outside document sl:ould, where appropriate, include a reference the page or pages where the statement is substanliated. A source list should be attached, and o~er sources used or individ.':als contacted should be cited in the discussion. Supporr,'~;g la."orn:azion Sources: A source list should be attached, and other sources used or indMduals contacted should be cited !n the discussion. Ci~y of T~stin · Page 7 2. Environmental Checklist I. AESTHETICS- Would fl~e pro. jeer: a) Have a substantial adverse effect on a scenic visla? New More Significam Severe Impact Impacts No Substantial Change From Previous ~lnab:sis b} Subs "mntially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and ils surroundings? d) Create a new source of substantial light or glare which would adversdy affect day or nighttime views in the area? 11. AGRIC[:LT[RE RESOURCES: In determ./mng whether impacts to agricultural resources are significant environmental effects, lead agencies ma)' refer to the California Agricultural Land Evaluation and Site Assessment Model (199]') prepared by the Caiifomia Dept. of Conservation as an optional model to use in assessing impacts on a~riculmre and farmland. Would the project: a) Convert Prime Farmland, Unique Fanmland. or Farmland of State~dde importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resom'ces Agency, to non-agricultural use? b) Conflic: with existing zoning for agricuhural use, or a Williamson A¢I contract? c,~ lnvoh'e other changes in the existing environ.mere u'hich, due to their location or uamre, could result in conversion of Farmland, :o non- agricultural usc? III. AIR QU..M.ITY: Where available, tile significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Courier with or obstruct implementation of the applicable air quality plan? b') Violate an>.' air quality standard or contribute substantially to an existing or projected air qualiry violation? c) Result in a cumula:ively considerable :let in:reuse of any criteria po!lmant for which the project region is non-at~ai~m~ent under an applicable federal or state ambient air quality s:andard (including releasing emissions which exceed quantita:ive thresholds for ozone precursors)? Ciry of Tustin · Page 8 2. Environmental Checklist New Mbre Significant Severe Impact Impacts d) Expose sensitive receptors To substantial pollutant concentrations? e; Create objectionable odors affecting a substantial number of pet>pie? IX,'. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the Caiifomia Depanmem offish and Game or U.S. Fish and Wildlife Service? b) Ilave a substantial adverse effect on an)' riparian habitat or other sensitive natural community identified in local or regiona~ plans, policies, regulations or by the Califomm Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section :04 of the Clean Water Act (including, but not limited to, marsh, vzrnal pool, coastal, etc.) th.rough direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migrator>' fish or wildlife s~ecies or wflh established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? c) Conflict with any local policies or ordinances protect/.ng bio!ogical resources, such as a tree preservation policy or ordinance? f) Conflict witl: thc provisions of an adopted Habitat Conservation Plan, .Natural Community Conservation Plan, or other approved ioca!, regional, or state habitat conservation plan? V. CUI_TURAI. R_ESOURCES: - Would the project: a) Cause a substantial adverse change in the significance ora historical resource as defined in ~ 15064.5? b) Cause a substantial adverse change in the significance of an archa:ological resom'ce pursuant to ~ 15064.5? c) Directly or indirectly destro)' a unique paleontological resourze or site or unique geologic feature? d) Disturb any human rcmains, including those interrcd outside of formal cemetc:ics? .¥o Substantial Change From Previous Analysis [] E] City of Tustin · Page 9 2. Environmental Checklist VI. GEOLOGY AND SOILS: - \Vould the prQect: a) Expose people or structures to potent/a! substantial adverse effects, including .'.he risk of loss, injury, or death involving: ,Vew More Significant Severe Impact hn.ryac;s .\o Subxtantial Change P)'om Previous ,4 Rupture ofa kno~,'n earthquake fault, as delineated on the most recent A]quisbPriolo Earthquake Fault Zoning .'Map issued by the State Gcologis~ tbr the area tlr based on other substantial evidence ora known fault'? Refer to DMsion of Mines and Geology Special Publication 42. ii) Strong seismic ground shaldng? iii) Seismic-related ground faiiure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss oftopsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-I-B of the I. initbrm Building Code 111994), creating subs:antic] risk.,.' to iife tlr property? e) Have soils incapable of adequately suppo,'ting :he use of septic tanks or ahematwe waste v,'aler di~osal systerns where sewers are no: available ibr the disposal of waste wa:er? VII.ItAZARDS ANI) I-I. AZAIIDOliS MA'FI']RIAI.S: \Vou~d the project: a) Create a significant hazard to the public or :he environment ti~rough the routine transport, use. or &sposal o:'haz:ardous mater!als? b) Create a significant hazard to the public or :he environment through reasonably foreseeable upset and accident conditions involving ti~e release ofhazardou.s materials into the envtronment? c) Eh:it hazardous ernissions or hand;e hazardous or azu:eiy hazardous ma'.er:als, substances, tlr waste within one-quarter mile of an existing or proposed schoo'.? [] [] [] d) tie located on a site which is included on a list of hazardous materials sites compiled pursuant to Goverrmaen! Code Section 65962.5 and, as a rest.'!t, ;vould it create a signiiica:n imzard :o the public or tim m:v~ronmcnt? e') For a project located within an airport land use plan or, where such a plan has not been adopted, with'.n two miles of a public airport or public use airport, would the project result in a safety kaza:'d for people residing or working in the project area? ............ City of Tuslin · Page 2 0 2. Environmental Checklist 5) For a project within the vic?n?.':3' of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) impair implementa:ion of or physically' interfere with an adopted emergency response plan or emergency evacua:ion plan? h) Expose people or structures to a significant risk of loss, injm.T or dealk invoMng wildland fires, including where wildiands are adjacent to urbanized areas or where residences are intermixed vdth wildlands? VIII. HYDROLOGY AND WATER 0UALITY: - Would the pro. ie:t: al) Violate any water quality standards or waste discharge requirements? b) Substantially d~lete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficn in aquifer volume or a lowering ofthe local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses fi~r wl-.ich pemfits have been granted)'? c) Substantially alter the existing drainage pay. em of'he site or area, including through the alteration of the course ora stream or river, in a manner which would result in substantial erosion or siltation on- or off- site? d~ Substantially alter the existing drainage pattern of the sfle or area. including through the alteration of the course of a stream or river, or substantially increase ti~e rate or amount of surface runoff in a manner whick would result in flooding on- or off-si;e? e) Create or contribute runoff water which would exceed the capaciLv of existing or plan_ned stormwmer drainage systems or provide substantial additienal sources of polluted runoW: f) Otherwise subs:anfialiy degrade water quality? ~,} Place housinc within a l(lO-vear flood hazard area as mapped on a federal Flood }lazard Boundary or Flood Insurance Rate Map or other flood imzard delineation map? h'! Place within a !00-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, in ur3' or death !nvolving flooding as a result of the failure ora levee or dam? j) Inundation by seiche, tsunami, or mudflow? New More Significant Severe Impact Impacts No Substantial Change From Prm,ious Analysis City of Tustin · Page 1 1 2. Environmental Checklist New More Stgn~fic. ant Severe Impact Impacts IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established corrmqunity? .¥o Substantial Change From Previous ,.lnal?sis b) Conflict with an}' applicable land use plan. policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan. specific plan. local coastal program, or zoning ordinance) adopted for the purpose of avo/ding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural comm,,mity conservation plan'? X. MINERAl, RE.qOURCES - Would the project: a) Result in the loss of availability of a known mineral resource :hat would be ofvaiue to the region and the residents or,he state? b) Resul: in the loss of avaiiabili~' ora locallv-±mvorxant mineral resource recovery site delineated on a local general plan, specific plan or other iand use plan? XI. NOISE - Would the projecl result in: a) Exposure of persons to or generat/on ofnoise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies'? b) Exposure of persons to or gencration of excessive groundbome vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the prt~ect vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels ex/sung wi:hour the project'? c) For a project located within an airport land use plan or, wh~:re such a plan has not been adopted, within two miles a? a public airport or public use airport, would the project expose peopie residing or working in the project area to excessive noise levels? f) For a pro.iect within the vicinity ora private airstrip, would the project ext>ose people residing or working in the project area to excess noise levels? XII.POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and bus(nesses) or indirectly (for example, through extension of roads or o~er inf:'astructure)? City of Tustirt · Page 12 2. Environmental Checklist .X'c'~v A,lore .5'ign(~cant Severe [%'~act Impacts b) Displace subs:antial numbers o£existing housing, necessitating fi~e ~ construction of replacement housing elsewhere? c) Displace substantial numbers ofpeople, necessitating the consu'uction of replacemenl housin-. ~ elsewhere? XIlI. PUBLIC SERVICES a) Would tile project resul: !n substantial adverse physica~ impacts associated wi.',h the provision of new or physically ahered govemmemal facilities, need for new or physically altered governmental thciliues, the construclion of whtch could cause significant environmental impacts, in order to maintain ac~:eplable service ratios, response times or other performance objectives for ans' of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? XIV. RECREATION- a) Would the project increase the use of existing neighborhood regional parks or o;her recreationai flcilities such thru substantial physical deterioration of the facility would occur or be accelerated? b) Does the pro. ieee include recreafiona! £aeiiities or reqmrc ti:e construction or expansion of rec:'eational fac, iliuzs Much rmght have an adverse physical ef£zct on thc environment? XV. TR.ANSI~ORTATION.'TRAFFIC-- Would the p:'t!leCt: a) Cause an increase in waffle which is substantiai in relation to the existing traffic load and capacity of the stree! system (i.e. result in a substantia! increase in either :he number of vehicle raps, the volume to capacity ratio on roads, or congestim: at intersections)? b) Exceed, eiflncr individually or cumulatively, a level ofservict standard es'~ablisbefl by the county congestion management agency for designated roads or.hi g, hwavO,_. c) Result in a c!:ange in air ':rafiic patterns, including eifl~er an increase in traffic lex e.'s or a change in localion that resales in substantial safew risks? d) Substantially increase hazards due to a design feature (e.g. sl;arp curves or dangerous in:ersections) or incompatible uses ('e.g.. lhrm equipment)? e) Result in inadequate emergency access? FI Result in inadequate parking capac~t)"? ,Vo Substantial Change From Previous · 4 n a h's is City of Tus'dn · Page 1 3 2. Environmental Ghecktist Conflict with adopted policies, plans, or progran'~ supporting ahernative transportation (e.g. b,m; turnouts, bicycle racks)? XVI. I:'TII,I"I'IES .,',.ND SERVICE SYSTEMS .. Would the pro. iect: a) Exceed wastewater treatment requirements ofthe applicable Regmna, Water Quahty' Control Board'? b) Require or restlll in the construction ofnew water or waslewater tzeatm=nt facilities or expansion of existing facilities, the construction of which could cause sigmificant environnaental effec:s? c) Require or result in the construction of new storm water drainage facilities or exrmns~on of existing facilities, :he construe:ion of which could cause sigmficant environmental effects? Have sufficient water supplies available to serve the project fi'om exist!ng entitlements and resources, or are new or expanded entillements needed'? c~ Resul: in a delerminat!on by the wastewater n'ealment provider which sec'es or may serve the project that it has adequate capacity to serve thc project's projected demand in addition '~o thc provider's existing cornnfitments? i) Be scrxed by a landfill with sufficient permitted capacity to accommodate the pro. iect's so'Ad waste disposal needs? g' Compiy wifi~ fcdera!, state, and local ssa:utes and rcgulatians related to solid wasle? XVII. MANI)..XTORY HNDINGS OF SIGNIHCANC, E a) Does the project have the potential to degrad.2 the cualitv of the envSronment, su~.stantialiy reduce the habitat 05 a fish or wildliSe species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the nun'facr or restrict the range of a rare or endangered pianl or animal or eliminate important examples of the m~or periods of Califonua history or prehistory? b) l)oes the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incr2mental effects of a project are considerable when viewed in ce.'.,,neczion wnh d~e effects of pas~ projects, the effects of other curren: p:'o. iects, and the effects of proba'c!e ti;ture projects)7 c) Doe; :ice project have em'iromnental effects which will cause substanual adverse effects on imman beings, either directly or indirectly? .Ve~;. .[lore Sign 0'?cant .~'e vere Impact Impac.:.v .'Vo Substantial Change th'om ,4 nalvsi.~ City of Tus~in o Page 14 2. Environmental Checklist REFER£NC£$ Reference City of'l'ustin General Plan, January 16. 2001. City of Tustin Housing Element Update, November 200!. State Department o.~'Finance. Populanon. and Housing Estimates, 1999. Final Em'iromnental Impact Statement"Environmental Impact Report (EIS,'EIR) for the Disposal and Reuse of MCAS-'I'ustin (Program EIS'EIR for MCAS-Tus:in), January 16, 2001, including Response to Comments, Final Volume 2 and 3 of Final Environmemal Impact Statement. Environmental lmpact Reporl (EIS.'E1R) for the Disposal and Reuse of.MCAS-Tusm:. City Counci! Staff Reporl, January 16, 200 I. Marine Corps Air Station (.X'ICASiI Tustin Specific P]an'Reuse Plan, October 1996 and September 1998 Errata. .Maste ,rplan .Marine Corps Air S:ation Tustin. DON 1989. City of Tus~in · Page 15 2. Checklist Environmental 7'iu's page' is inu;ntionall.:: lc'l? blank. City of Tus~in * Pa.ge 16 3. Environmental Analysis The previous Section 2.3 provided a chec 'ldist of environmental impacts. This section provides an evaluation of the impact categories and questions contained in the checklist, and identifies mitigation measures where applicable. Mitigation measures idenufied in the Program EIS."EIR for MCA$-Tustin shall be implemented through adoption of the Spec:tic Plan for MCAS-Tustin. 3. ~ AESTHETICS a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Development anticipated by the Housing Element Update would be located in mostly urbane'zed areas or areas lhat are planned :o be urbanized thal are not pan of scenic vistas. No scenic vistas are located in the vicinity of an5' proposed development locations, such as Old Town infill developments, lnfill developments identified in Table H-6A and Figure 1 of the Housing Element Update, and potential residential development at the former MCAS-Tustin. Furti:er, the Ci:y of Tustin does not contain any City- or County-designated scenic highways. Therefore, implementation of the proposed projec~ would no: create significant impacts on scenic vista, scenic resources, and scenic highway. Mitigation Measures. Monitoring Required: · No mitigation measures are necessary. c) Sources: Tustin City Code Tustin General Plan Housing Element Update Program ElS 'EIR for MCAS--rusfin (Pages 4-81 to 4-87) Substantially degrade the existing visual character or quality of the site and its surroundings? The proposed projec: estimates up to 3,298 ur. ks for development..Ninety (90) percent of these housing umts would bc consu-ucled within the Reuse Plan area. As each component of the Reuse Plan is developed over 20- years, flmre would be visual contrast created as previously tmdevelopad land at ~e former MCAS-'I'ustin converts to u:.'bau uses or existing structures are demolished. The visual qua]/~y of the project sites would be improved through application of the specific urban design features such as landscaping, as development occurs. Mitigation Measure Vis-I of the Program E!S'EIR for MCAS-Tustin would provide measures to reduce the poten'.ial visual impacts ~o a level of insignificance. lnfil] developments ouuside of the MCAS-Yustin Reuse Plan area would be developed in accordance with the City's Land Use Element and development standards and would not create a demonstrable negative aesthetic effect to the City's visual qualifies. With the CiD"s existing Design Review process that requires specific findings for development compatibility with the surroundings, including heigh~ and bulk of the bui;ding, exterior mamrials and colors, iandscaping, etc., it is not anticipated that future infi!l deveiopmems would create any s,gn',ficam visual impacts. No furth-"r mitigation measures would be reouired beyond those !dentificd ii; the Program EIS"EIR for MCAS- Yustin, which are hereby incorporated by ref:rence. Cit~ of Tus~in · Page 17 3. Environmental Analysis d) M,igation Measures "Monitoring Required: · Vis-1 o£Program E1S'E1R for MC.,\S-Tustin. An urban design plan shal! be adopted to provide for distinct and cohesive architectural and landscape design, features and ~eatments, and karmor, y with existing adjacent landscape. This shall be accomviished with adoption of the MCAS-Tustin Specific Plan, whicia is discussed in the Program EIS 'EIR. Sources: Tustin City Code Tustin General Plan IIousing Element Update Program EIS EIR for MCAS-Tustin (Pages 4-81 to 4-87) Create a new snurce of substantial light or glare, ~'hich would adversely affect day or nighttime views the area? Ncxx development in accordance wi~ the CiD"s Housing Element Update wou~d new create sources of light and g!are such as exterior lighting, lighting of streets and walkways, and interior lighting which could be visible from the ours/de. The development of housing units at the former .'vICAg-"Fustin would potentially iucrease light and glare to surrounding areas, lto~ever, the development would not result in an.,,, ~rnpacts beyond those identified in the Program EIS Ell( for MCAS-'l'ustin. No :\mher mitigation measures would be required beyond those idcntifiec] in the Program ElS EIR for .%lCAS-Tustin, which are hereby incorporated by referen:c. 70 mimmize potential light and glare impact> for infill developments, future development would be required lo comply with Tustin's Security Ordinance. In addition, the lights and glare shall be controlled flirough design controls and building materials restrictions as pan of the City's existing Design Review process. 'Fne Design Review process requires specific findings ~o be made for develonment compatibility wi:h its surroundings inc;udmg exterior il[ununation. Mitigation .'vleasures 'Monitoring Required': · Vis-I of Program EIS.EIR for NICAS-Tustin. An urban design plan shall be adopted to provide R)r distinct and cohesive architectural and landscape design, features and treatments, and harmon.',' with the existing adjacent landscape. This shall be accomplished with adoption of thc MCAS-Tus:in Specific Plan, which is discussed in the Program I:IS'EIR. $o:lrccs: Tusti,a City Code 'Fustin General Plan Housing Element Update Program ElS I!IR for MCAS-Tustin {.Pages 4-81 to 4-87) 3.2 AtlRICUI. TURE RESOURCES Cil'g of Tustin . Page 18 3. Environmental Analysis a) b) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland). as shown on the maps prepared pursuant to tile Farmland Mapping and .~$onitoring Program of the California Resources Agency, to non-agricultural use? According to *.he Farmland Mapping and Monitoring Program, the City of Tusrin currently contains Prime Farmland located at MCAS-Tustin. The implementation of the Reuse Plan would result in a sigmificant adverse effect of converting prime agricultural land to a variety of urban uses. Approximately 289 acres of Prime Farmland would ultimately be developed witi~ housing units. The Program EIS. EIR for MCAS-Tustir. has provided :letai]cd analysis of the alternatives and potenual miligation measures and concluded thru the impact is unavoidable. Other available vacant or underutilized land wnhin the Cig' identified as potential land for residemial developments are not zoned or used for agricu]~al uses. Iherefore. no significant impacts to farmland resour;:cs would result from the dcvcloprnen: of these infill lands. The imp:ementation of the llousing Element Update xxould potentially result in a significant impact o£ converting agricultural land to urban '..'sas at the former MC..\S-Tuslin Reuse Plan area. However, the implementation of the Housing Element Update would not result in an5' impacts beyond those identified ;n the Program ElS EIP, for .MCAS-Tustin. No further mitigation measures would be required. Mitigation Measures .Monitoring Required: · No mitigation measures were determined to be feasible for MCAS-Tustin. A Statement of Ovexiding Considerations is required. Sources: Tustin City Cocie Tustin General Plan l lousing l':lement Update Pro.am EIS EIR for MCAS-'I'ustin (Pages 4-109 to 4-' :3.~ Conflict with existing zoning for agricultural use. tlr a XVilliamson Act contract? The City of'l'ustin General Plan does no~ include any land designated for agricultural use. Furthermore, .'.here is no land zoned solely for agricultural purposes or covered by a Williamson Acl contract in the (7ir,.'. The \Viliiamson Act xx as adopted in !965 and established a voluntary farmland conservation program which restricts c, ontrac~ed land to agricultural and. or oven space uses for at least ten ,,'ears. Landowners who enroll their '.ands would rcce!ve preferential tax treatment based on the cema; use of the land for agricultural purposes, as opposed Io the un.restricted market value. The prex'ious interim agricultural uses at MCAS-Tustin have been discontinued s!nce preparation of t?.e Program EIS E!R for MCAS-Tustin were not nor are infill develor~ments areas wi'~hin the City under a WiEiamson Act contrzcL Mitigation .Measures'Moniloring Required: · No rnifigation measures are necessaD~. Sourc','s: Tustin General Plan t%using Element Update Program E1S.'EiR for MC AS-'I ustin (Pages 4-109 io 4-113) CiL¥ of Tustin · Page 19 3. Environmental Analysis c) lnvnlve other changes in the existing envirnnment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? The (:it5' of'gust'in General Plan does not contain any land designated for agricultural use. Furthermore, there is no land zoned solely for ag-ricultura! pu:3*oses. Except for those impacts identified under Section 3.2 (at above, there are no evidence or changes in :i~e existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use. Mitigation Measures Monitoring Required: · No mitigation measures are required. Soarces: Tustin Cit'3' Code Tustin General Plan Housing Element l..:pdate Program EIS 'EIR for MCAS-Tustin (Pages 4-109 to 4-] 13) 3.3 AIR OUALITY a) Conllict with or obstruct implementation of the applicable air quality plan? b) Violate an)' air quality standard or contribute substantially to an existing or projected air quality violatiun? c) Resull iu a cumulatively cnnsiderable net increase of an)' criteria pollutant for which the projecl region is non-attainment under an applicable federal or state ambient air quality standard (iucluding releasing emissions that exceed quantitative thresholds fur ozone precursors)? d) Expose seusitive receptors to substantial pollutant concentrations? The Itousing Element Update !denufies an assigned fair share growth in the City for 3,298 new housing units tl,a'ough 2005. According to the South Coast Air Quality Management District CEQA Air Qua:ity Itandbook. the air quality impacts of the development of 3,298 dwelling units would exceed the District's thresl,.old significance. New development would generate pollutant emissions due to new vehicle taps, use of construction equipment, and off-site power and natura: gas genera:ion. During the zonstwaction phases of ~ndividua] development protects, conslmction vehicles and activ!ties would also generate emissions. Air pollutant emissions associa:ed x~ith the project could occur over the short-term tbr demolition, site preparation and construction activities to support the proposed land use. In addition, emissmns could result ikorn th." lo:cC- term operation of the completed development. · Short=Term Construction-Related Impacts Short-term emissions are those occurring during ,,he construction phases of individual developments m the CiLv. Air quality impac:s may occur during the sile preparation and construction actMties required to prepare the proposed on-site land use. Major sources of emissions dur:ng this pkase inciude exhaust emissions generated during demolition of an existing structure, site preparation and subsequent structure erection and fugitive duse generaled as a resuit of soil disturbances during excavation activities. The Program ElS EIR fi}r MCAS-Tustin idemifies impa:ts that wouid result from the construction of the hausing units at the Reuse Plan area. 'Ye minimize these impacts, fature development projects would be required to comply with specific construction centre', measures identified in mitigation measure AQ-1 and AQ-2, if no'; already required by ti~e SCAQMD Rule 403 re~ated ~o wind entrainment of fugnive dus!. These mitigauon measures are inco~.'pora:ed herein. Citg of Tus'..in · Page 20 3. Environmental Analysis For infill developments, tile C/tv will require compliance with AQMD Rule 403 relaled to air quality' construction control measures and the Cny's standard const:'uction control measures (i.e. controlling construction parking to minimize traffic interference, providing temporary traffic control during construction activities to improve traffic flow, etc.). This would reduce air quality construction-related impacts to a less than significant level. · Long-Term Air Quality Impacts l.ong-term air quality impacts are those associated with the emissions produced from project-generated vehicle trips as well as from stationary sources related to the use of natxral gas for healing and use of electrici',y for lighting and ventilation. The net increase in new development anticipated by the Housing Elcmen'.. Update is related to a change in the number of housing units and additional vehicle trips. Long-term emissions from mobile (vet:icular) and stationary sources within the Reuse P:an area ."re identified in the Program EIS'EIR for MCAS-Tust:n as significant and unavoidable. Mitigation measure AQ-4 re!ated to indivifiual development's Transportation Demand Management (TDM) plan would reduce the impact, but flaere are no feasible mitigation measures tkat wil; reduce the impact to a less-than- significant level. l.ong-term emissfons resulting from infill developments is insignificant if developed individually but ct~uld be significant cumulatively. These impacts shall be reduced through urban design pla:ming as suggested m the CEQA .Air Quali.'.y Handbook prepared by the South Coast Air Quality Management District (i.e. incorporation of bus turnouts, pedestrian friendly site design, provision for bike lanes, etc.). Through thc City's Design Review process, these design measures shall be determined on a case-by-case basis as d',,welop,.'aents are proposed. Compliance w/th these measures wo,.~;d reduce impacts rc!ated lo long-term emission to a less fi;an significant level. · Consistency with South Coast Air Basin (SCAB) Air Quality .Management Plan (AQMP) Although 'due City's measures related to air quality tbr ini:.ll development has been identified in the AQMP prepared by the SCAQMD, the development of the .MCAS-'Tustin Reuse Plan was not included by SCAQMD in t2:e modeling assumptions for tee !994 or 1997 AQMP. The 2000 AQMP has not bee:: approx'e!. SCAQMD wdl need to include the MCAS-'fustin Reuse Plan in the 2000 AQM? and future .,\QMPs. In summary, development anticipated by the ltousing Element Update is in com, liance with the growth projections in the City's Land Use and Circulation Elements. The implementation of the Housing Elem2nt Update would resuh in both short-term anti long-term impacts. These impacts include construction-relatzd impacts associated with clearing and grading of :he sit: and construction of building and infrastructure and operational mxpacrs am'~butable to air emissions fi'om vehicular travel and generation of air contarr, inan'~s by the developn',ent. These impa:,~s wou;d not rcsuh beyond those idemif:,ed in the Program EIS.'EIR for MCAS- Tustin. No further mitigation measures wouid be r2quired beyond those identified in the Program EIS EIR for .'XlCAS-Tustin. lnfill developn:ems would be evaluated on an individual basis when the specific dcvdopmem is proposed. Such develomx~en?. :ne:st com?iy with tl:e City's Design Review process and such will reduce potential impacts :o a less than significant level. In adfii~.mn, under CEQ..\, the degree of specificity recuired in an environmental review corresponds to the degree of specificity involved in tl'.e project (1~ C.C.R. § 15146i. Thu~:, an ~'nvironmental analysis office adoption ora general plan clement will necessarily be much more general :hah an environmental review on a co.'.:s~ruction project. City of Tus~in · Page 2 1 3. Environmental Analysis Mitigation Measures Monitoring Required: .Mitigation measures have been adopted by the Tustin Cily Council in the Program EIS..EiR for .VCAS-Tustin. Mitigation Measure AQ-1, AQ-2. and AQ-4 applies to the irnplemenration of housing element updat: and ,,','ill be required to minimize significant construction air quahty imp, acts, bm would not reduce the cumulative trnpact below a level of significance. Program Mitigation Measure AQ-4 was required to reduce op~ations ern/ssions at non- TDM projects. However, Program ElS EIR also concluded that Reuse Plan related operational air quality impacts were significant and impossible to full)' mitigate. ..\ Suatemem of Ove,'riding Consideration for the Program EIS EIR for MCAS-Tusfin las been adopted bF' ti~e Tustin Ci."y Counci! on January 16, 2001. AQ-1 - I f determined feasible and appropriate on a project-by-project basis, the City of Tustin and the City of lrvine, as applicable, shall require indMdua! development projects to implement one or more of the following control measures, if not ah'eddy required by the SCAQMD under Rule 403: - Apply water twice daily, or chemical soil stabilizers according to manufacturers' specifications, to all unpaved parking or staging areas or unpaved road surfaces at all actively disturbed sites. Develop a consmmtion traffic management plan that includes, but is no! limited to, rerouting construction trucks off congested streets, consolidating truck deliveries, and providing dedicated mm lanes for movement of construction trucks and equipment onsite and offsite. Use electricity frotn power poles rather titan temporary diesel or gasoline powered generators. - Reduce n'affic speeds on all unpaved roads to '.5 m=h or less. - Pave construction roads that have a traffic volume of more than 50 dai:v trips bF' construction equipment or 150 meal daily trips for all vehicles. - Apple,' approved chemical soil stabilizers according to manufacturers' specifications to all inactive construe;ion areas (previously graded areas inactive for four days or more). Replace ground cover in disturbed ar',2as as quickly as possible. Enclose, cover, wa~:r twice daily, or apply approved soil binde:'s according to manufacturers' specifications, to exposed piles of gravel, sand. or dm. Cover ail trucks hauling dirt, sand, soil. or other loose ma~ena!s, and maintain at ieast two Iaet of fi'eeboard (i.e., n'dnimum vertical distance between top of the load and top of the trailer). Swee~ su'eets at thc end of the da)' if visible sol! material is carried over to adjacent roads (us~ water sweepers with reclaimed water when feasible). !nstaE wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. AQ-2 - I."nless determined by the City of Tustin to be infeasible on a project-by-project basis due to unique project characteristics, the City of Tustin shall require the project proponent to use iow \eec arclntecttu-a! coatings for ali tn',e~ior and exterior palming opera'.ions. AQ-4 - The City of Tustin shall require the project proponent to utilize applicable transpo:'tation management measures to be implemented, as determined appropriate or feasible on a case-by-case basis, as follows: Reschedule truck deliveries and pickups for off-peak hours. Implement lunch simttle servme from a worksite(s'~ to food establishments. Implement compressed workweek scbeduies where weekly work 5ours are compressed into t~wer than iive days, such as 9.80.4'40, or 3 36. P:ovide on-site child care and after-school facilities or contribute 'to off-site develo¢ments within walking distance. Provide on-site employee services such as ca/~ter!as, banks, etc. City of Tustin , Page 22 3. Environmental Analysis e) 2.4 b) - Implement a pricing structure for single-occupancy employee parking, and. or provide discounts to ride sharers. - Construct off-site pedestrian facility improvements such as overpasses and wider sidewalks. - Include retail services w/thin or adjacem to residential subdMsions. - Provide shuttles to m~or rail transit centers or multi-modal stations. - Contribute to regional transit systems (e.g., right-of-way, capital improvements, etc.). Synchronize u'affic lights on streets impacted by development. Construct. contribute, or dedicate land for the provision of off-site bicycle trails linking the facility to designated bicycle commuting routes. Include residential units witlfin a commercial development. Provide off-site bicycle facility improvements, such as bicycle trails linking the facility to designated bicycle commuting routes, or on-site improvements, such as bicycle paths. lnclude bicycle-parking faciiities such as bicycle lockers. - Include showers for bicycling and pedestrian empJ. oyees' us:'. - Construct on-site pedestrian facilit3.' improvements, such as building access which is physically separated from s~eet and parking lot ~affic. and walk paths. · No miugation measures are necessary for infill developments Sources: Tusfin City Code Tustin General Plan Housing Element Update Program EIS,'EIR for MCAS-TusIin (Pages d-207 to 4-224) Create objeclionable odors afl'coting a substantial number of people? Odors are one of the most obvious forms of air pollution Io the general public. Odors can present significant problems for both thc source and tt',e surrounding com_munity. Although offensive odors seldom cause physical harm_ they can cause agitation, anger, and concern to the general public. Most people determine an odor to be offensive (objectionable) ~f it is sensed longer than the duration of a human breath, t)3oically 2 to 5 seconds. 'll~e potential odors associated with the project are from the application of asphalt and paint during construction periods. 'l-nese odors, if perceptible, are common in the environment and would be of wry limited duration. In addition, due to their nature as residential housing un'ils, no obnoxious odor would result fi'om development o7 housing milts i~en:ifi~d in the Housing .'Element Updale. Mitigation Measures %'lonitor!ng Required: · No mitigation measures are necessary. Sources: Tustin City Code Tustin General Plan ttousing Element Update Program EIS EIR for MCAS-Tustin BIOLOGICAL RESOURCES Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local nr regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by.' the California Department of Fish and Ga me or U.S. Fish and V(iidlife Service'! City of Tus'dn ,, Page 23 .3. Environmental Analysis d) e) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Cnnflict with the provisions of an adopted Habitat Conservation Plan, Natural Commnnity Conservation Plan. or other approved local, regional or state habitat conservation plan? Biological resources include plan: and animal species and the habitats or communities within which they occur. The implementation of ti~e lIousing Element Update consists of dev~iopment within MCAS-Tustin and iufill areas outside the MCAS-Tustin. Impacts associated w:th Biological Resources within the MCAS-Tustin area would occur at the construction phase for implementing the Reuse Plan development. In general, impacts can be surmmarized as £ollows: Vegetation Vegetation it: :he R. euse Plan can generally bc categorized as cultivated fields or non-native grassland. There are only individual renmants of native plant species. The agricul:ural field on the Air Station are regularly cultivated with mw crops. Because of the agricultural and historic military uses, the cultivated fields and landscaped areas do not proxide suitable habitat for rare plant species known from the region. :ks such no miugation measure related to vegetation is necessary. Wildlife, Sensitix e, Threatened, and Endangered Wildlife Species Agricuhural, residential, and industrial land uses sun'ounding the MCAS-Tustin and other vacant land area Lvpically would limi: a site's value as wildii£e habita:. The Program EIS,'EIR for MCAS-Tustin identified Southwestern Pond Turtle, "species of special concern." within the MCAS boundary; however, based upon ~he analysis in the Program ElS EIR, thc sighting was found w~th!n areas identified for development of conunercia! and conmae:'cial businesses. Theretbre, no impact to southwestern pond turtle habitat woukt result from the implementation of the i'lousing Element Update at the MCAS-Tustin. lnfill developments identified in 'f'abie ]J-6A of tine Housing Element L'pdat2 would occur in the urbanized area of the City. The properties are nor loca:ed or. ans' ripar:an habitat or otiacr sensitive natural community. Therefore, it is not anticipated that the sites would contain endangered wildlife, protected riparian habitats, or an)' other biologmai resources. Mitiga:ion Measures Monitoring Required: · No mitigation measures are necessary. Tust!n Cit3 Code 'fustin General Plan [lousing Element Update Program EIS EIR tbr MCAS-Tustin (Pages 4-103 to 4-107} Ci;!J of Tustin o Page 24 .3. Environmental Analysis c) Have a substantial adverse effect on federally protecled wetlands as defined by Section 404 of the Clean Waler Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? The development of housing units within the MCAS-Tustm Reuse Plan would have impacts to wetlands. The Reuse Plan is situated in the 'l'ustin Plain, which is underlain by the h'v:ne groundwamr basra. The site is situated in historic marshland which was ill]ed over 60 years ago for cultivation. The Pc:ers Canyon Channel, an unlined drainage channel, traverses the MCAS-Tustin area. Based on the 1999 detern'fination, the Reuse Plan contains and estimated total of' 29.0 acres of' jurisdictional waters. Approximately 12.8 acres of jurisdictional waters would be indirectly impacted by channel improvements by Orange County Flood Control District (OCFCD). Another 16.2 acres of jurisdictional waters, ofwhtch 2.4 acres are classified as vegetated or seasonal wetlands would be directly impacted. The Program EIS.'EIR for MCAS-Tustin has identified mitigation measures to reduce tmpacts associated with jurisdictional waters and wetlands to a level o£ insignificance. These mitigation measures are incorporated herein. lnfill deve;opl'nent sites identified in Table II-6..5 of the Housing Element Update ,,.re not loomed on federally protected we:iands...\s such. no impac~ would result from the development of the sites. h: sunt_mary, the imF. lementation of the Housing Element L'pdate. particularly the develoement ax the MCAS- Tustin Reuse P!an area. would polentiaily create impacts :o vegetated and seasonal wetlands. The Program I'.'IS EIR for .MCAS-Tastin identifies wetland impact mitigation. There would not be any additional impacts beyond those identificcl in the Program EIS.E!R for .MCAS-Tus:in. No further mitigation measures would be required beyond '..hose id2ntified in the Program EIS EIR. for MCAS-Tustin. Mitigation .Measures 'Monitoring Recuircd: · Sources: Bm-l. Development project proponent affecting jurisdictional watm's of the U.S. or vegetated wetlands shall be rcqmred to obtain Secuon 404, Section ~60!, and ot?.er necessary pemms prior to grading invoMng wetlands. A replacement ratio for affected we:land resources shall be det.~'rmined in consultation with regu:,ato~3' agencies as part or permitting process. The ac.:iom proposed an Peters Canyon Channel shall be m~:igated by the Orange County Flood Control District wino is :?:.e project propoaent fo:' flood conn'o! improvement. No mitigation measures are necessary for infill developments. Tustin CiD' Code Tustin General Plan Housing F, lement Update Program EIS 'E[R :'or MCAS-Tustin (Pages 4-103 to 4-107} 3.5 CULTURAL RESOURCES a) Cause a substantial adverse change in the significance of a historical resource as defined in {}15064.5? Section 10564.5 dc/'mes historic resources as resources listed o,' determined to be eligible for listing by the State Itistorica~ Resources Commission, a local regis:er of kistorica~ resources, or the lead agency. Generally a resource is considered to be "histo:'ieally significant," if it meets one of tire following criteria: ls associated with events that have made a significant contribution to the broad panerns of Califi~rnia's h/story aud cultural heritage; City of Tusffn · Page 25 3. Environmental b) ii. Is associated with the i~ves ofpersons important in our past; iii. Embodies :he distractive characteristics of a Lvpe, period, region, or method of construction, or represents fne work of an imponam creative individual, or possesses high artistic values: or ix'. Has y~eldcd, or may be likely to yield, information important in prehistory or history (} 15064.5) Approximately ninety (90) percent of the construction of residential units described in the Housing Element Update would occur at :he former .MCAS-'l'ustin area. However, none o£ the housi~'.g will be built on or adjacent to historic sites ar MCAS-Tustin. Infi]! developmems may occur wnlfin the City's designated Cul:ura] Resources Overlay' District. Developmc::: within this disu'ict is reqmred to comply with developmen: standards in the Zoning Code, including a Design Review process in ,,lie Disn'ict. The Design Review process requires specific findings to be made to ensure the proposed design is compatible and consistent with lhe City's Cultural Resources District design criteria and development standards. Compliance with the City's Design Review and Certificate of ;',,ppropria~eness procedures would reduce potential impacts to a 2evel of insignificance. In summary, ,.he implementation of the Housing Eiemenl Update would nol result in pot~:n:ial impacts Io historical blimp hangars and eligible historic districts at MCAS-'I'ustin. Mitigation M:asures Mon.itoring Required: · No mitigation measures are necessary. Caus~ a 15064.5? Tustin Cib' Code Tustin General Plan 110using Element Update Program EIS.EIR for MCAS-Tu:gun (.Pages 4-93 to 4-99) substantial adverse change in lhe significance of an archaeological resource pursuant to § Impacts 1o a:cheo!ogical sites are considered significant on]3' if the sites themseh'es are deemed sisn~ficanl. Tile majoriD of ti, e i:ot,sing dev:lopn:cnt identified in thc Housing Element tlp:tate would be located in file .MC..\S-Tusfin F, cuse Plan area. To detemsne if fi. ere are any archeoiogical si~es located in the MCAS-Tusfin Reuse P!an area. various surveys were conducted. In summary, one archeological site was recorded but it is believed :o l:ave been destroyed. Tile State ltistoric Preservation Office (SItPO) has concurred with the assessment that the site has been adequately surveyed and the site has been considered to be insignificant due to its lack of integrity. Therefore, fl~ere would not be an adverse affect on the one known archeoiogical resource the Reuse Plan. Grading actMties at the Reuse Plan, however, ma)' uncover buried archeological resources. this case, appropriate mitigation measures were identified ir' the Program EIS 'EIR tbr MCAS-Tusti:~. Infill devciopmenrs outside of the Reuse Pla.q are located in the urbanized areas of the City. The City's Gcncrai Plan does nol identify the thrill seres as sensitive areas and there are no known archeologi:a! resources exist in fl~e thrill sites, l lo~x ever. througk City's standard p.,'ocedur..'s and policies, if buried archeo!ogical resources ar:: ibund, a cemfied archeologists ,,vculd need to be re;ained to assess the site significance and perform appropriate mitigauon. The implememation of Housing Eiemem L'.pdate would not resu!i in any in:pac~s beyond :hose identified in the Program EiS.EIR for MCAS-Tustin. No further mitigation measures would be required beyond those identified in the Program EIS EIR for .MCAS-Tusth~. City of Tustin . Page 26 3. Environmental Analysis Mitigation Measures'.'Monitoring Required: · Arch-2 - Prior to iss'.:ance of grading permits, the CiLv o£ 'i'usun shall require the project proponent m retain, as appropriate, a county-certified archaeologist. If buried resources are found during grading within the reuse plan area, a oualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American vie~"point shall be considered during this process. This could include testing or data recovery. Native American consultation ~hall also be initiated during this process. · No mitigation measures are necessary for infill developments. Sourccs: Tusfin Cny Code 'fustin General Plan llousing Element Update Program EIS EIR for MCAS-Tustin (Pages 4-93 to 4-99) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Development anticipated by the housing element would be legated mostly in .'.he MCAS-Tustin Reuse Plan :'-rea. Grading in the P, euse Plan ma)' destroy geological deposits within which unique paleontological resources are buried. In anticipation of possible m~pacts m resources, a Paleontological Resources Management Plan (PILMP) has been prepared which would apply to any t.~pe of grading, development actMty at the Reuse Plan. Tile Program ElS ETR for MCAS-Tustin has incorporated mitigation measures to reduce potential impacts to less ~han significant ievels by requiring certified paieontologism to be retained re assess the site agnificance of archeological resources and conduct salvage excavation of unique paleontological rsscurces, if they are found. Infill developments would be loca:ed in th: urbanized areas. The City's General Plan does not identify the infil! sites as sensilive areas and there are m) known pa!eonlological resources exist in the infill si~es. However. through (hry's s:andarci procedures and policies, if buried paleontological resources are found, a cemfied . _ m~,.gauo,.. ~,aieomolo~is~ would need to be retained to assess :he site sigmficancc and ?erfomq appropm~e ,i.,. ' , The implementation of Housing F. lernen: Update would not result in any impacts beyond those identified in t!): Program ElS EIR ~br MC.\S-Tustin. No fu:'ther mitigation measures would be required beyond those identified in the Program EIS E1R for MCAS-'l-ustin. Mitigatior..Measures Monitoring Required: Paleo-I - The City of Tustin shall each require the project proponent to comply w/th ~e requirements established in a PRMP prepared for :he s~m, which details the methods to be used for surveillance of construction grading, assessing 5rids, and actions to bc taken in the event that unique paleontological resources are discovered dnriEg construct:on. · Palco-2 - Prior to the issuance of a grading pe"mit, tiv.: project proponent shall provide wrinen evidence to the Cir,,' of'rustin, that a county-certified paleontologist has been retained ta conduce salvage excavation of unique paleontological resources if they are found. · No m/tigation measures arc ncc:'-ssary Ibr infill develoFments. Sources: Tustin City Code 'l'ustin Gcne:'al Plan Housing Element l..'pdate Program EIS EIR for .\lCAS-Tustin (Pages 4-93 to 4-99) City of Tustin · Page 27 3. Environmental Analysis d) Disturb an)' human remains, including those interred outside of formal cemeteries? &6 a) Due to past agricultural uses at the Reuse Plan and current urbanized character of the City, it is considered highly unlikely that any human renmins would be uncovered due to the proposed project. For development in the Reuse Plan, the Program EIS'EIR for MCAS-Tustin has incorporated mitigation measures to reduce potential impacts to less than significant levels by requiring a certified archeologist to be retained ~o assess the site significance of archeolog~cal resources as~d conduct salvage excavation if any human remains are found. lnfill developments would be located in the urbanized areas. Al:hough unlikely, grading of these sites may uncover human remains. I£ any human remains are found during grading, a qualified archaeologisl would be recuired to assess the site signiticance and perR)rm the appropriate mitigation. '?he ~mplcmentation of ~e Housing Element Update wouki not resuh in any impacts beyond ~hose identified in the Program EIS FIR tbr .MCAS-Tustin. No further mitigation measures would be required beyond those identified i.n the Program EIS'EIR tbr MCAS-Tust!n. Mnigation *leasur*:s 'Montlori~:g R. eouired: · Arch-2 - Prior to issuance of grading p2rmits, the City of 'l'ustin shall require the pro.ioof proponent retain, as appropriate, a county-certified archaeologist, lfburied resources are found during grading withir. ~he reuse plan area, a qualified archaeologist would need to assess the site si_tm/flounce and pe,'-tbrm the appropriate mitigation. The Native American view,ooint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. · No mitigation measures are necessary ih:' thrill development. Sources: Tustin City Cod Tusrin General Plan Housing Element Update Program ElS EIR R)r MC..\S-Tustin (Pages 4-93 to ~-99) G£OLOGY AND SOILS Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or dealb involving: Rupture of a known earthquake fault, as delineated ou the most recent Alquist-Prioio Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of .Mines and Geology Special Publication 42. ii. Strong seismic gruund shaking? iii. Seismic-related ground failure, including liquefaction? ix'. Landslides? Geotechnical hazards that may affect the development of housing units within the Reuse Plan ar~a and In:ill areas are citi:er re:.ated to seisrmc events or non-seismic events. Gcote:hnical hazards not related to carthq=ake activity include local senlement, regional subsidence, expansive sot!s, construction-related slope instabiliD', e:'osion, lands]ides, and mudfiows. Seismic hazard.-.' include sm'face de!'auh displacement, h~gh-intensi~y ground Cizy of Tus~.'in · Page 28 3. Environmental Analysis b) shaking, ground failwe, ground lurching, tsunami and seiches, and flooding artribmable to dam failure after at: earthouake. According to die City's General Plan, there are several unnamed faults within 10 to 45 miles of the Cctv. mapped by the DMsion of.Mines and Geology. The fault with the most potential for actMty is the E1 Modena Fault; however, it and all o&er faults are considered inactive. The City does not lie within the bounds of an "Earthquake Fault Zone," as defined by the State of California in the Alquist-Prioio Earthquake Fault Zoning Ac:. There are a number of faults in the southern California area which are considered active and which could have an effect on the site in the fbnn of moderate to strong ground shaking, should they be the source of an earthquake. These include, but are not limited to: the San Andreas fault, the San Jazinto fault, the Whittier- Elsinm'e fault, th',' Chino fauh and the Newport-inglewood fault zone. '~e possibility of ground acze!eration or shak/ng at the site may be considered as approximately simila;' to the southern California region as a whoJ. e. The Newpon-h:glcwood Fault (about 10 miles southwest of the C/ty) would likely generate the most severe si~e ground motions. The Newport-lnglewood Fault would be capable of a maximum credible roaCh:rude of 7.1. Estimated peak horizontal ground accelerations resulting from the above-stated maximum credible earthquakes on the Newpon-lngiewood Fault are on the order of 0.43g. The duration of strong motion on the Newport- !nglewood Fault would be about 26 seconds for a 7.1 magnitude earthquake and about !i seconds tbr a maximum probable earthquake or 5.9 magnitude. Since any areas in the City would be subject to strong ground shaking during major earthquakes, similar to other areas in California. any development that occurs would be required b) City Ordinance to comply with seismic desig-n parameters contained in the most current version of the Unifom~ Building (7ode for seismic zone 4, Title 24 of the California Building Code, and the standards of the Structural Engineers Association of California. Compliance with these existing building standards is considered thc best vossible means of reducing seismic hazards. 'l'heretbre, no significant impacts are anticipated as a result of ~n:plementation of the Housivg Element Update. Mitigation Measures'Monitoring Required: · No mitigation measures are necessary. Sources: Tusnn City Code Tustin Genera! Plait Housing E~ement Upda;.e Program EIS,EIR for MC..\S-Tustin (Pages 4-115 to 4-!21 ) Result in substantial soil erosion or the loss of topsoil? Developments anticipated by the housing element are mostly located in the MCAS-Tustin Reuse Plan area. The Program EIS FIR for .'MC.\S-'l'ustin i:tentified the soils in the Reuse Plan area as expansive, unstable, and subject to erosion. Grading within the Reuse Plan could result in increased erosion rates, especially if grading is conducted in dr3'. bm windy, summer weather. Such activities are required to comply with the existing City regulations related to erosion and ruimff control. Once an individual site is graded and landscaping vegetation :s establisi~ed, the erosion pment!al of the soils would be diminished to a level o£ insignificance. Therefore, the :.mpact is considered iess titan significant. Infill areas outside the .MCAS-Tustin Reuse Plan are relatively fiat and surface runoff woukt be simihrly controlled by existing City regulations. Future developments wouid also be required to comply wit!; Best .Management Practices and other City regulations zo m!n:mize potential erosion and scdtmentation impacts into City of'i'us'.in · Page 29 ,3. F.,nvironmental Analysis II c) d) City sm.'.'m drains. In addition, development sites are requh'ed by City Code to be knproved with landscaping which would reduce the potential for on-site erosion, after construe.eton. No significant impacts are anticipa:ed. M itigatior. M,zasures"Monitoring Required: · No mitigation measures arc necessary. Sources: 'l'ustin City' Code Tustin General Plan Housing Element Update Program ElS EIR for MCAS-Tustin (Pages 4-i ~5 to .-,-._ 1 ) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? l.,iquefar, tian describes a phenomenon ir. which cyclic stresses, produced by ear:hquake induced ground motion. create excess pore pressures in relatively cohesionless soils. This occurs in areas where the ground water table is within 50 feet of the ground surface. According to the C~ty's General Plan, softs in 'rustin are more susceptible to lieuefaction in the southgm portion of the CID'. 'lq~e area north of :he ffeexxay is identified as being moderately susceptible. Soils in the foothill areas are generally not susc','puble to liquefaction due to the more solid underlying geologic struzture and lower water table. The MCAS-Tus:in Reuse Plan area .}:as a high probability of liquefaction in ~he event of a major eartkquake. Thc' Program E!S.EIR for MCAS-Tus:in addresses potcntia'. ~mpacts that may resuh from liquef'action, and mit:uation measures were incorporated to reduce :he potential impacts to a level of less than significant. Areas with. in the Reuse Plan leave also been determined by the State geologist to be within a liquefaction hazard zone. Compliance w/th existing State and local regulations and standards and established engineering praccdures and ~echniques would provide adequate pro:ection from geotezhnical hazards. As a result, the potential impact would be less fi. lan significant. Similar m the Reuse Plan, thrill developments outside the R:'use Plan would also b: required to co:nply with existing State and local re2ulations and s:andards, and the State Department of Conservation. Mines and Geology Division's established engineering procedures and ~echn:ques. to identify necessary improve:riCheS m ce:sure iong-tt'rm geotechnical stabilit3.'. *'litigation .\.leasures .Monitoring Required: · No mitigation measures are necessary. Sources: Tustin City Code Tustin General Plan Housing Element Upda:e Program EIS'EiR for MCAS-Tustin (Pages 4-1 ! < to 4-121 ) Be located on expansive soil, as defined in Table 18-I-B of lhe ['niform Building Code (1994), creating substantial risks to life or property? Developmen:s anticipated by the Housing Element Update consist o£ development in the YlCAS-Tustin Reuse Plan area and lnfill areas outside the Reuse Plan. The Program EIS EIR for MCAS-Tustin noted that thc MCAS-Tustin Reuse Plan area lies within an area ofhigit to ~ery higi~ expansivity of soils, infill areas outside the Reuse Plan have not been identified as areas with expansive soils. City of Tustin ,, Page 30 3. Environmental Analysis e) b) As part of'.he C~ty's development review, each development would be required to provide determination of the expansion potential of on-site soils and implement appropriate remedial measures in accordance with the City's requiremenm. The m=asures might include the removal of clay-rich soils and replacement wi:h specific thickness of non-expansive ~.ranular soil beneath the s:mcmres, concrete slabs, and footings. M~xing during grading of !ocalized expansive so!ls with granular non-expansive soils could a~so be used to reduce this hazard. Pos:-construction drainage control to keep water from collecting under or adjacent to structures might also be used to reduce the hazard. Compliance with Stme and local regulations and standards, and estabiished :ngineering procedures would not result in an unacceptable potential r!sk of loss, injury, or death. Impacts related ~o expansive so!Is would be less than significan:. Mitigadon Measures.'Monitonng Rea uired: · No mitigation measures are necessary. Sources: Tustin City Code Tustin General Plan ltousing Element Update Program ElS 'E1R R~r M CAS-Tustin (Pages 4-115 to 4-12 I) Hax'e soils incapable of adequately supporting the use of septic ranks or alternative wastewater disposal syslems where sewers are not ax'ailable for the disposal of wastewater? Developments anticipated by the Housing El. ement Update consist of development in the MCAS-Tustin Reuse l'ian area and [nfill areas oulside the Reuse Plan. The in:plcmen:ation of ~5e P, euse Plan woulcl recuire iinprovemen! to the existing sewer system located at the Reuse Plan area. The Pro,am EIS'EIR for MCAS- 'l'ustin discusses ti~e needed improven~.ems to accommodate tke anticipated d,'evelopment. In general, ti~e existing ihcilities located in the Reuse Plan area ~x ould uhm:ately be replaced ~-ith mstallatk,'n of new s=wer sys'.el?~S. Infill developments arc located within urbanized areas of the City. Developments that occur hn the iniill areas are required by existing Cny reguiation lo unlize thc local sewer system. Compliance with ex/sting State and local regulations and standards reia:cd to soil condnion and cornp]ianve with the State Departrncn: of Conservatiom Mines and Geology Division's established engineering procedures would reduce a~y potential impact to a leve', of insignif..cance. Mitigation Measures .Monitoring Require'h · .No mitigation measures are necessary. Sources: Tusfin City Code Tustin General Plan Housing Element Up¢la~e Program EIS. EIR for MCAS-'l'us:in (Pages 4-32 to 4-46) HAZARDS AND HAZARDOUS MA TERIALS Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Creme a significant hazard to the puhlic or the em'ironmenl through reasonable foreseeable upset and accident conditions involx'ing lhe release of hazardous materials into the em'iron~nent? City of Tus~in. · ?age 3 1 $. Cnvironmental Analysis c) d) e) Emil hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste wilhin one-quarter nfile of an existing or proposed school? Be located on a site which is included on a list of hazardous materials sites compiled pursuaut 1o Government Code Section 65962.5 and. as a result, would it create a significant hazard to the public or the environment? The Program EIS.'EIR for MCAS-Tustin has identified areas with po:eh:iai environmental contamination and debris on the site as a resul: of milltary activities. The Department of :he Navy (DON) is in the process of implementing various rm,'nedial ac:ions ti:a: wil! remove, manage, or iso~axe potentially hazardous substances. This is required by the Federal Law. Although the development of residential units wi:hin the Reuse Plan would not result or create significant hazardous substance, recreational uses (commercial, golf coarse, and parks) to support the residential uses may utiiize pesticides. \Vithin the high tech research and developmen: area of the COlnmercial land use designation. various hazardous substances may be used. However, through compliance with existing applicable Federai. State. and local regulations, any potentlal impa,::s v, ould be reduced to below a level of significance. Infill developmems would be unlikely, to use, transpor:, or dispose significant hazardous materials due to their nature as residential properties. O'.her ti:an those chenficals B'pically found in residential properties (i.e. cleaning solutions, fertilizers, etc. regulated by the Orange County Health Dcaartment if disposed improperly), no hr-.za:'d o:' hazardous materials would likely be u-ansponed, used, d~sposed, released, or enfined. Therefore, no sign!titan: impact aould result from the infill developments. Mnigation Measures '.Mon:toring Required: · No mitigation measures are necessary'. Sources: '1 us:in (5it3: Code Tustin General Plan Housing Element [ 7pdate Program ElS EIR for MCAS-Tustin (Pages 4-!30 to 4-!55'.} For a project located within an airport land use plan or~ where such a plan has not been adoplred, within two miles of a public airport or public use airport, v, ouid the project result in a safety hazard for people residing or working in the project area? John Wayne Airport is located approxima:eiy m'o miles somhwest of the Ci:y of Tustin. Th!s ihciiity is thc primary airport serving Orange Coun:y. Land use restrictions exist for areas adjacent to and under fligh: patterns for John Wayne Airport. These regulations restrict sensitive uses in order to minm'fize fl~e potential loss of'life and property h~ the event of an aircraft accident, to reduce noise impacts, and to reduce thc risk of aircrai't colliding with ~all buildings or other .;tru,:tures. Thc develomn:n:s anticipated by tile llousing I'-'lement Update consJs', of deve!opments in the MCAS-'rusfin Reuse Plan and infill areas outside ti~e Reuse Plan. The a~rcraft par:em for Jolm Wayne Airport crosses north of ;he westerly portion of lustin and in t!',e vicinity of Red Hill Avenue. adjacent to the Rcl-;se Plan a;'",a. According to ,Mrport Land Use Commission (AELUP), no restrictions are in place in cohjun,ztion with possible crash zones. However, the Reuse Plan falls with!n a 20,000 .Coot area of concern fbr buildings with heights ranging from 110 feet ~o 200 feet. Since i~ousing units at '~he Reuse Plan area is unlikely to bc over :hree (3) stories in heigh: or over fora' (49,. feet, no impact would result from the developmen; of housing units a[ the MCAS-'I'ustin. .X.li.:iyation .Measm'es Monitoring Required: Ciiy of Tus'dn . Page 32 3. Environmental Analysis ~) h) · No mitigation measures are necessary. Sources: Tustin Ci',y Code 'l'uslin General Plan Housing Element Update Program EI S'EIR for MCAS-Tustin (Pages 3-13 to 3-~7) For a project 5~'ithin the vieinily of a private airstrip, would the prnjeet result in a safety hazard for people residing or working in the project area? 'l'here are no private airsrr,ps located within the C~.'y of Tustin: therefore, the proposed pro. icc: would not resuh in any signi:hcam safely hazards from private airstrip, airport related activitv. .'Mitigation Measures Monitoring Reeuire~: · No mitigation measures are necessary. Sources: Tustin Cia.' Code -i'us:in General Plan Housing Element Uadate Program ElS 'Eli{ for MCAS-Tustin (Pages 3-13 to 3-17) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? The proposed project wou'.d not conflizt with the City of'Fustin's emergency response or evacuation plans. :\s hmtsing units m the £om:er MCAS-Tustin area develop overtime, a ,xew roadway network syslem would be added in accordance xvilh lhe pkasing plan described in the Program EIS.'EIR tbr MC..\S-Tustin. The new roadway system includes an emergency response plan and emergency evacua',ion plan. 'Fnerefore, ne adverse impact would be antizipated. With ,'~:spect to thc inJ]][ areas, no :onfl~ct xxit!-: tee Cxv o!' Tustin's emergency response or evazuanon plans would be an.nc:pared. Compliance w~th ti~e Cw.,"s Land 13se Elemen:.. Cireulanon Ele~nent, and Public Safety Element would ensure that propesed developments would nor imerfere or impair lhe implementation of an adopted emergency response plan or emergency evacuation plan. Mitigation :Measures Monito:'ing Required: · No mitigation mca.rares are necessarv. Seurces: T'ustin CiLv Code Tuslin General Plan llousing Elcn:em Update Program ElS 'EIR for MC.-XS-Tustin (Pages 4-139 to 4-162) Expnse people or struclures to a signilieant risk of loss, injury, or death inroh'ing wiidland fires, including where wildlands are adjacent lo urbanized areas or where residences are intermixed with wildlands? The Orange County Fire ..\u~horitv identified t;vo major sections of the Ciq,.'---r:sidential and commercial districts souti~ o£ ti~: Santa ..\na l"ree,,x ay and north of Edinger Su'eet- -- as having inherent fire danger problems, which could result in extensive :'hres under worm-case conditions. This whole area includes high-densiLv resldential davelopment composed of wood frame buddings with shake shingle roofs. The second area of Ci:u of Tusrir. · Page 33 $. Environmental Analysis concern is .*lie Peters Canyon area. This is adjacent to a wildland interface area i?om which natural fires could sprsad to residential neighborhoods. Urban and wildland fire haz:'rfis could result fi'om a number of causes, including arson, carelessness, home or industrial accidents, or from ignorance of proper procedures for home or bus/ness repairs. Lox,,' wa:er pressures could also contribute to fire hazards in Tustin. -['he current practice and code requ!rements for use of fire retardant rooting materials, the enforcement of building code that assure adequate fire protection, tbe upgrading of emergency waler hne capac:ues :n coRiuncfion wire development as required by the Orange County F~re Autheri.:y, and the Ci:v's and Orange Coun.'v Fire Authorities maintenance of its mutual aid agrecmcn: with surrounding jur/sdictions will reduce the risk of loss, injtuT, or death from fires. Mitigation Measures,Monito:'ing Required: · No mitigation measures arc necessary. Sources: Tustir. C, ity Code Tustir. General Plan Housing Element Update Program EiS'EIR for MCAS-Tustln 3.8 I-IYOROLOGY ANO WATER QUALITY a. Violate any water quality standards or waste discharge requirements? 'the Housing Element U~date anticieates the develop:nent of 3.298 housing units. As these units are developed. wastewater would be discharged into the local sewer system and on-site drainage would flow into the City's existing StOl'm drain system...'\s part 9f Section 402 of the Clean Water Act, the U.S. Environmental Protection Agency (EPA) has established regulations under the National Poll.,:'tion D~scharge Elim!na:ion System (NPDES) program to con.':rol :iirect storm water discharges. In California, the State Water Quality Comrol Board (WCQB) administers thc NPDES pern:irting program and is responsible for developing NPDES perrnhting requirements. The NPDES program regulates industrial po!lu:ant discharges, im:luding consrraction activities. The City of Tustm is a co-sermittee with tile County in thc National Pollution l)ischarge Ehnaination Syslem (N PDFS) perm:t. Fu'.ure development would be required to comp!y with the NPDES program. Additionally, through the City's ex~sting regulations, compliance with waler c.'.t,aliry standards and waste discharge requirements in construction operations is required, thereby reduci::g potent/al water quality impacts to a level that is !ess that, s!gnificant. Mitigation M:asures. Monitoring P, eeuired: · No n-dtigation measures are necessary. Sources: 'fustin City Code Tusrin General Plan Housing Elemem Update Program EIS 'F. IR for MCAS-Tustm (Pages 4-32 to 4-46) Tustin Water Department and Ir'vine Ranc}: Water' District Ci'~y of 7:asrin · Page 34 3. Environmental Analysis Co do Substantially deplete groundwaler supplies or interfere substantially with groundwater recharge, such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells wonld drop to a level which would not support existing land uses or planned uses for which permits have been granted)? Groundwater resources in the area consist of a complex system of aquifers and aquicludes, separated by bedrock or layers of soil. The Cit,',' of -l'ustin is located within thc East Coos:al Plain Orange County g:'oundwater basnn. The C,,'iLv straddles the lrvine, Forebay, and Pressure sub-areas of the Orange Coumy Basin. Within these systems the aqu:fers are separated by low-permeability strata known as aquitards, which generally limit the vertical hydraulic exchange between the aquifers. The Basin is replenished with flows from the Santa ..\ne River and imported water suppiies purchased from Metropolitan Water District. The Orange County Water District actively and beneficially manages the Basin. The develonment of 3,298 additional housing units by 2005 would increase water consunmtion in the City as well as increase dependence on local and imported supplies of groundwater. The Program EIS. EIR for MCAS- Tustin discusses impacts related to groundwater supplies and rect:.arge, and according to the IRWD, there ns adequate water capacity to supply civilian reuse development at the former MCAS-Tustin. As in the infi!l areas, the City's Water Department has also de, cfm/ned that there would be adequate water supply to support infill devek)pments. 'l'here:bre, no significant impact to groundwater supplies or g-roundwater recharge would resu'.t from thc implementation) of the Housing Element Update. Mitigation Mcasures3/lonnoriag Required: · No mitigation measures are necessary. Sources: 'l'u. stil: Ciw Code Tustin General Plan ltousing Elemenl Update Program ElS Ell>` for .',lC:\S-/ustin (Pages .~-32 to 4-46'~ Tustin Water l)epartmen: and lrvine P, anch Water District Substantially alter the existing draiqage patient of the site or area. including through the alteration of the course nf a stream nr river, in a manner which would rest, It in flooding on- or off-site? Substantially alter the existing drainage pattern of the site or area. including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? D.'osion is not anticipated to be substantial during constmc, tion or operation of developments anticipated by the City of Tusfin Housing Element. Developmem of thc Reuse Plan area would replace existing agricultural fields and undeveloped areas with urban-type development. While the golf cou.~se and va:'ioos parks would provide some pervious surfaces to absorb rainwaler, the overaE amount of impervious surface v,'ouid increase, thereby increash:g :lee amount of surface wat:r runoff. Utilizing tile exist!n? storm dc'am system a: the foriner MC..\S- Tusun woul',l nm be a pracucal alternative because most of those p,pes and charmeis are undersized. 'fo acaommodate the development at tile Reuse Plan, a conceptual storm drain plan has been developed in coordination wi!h the Orange County Flood CohO'O'. District (OCFCI)). -l'his conceptual system includes five ma/or drainage areas with mainline facilities and improvements to the OCFCD Barranca Cham~el. This system sb, a!! be vrovkled by the cities of brine, Tustin and OCFCf) as a condition or pre-condition of develop:nent approvals; therctbre, tn:pacts wo',~ld be less than signiiican:. City of Tus~n · Page 35 3. Envirortraentat Analysis thrill areas within the City are connected to the City's storm dram system and are not anticipated to create substantial erosion or siltation on- or off-site. In addition, adherence to existing City codes and required City's standards in the Grading :Manual designed to prevent erosion and siltation during the construction phase would reduce potential impacts to a level of insignificance. Mitigation Measures Monitoring Required: · No mitigation measures are necessary. Sources: Tustin Cit.v Code Tustin General ?]an Housing Element Update Program ElS EIR for MCAS-Tusm: (Pages 4-32 to 4-46) Create or contribute runoff ~'ater which would exceed the capacity of existing or planned stormwater drainage systems or pro~ ide subslantial additional sources of polluted runoff?. Developmem anticipated by the Housing Element Update invoh'es developing primarily vacant iand and some mtill land. Since the sites anticipated Ibr development are currently vacanl, fl~c construction of proposed housing would increase the amount of impervious sur,4hce coverage; therefore, the total volume of surface water runoff' would be increased by the proposed project, al.:hough sedimem transport will decrease significantly'. Under the NPDES Stormwater Permit issued to the County and Ci~' of Tustin (as a co-permittee), all development and significant redevelopment must be implemented witk nol!ution control measures more commonly refen'ed to as Best Management Practices (BMPs). Under existing City's regulations, compliance with BMP anti other NPDES requirements will redu?,e po:ential impacts to a level of insignificance. .Mitigation Measures'Monitoring Required: · No mitigation measures are necessary. Sources: Tustin City Code Tustin General Plan Housing Element L"p~ate Program ElS EIR for Y,,1CAS-Tustin (Pages 4-32 to 4-46) Other~'ise substantially degrade water quality? Derek)preen: a: MCAS-Tustin under thc P, euse Plan and some of tile infill areas would increase the amount oi impervious surfaces, particularly by developing areas curren.:ly used ~i~r agriculture. Contanfinanm commonlx' associated with urban development include leaking motor oils. fuels, and other vehicular fluids, and trash can be washed by rain and carried with runoff inlo local and regional waterways. Und~'r the existing NPDES permit. all develo:~ment and significant redevelopment must be implemented with non-point source pollution control measures. Th, es~* existing measures would reduce potential impac:s to a lex'e! of insignificance. Mitigation Measures 'Monitoring Required: · .No mitigation measures are necessary. Sources: Tustin (;it3' Code Tustin General Plan l-lousing Element Update Program EIS.EiR for ..MCAS-Tustin (Pages x-32 to -/.-46) Cir',q of Tustin · Page 36 3. Environmental Analysis go [I, Place housing within a lO0-year flood hazard area as mapped on a federal Flood hazard Boundary of Flood Insurance Rate Map or other flood hazard delineation map? The General Plan Land Use Element identifies some residential uses in the 100-year floodplain, thereibre some of the development proposed by the Housing Element could possibly be placed in the 100-year flood zone. In accordance with the City's l.'loodplain Management Ordinance, the City si~all require all new development to comply with provisions to reduce the flood hazards by either anchoring, increasing building elevation, or utilizing materials and equipment resistant to/2ood damage. Compliance with this existing Ordinance would reduce potential impacts to a level of insignificance. Mitigation Measures Monfloring Requ:red: · No mitigation measures are necessao'. Sources: Tustin Cie},' Code Tustin Floodplain .Mzmagement Ordinance (Tustin CiLv Code Section 9801 to 9806) Tustin General Plan Housing FAement Update Program EiS EiR for MCAS-Tustin (Pages a-32 to 4-46) Place within a 100-year flood hazard area struelure, which would impede or redirect flood flows? The General Plan I.and L'se Element identifies some residential uses in fl~e infill areas are located in the 100- veer floodpiain. The deveioprnen~ at the .MCAS-Tustin; however, is not located within a '.' 00-ye,~r flood haz,.'rd area structure. Development :n areas with flood hazards would be subiect ~o the existing Floodplain .Ma,m.~emen~ Ordinance ~o limit :he personal and property damage that may occur due to ~kmdino -',.nd inundauon. Compliance wit~ the existing Uniform Building Codes and the Flood=lain Management Ordinance woukt reduce potential impacts to a level of insignifica.,:ze. .Mnigation Measures \"lo,fi~oring Required: * No mitigation measures are necessary. Sources: Tuslin (;it)' Code Tustin Floodplain Management Ordinance (Tus:m Chv Code Sections 9S01 to 9806~ Tustin General Plan Housing Element Update Program EIS'EIR for MC..\S-Tusth~ tPages z-32 to 4-46) Expose people or structures to a significant risk of loss, injury, or death invoh'ing flooding, including flooding as a resull of the failure of a levee or dam? Accordine to the City's Water Department, catastrophic dam failure or flooding resulting fi'om the failure of an.,,, one of the main reservoirs in the 'l'ustin area couid generate flooding impacts m the CiU' afTustin. The risk o;' flooding resuhing from dam breacltes or failures would be rcduce,'t by working directh' with tee State Off. ce of Emergency Services :o make physiza', irnproveme::ts (if necessary) and momtor the safety of the reservoirs. \Vith r?spect :o the Reuse Plan area. if either of the Peters Canyon and Rattlesnake reservoirs failed during or after a ma.:,or earthquake, this would cause a flooding in:pact ~o the Reuse Plan area and potentially to infi!l areas. Ilowcver. both reservoirs have been designed and constructed according to apphcabie earthquake standards te reduce the ci~ance o,'rese'.'x oir failure. The C::y i;as also ~mplemented emergency response plans m ti~e case of an earthquake :o respond to ',his haza:'d. These plans would ensure the removal of people from the site and avoid loss of human iil~. b,.:: property could be exposed. Property loss would be experienced wick reservoir failu,'e, but b.x' working threctlv with the Sta~e Office of Emergency Services to make physical City of Tustin · Pa~e 37 .3. Environmental Analysis improvements (if' necessary) and proper monitoring of the safety office reservofrs, unacceptable potential risk o,." loss, injury, or death would be avoided. Mitigation Measures.Monitoring Required: · No mitigation measures arc necessary. Sources: Tusfin City Code Tustin General Pian ltousing Element Update Program EIS EiR for MCAS-Tustin (Pages z-32 lo 4-46) Tustin Water Department and Irvine Ranch Water Disn'ic! Inundation by seiche, tsunami, or mudflow? A seiche ~s a surface wave created when a body of water such as a lake or reservoir is shaken, usually by earthquake activity. Seiches are of concern relative ~o water storage facilities because inundation from a sm:he can occur it' the wave overflows a containment wall, such as the x~all of a reservoir, water storage tank, dam, or otln. er artificial body o,c water. Neither the Reuse Plan area nor lhe infill areas are located near am' confined bodies of water that might be subject to seiche in the evtnt of an earthquake. A ,.sunami is ocean waves :nduced by large earthquake. Low-lying coastal ar;2as may be subject to flooding and otb. er related property damage. According ~o ti~e Count3' of Orange, neaher the Reuse Plan area nor the infi]l areas lie w/thru an area of tsunami run-u¢ risk. Mitigation Measures _Mo:fitoring Required: · No nmigation measures are necessary. Sources: Tust'.n (;it3' Code 'l'uslin General Plan Housing EI;~ment Update Program l'iiS F, IR for MCAS-Tus'tm LAND U$£ AND P/ANN/NO a) Physically divide an established community? Development aT]ticipatec' by the Housing Element Update wou!d revolve developmeni of vacant land and infill developments. 'l'he implememation of the Housing Element Update would invoh'e a change in land use from x'acanl to residential urban uses and or imensificadon of uses at certain sites. The change in land use and or intensificalion of uses al certain si~es however would not significantly dMde an',' conununiw or redu::e access to co:nmunily anacnities. Compliance with the Land L:se Element of thc General Plan and the City"s zon"ng regulations would ensure that the development of new housing units would not divide an establisi~ed cormnunit3'. Mitigation Measures Monitoring Required: · No mitio_ation measures are nec':ssa:'y. Sot:roes: Tustin City Code Tustin General P!an Housing Element Update Program 1/IS EIP, :'bt MCAS-Tustin (Pages 4-6 to 4-7) City of Tustin · Page 38 ,3. Environmental Analysis b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to, the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Development anncipated by the Housing Element Update would take place on lands designated for residemia] use by the General Plan and zoned residential per ',.he C~ry's Zoning Ordinance. With respect to the Reuse Plan area, ti:e development within the Reuse Plan area would result in substantial change in existing land use by replacing milita~' and agricultural uses with civihan urban uses. IndMdual, site-specific compatibility impacts are addressed by appropriae site design such as buffering, screening, setbacks, landscaping, etc. with proposed Specific Pla::. Infi]l areas would be developed in accordance with the City's Code that requires compliance with Zoning designations and the General Plan. Therefore, no conflict with any applicable land use plan, policy, er regulations is amicipated nor ad&tional rrfitigation will be required. .Mi'hga:ion .Measures'Monitoring Required: * No mi'dgalion measures are necessary Sources: Tustin City Code Tustin General Plan Housing Element Update Program EIS EIR for MCAS-'l'ustin (Pages z-6 to 4-7) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? a) Develovment anticipated by the llousing Element Update is located on land designated /bt residential uses in developed urban neighborhoods and on vacant land at the ibrmer MCAS-Tustin. The proposed project ~x. ouid not conflict with any habitat conservation plans cr natural community conservation plans. No significant impacts would result from project development. Mitigation Measures Monitoring Required: · No mi:.igation measures are necessary. Sources: 'l'ustm City Code Tustin General Plan Housing Element Update Program EIS.'EIR for MCAS-Tustin M/N~ITAL Result in the loss of availability of a known mineral resource thai would be a value to the region and the residents of the state? Currently there are no mineral extraction activities in thc' City of Tus:in. RegionalLy significam resources are found north of the City in t~e Cities of Orange and Anaheim, but future developments within Tustin would nor impact :hose :'esources. No significant impacts are anticipated tn result from project development. CirF, of Tuslin · Page 39 $. Environmental Analysis 1 b) a) Ylitigation Measures..Xlonitormg Required: · No mitigation measures are necessary. So'.,rces: Tustin CiD' Code Tustin General Plan Hou.qmg Element Update Program EIS EIR tbr MCAS--l'usfin R. esult in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? The ('.it}' does not contain an5' mineral resource recovery shes or mineral resource recovery th'cas. No signiticant impacts would resuh from the develovment of the proposed project. No mitigation measures are necessary. Sources: 'l'ustin City Code Tustin General Plan Housing Elemen: Update Program EIS EIR for Y, tCAS-Tusti,~ NOISE Exposure of persons to or generation of noise levels in excess of standards establislled in the local general plan or noise ordinance, or applicable st andards of other agencies? Nmse impacts can be broken down rote three categories. The firs~ is "audible" impacts, which refers to increases in noise level that arc perceptible to humans. Audibie increases in noise :ex'els generally refer to a change of three dBA or more sincz :his level has been found to be barely perceptible in exterior environments. Thc second category. "potemially' audible," refers to a change in noise level bmwecn one and three dBA. Tlns range of noise levels was found to be nedceable to sensitive people in laboratory' environments. The last ca:egory is changes in noise level of less than one dBA that are typically "inaudible" to the human car except under quiet cond:tions in con:roiled environments. Only "audible" changes in noise level are considered as potentiaEy sigmfizam. .\'lobile-sour:e noise (i.e. vehicles) is preempt:rd fi'om lo:a! regu:allon. For mobile sources, an immct would be considered s~gnificant if :he project were to increase noise by' 3 dB.-\ (a barely' discemable increase) and tim resultant noise exceeded 'doe Cny's no/se standards, or 5 dBA (notable to mos; people) if the r.~'sultam noise remained below City standards. The proposed pro. lect site is located wkhin the Ci:y of Tustin and fi~us is subject to ~ke General Plan and existing City's noise ordinances. The Genera'. Plan discusses the effects of noise exposure on the popuia:ion and sets !anduse compatibiiity' goals aimed at protecting residents from undue noise. The Plan fb~lows the r..2zommen~ia:ions se: forth !n Title 25 of the California Administrative Code and discourages residential development in areas where exterior no/se levels ex:ced 65 dBA CNEI., unless measures are implemented m reduce noise levels to be]ow this value. The Tustin Noise Elcmcn: contains the following residential umse level .<andards: Citud of Tustin . Page 40 3. Environmental Analysis Noise Standards1 Land Use interiorZ3 Resioen'.;al Sir:§ie-family ' ''~ - mul¢,am!iy, CNEL45 dB _~c_uol, ex. rnobi'e home Residentia',- Transient Iodgin§. hoteis., CNEL45 dB motels, nursing homes, hospitais. 1. Cf, EL' Comm..'ni,'y hmo'se EaJivaien: .eve!. Exterior CNEL 65 =B' -e:l ;:2: The ,:-Wel,Ghte2 ~;,iva e:'; scun,d :evel avera.sed over s °2-r,"ur .2.9' 33 ,:.sJa, .,' The 2curs o' cperabc.-' 2. Noise S:aqsarcs with w',ndows Closed. Mec.",a,qi:a ven"i~ation st, al; ~ provided per JBC reqmrements :c srovice a haoi,.aale envronment. 3 indoor env!-on.'ren.' exc:Ldlrg ~at';r"aoms tobets, c,osets, an= c3 ,r;i;o.~ 4. O~:;d:or envi,'-Jr, me":t Ilmi:eo to "c-,~' ya":. cf slngme-laml~y nc.,.'aes, mdml -family sat,os, sa~n,es (w:th a oep~ of 6' or more; and =3mr'~:~n recreat,3n areas. .~'oise Ordinance 'llle 'l'ustin .Noise Ordinance establishes standards for maximum noise levels wnhin residential areas in the CiLv. The exterior noise ieve! standard is 65 dBA. and the interior noise level standard is 45 dBA. The Cirv realizes that tile con'.roi of construction noise is difficult at best. It does however implement its Land Use Compatibility Standards. wl':ich provide d:velopmcnt standards for exterior noise levels across the various land use categories. Stat,,' q!" Cal(fornia Standards The California Office o£ Noise Control has set acceptable noise l/mits tbr sensitive uses. Sensitive-t>..'pc land uses, such as schools and homes, are "nonmlly acceptable" in exterior noise environments up to 65 dBA CNEL and "conditionally acceptable" in areas up to 70 dBA CNEL. A "condiuonally acceptable" designation implies that new construction or development should be undertaken on'.y after a detailed analysis of the noise reduction requirements fo:' :ach land use t.vpe is made and nee:ted noise insulation features are incorporated in tee design. By con:par:son, a "normally acceptable" designation incticales that standard construction can occu:' with no svecial noise reducuon requirements. Future development would bc reqmred to comply with the City's Building Code and State's extsting regulations on vehicle noise, roadway construction, and insulation standards. Tkis would ensure that noise levels in Tustin residential areas are maintained within acceptable standards that prevent extensive disturbance, annoyance, or disruption. The implementation of the MCAS-Tustin Reuse Plan would result in additional vehicular noise from traffic generated by new development. Projected noise levels along major roadways are included in the Program .r..[S EIR for MCAS-T'-:stm. The proposed extension of Tustin Ranch R. oad could expose existing residences to noise levels greater ~han 65dB(A) CNEL. Some exls:!ng resident!al units within the Reuse Plan area may experience noise levels greater than 65dB(A) CNEL. With reuse and future development, noise levels at res:dcntial and park locations adjacent to Warner Avenue n:ay exceed 65dB(A) CNEI,. The Program EIS.'EIK for MCAS-Tusfin addresses potential impacts that ma)' result in no:se impacts and mitigation measures were incorporated to reduce the potent/al impacts m a level of less than significan.'.. Inil!l dcvclovments xxould ,generate addmonal noise typically asso:,iated with residential uses to tile area. However. cot,ap!lane',: with the City's existing noise regulations would reduce m~pacls to a less than sigmficant level. Development of any infiil sites adjacent to arterial noise exceeding the maximum noise levels would be required to comply witk State a:td Buil,.qing Code standards for insulation and interior noise le;'e!s. City of Tustin · Page 4 1 Environmental Analysis h) In summary, the implementation of the Housing Element Update would not result in ax:)' impacts beyond those identified in the Program EIS/EIR for MCAS-Tustin. No f'unher mitigation measures would be required beyond rose identified in the Program EIS:EIR for MCAS-Tustin, which are hereby incorporated by reference. Mitigation ~X.:easures 'Y. lonitoring Required: · N-1 - Prior to reuse of any existing residential units within the reuse area tbr cMlian use, thc City of -i'us:in, where necessary and legible, shall require the installation of noise attenuation bah'lets, insulation, or similar devices to ensure that interior and exterior noise levels at these residential units do not exceed app;icable nmse smnJards. · N-2. During de,,ign of :he grade-separated in!ersection of Tustin P, anch Road a: Edinger Avenue. thc City 05 'l'ustin shall evaluate potential noise impacts on surrounding properties to the northeast of I:dinger Avenue and shall h~corporate into the design of this intersection no/se attenuation measures determined appropriate and feasible by the City of'fustin, in order to ensure that these surrounding properties do not experience noise level that exceed City of Tustin noise standards. · N-3 - For new development within the reuse area, the Ciw of Tusfin simll ensure that interior and exterior noise 12vels do not exceed tl~ose prescribed by state requirements and local c~rv ordinances and general plans. Plans demonstrating noise regulation conformity shall be submitted for review and approval prior to building perrr&s being issued to accommodate reuse. · N-4. Prior to the zonnection of Warner Avenue to the North l. oop Road or South. Loop Road. the City of 2'us:in s!~all conduc~ an acousti::al study to assess muse traffic no/se impacts to existing sensitive reccptm's adjac~:nt to V.'amer ..\venue, bem'een Harvard Avenue and Cuiver D:'ive. It mnigation of reuse traffic nmsc impa::ts is required, the City of Tustin and the City of lrvmc simil enter into an agreement that defines required mitigation and 'Milch al!ocates the cost of miugauon be:ween 'd~e City of Tustin and fine C/fy of lrvine on a lhir-share basis. · No mitigation measures are necessary for Lnfill developments. Sources: Tustin City Code (Section 4611 to 4624) Tustin General Plan IIo'.~sing Element Update Program EIS EIR for MC..\S-Tustin (Pages ~-231 to 4-237) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? The developmem of residential housing units would not result in exposure of people w/th excessive groundbome vibration or grounttborne noise levels. However, during the cons'~mction of potential new units, there :ould be temporary groundborne vibration during the grading of thc sites which will bc reduced with implen~cn:ation in rite fieid of City's standard procedures and policies rvlated to construction (i.e. complaints regarding vibration would require construction hours to be ahered, replacement of construction equipment to minimize vibration, etc.) Mitigation Measures..,Monitoring Required: * No mitigation measures are necessary. Sources: Tustin Ci'.y Code (Section 4611 to 4624) Tustin General P!an ltousing Element Update Program EIS EIR fi~:' MCAS-'l'ustin (Pages 4-231 to 4-2?) City of Tus~in · Page 42 3. Environmental Anal!Isis c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project'.' Traffic related to tine increased development contemplated by the Housing Element Update would result in permanent increases in ambient noise levels. The Program EIS'EIR for MC..\s-'rustin addresses potential noise impacts that ma3' result from the implementation of the Reuse Plan and mhigation measures were identiJ2ed to reduce the potential impacts to a level of less ti:an significant. Infill devclopmems proposed by the Housing Element Update would be required to comply with the Cit)"s existing ordinances that would ensure that noise levels in infill areas are maintained within acceptable standards. The implementation of the Housing Element Update. particularly the development at the MCAS-Tustin Reuse Plan area. would potentially create noise imFacts. However, t}'.e implementation of the Housing Element Updac would no: result in any impacts beyond those identified in the Program EIS EIR for MCAS-Tusfin. No fixrti~er mitigation measures would be required beyond those identifier! in the Program EIS F, IR for MCAS- Tustin. Mitigation Measures'Momtori:',g Required: · N-I - Prior to reuse of any existing residential units within the reuse area for civilian use. ~he City of 'l'astin, where necessary and feasible, shall require the installation of noise attenuation barriers, insulation, or similar devices to ensure that interior and exterior noise levels at ti~ese residential units do not exceed applicable noise standards. N-2. During design of lhe ,grade-separa:ed intersection of'l'ustin Ranch Road at EdJnger Avenue, the City of 'l'ustin shall evaiuate po:ential noise impacts on surrounding properties to the northeast of Edinger Avenue and shall incorporate into the design of this intersection noise at:en'.:ation measures determined appro?riate and feasible by :he City of Tustin, in order ~o ensure :i:at tl~ese sue'rounding properties do not experience noise level that exceed City of Tustin noise standards. · .N-3 - For new development witim~ the reuse area, ti~e City of Tustin shall ensure that interior and exterior noise levels do not exceed those prescribed by state requirements and loca! city ordinances and general plans. Plans demo:,~trating noise regulation conformity shall be submitted for review and approval prior '~o building permits being issued '.o accommodate reuse. · N-4. Prior to ',he connection of Warner Avenue to the .North Loop Road or South l.oop Road, the Cit.',' of Tustin shall conduct an acoustical study to assess reuse traffic noise impac',s to existing sensitive receptors adjacent to V~'arner Ay;roue, be:ween Harvard Avenue and Cu;ve:' Drive. It mitigaticn of reuse tTaffiC noise impacts is required, the Ctty of Tuain and the City of l,,'vine shall enter into an agreement that defines required mitigation and which aliocates the cost of rmtigation be:ween the Cit,,' of Tustin and the City of h'vine on a fair-share basis. · No mingation measures are necessary lbr infi~l developments. S,.~:~rc~s: Tusrin City Code (Section 4611 to 4624) 'l-usfin General Plan Housing Element Update Program EIS EIR for MCAS-Tustin (Pages 4-23 ! to 4-237) City of Tustin · Page 43 $. Environmental Analysis d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Noise levels associated with construction activities would be higher than the ambient noise levels in the City, bu: would subside once construct]on of the residential an:ts proposed in the Housing Element Update are completed. Two types of noise impacts could occur during the construction phase. First. the transport of workers and equipment to the construction site would incrementally' increase noise levels along sim access roadways. Even though there would be a relative!y high single event noise exposure ootemial with passing trucks (a maximun: no:se level of 86 dBA at 50 feet), the increase in noise would be less than one dBA when averaged over a 24- hour period and shouid therefore have a ]ess titan sigmficant impact at noise receptors along City truck routes. The second type of impact is related to noise generated by on-site construct/on operations, l.ozal residents would be subject to elevated noise levels due to the operation of on-site construction equipment. Construction activities are carried out in discrete steps, each of wkich has its own mix of equipment, and consequently irs own noise characleristics. -fable 2 lists typical construction equipment noise levels recommended for noise impact assessment at a distance of 50 feet. Noise ranges have been found to be similar during all phases of construction, although the erection phase tends to be less n:fisy. Noise levels range up to 89 dBA at 50 Feet during the erection phase of constru::tion, which is approximately 2 dBA lower than other construction phases. The grading and site preparation phase ten~s to create the highest noise levels, because the noisiest construction equipment is found in the ea,"thmovmg equipment category. This category inc'.udes excavating machinery' (backfillers, bulldozers, draglines, front ioaders, etc.) and earthmovmg and compacting equipment (compactors. scrapers, graders, etc). -fyn*ical operating cycles may involve one or two minutes of full power operation followed by three to four minutes a: lower power settings. Noise levels at 50 ;~et fi'om eanhmoving equipment range from 73 to 96 dBA. I:4BLE 1 3,'O1SE I. EI/ELS GE.YERA TED BY TYPICAL CO.XSI'RUCTIO.¥ EQUIPME.¥T Range of Sound Levels Suggested Sound Levels for Type of Equipment i Measured (dBA at 50 feet) An, alysi,s {dBA at 50 feett , ~,e D,fivers. 12.0;0-18 003 fi-lb/blow ?,I-9~ 93 Rock Drl .s i 83-99 96 Jack Hammers ~ 75-85 82 Pneumatic Toc=s __ I 7848 85 68-83 77 _.P.u,.?ps Dozers ....... ~ .... 85-90 Tractor 77-82 Front-End Loade-s 86-9.3 88 80 88 Hydraulic Back.,"oe 81-90 88 Hydrauli: Excavators 81-90 86 ,nraders 79-89 86 A;r Compressors 76-8-3. 86 7ru2ks 81-87 86 SoJrce: Noise Contra. 'o,' Buiic n? and ;,la.%fac:t. nnor "'lan:s, BBN 19:;7. All construct/on-related noise shall be, subject to ex/sung City's noise regulations. The City's Noise Ordinance limits constructio:: no/se to 7:00 a.m. to 6:00 p.m. Monday through Friday m'.d from 9:00 a.m. to 5:00 p.m. on . ho:~,--a2 .~. Sat::rdays. All const:'uc:(on ac:ivories are prohibited on Sundays and Cilv-observed Federal ':~ "' City of Tus:in · Page 44 3. Environmental Analysis e) Compliance with the conslruction noise lin'fitations and d. BA noise standards would ensure tha: temporary or ,~eriodic noise levels are maintained within acceptable standards. Mitigation Measures'Monitoring Required: · No mitigation measures are necessarv. Sources: Tustin (':it3' Code (Sections 4611 to 4624) Tustin General Plan Housing Flement Update Program EIS EIR for MCAS-Tus:in (Pages 4-231 to 4-237) For a project located within an airport land use plan or, where such a plan has not been adopted, within m'o miles nf a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? .'ohn Wayne Airport, is located a little over two miles southwest of the City of Tustin. According to tke John ¥,:ayne Quarterly Noise Abatement Repons, the noise lex'el resuhing fi'om aircraft noise is below the acceptable 65 dB Community Noise Equivalent Level (CNEL). M ifiga:ion Measures Monitoring Required: · No mitigation ~neasures are n2ccssary. Sources: Tustin City Code (Sections 4611 .:o 4624', Tustin General Plan Housing Element Up:late Program EIS T-3R for MC:\S--l'ustin (Pages 3-13 to 3-17) John Wa?,'ne Airport Quarterly No!se Abatement Reports For a project within the vicinity of a private airstrip, would the prnject expose people residing or working in the project area to excessive noise levds? 'i'hcre are no private airstrips iocatcd within the City of'Fustin; therefore, the proposed project wouid not resul' m an)' significant sateD' hazards from private a/rstrip related activiLv. :,'litigation Measures .Monitoring Required: · No mitigation measures are necessary. Sources: Tustin City (:ode (Section 4611 lo 4624) Tustin General Plan Housing Element Update Program ElS EIP, for MCAS-Tustin (Pages 3-13 m 3-17) 3. ~2 POPt./LA T/ON AND HOI./$1N~ a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? ;'he City of'l'ustin had an estimated population of 67,153 in 1999. 'l'he City has experienced rapid population ~rowti~ over thc last 30 years. This population grox~th Ms occurred wnh increases in the number of housing '_'nits. 'Ene ltousing Elemen: Update a::ticipatcs an additiona~ 3,298 housh:g units, including single-family CiI9 of Tusl'in · J~age 45 Environmental Analysis res~d."ntial and multi-family residential, for deveiopm;mt th.rough 2005. The anticipated units are within the constraints set forth in the City's current General Plan. The development of an additional 3,298 housing units, of which 2,90i units would be located at th~ MCAS- Tustin Reuse Plan, would result in an increase in the City's population and housing over a 20 5'ear period, not a significant impact on the City's population. The development of the Reuse Plan would also resuP, in the development of affordable housing in selected areas which would address the needs of the homeless, as well as those of Iow and moderate income. Therefore, the implementation of the Reuse Plan ~x ould provide a beneficial impac'.. lnfill developments ti:at would occur ow, side the Reuse Plan area would also generate population and housing growth in the C/ty. Iiowe;er. this g-rowth is insignificant given the City's total population ",md is witl,,in the constraints set forth ir. the C~ty's Generai Plan. This will help the City to achieve its Regional [lousing goals. Again. this impa:t would be beneficial impact for the City's housing stock. b) Mitigation Measures 'Monim.,5.ng Required: · No mitigation measures are necessary. Sources: /us[in City Code Tustin General Plan ' Housing Element Update Program EIS'EIR tbr MCAS-Tustin (Pages 4-14 to 4-21 ) Displace substantial nmnbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial nuznbers of people, necessitating the construction of replacement housing elsewhere? Future dcv::lopments anticipated by the Itousing Elemen! Update would be consu'uated primarily on vacant land in the City. Hox~cve.-. there may be new infil] construction activities that could result in displacement of existing housing units, necessitating .*.he construction of replacement housing elsewhere. Consistent with State !,aw. the Cra' wouid be required to prepare relocation and. or displacement plans, where necessary', and ~xould be :'cquircd :o replace units displaced or destroyed and provide relocation services and benefits to displaced hauseholds. Mitigation Measures .Monitoring Required: · No mitigation measures are necessaD'. Sources: Tustin City Code 'I't:stin General Plan t lousing Eien:ent L'pciate Program EIS EIR for MCAS-Tus:in (Pages 4-14 to ,'-.-21 ) & ~3 PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratins, response times or other performance objectives for any of the public services: Cily of Tuslin · Page 46 .3. Environraental Analysis a) b) c) ~) e) Fire protection? Police protection? Schools? Parks? Other public facilities? F. ire protection The City of Tustin contracts with the Orange County Fire Authority (OCFA) for fire protection services. The ]:ire Authori~' maintains three stations in the City. New housing developments would increase demand for fire protection, as we!! as emergency medical services. Individual developmem projects would be required to meet existing OCFA regulations regarding cons'auction materials and methods, emergency access, water mains, fire flow, fire hydrants, sprinkler systems, building setbacks, and other rclevant regulations. Adherence to the ()CFA regulations would reduce the risk of uncontrollable fire and increase the ability to cfficiently provide fire protection services to ~e City. The number of fire stations in the areas surrounding the site will meet the demands created by the proposed project. Police protection The City of Tustin o2erates its own Police Department. New housing developmer:':s at tile MCAS-Tustin Reuse Plan area would increase tko need for police emergency and protection services. The need for police protection services is assessed on the basis of resident population estimates, square footage of industrial uses, and square footage of retail uses. The Program EIS'EIR for MCAS-Tustin identif!,es that the need for additional poiice services could be ac:ommozlated a: the existing City police station and no new facilities would be required. Schoo[s Development of additional housing would induce population growtl:, therefore increasing the number of school age children. Of the 3,29~_ housing units proposed itl the I'lousing Element Update, approximately 397 units could be developed in k'afill areas. Mos: housing development anticipated would be located in the MCAS- Tustin Reuse Plan area. The Reuse Plan is ;ocated within the Tustin Unified School District (TUSD), lrvine Un/~d School District (IUSD), and Santa Ana Umfied School District (SAUSD). However, ali the housing units proposed under the Hous:,ng Element Update *'ill be located within the TL'SD and IUSD. The implementation of the Reuse Pian wo2ld ~rovidc for txvo 10-acre elementary school sites and one 40-acre · n.~n schoo! site within the T'[;SD. Tko 'FL:SD h~:s agreed that these sites would be considered adequate to accommodate new students generated by tile Reuse Plan development, as we]i as some of the furore g?owth anticipated for the '!'ustin community as a whole. With resCect lo thc IUSD, the implementation of the Reuse Plan would provide for a 20-acre scl'mol site to IUSD to se~'e thc growing student population w/thin its district. With respect to tb.e SAUSD, although no housing exists in this area to be reused and no new housing wouid be. constructed in its boundaries, indirectly nexx students could be generated through the provision of new employment. The commercial uses would generate enlploymenr and if' new employees were to seek l:ousing in io:.ations served by the SAIJSD. t!:ey would indirectiv,. .~zenera,e' , students. However. whe,'e these students xx-ou,~, ,~; locate ~xitl:in .b.-\,:.SD" '" is not l~'qown at :his t/me. and accordingly, construe:ion or housing impacts carmot be identified. There is no imoact ¢2it,y of Tustin · Page 47 3. Environmental Analysis community college faciliues because students m Tustin can attend an.',' con=nuniLv college in the Count}'. Therefore, except for construction level impacts which will be mitigated to a level o£ insignificance due to required cornr~iiance wi:h existing City regulations, no other school tmpacts are anticipated. ',Vith respecl to £'~e infill areas, all potential sites are located within the TL'SD boundaries. Future an:icipated growth fi~r the anticipated /nfl]! sites will be assessed school impact fees to accormnodate any impacts to existing schools. Parks 'I'h~ City of Tustin currently has 12 r~arks and 4 con~munitv recreation facilities. The implementation of fl~e MCAS-Tustin Reuse Plan would provide new aark s:tes. These park sites include a regional park. a community park, and several smaller neighborhood parks. A privately owned golf course would be constructed as well but would be avaiiab]e for public usage. These £ac:lities would provide park and recreation opportunities to the population of the Reuse Plan areas as well as the C~ty and the region and their development will not result in a significan: impact on the environment. Once constructed, these parks would meet residential population demand. The existing parks m the CiLv of Tusun will serve new development as well. Other pub]lc facilities Most of the development of ;hese new housing units would be provided within the MCAS-Tustin area. The Program EIS EIR for MC..\S-Tusfin discusses impacts related to other public facilities that may result fi'om the implementation of the Reuse Plan. These facilities include libraries and recreational bikeway trails. · Library Using tile Counry's criteria, the implementatim: of the Reuse Plan would result in a demand of up to approximately 2,500 square t~et of library space. 'Fnis relatively small amount of space is well below the l~bra:'y sys:em's general minimum size of 10,000 square feet for a branch library, and would not trigger the need for a new fac/Et)'. Therefore. ~ere would be no significam effects on tile environment. · Recreational Bikeway Tra!]s hnple:nenmtion of the Reuse Pian would include bikeway riding and hiking rrafls, akhough such is not required by the Hot:sing Elemem Update. A Class I and Class II bikeway riding and hiking trai! would be constructed by the County of Orange. This system would connect viral links necessary for a comprehensive regional and improved local bikeway riding and hiking wail system and would be a beneficial impact. With rasper: to the infill areas, consistent with tile policies of ~he City's Circuia:ion Element, the City would support and coordinate the development and main:chance of bikeway riding and hiking ~rails with ~he County of Orange. As development of bikeways'trails occur, City regulauons would reduce constructim~ :'elated impacts to a level of insignificance. (.5.e.,.n..c.r_'.41 lrrro!ementafion Requ._ir. erng.,.n_tf: 'Fo support development in the reuse plan area, the Reuse Plan Specific Plan requires public services and facilities to be provided concurrent with demand. The implementation of the l-lousing Element Update at the reuse plan. wil5 be required to comply with the following appiicable implernentafion measures: Genera! City of Tuszin · Page 48 3. Environmental Analysis The Cit.',' of Tustir. shall ensure that adequate fire protection, police prot3ction, and parks and recreation facilities (including bikeways:trails) needed to adequately serve the reuse plan area shall be provided as necessary. To elirr.,:nate an5' negative impact flue projects could have on the City's general fund, financing mechanisms mcludinS but no: iimited to developer fees, assessment district financing, and or tax increment financing (in the event that a redevelopment project area is created for the site), shall be developed and used as determined appropriate by the C~tv. Specifically: 1. Applicants for private development projects shall be req::ired to emer into an agreement with City of Tustln, as applicable, to establish a fair-share mechanism to provide needed fire and police protection sen'ices and parks and recreation facilities (including bikeways) through the use of fee schedules, assessment district, financing, Community Facility District financing, or other mechanisms as &term/ned appropriate by tile City. 2. Recipients of property through public conveyance process shall be required to nfiugate an)' impacts of their pubhc uses ofproper~' on public services and facilities. Fi.._r.',' l_~.rotection 'Emeruencv Medical Services. · Prior to the first final map recordation or building permit issuance for dcveiopment (except for financing aud reconveym~ces purposes), the project developer could ~e required to enter into an agreement with the City of Tustln. OCFA. as applicabie, to address impacts of the projec: on fire services. Such a~_,-reement could include participation for fire protection, personnel, and equipmen: neressary to serve the projec: and eliminate an)' negative impacts on fire protection services. · Prior to issuance of building pony. its, the project developer sha~l work closely wi:h :he OCFA to ensure that adequate fire protection measures are implemented in the project. · Prior to the issuance of building permits, the project developer sha~l submit a fire hydrant location plan for the review and approval of the Fire Chief and ensure that tire hydrants capable of flows in amounts approved by the OCFA are in place and operational to mee: fire £ow requirements. Police Protec~cm. · Prior to issuance of building permits, rite project developer sh,,ll work closely with the respective Police Department to ensure that adequate security precautions arc implemented in the pro.lcct. Schools. · Prior to the issuance of certificates of use and occupancy, the project developer shall submit to the respecm'e City proof of payment of appropr!ate school fees adopted by the applicable school district. Park.~ and Recreation. · Prior to the first final :rap recordation (except £or fiuancing and reconvcyance purposes) or building permit :ssuance for ~evelopment wnhin th.e Cny of Tustin, the project developer shail be required to provide evidence of compliance wit]: ali requirements and standards of the Cit) of Tustin Park Code. · Prior :o the first concept plan ibr tentative tract :,nap in the City of'l'ustin, fl~e project developer shall file a pet!tiou for the creation of a landscape maintenance district for the project area with the City of Tustin. Thc district shall include public neighborhood parks, landscape improve~nents, and specific trails (Barranca only), the med:ans in arter'a~, or other eiigib]e i:ems mutually agreed m by the p~tifioncr and the Cit'y of Tusfin. In the event ti:at a district is nOl established prior to issuance of the first building permit, .main:chance of hems mentioned above shaE be flee rcspon.qbility of a conmmnity association. Cir!J of Tus'dn · I~a, ge 49 Environmental Analysis .ilitigatiott,.'ltonitoring Required: No m/tigati,,m is requffed. So[lr~2es: Tn~tin City Code 'rustin General Plan ]"lousing Elcmem Upda.'.e Pro~am EIS 'EIR for .MCAS-'Fustin (Pages 4-56 to a-'*0) RECREATION a) Wonld the project increase the use of existing neighborhood and regional parks or nther recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? The Ci',y' of Tustin has 16 parks and recreation facilities o~: approximately 82 acres and, through the school dis:riot, operates s,:hool playgn-ounds. In addition, the City' maintains one senior citizen center and three family and youth communiw center's. The implementation of the Reuse Plan would provide new park sites to serve r~sidents generated under the ttous;no..= Element Update. q'lv,re,.~ is no evidence :hat die Housin,,~ Ek'ment Update will cause or accelerate the physical deterioration ofpar'~. h) Mitigation Measures 'Monitoring Required: · No initigation measures are necessary. Sourses: Tustin C/ty Code Tus:in General Plan Housing Element Update Program EIS 'Ell{ for MCAS-Tustin (Pages 4-56 to 4-70) Does the project include recreational facilities t~r require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? New development anticipated by the }lousing Element Upda:e would increase the demand for parks and recreation facilities in thc Civ,'. Th: ~mplcmentation of lhe Reuse Plan would provide new park sites. These park sites include a regional park, a cornmunily' park, and several smaller neighborhood parks. A privmely owned golf course would be constructed as well but would be available for public usage. Tho development of these facilities wi!'. result in construe, riCh level impacts that ,:an be mitigated to a level of insignificance under exiszing C~ty regulations. lnfill developments would likely' utilize the City's existing recreational facilities. 'l-herelbre, no significant impact would result from the development ofinfil! areas. Mitigation Measures.'Monitoring Required: · No mitigatior, measures are necessary. Tustin City ("ode Tustin G~neral Plan Housing Element Update Program ElS EIR Ibc MCAS-Tustin (Pages 4-56 to 4-70) TRANSPORTA TION/TRAFFIC Cit~ of Tustin . Page 50 3. Environmental Analysis a) Cause an increase in traffic, which is substantial in relation to tile existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? The Housing Element Update anticipates developmen.t up Io an additional 3,298 housing units. Tl-2s development would be located in the MCAS-Tustin Reuse Plan and at infil! sites. The additional development and associated traffic volumes of developing the Reuse Plan are included in the traffic ~alysis portion of the Program EIS'EIR for MCAS-Tustin. As the impacts of traffic due to housing alone were not s~arated out and analyzed, the following discussion includes impacts due to commercial, industrial, and institutional uses, as well as housing. In genera:, a number of imersections would be significant!y impacted at the buildout of the Reuse Plan. Most of these impacted can be mitigated to a level of iess than significant. However, significant traffic impacts would remain at thc intersections of Tustin l~.anch Road and ~3,'alnm Avenue, and Jamboree Road and Barranca Parkway un6er full builtout ()'ear 20201). Infill areas are located within the established street system. Although generally traffic in the City of Tustin is w!thin the levd of service standard, there are intersections that are at unacceptable level of service. Through the City's ex~sting Design Review process, dexelopment located at an unacceptable lexel of service which contributes I0 percent or more of traffic will be assessed with mitigation t~e as pan of the City's Capital I:nprovement Prograrn. In addition, where applicable, thc CiLv would require dedication of right-of-ways and or require developers to construct the needed improvements to imvrove the level of service. Therefore, compliance with tht' existing City's regulations would reduce potcmial traffic impacts to a level that is less than s:gnificant. In summary, the implementation of the Hou'sing Element Update, particularly the development at the _MCAS- Tustin Reuse Plan area, would potentially result in un-anitigable !mpacts at two intersections described above. However, the implementation of the !-lousing Element Update would not result in any impacts beyond those identified ii,. the Program EIS. EIR for MCAS-Tustin. No further mi'.igation measures would be required b~.vond those identified in ~]:e Program EIS 'EIR for MCAS-Tustin. Mitigation Measures 'Monitoring Required: · IA-1 - Table 4.12-10 presents the Pkasing Plan for the on-site circulation system. Ihe Phasing Plan ois based upon u'affic c:rculation impact and mitigation analyses containe:t in the Traffic Report (Final Appendix F). Under th~s Phasing Plan, the City of 'l-ustin shah monitor all new development within the Specific Plan. accounting for the cumulative ADT generated by development projects. As each ADT t;"~-esimld is reached, the roadway improvements listed in Table 4.12-10 slmll be constructed betbre any additional projects within the Specific Pian would be approved. · IA-2 - 'Fable "-3 of the Final EIS'EIR (see Table 6 at the end of the Mitigation Monitoring and Reporting P'.'ogram) presents the Trip Budget ~xi'~ich su.mmarizes the square footage of non-residential uses allocated to each neighborhood by Plar. ning Area and the associated ADT. (Residential uses are shown for information only. they are not part of the budge:.) Pursuant to Section 3.2.4 of the SpeciSc Plan, the (.'it3' of 1'us:in shall implement the :rip budget by neighborhood to control the amount and intensiLv of non-residential uses. Trip Budget transfers between neighborhoods shall also be tmelemented as directed in subsection 3.2.4 of tke Specific Pian. · 1:\-3 - Prior to the approval of (1) a Planning Area Concept Plan pursuant to Section 4.2 of the Specific Plan, (2) a site development perm/t, or (3) a vesting tentative map Ibr new square footage (not for financing or conveyance purposes), a project developer shall provide u'affic information consistent wi~h provisions of the Specific Plan, this ElS EIR and the requirements of tl:e City of Tustin Traffic En,_,ineer. The traffic informaiion shall i,a) menmy and assign traffic circulation mitigation measures required in l!lS EIR pursuam to ti~e Phasi',:g Plan described in Table 4.12-10 of'the Final EIS F, IR (see Table 5 at tl:e Ciz.~ of Tustin o Page 51 3. Environmental Analysis end of the Yhtigation Monitoring and Reporting Program): (b) evaluate the effects of either the delay of an)' previously con~'nitted circulation improvements or the construction of currently unanticipated circulation improvements; and (c) utilize the circulation system and capacity assumptions witifin the EIS'E1R and an5' additional circulation improvements completed by affected jurisdictions for t.he applicable timeframe of analysis. IA-4 - Prior lo the issuance of building permits for new development within planning areas requiring a concept plan, a prqject developer shall enter into an agreement with the City of lustin to (ai design and construct roadway improvements consistent wi~ the ADT generation Phasing Plan described in Table 4.12o10 of the Final EIS EIR (see Table 5 at the end of the Mi:igation Monitoring and Reporting Program~ aud (b) address the impact of and specify the responsibility for any previously committed circulation improvements assumed in the EIS;E1R which have not been constructed. L-X-5 - If a subsequent traffic Phasing Plan demonstrates that certaha circulation improvements should be included in a diffcrem phase of Sr~ecific Plan deveiopmem (accelerated or delayed) or that a circulation improvemem can be substituted, the mitigation Phasi~lg Plan in Table 4.12-10 of the Final ElS EIR (see 'fable 5 at the end of the Mitigation Monitoring and Reporting Program) may be amended, subject to approval of the City of Tustin and an)' other affected .jurisdictions, provided thal the same leve! of traffic mitigatien and traffic capacil?' would be provided. IA-7 - Each Specific Plan project would contain, to the satisflcfion of the CiLv of Tustin and. or Cily of Irvine, as applicable, a pedestrian circulation component showing pedestrian access to regional hiking trails, parks, schools, simpping areas, bus stops, and. or other public facilities. T C-1 - In conjunction with the approva! of a site development perm/t, tile City ofTustin shal! require each developer to provide traffic operations and control plans that would minimize the traffic impacts of proposed construction activity. The plans shall address roadway and lane c:,osures, truck hours and mutes, and notification procedures for planned short-term or interim changes in traffic patterns. The City of'rusnn shall ensure thal the plan would minimize anticipated delays at major inlersections. Prior to approval, the City of'l'ustin shall review the proposed traffic control and operations plans with an}' affected .jurisdiction. T.'C-2 - The City of 'rustin and the City of Irvine. as applicable (for that portion of fi~e reuse plan area w/thin Irvineh shal! ensure that the arterial intersection improvements required in 2005 and 2020 and as indicated in Tables 4.12-7 and 4.12-9 are implemented tbr their respective jurisdictions according to the cumulative ,XD'r thresholds identified m eaci: table and according Io the fail' share basis noted. The AD'[' threshold represents tile traffic volume which would result in an impact and file faire share percentage reflects the percent of tke traffic impact resulting i¥om the Reuse generated traffic. In some cases. Reuse traffic would generate 100 percent of the impact, thereby assuming full financial responsibi!ity for identified tmprovements. In other cases. P, euse traffic would genera:c only a fraction of the traffic i:npacting tile intersection and financial responsibiliW would correspond. T"C-3 -- The City of Tustin and the Cily of lrvine, as applicable (for thal portion of the reuse plan area within Irvine), shall contribute, on a fair share basis, to improvements to freeway ramp intersections as listed in Table 4.12-8. Ti~.e melhod of implementing improvements, e.g.. rcstriping, ramp widening, shall based on design studies, in association with Ca]trans. 'I- C-4 - The City of q'ustin and the (,'it3' of Irvlne, as applicable (for that portion of the reuse plan area within Irvine). sha!l unsure that all on-site circulation system improvements for the reuse plan area assumed in thc 2005 and 2020 u'affic analysis and as shown in Table 4.12-10 of the l"inal EIS"EIR (see Table 5 at the end of the Mitigation Monitoring and Reporting Program) are implemented according to the cumulative ADT threshoids identified in the table. Under this Phasing Plan, the CiD' of Tustin shall monitor all new development within the site, accounting for the cumulative AD]' generated by development projects. As each ADT threshold is reached, the roadway improvements listed in Table 4.12-10 of the Final E!S'EIR (see Table 5 at :lie end of lhe Mitigation Monitoring and Reporting Program) qhall be constructed before any additional projects within the reuse plan area wouid be approved. City of Tusti~ o Pa, ge 52 3. Environmental Analysis · T'C-5: - Pr/or to approva; of a site development permit or vesting tract, except for financing or conveyance purposes, for all land use designation areas in Ahern.,ative I w/th the exception of the Learning Village, Community Park. and Regiona! Park, a project developer shall enter into an ag-reement wi:i: the City of 'fustin and City of lrvinc, as applicable (for flat portion of the reuse plan area within Irvine) which assigns improvements required in the EIS EIR to file development sire and which requires participation in a fair share mechanism to desiL~m and construct required on-site and arteria! improvements consistent with the ADT generation thresholds shown in Tables 4.12-7.4.12-8, 4.12-9, and 4.12-10 (see Tables 2 through 5 at the end of the Mitigation Monitoring and Reporting Program). · T'C-6" ' The City of-l'usfin and the City of Irvine. as applicable (for that portion of the reuse plan arco in Irvinc). will rnonimr new development witiun 'J.~e reuse plan area, accounting tbr the cumulative ADTs generated by development projects within the reuse plan area. As each cumulative ADT threshold shown in Table 4.12-10 (see Table 5 at the end of the Mitigation Monitoring and Reporting Program) is reached. the roadway improvements listed shall be constructed before any additional projects with"n the reuse plan area arc approved. · 'r c-7 - The City of Tusfin shall adopt a trip budget for individual portions of the reuse plan area to assist in the monitoring of cumulative ADTs and the amount and intensity of permitted non-residential uses as evaluated in the EIS'EIR. · 'f C-8 - Alternative improvements :hat provide an equiva]en.', level of mitigation in 2005 or 2020 to what is identified in 'Fables 4-12-7, 4.12-8, and 4.12-9 may be identified in consultation between the City of Tustin and the City oflrvine, as applicable, an.4 the impacted jurisdiction. · T C-9 - -1 he City of Tustin shall enter into agreements with Caltrans and thc c~ties of Santa Ana and [rvine to ensure that off-site roadway improvement programs needed to mn/gate the effects of the proposed alternative are constructed pursuant to improvement program established by the respective jurisdiction. b) · .No mitigation measures are necessary for infill developments. Sources: Tustin City Code 'l'ustin General Plan IIousing Element Update Program ElS 'EIR ibr MCAS-Tustin (Pages 4-i 39 to 4-163 and 7-32 to7-41) Exceed, either individually or cumulatively, a level of service standard established congestion management agency for designated roads or highways? by the county Potentiallv Signiikant lmpacL '."he City's Ch'culation !-~lement establishes a standard for a Level of Sen'ice (LOS) "C" or better for ~mjor intersections in the City; the City considers LOS "A" through "C" as acceptable, and I.OS "D" or greater as m~acceptable. The County's Congestion Management Plan (CMP) indicates the LOS should be LOS "E" or better for CMP roadways (freeways and major highways). Dcvclol:mem anticipated by the Eousing Element Update would be provided in the _MCAS-Tustin Reuse Plan and at Infill land. The Program £IS EIR for MCAS-Tustin provides tzar:lc impact analysis and mitigation measures to addrc's~ tile requirements of the Gro~ th Management P;an and the Congestion .Management Plan lo ."educe the impac'.s to a level of iv~significance. In general, a number of intersections would be significantly impacted at the bufltout of the Reuse Plan. Most of these impacted can be mi'.igated to a level of less than s:gnificant. However, sign:ficant traffic impacts would remain at the intersections of Tustin l~nch Road and Walnut Avenue. and Jamboree, Road and Barranca Parkway under full buihout (3'ear 2020~. Table references in tile mitiganon measures have been changed from the Fmal ]rEIS 'EIP, to match :he correct table num'oers in the FEIS EIR. City of Tustin · Page 53 3. Environmental Analysis In."ill developments would be sub/ecl to review to ensure that ind/vidual development would not exceed the levei of service standards, individually or cumuiative]y. Compliance with the City's Circulation Element and City Ordinances related to streets and highways would reduce potential traffic impacts to a level that is less than significant. In summary, the implementation o: the Housing Element Update, particularly the development at the MCAS- Tustin Reuse Plan area, would potentially result in ummitigable impacts at tile two intersections described above. However, the implementation ofthe Housing Element U'pdate would not result in any impacts beyond those identified in the Program ElS EIR for MCAS-Tus'.:n. No 1~rther mitigation measures would be required beyond those identified in the Program EIS EIR for MCAS-Tustin. M:tigation Measures.'Monitoring Requirer!: · IA-I - Table 4.12-10 presents the Phasing Plan for the on-site circulation system. Tile Phasing Plan ois based upon traffic circulation impact and mitigation analyses contained in the Traffic Report (Final Appendix F). Under this Phasing Plan. the Cir.3' of Tustin shall monitor all new development w/thin the Specific Plan. accounting for the cumulative ADT generated by developmem projects. ..'is each ADT tkreshold is reached, the roadway improvements listed in Table 4.12-10 shall be constructed before any additional projects within the Specific Plan would be approved. · 2A-2 - Table '7.-3 of the Final EIS."E!R (see Table 6 at tim end of tile Mitigation Monitoring and Reporting Program) presents ,,.he Trip Budget which summarizes the square footage of non-residential uses allocated to each neig:nborhood by Planning Area and the associated ADT. (Residential uses are shown infbrmation oniy, they are uot part of the budget..} Pursuant to Sccuon 3.2.4 of the Specific Pian. t~e City of Tustin shall implement the zip budget by neighborhood to control the amount and intensity non-residenna] uses. Trip Budgel transfers between neighborhoods sMll also be implemented as directed ia subsection 3.2.4 ofthe Specific Plan. · IA-3 - Prior to /lee approval of(l) a Planniug Area Concept Plan pursuant to Section 4.2 of the Specific' Plan, (2) a site development permit, or (3) a vesting tentative map for new square footage (not for finan.zing or conveyance purposes), a project developer shall provide traffic inforn'ation consistent wnh ~lac provisions of the Specific Plan, this EIS EIR and the requirements of the City of Tustin Traffic Engineer. The traffic inlbrmation si~all (a) identify and assien traffic circuia:ion mitigation measures required in the EIS EIR pursuant to the Phasing Plan described !n Table 4.12-i0 of file Final EIS EIR (see Table 5 at end of the .Mitigation Monitoring and Reporting Program); (b) eva~uate the effects of either the delay of any previously cormnirted circulation improvements or the construction of currently unanticipated circulation improvements; and (c.'. uti!ice thc circulation system and capac!.--y assumptions w:thin the EIS E1R and additional circulation improvements completed by affected jurisdictions ~br the applicable tirneframe o." analysis. · IA-4 - Prior to the issua~ce of building permits for new development within planning areas requiring a concept plan, a project developer shall enter into an agreement with the City of Tustxn to (a) design and consWuct roadway improvements consistent with the ADT generation Phasing Plan deqcribed in Table 4. !2-i 0 of the Final EIS.'EIR (see '['able 5 at the end of the .X"htiga:ion Monitoring and Reporting Progranf) and (b) ad&ess thc impact of and specify the responsibility for any previously committed circulation imm'ovements assumed in the EIS EIR which have not been constructed. · IA-5 - If a subseouen: traffic Phasing Plan demonstrates that certain circulation improvements should be included in a different phase of Specific Plan development (accelerated or delayed) or that a circulation improvement can be substituted, the mitigation Phasing Plan in Table 4.12-10 of tile Final EIS,"E:I~. (see Table 5 at file end of the Mitigation Monitoring and Reporting Program) may be amended, subject approval of the City of Tustin and any other affected jurisdictions, provided that the same level of traffic mitigation and traffic capacity would be provided. · IA-7 Each ..p~c:fic Plan project would contain, to the satisfaction of the City of Tustin and ar City of Irvine. as apr. licable, a pedestrian circulation component showing pcdeswian access to :'egiona! l':ikin,.4 City of Tush. in · Page 54 3. Environmental Analysis ~'a-ails, parks, schools, shopping areas, bus stops, and. or other public facilities. T C-1 - In conjunction with ~he approval of a site development perm/t, the CiLv of Tustin shall require each developer to provide traffic operations and control plans that would minimize the traffic impacts of proposed construction activin'. The plans shall address roadway and lane closures, track hours and routes, and notification procedures for planned short-term or interim changes in traffic patterns. The City of Tustin shall ensure that the plan would minimize anticipated delays at major intersections. Prior to approval, the City of Tustin shall review thc proposed traffic control and operations plans with any affected jurisdiction. T C-2 .- The City of 'l-ustin and the Ciw of Irvine. as applicable (for tha~ portion of the reuse plan area within lrvme), shal! ensure that the arterial intersection in:provements required in 2005 and 2020 and as indicated m Tables 4.12-7 and 4.12-9 are implemented for thmr respective jurisdictions accmding to the cumulative ADT thresholds ~dentified m each table and according to the fair share basis noted. The ADT threshold represents the :raffle volume which would result in an impact and the faire share per:enrage reflects the percent of tb.e traffic impact resulting from the Reuse generated traffic. In some cases, Reuse traffic xxould generate 100 percent of the impact, thereby assuming thll financial respon.~ibilit3' for identified improvements, in other cases, Reuse traffic would generate only a fraction of the traffic impacting :he i::tersecm)n and financial responsibility would correspond. T C-3 - '1 ,'he Cit3.' o!' '['u5nn and the Cnv of in'ina, as applicable (for that portion of flee reuse plan area within Irvine), shall contribute, on a fair share basis, to improvements to freeway ramp intersections as listed in Table 4.12-8. 7"ne method of implementing improvements, e.g., restriping, ramp widening, shall based on design studies, ~n association with Caltrans. T'C--: - The City of'l usfin and the City of lrvine, as applicable (for that pot:ion of the reuse plan area within Irvi::e), shall ensure the', all on~site circulation system improvements for the reuse plan area assumed in the 2005 and 2020 u-affic analysis and as shown in Table 4.12-10 of the Fhual EIS'EiR (see Table 5 at th: end of the Mitigation Monitoring and Reporting Program) are implemented according to the cumulative AI)T ti:re.~holds identified in the table. Under this Phasing Plan, the City of'Fustin she!', monitor all n:w development within tim she, accouming fi)r the cumulative ADT generated by developmcn! pro.':ects. As eaci: AD'I threshold is reached, the roadway improvements listed in Table 4.12-10 of the Final EIS.:EIR (see Table 5 at tee end of the .Mingation .Monimnng and Rcporung Program) shall be cons~n-ucted before any afiditional projects wi:i~in the reuse plan area would be approved. T. C-5: - Pr!or to approval ora site dm'elopmen~ pernut or vesting tract, except for financing er conveyance purp. oscs, for all land use designation areas i:~ Alternative [ w~th t~:c exception of the Learning Village, Community Park, and Regional Park. a project developer shall enter into an agreem'.'nt with the Ci..'y of' -I'ustin and City of .'rvine, as applizable (for :ha~ pornon of the reuse pian area w/thin Irvine) which assigns improvements required in the ElS EIR ~o the dex elopment site anti which requires partizipation in a fair share mechanism to design and construct required on-site and arterial improvements consistem with thc ADT generation thresholds simwn in Tables 4.12-7, 4.'.2-8, 4.12-9, and 4.12-10 (see Tables 2 tt-u'ough 5 at the end of the Mitigation Monitoring and Reporting Program). T C-6i ' The C/tv of 'l-ustin and the CiLv of Irt'ina. as applicable (for tl:at portion of the reuse plan area in h'vinc), will monito:' new development within ~he reuse plan area, accounting for the cumulative Al)Ts generated by development projects within ti~e reuse plan area. As each cumu'ative ADT threshold shown !n 'l'abie 4.! 2-! 0 (see 'l'abl¢ 5 at the end o;' the Mitigation .Moni:or:ng and Reporting Program) is reached, the roac!way improvements listed shall be constructed before an)' additional projects w:thin :.he reuse plan ama are apprnved. T C-7 - The City oi"l'ustin shall adopt a trip. budget for indMdual portions of the reuse plan area to assist in the monitoring of cumu!ative AI.'),Ts and the amount and intensily of permitted non-residentia! uses as 'Fable references in the .m. itiga:ion measures have been changed from the Final FEIS E1R to match the correct table numbers in the FEIS 'EIR. City of 7Matin · Page 55 3. Environmental Analysis c) d) evaluated in the EIS 'ElK · TC-8 - Alternative improvements tk, at provide an equivalent Ieee! of mitigation in 2005 or 2020 to what is identified in 'Fables 4-12-~', 4.12-8. and 4.12-9 may' be identified m consultation between ',he (;it3' of Tustin and the City oflrvine, as applicable, and the impacted jurisdiction. · T C-9 -- The City of l'ustir, shall enter into agreements with Caltrans and the cities of Santa Aha anti Irvme to ensure tsar oFf-site roadway improvement programs needed to mitigate the effects of ti~e proposed ahemative are constructed pursuant to improvement program established by the respective jurisdiction. · No mitigation measures are necessary for thrill developments. · A Statement of Overr/ding Consideration is required. Sources: Tustin City Code Tustin General Plan Housing Element Update Program EIS EIR fi)r MC,\S-Tustin (Pages 4-239 to 4-163 and 7-32 to7-41) Resull in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? Development anticipated by ~he l-lousing Element Update invoives fl~e development of 3.298 housing units on parcels of land throughout the City. The anticipated amount of development would not result in an5' changes to air traffic patlerns, nor would the antiv, ipated amount of development result in any substantial safely risks related to aircraft traffic. Compliance with tim Airport Environs Land Use Plan standards under existing City ordinances would reduce potential impacts to a level of insignificance. .\'litigation Measures Monitoring Reqmred: · No mitigation measures are necessary. Sources: Tustin City Code Tustin General Plan ltousing Element Update Program ElS. EIR for MCAS-Iust!n (Pages 3-[3 to 3- Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? Any needed traffic !n:prm'ements associated with the anticipated deve'~opment would be consn-acted to City's existing roadway sa~:x' standards. With respect to tl:e development at the Reuse Plan area, thc Program EIS'EIR tbr MCAS-Tustin includes mitigation measures related to u'affic control pians and needed traffic :rnpmvcmen:s to accommodate the implementation of :he Reuse Plan. W/th respect to infill developments, compliance with the City's existing public works standards, zoning codes, and fire cortes would reduce potential impacts to a level ofinsign!ficance. In summaD', the implementation of the Housing Element Update would not resu!t in any impacls beyond those identified in the Program EIS:EIR for MCAS-Tus:in. No furfi:er mitigation measures would be required beyon,5 those identified :n the Program EIS 'EIR for MCAS-Tustin. Mitigation Measures Monitoring Ree'.,ired: 'F C-I - In conjunction with the approval of a site development permit, the City of Tnstin shall require each developer to provide traffic operations and control plans that wouid mtn:froze the traffic i:npazts of p:'oposed construction activity. 'l'i~e pla'as shall address roadway and lane closmes, truck hours and routes, Cir,d of Tustin o Page 56 3. Environmental Anaiysi$ and notification procedures for planned short-term or interim changes in u'affic pauems. The City of Tustin shall ensure that the plan would minimize anticipated delays at major intersections. Prior :o approval, the City of Tustin shall review the proposed traffic control m',d operations plans with an)' affected.jurisdiction. · No mitigation measures are necessary for infill developments. Sources: Tustin City Code Tustin General Plan Housing E!ement Update Program E1S,'."!IR tbr .MCAS-'i'ustm (Pages 4-~39 m 4-163 and 'r-32 m7-41) e) Resul! in inadcquale emergency access? ~) l'lousing development projects would be reqmred to conform to existing City regulations that specify adequate emergency access measures. Compliance wilh the Cit-v's public works standards and the Uniform Fire Codes related ~o emergency access would reduce potential irc, pact to a level of insignificance. .Mitigation Measures .'Monitoring Requ:re',t: * No mitigation measures are necessary. Sources: Tustin C'2ty Code Iustin General Pian Ilousing Element Update Program lEiS 'EIR for .MCAS-Tustin Result in inadequate parking capacity? Development anticipated by the Housing Element Update involves the development of residential dwel!"ng unks. Each development would be required to satis~' CiD' parking standards under ex/sting City regulations. Compliance with the Cnv's parking standards would ensure adequate parking capacity be provided as developments occur. Miuga:ion Measures Y. lonitoring Rccuired: · No mn~.3ation measures are ne:'essarv. Sources: 'l'ustin C/fy Code Tustin General Plan Housing Element Update Program EIS EIR for MCAS-Tustin (Pages 4-4 to 4-7) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g. bus turnouts, bicycle racks)? City of Tusfin residents have access to several ibrms of ahernalive transportation such as tile .Metroli~, buses, and bicycle paths. The develooment of 3,298 housing units would impact public transit by creating additioml demand for bus service. Al the same time. the new at'terial roadv,'ays proposed through the Reuse Plan area would provide opportunities tbr furore bus routing, serving persons residing and working in the Reuse Plan area. The new routes wot:Id provide improved set'vice with more direct routes for riders not associated wi',i~ tile Reuse Plan. The Orange Coumv Transportation Agency (OCTA) prepares regular updates of the countywide ir'.,-nsit system. Bus sro~s would be included m the updates and would be accommodated as develepment occurs. In addition, a con'~muter rail s:ation located at the corner of Jamboree Road and Edinger :\venue woukt provid~ u'ansit opportunities to resident and v, orkers (currently ut:der consu'uztion). City of Tustin · Page 57 .3. E, nvironmentat Analysis The Reuse Plan also identifies additions to the bikeway system, providing additional segments and greater connectiviLv. The added bike tratls would provide an overall benefit ]o the County bike trail system. Infill developments would be located in the established area, and it would be unlikel3 to conflic: with adopted policies, plans, or programs supporting alternative transporta:ion. Mitigation Measures Monitoring Requ,,'ed: · No mhisation measures are necessary. Sources: -l'ustin City Code Iustin General Plan Housing l"lement Update Program ElS EIR for MCAS-l'ustin (Pages 4-139 to 4-16.~ and --32 to7-41) 16 UT/L/T/ES AND SERVICE SYSTEMS a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that il has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? The Orange County Sanita:ion District (OCSD)provides sewage treatment serx';:.e to the City of TuszLn. Sewage fi'om the ('7it3' is diverted to Reclamation Plant Number I located in :he City of Foumain Valley'. For the MCAS-Tustin Rease Plan area, tile P,'ogram EIS'EIR for MCAS-Tustin indicates that implementation of the Reuse Plan will cause additional demand on the existing sewer system from increased sewage flows. The County Sanitation District has confirmed that sewer h-catment facilities will be adequate to accommodate the Reuse Plan development. As in the infill areas, the development would create an insignificant impact on was;ewater treatmc.m facilities. b) Mitigation Measures Monitoring Required: · No mitigation measures are necessary. Sources: Tustin City Code -l'usfin Genc:'a: Plan 1 tous,ng Element [ 5pdate Pro,am EIS EIR ibr MCAS-Tustin (.Pages 4-32 to 4--'6) Require or result in the construction of new water or wastewater treatment facilities or exp'.,nsion of existing facilities, the construction of which could cause significant environmental effects? Increased water consumption would result in a higher demand for water resources. Most housing development under tile Housing Elemem Update woukt occur within Ibc MCAS-Tustin Reuse Plan area. The Reuse Plan is located wahm the water service jurisdiction of the Irvinc Water Ranch Distric:s (iRWD). 'Fne IRWD imports approximately 67 percent of its water via Metropolitan \Vater Disn'ict (M-WD). The remaining 33 percent is predominantly pumped from local wells. Reclaimed water for non-domestic uses such as for agriculture and landscape irrigation is treated at the district's .Miche~son Rechmation Plant and used as reclairn:d wa:er. Potable Water supply is purchased by the IRWD from the Y. iWD distribution system or pumped from lo:a! wells. Sewer lines in £ustin are owned and maintained by the Orange County Sanitation District (OCSD) and Irvine Ranzk Water District. With the implem.m]ation of tile MCAS-Tustin Reuse Plan. a new water and sanita,'y Cffy of Tusffn · Page 58 3. Environmental Analysis c) sewer system would be necessary. The only impacts would be conm'uction level; these impacts would be mitigated to a leve~ of insignificance by existing City regulations to reduce construction impacts. With respect to the infill areas, replacement of existing facilities with new residential units would not create the need for a new water or wastewater fazilitx'. Mitigation Measures 'Monitoring Required: · No mitigation measures are necessary. Sources: Tustm City Code Tustin General Plan Housing Element Update Program EIS EIR for MCAS-Tustin (Pages 4-32 to 4-46} Tustin Water Deparm~ent and In'ine Ranch Water District Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Storm drainage is provided through reinforced concrete pipes and open channels throughout the City. Storm water t]ows arc directed towards Orange County Flood Conu'ol open channels or indirectly to the Santa Aha River. Storm water in the Ci~' generally flows in a general southwesterly direction towards the Pacific Ocean. The C/ty maintains an N-PDES co-permit with Orange County for storm drain facilities ser¥ing 'Fustin. Next. developmem in fl~e MC..\S-Tustin Reuse Plan would require improvement to the exisling storm drain system. A conceptual storm drain plan has beeu developed m coordination with the Orange Count), Flood Conaol District (OCFCD). The improvement would ind'ade five major draina2e areas w/th main:ine facilities and in,.provement~ '.o ;he OCFCD Barranca Channel. New retention basins would also be incorporated to handle storm flows from :he golf viliage area of the Reuse Plan. Other on-site facilities would discharge into tee County's ex/sting regional facilities. The only impacts would be construction leveh these ~mpacts would be mitigated to a level of insignifi~,ance by existing Ch:y regulations to reduce constr:.'ction impacts. W/th respect to the infi!l areas, replacement of existing ~hc:i~ties with new residential units wouid not create the need for a new water or wastewater facil!:.x'. Nvw development in the infill areas would utilize existing storm drain hnes. Con'~phance with NPDES requi:'emen:s through the develom'nen: review process would reduce potential impacts It) a less than significant level. .Mi:igation Measures.Monitoring Required: · No mitigation measures are necessary. Sources: l'ustin City Code Tustin General Plan Itousing Element Update Progran: I-'.IS EIP, for MCAS-Tustin (Pages 4-32 to 4-46) d) Have sufficient water supplies available to serve the project from existing entitle~nents and resources, or are new or expauded entitlements needed? Most of the new housing development would occur within the MCAS-Tustin Reuse Plan area. '['he area is loaated within the water service .!urisdiction of the h'.'ine Water Ranch Dist.4ius (IRWD). The IRWD imports Citzq of Tustin · Page 59 3. Environmental Analysis g) approximately 67 percent of its water via Metropolitan Water District (MWD). The remaining 33 percent is predominantly pumped from local wells. '/he increase in water consumption fl:at may occur with new development anticipated by the l-lousing Element Update would not result in significant impacts to local and imported water supplies requiring new or expanded entitlements. According to the IRWD, there is adequate water capacity to supply civilian reuse development. In tlae infill areas, no impact to the existing water supply is anticipated. Mitigation Measures Monitoring Required: * No mitigation measures are necessary. Sources: Tustin (:it}' Code 'l-ustin General Plan /'lousing Element Update Program ElS EIR for MCAS-Tusrin (Pages 4-32 to 4-46) Tusrin Water Department and Irvine Ranch Water D~strict. Be serx'ed by a landfill with sufficient permitted capacity to accommodate the project's solid ~'aste disposal needs? The Frank R. Bowerman Landfill is the primary facility that receives solid waste from Tustin. This landfill is scheduled to be closed in the year 2024. Based upon the !998 County of Orange determination, only about 18 percent of the maximum capacity hast been used. Accordingly, thc landfill has ample capacity to accommoda;e so!id waste generated by the Housing Elemem Update. Further, the Cuy has adopted a Source R~duction and Recycling Element !SRRE) that provides impiementation programs for achieving a 50 percent reduction in City's solid waste stream. All new deve:opmem is required by existing CiLv regulation to comply with the SRRE programs. Therefore, impacts related to solid waste would be less than significant. Yl'.'tigafion Measures Monitoring Required: · No iniligatiop, mtmsur:s are necessary. Sources: Tus!in City Code Tustin General Plan Housing Element Update Program ElS EIR tbr .MC;\S-'fustin (Pages 4-32 to 4-46) Comply with federal, state, and local statutes and regulations related m solid waste? The developments anticipated by the Ilousing Element Update include 3,298 additional umts...\l:hough there would be increased generation of solid wasm due to :he proposed pr~ect, solid waste disposal facilities in Orange County wouid have ample capacity to accommodate solid waste genera:ion. Ali new development would be subject to the existing SILRE requ!rements and thus would reduce solid waste generation. The impacts are nor significant. M!tigation Measures Monitoring Required: · No ..'lmigation measures are m:cessary. General Implementation Requirements for Items a through g: In support of proposed development at the fonner base. the Reuse Plan Specific Plan requires backbone ufi'..iLv systems to be provided :,onzu:'rent wizh demand. The m~plemzmation o£ the Housing Eiemem Update wii] be required to comply with th,.2' following impl:nncntafion m.~asures: City of Tustin · Page 60 3. Environmental Analysis · Prior to a final map recordation (except for financing and reconveyance purposes), he development applicant shall enter into an agreement with the C,y of Tustin and City of Irvine and any appropriate regional utility agencies, districts, and providers, as applicable, to dedicate all easement, rights-of-way, or off, er land determined necessary to construct adequate utili~, infrastructure and facilities to serve the prqiect as determined by the city, agency, district, or other providers. · Prior to any final map recordation (except for financing and conveyance proposes), the development applicanl shall enter into a secured agreement with the cities of Tustin anck'or Irvine, as applicable, lo participate on a pro-rated basis in construction of capital improvements necessary to provide adequate utility facilities. · Prior to the issuance of permits for an,,' public improvements or development project, a development applicant shall submit to the City of Tustin and Cit.',' of Irvine. as applicable, intbrmation from IRWD which outlines required facilities necessary to vrovide adequate potable water and reclaimed water service to the development. · Prior to the issuance of the cemficaes of use and occupancy, thc pro. iect developer shall ensure that fire hydrants capable of flows in amounts approved by thc OCFA are in place and operational to meet fire flow requirements. · Prior ~o the issuance of permits for any public improvements or development project, a development applicant shall submit :o the City of Tustin and City of In'the, as applicable, information from IRWD, OCSD. or the (7it3' of Tustin which outlines reouired facilities necessary to provide adequate sanitary sewage service to thc development. · Prior to the issuance of grading permits or approval of any subdiviston map (except ibr financing and reconveyance purposes), whici~ever occurs first, for development within the 100-year flood plain, grading and drainage systems shall be designed by the project developer such t~nat all building pads would be safe from inundation from runoff ii'om all storms up to and including tile theoretical 100-year storm, to the satisfactioc of ti~e (;it3' of Tustin Building DMsion or the ln'ine Public Works Departmen..'. as applicable. Grading permits or subdMsion maps generated for financing and reconveyance purposes are exempt. · l':mr to the approval of any applicable subdMsion rnap (except for financing and conveyance purposes), the developer-applicant shall design and construct local drainage systems 4,bt conveyance of the 10-year runoff, il' the facility is in a local sump, it shall be designed to com'ey the 25-year runoff. · Prior to any grading fo: any new development, the following drainage studies shall be submined to and approved by the Cily of Tustm, City of Irvine. and..or OC. FCD, as applicable: (1) A drainage study including d/versions (i.e., oil-site areas that drain onto and:or through thc projecl site), with justification and appropriate mitigation for any proposed divers/on. (2) A drainage stud.',' evidencing that proposed drainage patterns would not result in increased 100-vest peak discharges within and downstream of the project limits, and would not worsen existing drainage condiuons at storm drains, culverts, and other su'ee: crossings including regional flood control facilities. The study shall also propose appropriate mitigation for any increased runoff causing a worsening condition of any existing facilities w:thin or downstream of project limits. Implementation of appropriate interim or ultimate flood control infrastructure consu-uction must be included. (.~) Detailed drainage studies indicating how, in conjunction with tl~e drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm dra:.ns, and flood water retarding, building pads are made safe fi'om runoff inundation which may be expected ii'om all storms up to and including the theoretical iO0-vear flood. City of Tuslin · Page 6 1 3. Environmental Analysis Sources: TustLn City Code Tustin Genera] Plan Housing Element Updale Program EIS EIR for MCAS-Tustin (Pages 4-32 to 4-46) 3. ~ ~ MANDATORY F/ND/NOS OF $1GNIFICANC£ a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, lhreaten lo eli~nate a planl or animal community, reduce thc number or restrict the range of a rare or endangered plant or ani~nal or eliminate important examples of the major periods of California history or prebislory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past pr¢0ects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirecth'? The adoption of the Housing Element L'pdate would not cause negative impacts. However the tmplementation of the MCAS-Tusdn Reuse Plan through the General Plan Amendment and subsequent zoning could cause significant impacts to the environment. These impacts are identified in the Program VIS F. IR for MCAS-Tustin. and il:ere are no adciitmna] in:pacts that would be created. On JanuaD' 16, 2001, the City Council considered the benefits off the General Plan Amendmcm incorporating the Reuse Plan and balanced those benefits against the unavoidable el'feets regaled to aesthetics, cultural, and paleonlologica~ resources, a,,riculrural resources. t:'aflic.circulation, and air quality. A Statement of Oven'iding Consicleration was adopled tbr the General Plan Amendment. A Statement of Ovemd/ng Consideration will be required ibr approval of ti~e I{ousing Elemen! Update .Miligafion Measures 51omto:'ing Required: · No mitigation measures are neccssa:'y. Sources: Tuslin City Code Tustin General Plan i-!outing l';icmen! L;pdate Program EIS EIR for MC.\S-Tustin (Pages 5-! to 5-113 City of Tust'in · Page 62 Attachment 2 City Council Resolution No. 02-09 RESOLUTION NO. 02-09 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING GENERAL PLAN AMENDMENT 02-001, UPDATING THE TUSTIN HOUSING ELEMENT PURSUANT TO GOVERNMENT CODE SECTION 65588. The City Council does hereby resolve as follows: I. The City Council finds and determines as follows: That California State Law Section 65588 requires each City to review as frequently as appropriate and to revise its Housing Element as appropriate. Bo That a public workshop was held on January 14, 2002, to familiarize the general public with the purpose and intent of the Housing Element Update. That a public hearing was duly called, noticed, and held on said application on January 28, 2002, by the Planning Commission to consider and provide opportunity for the general public to comment on and respond to the proposed Housing Element Update. That a public hearing was duly called, noticed, and held on said application on February 4, 2002, by the City Council to consider and provide further opportunity for the general public to comment on and respond to the proposed Housing Element Update. That pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15153, the City of Tustin has completed an Initial Study and determined that all effects associated with the proposed project were adequately evaluated in the Program EIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. The findings made by the City Council on January 16, 2001 in approving GPA 00-001, are incorporated herein by this reference, including the adoption of a Statement of Overriding Considerations and Mitigation Monitoring Program. Resolution No. 02-09 Page 2 II. III. The City Council hereby approves General Plan Amendment 02-001, updating the Tustin Housing Element as identified in "Exhibit A" attached hereto. The City Council hereby finds that the environmental effects of the Housing Element Update identified in the Initial Study and described in the Program EIS/EIR for MCAS-Tustin have been substantially lessened in their severity by the imposition and incorporation of certain previously approved mitigation measures as identified in Exhibit B. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 4u~ day of February, 2002. JEFFERY M. THOMAS Mayor PAMELA STOKER City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) CERTIFICATION FOR RESOLUTION NO. 02-09 PAMELA STOKER, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 02-09 was duly and regularly introduced, passed, and adopted at a regular meeting of the Tustin City Council, held on the 4th day of February, 2002. COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: PAMELA STOKER City Clerk Exhibit A of Resolution No. 02-09 DECEMBER 20.0.1': · . .~ , ,, ~ . . ., . . ~ ~ . . ~ ~'~ ,~.. ,,...., , .',~ ~..., ,~ .,, . · , ,'~, .., . :. ~, . ,~ ,~.: . ?.~?' ~ ~,.' ,,.'. ~ ,~'~ .. ~ .' . · . .,. -.. .... .,...,.,,; .. ~~.',' ~;;. ,~, ... ,~',~.,' . ~ .~ ~'~ '.~ . ~ · . ~ ' ... . 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TABLE OF CONTENTS Section INTRODUCTION TO THE P~pose Of The Housing Element Scope A.nd Content Of Element Consistency Wi~ State Planning Law General Plan Consistency Citizen Parficivation SUMMARY OF ISSUES, NEEDS, CONSTRAINTS AND OPPORTUXITiES SummaU' Of Housing Needs Preservation Of Units At Risk Of Conversion Summary Of Housing Issues Housing Constraints Housing Opportunities HOUSING ELEMENT GOALS AND POLICIES Housing Supply/Housing Opportunities Maintenance And Conservation .:--nvironmen~l SensifiviW Related Go~s And Policies HOUSING ELEMENT IMPLEMENTATION PROGIULM Five Year Quantified Objectives 2000-2005 Identification Of Affordable Housing Resources Housing Programs Page 1 2 2 5 7 7 20 25 29 37 51 51 58 58 63 82 APPENDICES A - Review of Past Performance B - Affordabilitx' Gap Analysis C - Public Participation Mailing List D- References Decerr~ber 2001 TABLE I.i- !: TABLE II- 2: TABLE H- 3 TABLE H- 4 TABLE H- 5 TABLE H- 6 TABLE H- 7 TABLE H- 8 'FABLE H- 9 TABLE H- 10 TABLE It- 11 TABLE H- i 2 TABLE H- 13 TABLE H- i4 TABLE H- !5 TABLE H- i 6 TABLE H- i 7 TABLE I-I- 18 TABI.E H- 19 TABLE H- 20 TABLE H- 21 TABLli I I- 22 TABi.E H- 23 LIST OF TABLES Page STATE HOUSI.~G ELEMENT REQUIREMENTS 3 POPULATION PROJECTIONS 8 EMPLOYMENT PROJECTIONS 9 MAJOR TUSTIN EMPLOYERS I0 CITY OT TUSTIN JOBS'~OUSING BALANCE 11 AFFORDABLE HOUSING PROJECT SL:MMARY 14 RENTAL MAIbKET SUMMARY 15 EMERGENCY SHELTEKTRANSISTIONAI. HOUSING FACILITIES 19 ASSISTED HOUS~'G INVENTORY 22 SUMMAI,UY OF EXISTING I-lOUSING NEEDS 25 ANTICIPATED DEVELOPMENT AT MCAS-TUSTIN 34 LAND 1-NVENTORY AND RESIDENTIAL DEVELOPMENT POTENTIAL 39 PROGRESS TOWARD RHNA CONSTRUCTION NEEDS 40 VACANT AND L.~DERUTILIZED \¥1TH RESIDENTIAL DEVELOPMENT POTENTL-\L 43 VACANT A.ND UNDERUTILZEI) LAND 4- CUR.RENT LAND INX.'ENTORY VS. REMAINING RHNA CONSTRUCI'ION NEED 48 HOUSING ,RELATED GOALS AN-D POLICIES BY ELEMENT 57 NEW CONS ~RUC,ION QUANTIFIED OBJECTIVES SL'MMARY 998-2005 60 REHABILITATION. PRESERVATION, A_ND OTHER AFFORD,adBLE HOUSING QUANTIFIED OBJECTIVES SL..WfMARY 1998-2005 62 SU.-MMARY OF QUANT1TIED OBIECTI\.'ES 2000-2005 HOUSING PROGRAM ILLUSTRATIVE FL'NDING RESOURCES 200C-2005 65 AFFORDABLE ItOUSING RESOURCES 66 ItOUSING ELEMENT PROG~-XMS 2000-2005 ,---,,.,v- O,:' TC'SS"L"; JqOL'SUCG ..z~_.~i::, . ii December 200i INTRODUCTION TO THE HOUSING ELEMENT The avaflabilit?' of decent housing and a suitable living environment for even, family has been of increasing concern to all levels of government. In California, this concern is addressed bv the California Government Code requirement that each City adopt a Housing Element as a mandatory part of its General Plan. State Planning Law mandates that jurisdictions within the Southern Ca'ffornia Association of Governments (SCAG) region adopt revisions to their Housing Elements bv December 31, 2000. As a consequence of this due date, a series of time frames for various aspects of the Housing Element preparation are estabiished. There are three relevant time periods: !989-2000: The previous planning period began on Jul}' 1.. 1989, and is currently scheduled to end on December 31, 2000. 1998-June 30, 2005: a planning period for assessing short-term housing construction needs. 2000-2005: an implementation period for housing programs. The pian_ning period for the Regional Housing Needs Assessment (RHNA) prepared by SCAG is from January 1998 to june 2005, a seven and one-half year period. The implementation period covered by this element is July 2000 through june 2005. Bv 2003, the Ci~', along with other jurisdic~ons in the SCAG region, again will begin preparation for a revision of the housing element to cover the period from 2005-2010. PURPOSE OF THE HOUSING ELEMENT The Land Use Element is concerned with housing m a spatial context while the Housing Element identifies housing programs aimed at meeting the identified housing needs of the CitT's population. The Tust-in Housing Eiement includes the identification of s~ategies and programs that focus on: 1) housing affordabfli~,, 2) rehabilitating substandard housing, 3) meeting the existing demand for new housing, and 4) conserving the existing affordable housing stock. The Tustin Housing Technical Memorandum provides background information and support-ing documentation. December 200"-, SCOPE AND CONTENT OF ELEMENT /he State Legislature recognizes the role of the local general plan, and particularly the Housing Element, in implementing Statewide housing goals. Furthermore, tlne Legislature stresses continuing efforts toward providing affordable housing for all income groups. The Legislature's major concerns with regard to the preparation of Housing Elements are: Recognition by local governments of their responsibility' in contribut4ng to the attainment of State housing goals; ?repara~on and implementation of housing elements which coordinate with State and Federal efforts in achieving State housing goals; Participation by local jurisdictions in determining efforts reouired to attain State housing goals; and Coopera~Jon between iocal governments to address regional housing needs. The State Department of Housing and Community Development (HCD) sets forth specific requirements regarding the scope and content of housing elements. CONSISTENCY WITH STATE PLANNING LAI4: The preparation of the City's Housing Element is g-aided by and must conform to Section 65580 et al of fine California Governrnent Code. ~ the introducEon of ~ese Government Code sections, the Legislature establishes a policy ~at the availabili~n' of housing in a suitable environment L~ of vital statewide importance, and a priori~' of the highest order. It further states d~at 2oca: govermnents are to address the housing needs of all economic segments, while considering the economic, environmental and fiscal factors and communi~' goals set forth in the General Plan. ~e following table cites tha required components for the Housing Element and cites the document and page references for the required components. C;'£? OF TL'$TI,r'; /iOL'.SI..¥C; :-SL£",ME.T7 2 Dece. rr.~ber ,200; Table H- 1 STATE HOUSING ELEMENT REQUIRE.MENTS Required Housing Element Component Page A. Housing Needs Assessment 1. Anah'sis of oopulation trends in Tustin in relation to regional trends , HT.M ~ & PiE 8 2. Analysis of employment trends in Tustin in relation to regional iuTN.,i 23 & trends HE $ 3. Projection and ouantificaldon of Tustins existing and projected HE25 housing needs for al/income groups ' Anab,,sis and documentation cf Tustin:s housing characteristics including the following: a) lex'e! of housin~ cost compared to ability to var: H'J..',4 22 b~. overcrowding; HTM 27 c) housing, stock condildon. An inventory of land suitable for residential develov;nent including vacant sites and having redevelopment potential and an analysis of floe re]ationshiF, of zoning, public facilities and services to these sites HE42 Anah'sis of existing and potential governmental constraints upon the mauuenance, improvement, or development of housing for all income levels '-iTM 53 & PIE 31 Analysis of existung and potential non-governmental and market HT.N: 65 & constraints upon maintenance, improvemen',, or developmen~. of ,HE2~ housing/or all income levels 8. Analysis of special housing need: disabied, elderly, large families, !IE 16 femal~Eeaded houseko]ds, farmworkers 9. Anah'sls concerning the needs of homeless individuals and families HE 27 in Tusrin 10. Anah'sis o£ oppor~nities for energy conserYafion wi~.b, respect ~,o I-!TN/70 residentaal d ~,velovment B. Goals and Policies 1. identification of 'Fus~i,u's goals, cuanm'~ed objectives and policies '..-~ 5: relative to maintenance, improve..'nen:, and deveiopment of housing Table H- 1 STATE HOUSING ELEMENT REQUIREMENTS Required Housing Element Component Page C. Imvlemeniation ProEram An imvlementation program should do the followfl~: 1. Idenfifl,' adequate sites which wi~] be made avaiiable through apFropriate action wi'.'h required public se,wices and. facilities for a variety of housing t3'pes for all income levels HE 58-98 2. Assist in the development of adeauate i',ousing to meet the needs of HE 58-9B iow-end moderate-income households S. Identify and, when appropriate and possible, remove governmental !-IE58-98 constraints to the maintenance, improvement, and develevment .of housing 4. Conserve and improve the condition of the existing and afferdable ,'.-IE58-98 housing stock r, Promote housing opportunities/or all persons hE_ 58-98 6. ;dentifv ?rograms to address ti~e potential conversion of ass:steal :dE ~$-98 housing developments to market rate uruts Source: Califorma Government Code, §65583. et al. GENERAL PLAN CONSISTENCY l.'~hile a cit.'y must consider housing needs for all economic segments, it must also maintain internal consistency among o~er elements of the General Plan as required by state law. Neither the Housing Element nor any other elemen~ may supersede any other required Tustin General Plan elements. The Housing Element relates to other eiements h~ a va','ietv of ways. '~'~e Land Use Element directly relates to the Housing Element by designa~g areas of the City ia~ which a variety of residential q'pes and densities exist. The Housing Element's re!ationship to the Conservation, Oven Space, and Recreation Element is conditioned by the need to serve a growing population's recreational needs in the areas of the City with the highest density. Also, housing needs for Iow cost land must be bManced bx' the need to conserve natural resources. ~ ~.~, ~:, :'..OL~L,G .~....".,~:r,%. 4 December :200i C£i"~' OF '"' ...... ,- ' t .......... ~ '~ The Circulation Element attempts to provide ar.. efficient and well- balanced circulation system. This system must be designed to accommodate allowed land uses, including residential uses, and the intensi5, of allowable uses should not exceed the ultimate capacitT to accommodate them. The Safety Element relates to the Housing Element bv designating areas that are unsafe for development such as Alquist-Prio!o Zones, floodplains, etcetera. Similar to the Safety, Element, the Noise Element relates to the Housing Element by addressing a health related issue area. Techniques for reducing noise often im, olve buffers between land uses. The Growth Management Element overlaps the issues raised in the Housing Element in its efforts to ensure that the planning, managememt, and imviementation of traffic improvements and public facilities are adequate to meet the current and projected needs of Orange County. The Housing Element has been reviewed for consistency with the Citw's other General Plan elements and policy directions. As parr of the General Plan are amended in the futttre, this housing element will be reviewed to ensure that consistency is maintained. CITIZEN PARTICIPATION Tne California Government Code requires that local governments make diligent efforts to solicit public participation from ail seg-ments of the communiW in the development of the Housing Element. Public participation in the Housing Element Update process occurred through E'te following methods: A public workshop was conducted on january 14, 2002 to present the draft Hous'.kng Element and vrovide an oppormnit-y for interested persons to ask questions and offer suggestions. Notice of this workshop was published in the Tustin News and was also mailed to the City's list of local housing interest ,groups. A copy of the maiiing ]3.st is included as Appendix C. C~'7 5' OF' ?'t'.,~TjN HOL',tLYG £LZ?,~'Z,.'.'7 Dec.e:'Pdoer- 299.~ Specific implementation programs included in the Housing Element Update were also discussed at various public hearings over the last 18 months in anticipation of the Housing Element Update. These hearings include the Federal Community Development Block Grant Program public hearing held on Ma), 1, 2000, adoption of the City's of Tustin's Comprehensive Housing Affordability Strateg}.: for fiscal years 2000-200! to 2009-2010 public hearing held or. February 7, 2000, and adoption of the Second Five-year Implementation Plan for the Town Center and South Central Redevelopment Project areas for fiscal years 2000-01 to 2004- 2005 public hearing held on March 6, 2000. Public hearings were held on January 28, 2002, by the Planning Commission and on February 4, 2002, by the Ciw Council to provide additional opportunities for vubhc review and comment on the Housing Eiement Update and supporting documents. C:Tt' OF TUS'iJX HOL'$li~'G ELE3~),'7 6 Oe'zerrtber 2S'.?,; SUMMARY OF ISSUES, NEEDS, CONSTRAINTS AND OPPORTUNITIES This sec~on of the Housing Element summarizes Tustin's current and projected housing needs to £orm the basis for establishing program priorities and quantified objectives in the Housing Element. This section also: · Estimates the number of households that meet Federal or State criteria for soecial consideration when discussing specialized needs; · Evaluates assisted units at risk of conversion; · Describes constraints that may discourage the construction of new housing; and · Examines housing opportuni~, sites. SUMMARY OF HOUSING NEEDS A number of factors will influence the degree of demand or "need" for housing in Tustin. The major "'needs' categories considered in this Element include: Housi.ng needs resulting from increased population and employment growth in the Ci~' and the surrounding region; Housing needs resulting from household overcrowding; Housing needs resulting from the deterioration or demolition of existing units; . Iouslno needs that result when households are payfi~g mcr2 than they can afford for housing; Housing needs resulting from the presence of "special needs groups': such as the elderly, large families, ferv. aie-headed households, households with a disabled person, m~d ~e homeless; and Housing needs result-h~g from conversion of the assisted housing stock to market rate. (?:5-5' OF 7'L':-7.;'.,-I,V :-;OL'SiXG ?.L'Z.',F-:.'.'7' F,,ezember 29.'.;2 Population Growth Be~,een 1990 and 1999, the CitT,'s population grew from 50,689 to 67,153, an increase of 32.5 percent. Tustin"s growth rate (32.5 percent) be~,een 1990 and 1999 was faster than the count-~vide growth rate of 15.5 percent. The California Department of Finance (DOF) estimates a total population of 67,153 persons in the CRT as of January 1999L The City's population is expected to reach 72,735 by the year 2005. A significant amount of Tust-Lr','s population growth can be attributed to annexations that have occurred since 1980. The remainder can be attributed to new residential construction fl~ East Tusfin, a chamgeover in population from smaller to larger families, rebuilding of existing developed areas, and ivdill development. Population projections are shown -.2n Table I-I-2. According to Orange CounW Projections (OCP) 96 Modified data, the population in the City of Tus~in is expected to ~mcrease by approximately 12 percent to 74,964 persons by the year 2020. Table H- 2 Population Projection 2000 2005 2010 2020 'rustin 66.740 72,735 73,791 74.964 Source: DCP-96 Mofiified, Prepared by ~enter for Demo~raph:c Research. Percent Change (2000-20201 Employment According to 1990 Census data, the City of Tust-hq had 31,394 residents in the labor force, of which 27,274 were in the labor market. Of these, 81% were private wages and salary workers.-' The largest occupation~ category was admL~strat-ive support occu?aEons, Ln which a fora: of 5,533 were emvloved. The second Housing Element Technical Memorandum Table HTM-I Housing Element Technical :X lemorandum 'fable idTM-4. ..... , o.,, ,,.¢'~,.,X. r..!OL'S~,!;G £L.~:'dZA"Z 8 December 20C,:' largest was the executive, administrative, and managerial occupations. The 1990 Census als~o showed that 2,714 persons were in the Armed Forces. Those involved with farming, forestry and fishing occupations accounted £or only 0.9%. In terms o£ industry, the retail and manufacturJ, ng sectors employed the largest number of persons with 4,441 - o, , . (1 ~.3 .,o) and 4,008(14./,o) employees, resvectiveiv), Table ?I-3 provides employment projections between the years 2000 and 2020. According to OCP-96 Modified data, employment Ln the City of Tustin is expected to increase by approximately 31 percent by the year 2020. Table H- 3 Employment Projection 2000 2005 Tusfin 2010 2020 42.097 45,988 49,545 55,783 Source: O~p-.c,6 Modified, Prepared by Center for Demographic Rese~rci~. :. Percent Change i (2000-2020) 31% Table H-4 provides a Est of the largest private sector employers in Tustin in 1999. The List includes a variety of Lndustries, including manufacturing, health care, retail, and technolog3' sectors. [-lousiz~g El~mc.nt Tech.:ical Memorandum 'Fable 9 !)ece.'?'~ber 2(').)i Table H- 4 MA.)'OR TUSTIN EMPLOYERS Company/Ad dressflFelephon e No. Emp. Product/Service Steelcase inc - (714) 259-8000 1,100 Office Furrdture ., 23 ¥~.amer Avenue - Tustin 92780 Ricok Elec~ordcs. Inc. (714) 259-1220 ~" · .,c38 .k Ianufa c,'-u rer ] ] 00 Valencia Avenue - Tustin, 92780 Sun Healtl: Care Grouv - (714) 544-4443 985 i-]eal~care 2742 Dow Avenue - Tustin 92780 Texas Instrument~ - (714) 573-6000 . 560 ,Semiconductors ]4351 Mvford Road - Tushn 92780 Silicon Systems - (714) 731-7110 550 integrated Circuits 34351 Mvford Road - Tustfn 92780 MacPherson Enterprises - ;'.714) 832-3300 : 540 ! Auto DeaJe:'ship. s ~ .Auto Center Drive - Tustin 92782 Pargain Technology - (714) 832-99,.2 500 Telecommunications -- 14402 Franklin Averme - Tustin 92780 Cherokee international "~ ' - ~, 14.: 598-2000 330, Power Supplies 2841 Dow - Tust~ 92780 Toshiba America Medic~! Systems - (7]4) 730-5000 300 ' Distributor, Medical 244_1 Michelle - Tustin 92780 ' Equivment Cra~' S'rdrts - (7~.4) 832-5883 245 Apparel 291~ Dow Avenue - Tustin 92780 7rmtrak International - (714) 238-2000 204 Fingerprinhn.5 5ysten'.s ! 250 N. Tustin -'i'ustin 92780 Revere Transducers - (714J 7'31-1234 200 Manufacturer ]-,~ 97 Franklin Avenue - TusEn 9278C Tustin Hospit~! - (7]4) 669-5883 200 ."-Iosvita~ 14662 Newvort Boulevard - Tustin 92780 i~acific Bell Mobiie Services - (/--14) 734-7300 200 Telecommunications 252] Michelle Drive 2~-a Floor - Tustin 92780 F,reman's Fund insurance - (714) 669-09] 1 '! 90 insurance ]7542 17''~ Street -'rustin 9278,3 Safeguard Business Systems -~ ~' ~ - (, .-,,: .'30-81 ,~ 175 .A. ccountint; Services i 466! Frank'.ir, - Tustir. 92780 Dynachem. eiecLTonlc Materials - (714) ' ~'~ .... Chemicals 263'1 Mici~e!~e Drive - Tustin 92780, \'i,~a]com Inc.- (7]4) 546-3147 ~30 5;ed!cai con~.-..utc,= ,2,_.;2 Del Arno Avenue - Tustin 9~ 8~ Networks Smarffiex Systems inc.- (7147 838-8737 127 Electronic Assemblies 14312 Franklin Avenue - Tusfin 92780 !25 :%nsors Manu facturi'.:g Duncan elec.'a'onics - (714) 258-7500 15771 Red i-!ill - Tustin 92780 Quality Systems - (714) 731-717! 17822 r: ,-.~ ' ,,. ~/-. Street, Suite 210 - Tustin 92780 Source: Tustin Chamber of Commerce, 1999 1'1 Medical,'Denta;. Comvuter Systems CITY OF .... ~ ......... ~ .....~" ~' ~ ..... , b~ ~,~ ;~'~ ~.,,; ...... :~r~,, 1 O Dezember 2001 lobs-Housing Balance The "jobs-housing balance" test is a general measm'e of a cmrLrnuni~"s employment oppor~nitie$ with resvect to its residents' needs. A balanced community would reach equJiib~ium between employment and housing opportunities so the majoritT of the residents could also work within the community. The jobs-housing balance for the Cl.%' o£ Tustin is shown in Table I-I-5. AccordLng to California Department of Finance and SCAG, there were ~3,873 employment opportunities and 24,861 households in Tus~ resulting in a jobs/housing ratio of 1.76. In comparison, jobs/housing rat2o for Orange Cou_nt~' was 1.59. The jobs/housing ratio for the entire six- coung' SCAG region was 1.35 in 2000. This analysfs demonstrates that Tustm is a job-rich communi .ty when compared to the count' a_nd regional averages. Table H- 5 CITY OF TUSTIN JOBS/HOUSING BALANCE 2000 i Tustin I Oran~.e Count' i $CAG Re~ion Employment .. 43,873 I !,536,603 '. 7,768,504 Housing Units [ 24,861 ' i 966,086 ~ 5..726,547 Jobs/Housing Ratio ~ 1.76 I 1.59 Sources: Cai'.'fo~Ja Deva.r..~rnent o.,' Fma_nce; SC~.~; m 1.35 Overcrowding Along with the Ciw s population growth, ~ere has been an increase in unit overcrowding, as households "double up" to save on housing costs. Overcrowding is often reflective of one of three conditions: 1) a family or household is living in too small a dwelling; 2) a family chooses to house extended family members (i.e., grandparents or grown children and their families living with parents, termed doubling); or 3) a family is renting living space to non-family members. State and Federal t4ousing Law defines overcrowded housing units as those in which the ratio of persons-to-rooms exceeds 1.0. The rooms considered in this eouation exclude bathrooms, kitchens, D..e,.:ember .? 0'~.; ; hallways, but includes other rooms such as living and d/rdng roon-..q. The !999 Regional Housing Needs Assessment (RHNA) prepared by the Southern California Association of Governments (SCAG) figures showed 2,390 (9 percent) households hying in overcrowded conditions of which 51 percent were Low-income households. Low- income households are those earning 80 percent or less than the county median family incorne (MFI). Income levels are discussed further in the "affordabiiitv' section. Substandard Units Approximately 64 percent of the City:s housing stock is over 30 years old. Bv 2010, 78 percent of the City's housing Stock will be over 30 years. This indicates a pote'at/al need for rehabilitation and continued ma'tntenance of nearly 19,300 dwell/rig urdts4. Affordability State and Federal standards for rental housing overpayment are based on an income-to-housing cost ratio of 30 percent and aboveL Households paying greater than this percentage wil.l have less income left over for other necessities, such as food, clothing and health care. Upper h~come households are general2y capabJe of paying a larger proportion of ti~eir income fo:' housfi~g, and t. kere£ore estimates of housing overpayment generally focus on lower income groups. The 1999 R?INA estimates show 38 percent (.8,569) of Tust-im.'s 22,755 total households were paying more than 30 percent of their income on housing needs. Of these over-payers, 64 percent were Low-income households (<80% of MFI) of which 3,446 were classified as Very Low-income households (<50% of MFI). The distinction between renter and owner housing over.'vavment is important because, while homeowners ma)' over-extend themselves fi_nanciallv to afford the option of home purchase, the owner always · ~ Housing Element 'technical Memorandum Table HTM-21. -~ Some agencies and organizations consider Moderate income households to be overpaying when housing costs exceed 35 percent of gross income, with the maximum income representLng 110% of the median county income. Under these assumptions, overpayment occurs in fewer households in the City of Tustin. Source: Strategies for ?laming and D~?::iovment: CaJ(fo?'nia A,~brdable J.Jousiv. g Handbook, Cai/~'ornia Redevelopment Association, 2000. ~20~.qL ~.- ..... 3.~. ~ December 077'i' OF TUSThS' '-' " ~:,'~ ~'' :'"r~?'X"' 32 maintains the option of selling the home, thereby generally lo~ering housing costs. In addition, home ownership affords tax benefits to reduce monthly costs. Renters are limited to the rental market, a:~d are generally requh-ed to pay the rent established iix that market. According to the RHNA, of the total 5,494 lower income households identified as overpayers, 4,44_4 were renter households and 1,050 were owner households. This discrepancF 'is largely reflecEve of ',he disproportionate number of rental housLng u_nits in the City and the tendency of renter households to have lower incomes than owner households (see Table HTM-12 in Technical Memoranduml. In order to understand the development parameters under wl~ich new affordable units can be produced, a review of affordable housing projects assisted by the Orange Cotmtv Housing and Community Development Department tln'ough the 1999 and 2000 NOF.-k/RFP was conducted (see Table H-6). Nine projects were built during this cycle with a total of 841 units, with one of the projects located in the C~' of Tustin. i'he table shows that these projects ranged in size from 5 units to 220 units with densities from 14 to over 70 units per acre. Three of the nine projects had densities under 20 units per acre. The weighted average density is 34 units per acre. The level of subsidy required ranged from under S4,000 per unit up to S58,000 per unit with a weighted average of about S14,000 per unit. This analysis serves to demonstrate the feasibiliS, of developing affordable apartment projects at densities in the 20 u.nits/acre range. Table H-7 contains the results of a recent sun,ey of market-rate apartment projects in Tustin. These proiects are all located in the Tustin Ranch area and most are Iess than 10 years old. Average rents for studio and 1-bedroom units were found to be within the Low- income category while 2- and 3-bedroom units had average rents in the Moderate category. The densities of these projects ranged' from ~3 to 24 units per acre with a weighted average of 19 units per acre. This data supports the assumption that affordable market rate apartments can be provided with der~ities ir. the range of 24 urdts per acre. '3 :.Decerrtber 200.'; Mfordability Gap Analysis: In addition to informat-ion related to Housing Constraints provided in the Cit~"s Housing Element Technical Memorandum, a Comprehensive Housing Affordabilitv Strategy has been prepared. ~'~e report contains a detailed affordability gap analysis to illustrate the ~gap" between the cost of developing housing for rent and ownership mad what households at a varJe~' of income levels can afford to pay toward their housing expenses. A Summary of Renter and Owner .,kf£ordab/2/t¥ Gaps for certain prototj,.~pical mt ~'pes and incomes are provided as Appendix "B.-~' Special Needs Groups Certain segments of the population may have a more difficult time finding decent, affordable housing due to specia! circumstances and may recuire specific accommodation or assistance to meet their housing needs, included as special needs groups are the elderly, disabled, female-headed households, large families, and homeless. With the closure of MC:~S-Tustin, m/litary personnel are no longer covered as a special needs group. Addit/onaIly, there are no 'known 'farmworkers" residing ~. Tustin and, therefore, th_is g-roup is not discussed. Elderly: The svecial needs of many elderly househoids result from. lower fixed incomes, physical disabilities, and dependence needs, ir. 1990, 3,843 persons or 7.6 percent of the total population in Tustin were 65 years of age or older. In 1990, there were 2,265 elderh' households in Tustin and owner households revresented the majority at 70 percent (1,596 households). According to California State UrdversiW at Fullerton's Center for Demograpixic Research Center (CDR), the:'e was a slight increase in the elderly population in 1997 at 5,214 or 7.9 percent of the total ?opulafion {See Technical Memorandum Table rt~ M-~. As noted Ja~ the Table HTM-11 of the Technical Memora_ndum, nearly one-quarter of the elderly earn an annual income of less than $15,000 and 40 vercent earn less tb~an $25,000 annuallv. Thus, this population needs housing that is affordable and located in close proximit?.' to public services and transportation. ' Summary based on data contained in Comprehensive Housing Affordability St-rategy, 2000-2010. [)ecerr'~ber Disabled: Physical disabihties can hinder access to housing units of t~'aditional design and potentially limit the ability to earn adequate income. According to the 1990 Census, there were 2,162 disabled people in the City. The disabled commurd~,, as defined 5y the California Department o£ Rehab"litatior. California Disabilit3., Survey, includes four classifications of disabilities. These classfficatiop, s and their percentages of the total disabled popula~on can be found in the Technical Memorandum Table HTM-13. Special housing needs of disabled ind_ividuals include wheelchair accessibility, railings, and special corL~truction for interior living spaces. The Housing Element sets forth policies to enco,arage the development of disabled-accessible housing. Large Families: A family household containing five or more persons, as defined by the Census, is considered a large fmrdly. Large families are identified, as groups with special housing needs because of the limited availability of adequately sized, affordable housing ur. its. Large families are often of lower income, frequently resulting in the overcrowding of smaller dwelling units and accelerat-ing urdt deterioration. According to the 1990 Census, 2,033 family households, or ll percent of all households, had five or more persons. 1999 data from National Decision Systems shows 3,095 large househoids, representing 13.6 percent of total City households (see Housing Element Ted-mica': Memorandum 'table HTM-14]. Female-Headed Parent Households: The housing needs of female- headed households with children are generally related to affordabilitv since such households typically have lower ti~an average incomes. According to the 1990 Census, the Cip,' of Tust-in had ~.,178 female-headed households with children less than 18 years of age. The Homeless: Measuring the extent of the homeless popul.ation specifically in Tustm remains a challenge for community leaders. -['o complicate the challenge of meeting homeless persons' needs, the issue of homelessness is considered regional in nature. Nomadic tendencies of homeless persons make it difficult to assess the population accurately on a citYwide basis. Nonethe'..ess, December- 20G.7 Cf'F?' OF T!.;,q. Ti:Y ?,'-DL:SL",'G 17 homelessness must be addressed on a countywide basis in conjunction with cities and local non-vrofit orgarfiza~ons. According to 1999 studies prepared by the Orange Count~' Department of Housing and Commmzitv Development (OCH/'CD), it is estimated that there are 14,000 homeless persons in the County on an}' given night. Two-thirds of the Counh,'s home/ess population '.'ncludes families with children. OCH/CD also reported that within the homeless population there are sub-populations (See Tecimical Memorandum Table ~ ~ - HT.¥..-~v). Cit~' of Tustin PoLice Department revorts and windshield surveys have shown that there are no established areas where homeless versons congregate in the Ci%~, and that most persons migrate through Tustin rather than stay for extended periods of time. The City's Poiice Department.'- estimates that there are currentiv 10-12 homeless persons residing in the Ciw at any given time. Within ~e CitT, there are a variety of non-profit services that provide housing and other services to homeless persom. These include a transitional housing facilitT' (Sheepfold), temvorarv i~ousing for teenagers in crisis (Laurel ~' :-~ouse, and a feedLng pro,am affiliated with the United Way (Feedback Fo,.mdation). Sheepfold and Laurel House are tg.'pically located in R-~ districts and are permitted by right m~der State Law related to CommmxitT Care Facilities. The Citw's current code related to homeless transitional housing, boarding houses are as follows: A group housing arrangement where less hhan six (6) residents) in a single fanziiv home is not subject to Cib' permits (consistent with State Law',. A group housing arrangement of over six ,76) residents is classified as a boarding house. The R-3 and R-4 districts would allow for boarding houses with a Conditional Use Permit (CUP). A group home serving ,1.~nts a mulff-familv dwelling unit weuld fall under this · The an~cipated facilities at the MCAS Tust-in Specific Plan wil! permit transitional and emergency shelters by right. A number of local churches Ln Tustin also provide services to the homeless including St. Cecilia's, Redh.ill Lutheran, Tustin ' Officer G. \'allevien!e, Tustin Police DepartTnent, 2000. December 12001 C."F:" OF TLL?TI;:' HOL'SI?,::?~ 18 Presbyterian Church and Aldersgate. A list of services provided by these organizations is provided in Table H-$. Facility Sheepfold Table H-'8 EMERGENCY SHELTER/TRANSITIONAL HOUSING FACILITIES 1999 CITY OF TUSTIN Services Provided '. Provides shelter, food, clothing, job-:raining, and job- referral services to women wP,.h children. Temporary housing/or teenagers m crisis. The facili~' also vrovides food, in.formal counse!ing, and access to medical Laurel House care and clothin$. St. Cecilia's Distributes food suppiv te needy povulations. Operates emergency food program where a person can Redhill Lutheran receive food supply 3 times a year. Collects food supplies and distributes tlne food to various Tustin Presbyterian organizations involved in vroviding, homeless services. Refers interested persons to Ecumenical Services Alliance .Mdersgate in Santa Aha. Source: Cit'v of 7ust~r, Consolidated P:,an 2000-2005 A s,~gnificant portion of the ..-Marine Corps Air Station (MC.iS) is located within the Cia'. The MCAS Tustin facility -,vas identified by the U.S. Deparl:ment of Defense for closure in July 1999. in accordance with the Base Closure Redevelopment and Homeless Assistance Act cf 1994 (Redevelopn-..ent Act), the Ci~' o£ Tustm was formally, recognized as the Local Redevelopment Authority for the MCAS Tus~. The Redevelovmen', Act vrovides a process that aims to balance the needs of the homeless with other development interes!s in the corm'nu~ties direct, k' affected by closure of the ins~allation. Vhe Act requires ihe Local Redevelopment Au~oritv to prepare a reuse plan and Homeless Assistance Plan (HAP), which is submitted ~o the federal Department of Housing and Urban Develovment (i-iUD). HUD reviews and determines whether Cae documents balance the needs of the homeless in communities in the vicinity of the ins~,allation with the need for economic development. December 23,0'.. A Homeless Assistance Plan has been established for _MCAS, Tustin that is consistent with the continuurn of care model embodied in the ConsoLidated Plans for the Cities of Tustin and neighboring irvine. The fundamental components of the continuum of care system to be implemented with the MCAS, Tustin Reuse Plan would: Provide emergency shelter beds and intake assessment Offer transitional housing and services Provide opportunities for permanent affordable housing by the private sector. kn the MCAS Reuse Plan, four homeless service providers, including the Salvatien Army, Orange Coast Interfaith Shelter, Families Forward, and DOVE Housing have been approved to operate 50 farnilv units at the former base. The Orange County Rescue Mission will also operate a 192-unit transitional/' emergency shelter. Numerous other agencies provide shelter and other services to the homeless in the nearbv cities of Santa Ana, Irvine, and Orange. The Orange County Homeless Issues Task Force, a non-profit homeless advocacy orsanizat~on, maintains a list of t!:ese and other home!ess services in Orange CountY. Additional discussion regarding ]and use regulations that apply to facilities serving the homeless is fotmd in the Housing Constraints section of this docmnent and in the Tecl'mical Memorandum. PRESERVATION OF UNITS AT RISK OF CONVERSION Tustin has one project +,.hat contains unit~ at risk of converting to unrestricted rnarket rate during the 2000-2005 pla:ming period. Tustin Gardens is a 101-unit Sec'Aon 221 (D)(4) project with a Section 8 contract fer 100 units that was due to expire on July 13, 2000. Projects financed under the SecPion Z2°1(D)(4) market rate program alone have no binding income use restrictions. Current provisions under the law allow for the existing project to opt out of contracts or for HUD to terminate such contracts..The project owners of q'ust~n Gardens ha~'e indicated that ~ey intend to continue or to accept the conversion of the project to individual Section 8 certificates (household by household income qualifying criteria). Ti?Y O.~-' 71.'$7f:i il7'D'..f.~i~,:~ Table H-9 is an inventor3~ of all mulP~-familv rental units assisted under federal, state, and/or local programs, including HUD programs, state and ]oca: bond progn'arns, redevelopment programs, and local in-lieu fee, inclusionar),', densi~' bonus, or direct assistance programs. The inventom' includes all units that are eligible to convert to non-lower income housing uses due to termination of subsidy contract, mortgage prepayment, or expiring use restrictions. Various restrictions auld incentives affect the likelihood that at risk units will corn, eft to other uses. Congress passed the Low Income Housing and Residential Homeownership Act (L!HPRHA) in 1991. This measure assured residents that their homes would be preserved for their remaining useful iix, es while owners were assured of fair- market compensation. However, modifications to the Act in 1996 restored ~e owners' right to prepayment, under the previsions that the owner would be encouraged to sell the property to resident endorsed or other non-profit orgar'.izations. Three different alternatives have been evaluated in addressing "at risk" units during the 2000-2005 planning period, including replacement of existing units by means of newh' constructed units, acquiring and rehabilitating un'.'ts, and local rental subsidy assistance. Replacement: Replacement of a_nv lost "assisted" units at Tustin Gardens would cost 5125,883 ver unit. Applying tl~is figure to the Tust~n Gardens project, replacing all assisted units would cost approximately $~ 2,588,300. Acquisih'on: AlternaP_'vely, shou]d these "at risk" units be acquired, the per-unit cost would be less at $100,777 ver unit provided rehabilitation was required. Accordir'.gly, tZne acquisiPlon of a:l units at Tustin Gardens would cost approximately S10,077,700. lZT':' OZ 7'[7S1q'2,' '.-iOL'SI.'.¢G 21 Decerrdver 2092 '1 I ;I ..., Rental Subsidy: An option for prese~'ation of at-risk mn.its assisted by either project based Section 8 funds and/or bond financing would be a conversion of the project to a tenant based Section 8 assistance program or a:ternativeJv a local rental subsidy to the owner to benefit maintaining affordable rent levels for residents. Rent subsidies can also be structured to mirror the tenant-based Section 8 voucher or certificate programs. These ovtions could be used to retain the affordable status of the units, by providing assistance for residents when their affordabie m~its convert to market rate. Rent subsidies using state, local (Redevelopment Agency or Ci~', the use of HO_ME funds, or other funding sources) can be used to maintain the affordabilitx' of these at-risk units. The cost of providing subsidies for all 100 at-risk ur. its a~ Tusfin Gardens to maintain subsidized rents assumes Sat none of the at- risk units are preserved. ~Le cost of providing a rental subsidy for the at-risk units is $10,700 per month, or S128,400 per year, as shown in Table HTM-30 of the Technical memorandum document. Contract Extension: Tustin Garaens is the only project based Section 8 subsidized project at-risk of losing affordabLlitv restrictions during the Housing Element plan_nia~g period. However, it appears unlike!y that the affordab':lit-v of these units will be threatened based on the determination that proiect based Section 8 contracts can be renewed on an annual basis. In fact, the owner has indicated in writing their agreement to convert the project to a tenant-based Section 8 assistance program. Programs for Preservation of At-Risk Units: The cost of acquiring and preserving the at-risk units is less than replacing tile units with new construction. As discussed earlier the total cost of replacing the project is esthnated to be $12,558,300, whereas acquiring the Tustin Gardens project would cost a total of $10,077,700 (see Table HT_M-28 and aczompanying text). 1£ the "Affordable Gay" were subsidized, the required com_mi~rnent of resources for preserving tile Tustin Gardens units "at risk" by providing rental subsidies is much lower, at S10,700 monthh' or $125,400 armuallv. The Cig' monitors at risk housing u_nits to ensure that those units will not be lest as Low-income housing. The City will subsidize units and/or work with nonprofits in the community to exvlore possible new construction of replacement housing by nonprofits or acquisition of existing buildings with at risk units by nonprofit December 299I C££".' OF T[.,".gT/A' i !OU$!.¥O ~r_.E.kl.l'2.~~. 24 organizations. The Cid' will make efforts to preserve urdts "at risk" at Tustin Gardens. Specific actions that the CiR- will take to vrotect (or replace) at risk units are identified in the Housing Eiement Implementation Program. SUMMARY OF HOUSING ISSUES Housing is a fundamental component of land use witi-,in a community necessary to support the resident population. Obtaining affordable housing has become a problem for persons of alJ income groups in California. The following Table H-10 presents an overview of households in the City with special housing needs or problems with their existing housing, such as overpayment or overcrowded conditions. The following text highlights the issues relevm~t to the Cit~ of Tustin, which are addressed by the goals, volicies and implementation pla~s. Table H- 10 SUMMARY OF EXISTING HOUSING NEEDS CITY OF TI'STIX 1998-2005 Growth Needs'-Z ; Special Needs Group Very Low (Units) 694 ~ Elderiv Persons I 3,843 Low ~Urdts) 489 ~ Disabled Persons , 2.162 Moderate tUnits'~ 778 , 3,095 Above-Moderate (Units) 1.337 i Large Households2 Fe:,'n. ale-}~'eaded Househoids with Cl-.i~dren under 18 ,,'ears 2 ,~ 78 TOTAL 3,298~ I Overcrowding Overpayin__~. Itouseholds ~ Renter 2,060 ' Renter - Total 5,518 Owner 330 Renter - <$05-', :,':2~ 4,444 , Owner - Total 305'I ~ C-whet- <$0% .~?,F~ 7,950 TOTAL 2,~90 ' Total : 8,569 ; Regional Housing, Needs A.ssessment, Cib' ~." TustL",, 2999. :Househoids containing 5 or more people. ~ See discussion'or. Tustin concerns regard:Lng need methodology empk~ye.": by SCA,3. $ottrces: 1990 C~.ms~:s. ' The OECOG recom.rp, ended: 505 up. its for '.be Very Low Income households. 555 tm.its the Low Income households, 566 ruxits/or ~e Moderate income i~o'aseholds, and 973 fcr :he Above Moderate Income households for a total of 2,39§ ne',,,' co.".strt:z~on :weds 25 iSecernber 2G'.) I Overpayrnent 70 percent of the City's lower income house- holds ("households which earn less than 80 percent of the County median) are current]v overpaying for housing (see Table HIM-12). Overcrowding. Household overcrowding has increased over the past decade as individuals and £amiiies "double up" to save on housing costs. Over 15 percent of lower income households currenth- experience overcrowded conditions (see Table HTM-8). Housing Growth Needs. For the 1998-2005 planning period, SCAG identifies a housing growth need of 3,298 dwelling units in/ustin. These units are allocated among the following income categories: 1,337 above-moderate income units; 778 moderate-income units; 489 low-income units; and 694 very- low income units (see Table H-10). On jul}' 26, !999, the City of Tust/n appealed the draft Conswuction Need/Vacancy Need methodolo~' to the Orange County Council of Governments (Delegate Sub- Region) througk the Alternatixre Dispute Resolution Process. The Alternative Disvute Resolution Board recormmended approval o£ ~e Cit~"s appeal to the Orange Cc'.m~tv Council of Governments (OCCOG) Board. On August 19, 1999, the OCCOG adopted Resolution No. 99-03 approving the RI-INA for the Orange County sub-region, included in that act-ion was the recommendation that the Regional Council (SCAG) adjust the Vacancy rates for MCAS, Tustm because the Regionai Transportation Plan (RTP) and the 1990 Census data vacancy rates did not accurately reflect the base closure. The OCCOG recommended as follows: 505 up. its for the Very Low Income households, 355 units for the Low Income households, 566 un_its for the Moderate income housaholds, and 973 for the Above Moderate Income housei~oids for a total '~o~ · oI _,_ ~, un,ts new construction needs. On December 9, !999 and June 22, 2000, the Cih' of Tustin appealed the Ri-INA Vacancy Need numbers that were used to calculate total construction needs for the City of Tustiv.. The appeal was based on a unique situation in that 985 housing units located at the based were not properly counted as vacm',.t housing units by the .Department of Finance and are not reflected in the 1990 census credite~ vacancy C:.'T¥' OF TdS, Z ,' HOUS1. ,'.J_,,...,..,.,~" = "r'? ...... 26 December 200i methodolog?,. The SCAG Communi~', Economic, and Human Development (CEHD) Com_m.ittee rejected both appeals despite the recommendaiBon by the Orange County Council of Governments. Accordingly, while the Ciw has prepared this ItousLng Element using the figures determined by SCAG, the City respectfully maintain.~ its concern over the RHNA Vacancy Need methodolog)'. Large Families. 13.6 percent of City's households comain 5 more persons in the households. The average househoid size ~ the City increased from 2.7 in 1990 to 2.92, largely due to changes in the ethnic comvosition. This indicates a potential need for larger housing units to accommodate ?_hese families (see Table HTM-14). Affordabilit-y Gap. Based upon available information on rental rates in the Cit-y, it is difficult to find rental housing that is large enough and affordable for large, iow-income families isee Table ?ITM-24 and Table HTM-225). Eiderlv. As the CitT's population ages, the number of elderly persons will increase. This underscores an increasing need to address the special housing needs of the elderly (see 'Fable HYM-2). Disabled. Disabled individuals have particular housing needs relating to access and adaptability. Female-l'{eaded Parent Households. Female-headed households make up an increasing percentage of the Ci~':s population. Many of these households have .;.ncomes below the povert,¥ level and have special hous'.hn.g needs such as access to ci~ildcare services. Homeless. Growing numbers of homeless persorts in Southern California have created particular housing and social service needs. The closure of MCAS Tust~.~ provides ar. opportunity for additional housing supply in the City including accommodation of the needs of the homeless and the need for affordable hous'h~g (see Table HTM-!5). addition, a group housing arrangement (with less th..:m six ~',6) residents~ in a single family home is not subiect to a ....... · .... Decembet' 20(; ~ 'S';7F Oi.' 'I'U$TL'( ~{O'.,,-$'IXG ZL£Sf. r2XY 27 Condit/onal Use Permit (consistent with State Law). A group housing arrangement of over six (6) res/dents is classified as a boarding house. The R-3 and R-4 disn'icts would allow /or boarding houses with a Conditional Use Permit (CUP). First Time Flomebuvers. High housing costs have put home ownershiv beyond tlne reach of many potential first-time homebuvers. Governmental Constraints. Governmental regula~ons, such as hind use controls, fees, and processing procedures, can act as constraints to the maintenance and product-ion of housing. Units at Risk of Conversion to Market Rate. Bx' State taw, the CiB' must identify and develop programs and policies te address affordable housing mzits that are at risk of converP, ng to market rate housing. During the 2000-2005 planning period, the Ci~- of Tustin faces the poten~al conversion of 10~ Iow-income units (see Table HTM-27). Tenure. The CiW has a high proportion of renter-occupied housing as comsared to other jurisdictions in Orange Com'tt~'. In ~ 999, 59.3 percent of fl~e CitY's urdts were renter-occupied, compared to 40.7 percent renter ocrupied units counn.-,vide. Promotion of home ownership opport-unifies in the Cit~' may b.:. necessary to maintain, a balanced community (see 'Fable HTM-20). Housing Stock Condition. Over 64 percent of the City's housing stock is 30 years old or older - the age att which housing tS.'pically begins to require major repairs. In addition, the lack of adequately sized affordable housin$ can iead te overcrowding and in turn, deteriorated houshag condit4ons. .X~,aintenance and im:,rovement of existdp, g housing conditions over tlne long te:'m will require ongoing maintenance of existing units, rehabilitation or replacement of substandard housing and programs to mair~tain nmghbornood qualit?' (see ~ aale HTM-21). Historic Resources. Older neighborhoods in Tustin contain. severai historic residences that should be preserved as part of the communiW's heritage. These historic homes were identified through a_n im'entorv of historic buildings in 1990. Deeember 270.7 CJi:" 0':" 7-JST£?; H'DUSE,~} 28 Target Neighborhoods. A large portion of Cue City's lower income housing is concentrated in the southwest neighborhoods. Targeted programs such as graffiti removal, proactive code-enforcement, loan and grant housing rehabilitation program, removal of abandoned vehicles, increased police presence, removal/trimming overgrown trees ~m public right-of-way, various physicad improvements for street widening, and smeet lighting -~nd aliey improvements have been implemented. Ener~' Conservation. Due to its climate, the CiW can take advantage of solar energ}.' to reduce reliance on non- renewable energy SuFplies. HOUSING CON STRAINTS Actual or potential constraints on the provision and cost of housing affect the development of new housing and the maintenance of existing units for all income levels. Market, govermnenml, infrastructure, and envirorunenta! constraints to housing development in Tustin are summarized below and discussed in greater detail in the Housing Element Tech.nical Memorandum. Market Constraints The high cost cf renting or buying adequate housing is a vrhv. arv ongoing constraint. High const, uc~on costs, !and costs and market financing const-raJnts are contributing to increases in the cost of affordable housing. Construction Costs:. The 2000-2005 Tustin Consolidated Plan reports that tha single largest cost associated with building a new house is the cost of buildJng matertais, usually comprising between 40 to 50 percent of the sales price of a home. These costs are influenced by many factors such as the cost of labor, buildh'tg materials, and site preparation. The International Conference of Building Officials (ICBO) estimates that the cost of residential wood frame construct/on averages 561.10 ver square foot and reaches as high as SS3.90 per square foot. Therefore, the costs attributed to construction alone for a t.x'pical 2,200 square foot, wood frame home would average S134.,420,. December' 200! CiF".' OF T"..'ST'_i~' H'..',:'..'Si?,'G .2 9 A reduction in amenities and qualit>.~ of building materials (above a mi_n/mum acceptabiii~ for health, safe~.,, and adequate performance) could result in lower sales prices. Additionally, pre-fabricated, factory built housing ma}, provide for lower priced housing by reducing construction and labor costs. An additional factor related to construction costs is the number of units built at the same time. As the number of u~ts develoved increases, construction costs over the entire development are generally reduced based on economies of scale. This reduction in costs is of particular benefit when density bonuses are utilized for the provision of affordable housing. Land: The scarciW of land withLn fi:e developed areas of the Ciq' and the price of land on tine fringes are const~'aints adding to the cost of housing and pricing housing out of the reach of low- to moderate- income families. Financing: Interest rates can have an impact on housing costs. Some mortgage financing fs variable rate, which offers an iniffal lower interest rate than fixed financing. The abiliw of lending in.~tituffons to raise rates to adjust' for inflation will cause existing households to overextend themselves financially, and create situations where high financing costs cons~ain the housing market. An additional obstacle for the first-.~ne homebuver is the mip~imum down-payment required by lending restitutions. Even ii' Tustin hornebuve:'s are able to provide a 3 percent down- vavment and obtain an 8.5 percent 30-year loan (loan rate for FHA or VA guaranteed loaves for .June 2000), montl~v mortgage payments on median priced single-family detached homes in the City place such homes out of the reach of moderate and lower-income households in the Ci'~'. At a 8.5 percent interest rate, montbJv mortgage payments on median priced condomLn.iums and townhouses can place sucl-, units out of reach of Tustin's Iow and very low income households ?see Tables HTM-23 and HTM-25.~. The greatest impediment to homeownership, however, is credit worthiness. According to the Federal Housing Authorit).', lenders dev,-to-income ratio, cash available for consider a persor.'s ' ~ ' downpayment, and credit history, when determining a maximum loan amount..Many fknancial institutions are willing to si~i.ficantly decrease downpayment requ_i_rements and increase loan amounts to persons with good credit rating. December 200~ ,'7~. ?' ,OF TUSTJN HOUSi.~G ;-tL£MENT ,?0 Persons with poor credit ratings ma,,, be forced to accept a higher interest rate or a loan amount insufficient to purchase a house. Poor credit rat-Lng can be especially damaging to lower-Lncome residents., who have fewer financial resources with which to qualify for a loan. The FHA is generally more flexible than conventional lenders ~.n its qua]i~.,ing guidelines and allows man)' residents to re-estabLish a good credit hist'orr. Under the Home Mortgage Disclosure Act (H.MD.i), lending institutions are required to report lending activity by census tract. Analysis of available HMDA reports does not indicate documented cases of underserved lower income census tTacts in the City. Profit, :¥'lar~ting and Overhead: Develover profits generally comprise $ to 12 percent of the selling price of single-family homes and siightly lower for condominiums. However, in communities like Tustin where the market demand for housing ~s high in comparison to the available housing supply, developers are able to command higher prices and may realize greater margins of profit..Marketing and overhead costs also add to the vrice of homes. Governmental Constraints Housing affordabili~' is affected by factors in the private and vublic sectors. Actions bv the Cit3,, can have an impact on the price and availabiiit-c of i~ousing. Land use cvntro!s, site improvernent requirements, building codes, fees and other IocaI programs intended to im=rove the overall qualiU' of housing may serve as a const~-aint to housing development. Land Use Controls: I.n efforts to protect the public's health, safer;', and welfare, government agencies may vlace admin,2strative constraints on growth through the adoption and implementation of land ~se plans and ordinances. The General Plan may restrict growfl~ if mzly litrdted areas are set aside for residential land uses, and if higher residential densities are not accommodated· The zoning ordinance may impose further restrictio::s ff development standards are too r2gid, or if zordng designations do not con.form to existing land uses. Tustin's existing zoning ordinance allows for a range ot' residential densities from a maximum effective densi~, of approximately 4.35 'd17":' 0~-' ?'dS?IX :'-!OL'SX;G ;~:,E?d:'ZrC'' Dezer:'.ber 2002 units per net acre in the !-4. Residential Estate District to 24.9 units per net acre in the R-3 Multiple Family Residential District and 10 units per net acre iv. the MHP Mobilehome Park Dis~ict (see Table HTM-31). The Planned Community, District has authorized residential subdivisions with single-family lots of 3,500-5,000 square feet, which significantly increases densit.-y potential. Within fl~e .Multi-Family Residential District (R-3), a 35 foot heigh.t limitation and 65 vercent coverage precludes he development of high-rise housing proiects. Ir, the interest of protecting adjoining single-family lot owners, mullifamilv structures above 20 feet in height require a conditional use vermit when the structures are within 150 feet of single-family residentially zoned lots. While these height limits may place some restrictions on housing development, these limits are designed to maintain compat-ibilit3- of land use intensity' and to ensure proper and effective transportation within the community' and are commonly used by local governments as a development tool to further this ideal. The Land Use Element indicates that resident-iai develovment that supports commercial uses may also be permitted in the Ci~,'s Old Town Commercial area. A market analysis of the Old Town area prepared in conjunc.fion with comprehensive ]994 General Plan Amendments, indicated that new multi-£amilv residential development would be an important supporting use for the. area's mixed-used commercial/retail development. As a result, the General ?lan was amended to permit up to 29'1 additional restd.~m,al units tiao Old Town commercial area. To ensure comvatibilitv of residential uses v¢itb, the cm:mnercial area, the location, ~ensin,', and building Jnt'ensitu' standards for these resJdentSal units will be governed by planned community regulations or adovfion of a specific plan. '['he East Tustin Specific Plan provides for single-/ami!y detached products to be developed at a variety of densities. The Low Density designation requires a mfl~imum lot area of 5,000 square feet whiie the Medium-Low designation requires a minimum lot area of 3,000 square feet and densizies not to exceed 5 and 10 units per acre respectively. The MC.-~S Tustin ", ~;' -~De..nc Plan desig2~at-ion provides opportunities for deve;,opment' of a variet)' of residential products at varied density ranging up to 25 dwelling mnits per acre, The Final .Joint E!S/'E]R for the Dis:x;sal and Reuse of the MCAS-Tust.;.i: (hereafter referred to as 22 Program E1S/EIR for MCAS-Tustin) for the reuse o£ the base identifies specific improvements needed to support residential development. The buildout of the Reuse Plan is exvected to occur incrementally over a 20+ year timeframe. The actual ievei of development within tony g~ven phase will be tied to the availability of infrastructure necessary to support such development. Implementation triggers of specific infrastructure improvements are included in the EIS/EIR for the project. The anticipated timing of residen~al development of the MCAS- Tustin project is as follows: Future market demand and the complexly,' and timing environmental cleanup efforts are additional factors influencing the schedule of development. Current litigation surrounding fl~e development of the base may also delay the construction of housing u.n_its. O~er than the MCAS Tustin area, a large proportion o£ the small amount of vacant and underutilized land is located within Redevelopment Project areas within the City or Old Town residential areas where infrastrncture is available and no major improvements would be anticipated. Limited residential uses are ~so permitted in areas designated Pub!ic/lnst4tut-ional provided the intended occupants are associated with the primary institutional uses. Additionally, homeless fazflities are permitted by right in the MCAS Tustin Specific Plan and are allowed throughout the remainder of the City either as an outright use or with a conditional use permit depending on the number of residents in the project. Parking re(~uirements in Tustin are generally P, vo spaces per ur. it, with an additional requirement of one guest space per even' four units in multi-family development In resoonse to State mandated requirements and local needs, the Cib,' has adopted ordinances allowing for the development of accessory rental units and density bonuses. Beyond local requirements, state law allows developers to increase the density of a residential development by at least 25 percent if 20 percent of the u_nits are aliocated for ]ower and moderate-income housing. One additional incentive or finandal equivalent (such as modified development standards or waiver/reduction application or development fees'.) is granted to all residen~a! development meeting the 20 percent densia' bonus requirement for Lower income housing. in response to state-mandated requirements and local needs, the Ci'A' a!iows for second dwelling units. Second '&nits serve to augment resources for senior honsing and the needs of other segments of ~e popLdafion. Second dwelling units are permitted with a Condit-ional Use permit (CUP) in residentially zoned properties that are at bast 12,000 square feet in size. A two-car garage is required. CiTY OF ..............' ........ F"~ 33 The Ci~,'s land use regndatory mechanisms accommodate the development of housing at a range of densities and products and do not constrain the potential for new construction at densities suitable to meet the needs of all income ranges, although assistance may be required for u_nJts offered at prices affordable to lower income households. Fees and Improvements: Various fees and assessments are charged by the C':~' and other outside agencies (e.g., school districts) to cover costs of processing permits and providing services and facilities, such as utilities, schools and infrastructure. These fees are assessed based on the concert of cost recovery for services provided. Tustin is urbanized with most of the necessary infras~ucmre, such as streets, sewer and water facil".ties in place. Nonetheless, site improvements can significantly add to the cost of producing housi2:g. Cost-effective site planning or use of housing set-aside funds for those projects within redevelopment project areas can minimize site improvement costs..The Housing _.Element Technical Memorandum describes in detail required site improvements and provides a list of fees associated with development (Table HTM-33) Development fees are not considered a constraint to housLng. However, fees do contribute to the total cest of development and in.pact the final purchase or rental price. Building Codes and Enforcement: The Ci~' of Tustin adopts ti~.e Uniform Construction Codes, as required by State law, which establish minimum construction standards as applied to residential buildings. The Cita"s building codes are the minimum standards necessary to protect the public health, safe~: and welfare and ensure safe housing. Oniv local modifications to the codes are made wl-dch respond to local climatic or geographic condit-ions and clarify administ~'at4ve procedures. .-Xlfl~ough not mandated to do so, the City 5as adopted the State Historical COde that relaxes building code requirements cib,wide for historic structures/buildings. .Adoption of codes reduces rehabiiitafion costs. Local Processing and Permit Procedures: The evaluation and review process required by Ci.~- procedures con2ibutes to fl~e cost of housing in that holding costs m~mr~d by aevmopers are u!ti.mately manL.;ested in ~e unit's selling price. _ge~ember 2001 HOUSING State law establishes maximum time limits for project approx'-ds and City poiicies provide for the minimum processing time necessary to comply with legal requirements and rev,:ew procedures. The Commur,./t}..' Development Department sen'es as ~ne coordinating agency, to process develovment applications for the approval of other in-house devartments such as Fire, Pciice, Public Works/Engdneering, and Corrumurdtv Services. All projects are processed through plan review in the order of submission. The has eliminated the potential increase in financing costs caused bv a delay in permit processing by assigning priorit-}.' to the plan review and permit issuance for low-income housing projects. If a complete application is submitted, all Design Review Committee members and plan checking departments simultaneously review the plans. This process provides for a 'one-stop" processing system. For projects of significant benefit to the low-income communitT, costs can be waived by the Ci,ty Council or t2ne use o£ redevelopment set-aside funds can reduce or eliminate these costs to the developer. Workload: :Mnother governmental constraint is the number of staff and amount o.; staff time available for processing development proiects. Since the workload is determined by outside and uncontrolled forces (economy and market for housing and availabBitv of general fund revenue), a shortage of staff time may occur which could lead to increased processing hme for develovment projects. OPPORTUNITIES Table H-12 shows the existing and potential dwelling units permitted under each General Plan land use category, as well as the potential net increase within each category. Based on the Citv:s [.and Use Plan, 'l'ust'2n has a residential holding capacity of a?proxirnatelv 29,576 dwe'.'iing units, providing for a potential increase of 7,747 units over the current total of 21,829 units. The Land Use Plan provides for a mix of unit t?'pes and densities, Lncluding low-densig' single-family homes, medium density homes, higher density homes, and rrdxed- use projects that allow for a combination of co~rLmerciaI and residential uses. 7Z"I" O? ..... ~,.?r ..... ' r ,-,t,,~ Lecember' 200i A large portion of future residential development in the Cit$,, of Tusfin will take place in the MCAS Tustin Reuse Specific Plan area. The other large Specific Plan cormmurdtv in Tustin, Tustin Ranch (the East Tustin Specific Plan) has been almost built out with Et*de development potential remaining. Between 1998 and 2000, 1,378 units were corrstructed in the City of Tustin. A total of 162 Low- Income, 309 Moderate-Income, and 597 Above Moderate-Income units were built in Tustin Ranch; 8 Moderate-Income and 30 Above Moderate-Income units were built in the Warmington project ;iTown Center Redevelopment Project Area); and 2 Moderate-income units were constructed in Mountain View. With the exception of the Warmington project (8 restricted units), none of the units are deed restricted. Since the Ciw has no records of the householders' income ]evel or ~e sale and rental prices of individual units, the Ciq' utilized densit7, levels in determining affordabilitv (i.e. Very Low = 25du,/ac, Low = 18du/ac, and Moderate = 8 du/ac). Since 1,378 units were built between 1998 and 2000, they are located under +,_he "Ex~.s~ng DU's" column in Table H-12. These units, however, are reflected in the Quantified Obiecfives for 1998-2005 <see Table I4-18). December 20'.)i C'..FY O? TUST. L.¥ HOUSJN~ E£EMENT 38 Land Use Cate?.,w Low Dens:t)' Residential Il-7 ~u,' ac} ~5°~ Densi.w Bonus :vlod.~um Der. sin' Resident~a,l iS-15 du.,, as) H:$k Dexsi~' Resid,~nnal .'4) ~--%'.: Dens!5' Bcnus TABLE H- 12 I.AND INVENTORY AND RE$IDEN'rIAL DEVI.'LOPM'EN-F POTENTIAl, a) 'Existing DUs Gross Acres Vacant .56 2.844 2000-2005 ;)~ ". ' "' i Gross ).:.. Po~i, ntial~ '~ Acres '.~.. i~]3'~)'-. "i Under- '~' ....: .Va'cant .i Utilized :' .": ':'7(i))'..' "l"'Pd'tei~t'ial . i : .Potential I ','DUs/ I i.~ .{,jr 'DUs/ ' i .% ii~;a{~t & . Effective · 7. 'U~l'dir- ~ ".' Unde~- . . General Plan [.:"Utilized"' I' Utiliied Build-out 12 .' ~.'. ,'.' !,:.0'...... · 3' i ... ·Oi ' 0'l 0 372 0,04 2847 !.68 23: 399 377! 9.74 95 ' 95 M. obde ;-i~me Park '~", ~~ 0 ]'.'~' "' ," 0 ] C . '"'" ', .... '.0.'I 0 '~."~ ..... "." 'i:...Jl i i'!-1 (, du · az: I .' · . ' '' ". ""' ' I ~'"":'":""' " . o~ I O'i ' MCA.c. Tusti, r. S:.-ez!.;,c Plan 0 (6" 38, ._ · 24,049(7) 0 4,049 4:249 PC !,~v.' Dens:.-. 1,793 362!.3,J .', 1;3!4 , 3 ' O..jj !~14 2,107 P'Z Medpam Dens:w 2,779 96.2 · 911., 91i F, eside:-..tia; .. ...-..." 3,291 1,065 ,1,356 PZ >hgb Den,:r,' F, es:den~al 0 d. 0 I I".i":':'"_" ." (s)'l 936.32 1. '.': 'i. 7,51! 11.42; ' ~' 235/ '.. 7,747 ! 29,57.5 ';:';""' .' '"."i'~ik I ,6~ '.1021 i.':'" ' ' 202 21,829 936.32 I ":'~ :':''''?' 7,553'.1...~.... n.a ..?q.'li' : ~,~49.; 2'3,'578 Sv'k!otal 5ubt~>tal Den,qtx' B,~n~s TOTAL .'i) Number of exisEng hous;ng ,.xn;t.~ in the City of Tustin based on Tusp..n General ?lan :..and Use ~ement, 20?2 - Tab;e LU-?. "Future !,and Use Derv~:)'..';n!:ms:~' and i;opu'afion Capacity of The L,-md Use ?ion.." .'-2Us = dwe!ik;;; urut~ :2. Far pur?c:ses of estat:hshu:§ d','.'e!ltnE un:ts the gross acreage :s :onvurted t:; ne: acreage thr,'.uL.'k a .~?:era'.. redu:.non ,,'f the ~ress acreage by 20 vercent to account for the la,nd area devoted to r~adwavs. '3. Pcter.~al dwell~.g v_,-.its on u. nder-'_'~iized par~ls represem net mc'teases over exis~ng ',wats on sire. ~'4) 29'1_ dwelling unt~ wi-,hm Cae I-iigh-Density Residential ca:egory assumed for the Old Town Co~'-Lmercla! area. .~5'. All o." :hese pe:enha; dwelling unl~ are L'-, East Tustin. Dora:ties used are from Tab]-:? LU-2 for East 'Tustm ('_ow = -1.485, Medmm = ~ 1 .E34. High =17.39). Potential dv,'e:.iing traits represent built our capa,~..? f;;r ':.'ust!n Rant?,. ~6' Ex':sv. ng traits at MCAS Tusnn have been vacated as o.; ,':u!y 299~, and units may be uni:Cnab~tabie. (7; includes 1~2 urdts o.; emergen%' i~ousmg and 63 mnits of transitional iamiiy housing. Szmrce: T'.:st:in General Finn Land Use F~ement. 2C01. C:'£Y Gl: 'F'.,'.~?!".': ?. DUSi:(C': £LE.;'.L'..YT Decer'.d:,,m .2002 Table H-13 illustrates Tustin's progress in achieving RHNA construction needs for the 1998-2005 plannLng period. As of 2000, fl~e City has satisfied approximately 42 percent of its total RHNA Construction Need. Table H- 13 PROGRESS TOWARD RHNA CONSTRUCTION NEEDS 1998-2000 CITY OF TUSTIN RHNA Construction Need Units Added 1998-2005 ' 1998-2000 ..... o 489 '! .52: (33%3 Net RHNA Construction Need 2O00-2005 694 Income Cate$o~, Ver).,-tog]__ Log' 327 Moderate 778 3!9: (41%) ' 459 Above Moderate 1,337 897 (67%) 440 Total 3,296 I 1,378 (42%) : 1,920 : ,'i]~,is figure represents 162 umts buJ]t v: Tustm Ranch between 2998-200C. : Th:s figure represents 30,9 un.its brtilt in 'Fustin F~mch, 8 unit~ L~lt m Warmmgton, and units built in Mountain \"few between ~, 998-20()Z ~ TI'us figure represents 867 :.u'u~s buff', in Tustm Ranch, and 30 'ax~:s bull: :n We, rminL,.ttm be:ween ~. 998-2000. Source' City of Tus:m. The MCAS Tust-in site presents the City with 389.2 acres suited for residential development that could accon'Lmodate an additional 4,049 units. Approximately half of the 7,747 potential new units in Tustin will be provided at the MCAS Tus~ site. The MCAS Tust-in site is proposed to be imviemented througln both tine adoption of a Specific Pian bx' fine Ciw and the adoption of a Redevelopment Project Area. Based on State Redevelopment Law and the proposed Specific Pian requirements, at least 15 'percent of the units constructed at the MCAS Tusti2: site wi!! ?.e affordable to Ver!.,-Low, Low, and M. oderate-L'~come households, of which at least 6 vercent must be affordable to Very Low-income housetnolds (a total of 607 units of which 243 units are required for Very, Low Income households). Ln addition to these inclusionarv omzgahons, the acreage and densities permitted by the MCA~Tust-in Reuse Plan would create 232 additional for Very l.ow-income households (192 tra_nsifional housing u_nits and 60 social services housing urdts). In addition to MCAS Tustin, additional sites are located within existing Redevelopment project areas and are subject to DezemSer 220; Redevelopment Law as well. As a means to ensure affordabil!Q' and the use of housing set-aside funds, the Ci~' a_p.d its Redevel0wment Agency will require deveIovers to provide at least 15 vercent of all units constructed or rehabilitated at prices affordable to Very Low, Low, and Moderate Income households consistent with Stare Redevelopment Law affordable housing requirements. Through a Joint Powers Authority with. the California Statewide Co.mm. unities Developmev, t Authori~', the City is also providing the issuance of tax-exempt bonds for the development of affordabie housing within tile City. Other mea.v~ would include the City's participation in the State and Federal programs such as the Low- Income Housing Revenue Bond Financing program, Low Jncome Tax Credits, CHFA financing programs, and others. Furthermore, a Density Bonus Ordinance is available and can be applied to infi]l sites to increase allowable density and the Tusffn Ci~' Code also vrovides a Planned Commurdt¥ District which provides flexibility in site deveiopment such as the crea~on of smaller lots to aliow for higher densitY. Smaller recycling and infill housing projects throughout the Ci~' will a]so contribute to the City's future housing stock. The rnajorit3.' of remaining capacity outside of MCAS Tustin will be ackieved through recyclfi~g of underutilized High-Densi~, Residential land and in/ill on vacant High-Density Residential iaJ~d in the Old Town Commercial area (see Figure 1 ). According to ~qe Land Use Element., the Old Town Cormnercial area is able to accommodate an overall population range for residential uze of;-~-) ' -' persons per acre. The La_nd Use Element further identifies the potential development of 291 dwe!iing units in ',.he Old Town Commercial ar.aa, which will be facklitated by the proposed adoptivn of zoning regulations and development standards wizich will allow mixed-use development (see Table H-23 Housing E]ement Programs).S This development potential is supported by fl~e market analysis of the O~d Tow:-, area. . Se.:. , aol_ LU-3 l.u rare l,and Use Densit'y/Intensity and Population Ca:,acih' of the Land ._,s, Pian" m th,.? Ci~. of '£ust:n General Plan Land Use F. iement, January 16. 2001. December' 200! · ,.' ] Table H-14 illustrates the residential development potential of the vacant au%d underutilized land inventory in the CitT of Tustin. Aside from the vacant land in the N.'CA5 Tusfin, the table indicates that there are 558.5 acres of vacant and underufilized land wi~ resident-ial development potential. /"ne 947.7 total acres could potentially result in the construction of 7,747 units, and 7,849 units with demitx' bonus provisions. Additionally, !,938 of these units (2,040 with densiw bonus) could be affordable to low-income households (see Tables H-7 and H-14). Figure I and Table H-15 detail the zoning designations of vacant and underutilized land in Tustin. The vacant and underutilized land inventory includes ]and that is currently zoned medium- and high- densitT, residential and land that could potentially be des,i ..~ated as kigh-ciensit3., residential. However, the tables do not include vacant and underutiiized land to be develoved under P!anned Development regulations or under a Specific Plan designation (i.e. MCAS-Tustin Svecfl'ic Plan). December 2003 42 I ;:igu~e 1 - Convention.]Iv Zo.~,d \"ac-,~t & Underutilized Land in the CJI.,., TU-~TII~I .. _,:,:,o ...... ,/": CII'¥ ........... MAP · "Fig:lie [ deg~icb; th~ I~.n..,l I.ufliol~ of the developm~,nt siles and ex('lud~ land h~ I'hnned Communities ~d lustiu. Table H- 15 VACANT AND UNDERUTILIZED LAND6 CITY OF TUSTIN ID~ ParcelNumber Location Acres Zonin~ Vacant Land 1 [ 40!-521-21 158 Mountain View 0.14 R-1 . ,~01-=~_..-2,. 160 Mountain View 0.!4 401-521-23 168 Mountain View 9.24 401-521-24 Mountain View 0.14 :2-! 2 500-071-11 0.18 R-4-' 3 401-543-03 401-543-10 401-543-12 13941 Browninag 240 Pasadena Avenue 220 Pasadena Avenue 230 Pasadena Avenue 0.30 0.18 0.29 R-3~ R-3; R-3~ 4 402-333-05 15651 B Street 0.26 R-34 5 432401-04 1776 Nisson Road 0.71 R-34 6 402-031-04 16471 McFadden Avenue 0.52 C-1~ 7 402-301-05, 06 16801 McFadder. Avenue 0.62 C-14 8 40~-623-05, 06 270 East M,,in Street 0.74 C-2/C-2P; 9 401-253-04 14082 Enderiee Center Drive 0.85 PC Coma 10-~ 432-14!-09 1101 Sycamore Avenue 1.76 R-34 1!'~ i 401-532-28 101-~39 IV. First Street 1.17 FSSP4 Total Vacant Land 8.12 Underutilized Land !2 501-081-09, 10, North Side of Elizabe~ Way 1.68 R-4~ 11, 12, 18, !9, & 20 13 401-584-04 250 Prospect Avenue 401-584-05 155 Third Street 40!-584-06 245 El Camino Real 401-584-07 i 235 El Camino Real 401-584-08 ~ 225 El C_amino Rea.' 0.34 0.17 0.27 0.17 0.17 C-2/C-2P4 C-2/C-2P~ C-2/C-27~ C-2,/C-2P" C-2/C- vd:~ 14 40~'-623-08 . 275 Sixtl~ Street 2.99 C-2/C-2P4 491-6Z3-09 [ n/a 0.45 C-2/C-2P~ 401-623-10 ! 5!5 El Camino Real 0.55 C-2/C-22TM 401-6Z3-11 I 449 El CamLno Rea! 0.10 C-2,/C-Z~ ~,5 432-13'1-17 i Tustin Block i.40 CG4 432-13!-18 I Tustin Block 3.23 CG4 Total Underutilized Land 11.42 TOTAL VACA.N7 & UNDERUTILIZED LAND [ 19.54 : See Figure 1 : Low De~tv :' Medmm Density ~ High Denms' ~' Senior housing ~ Exciudes vacan: and underulikzed ia.nd in Planned Commurcdes ,...nd a: MCA$-'l'ust:n site n ;a - not available Sou:ce: Cf~' of Ttr~tin. ~_... Y .ur , ,;STL, HO'.fS,'.¥..g December- 200J According to the Regional Housing Needs Assessment (RHNA), the City of Tustin wtll need 3,298 units to accommodate the growth during ne 1998-2005 planning period. As shown in Table H-13, 1,378 units were added between 1998 and 2000, resulting in a net remaining need of 1,920 units. Table H-16 compares the City's cuzrent land inventory with the remaining RHNA construction need. The table indicates t. hat the Ci~: has enough land to provide housing for all income levels. As noted earlier, the closure of the MCAS has presented the Cid' with a unique opport-anity for new housing development.. J.n addition, vacant and underutilized land in the Old Town area may accommodate additional housing affordable to low- and moderate-income households t/m'ough infill development. Table H- 16 CURRENT LAND INVENTORY VS. REMAINING RHNA CONSTRUCTION NEED Vacant Land Density bonus Underutilized Land Densflv bonus V~rv Low Low 585 1,235 26 16 47 71 36 24 694 1 694 327 0 1,019 Moderate 1,187 0 118 0 Above Moderate Total 4,504 7,511 ~ 42 236 Total with Density I~30~ 4,504 7.849 Bonus Net RHNA Construction Need 459 440 I 1.920 2000-2005 Surplus (Deficit[ 846 4,064 · 5,929 $ox:rce: Tables H-2Z ."d-I 3, and }-~-14; City of Tustm Although the availabiliW of vacant and tmderut4iized land for the provision of housing is not considered a const'raint for the ~ 998-2005 planning period, future planning periods may be marked by a lack of available lmnd. While the Ci~,'s Land Use Plan provides an adequate 1and capaci:T to fulfill housing needs, current development costs h~ Tust~n may preclude the private housing market from providing affordabilitv for low and very Iow-income households without subsidies. Necessary infrast-ructure improvements and litigation constraints may cause some delays in the build-out development of the MCAS Tustin project. December 2001 ~ ~,S, L% !tOUS,rXG C~?Y OF .... r · p. .... - 2~e Ci~' cannot guarantee that RHNA needs wLll be met given limited resources, limited vacant land, the gap between housing costs and incomes, and fluctuations in the local economy. Satisfac~on of the CiW's quantified objectives t~ough new construction wig be heavily dependent upon real estate market ~ends, cooperation of private funding sources, and available funding and programs at he local, counb', state and federal ievels. December 20C,'1 This page in ten tiona1!y Ie,q blank. December C;FY OF TL'STIN HOUSING ELEM£f~'T 0 HOUSING ELEMENT GOALS AND POLICIES This section of the Housing Element contains the goals and voiicies the City £ntends to irnplement to address a number of housing-related issues. To implement the Housing Element, the following five major issue areas are identified with related goals and policies: 1) ensure that a broad range of housing ~'pes are provided to meet the needs of existing and fut'are residents; 2) provide equal housing opportunities for ali CitT' residents; 3) ensure a reasonable balance between ten?al and owner occupied housing; 4) preserve existing affordable housing; 5) promote conservation and rehabihtation of housing and neighborhood identit>.'; and 6) ensure housing is sensitive to the existing natural and butt environment. HOUSING SUPPLY/HOUSING OPPORTUNITIES Tusdn is home to versons requiring a varie~, of housing options. At different stages in their lives, people require different housing arrangements. Additionally, the City must respond to the housing needs of all economic segments of the communi~, and ensure fi:at housing discrimination does not serve as a barrier. It is also important that the Citx~ maintain a balance of housing t?'pes and that the City's housing stock is not overly skewed towards the provision of one t>.'pe of housing. Finally, the continu_ing need for affordable housing in the region requires the City to attempt to preserve Low- income housing u_nits that are at risk of conver~g to other uses. The CiW used the following goals and policies to achieve ~e above objectives. GOAL 1: Provide an adequate supply of housing to meet the need for a varie~r of housing types and the diverse socio-economic needs of all community residents. Policy 1.1: Promote the construction of additional dwelling units to accommodate Tustin's share of regional housing needs identified bv the Southern California Association of Governments (SCAG), in accordance with adopted land use policies. Policy 1.2: Provide for expanded affordabie housing oppormrdties through acquisi2on and rehabilitation, and new residential development in Old Town Tustin, on other infiii sites, and m the _'MCAS Tustin Specific/' Reuse Plan Area. Decem,~ber 2001 Policy 1.3: Presem, e affordable housing units, where possible, through actions such as the maintenance of a mobile home park zone, restrictions on R-3 zone uses to preserve the multiple famih, residential character, facilitate resident access to funding sources for preservation 9f Iow income and assisted housing. Policy 1.4: Promote the dispersion and integration of hous~g for low- and very-low income families throughout the community as opposed to within any particular geographic area, neighborhood, or project. Policy 1.5: Encourage the County of Orange to exercise its responsibilities for housing accommodations for low- and very-low income families within Tustin's sphere of influence. Policy 1.6: Ut-ihze the Redevelopment Agency's authorit).', where feasible, to assist in creating oppormrdties which will expand opportunities for development of affordable housing ir. the community. Policy 1.7: Allow second (attached/detached) u_nits in. si::g]e- and multi-family districts subject to land use policy and zoning ordinance restrictions. Policy 1.8: Utilize Piamned Communit3.' Dis~icts and Specific Plans to authorize amd promote a varieW of lot sizes and housing types. Policv 1.9: Promote cluster housing consistent with General Plan land use densit'v standards to reduce the cost of housing construction. Policy 1.10: Encourage the avai]abilih' of affordable housing for special needs households, including large, Iow-income families. Svecia] needs households include the elder!y, large families, fema]e-headed households, households with a disabled person, and the homeless (see discussion unde:' Smnmary of Housing Needs for Special Needs Groups). Policy 1.11: Encourage incentives to assist in the vreservation and develovment of affordable housing such as 1) reducing permit processing time and waiving or reducing applicable permit £ees; 2) on-site densiw bonuses when appropriate; 3) tax-exempt financing; .i) flexibility in zoning or development standards; and 5I) other ZI?'¥ OF TL'S:3'.V HOUSIi(G EiEME,¥7' ~2 December 2901 financial incentives using Redevelopment Agency housing set-aside funds a_nd special State and Federal grant and housing programs. Policy 1.12: Use tax increment housing set-aside funds of the Sout.k Central and Town Center Redevelopment Areas 'to assist in constructing, rehabilitating, and preserving low and moderate income housing within the jurisdiction of the CiB'. Policy 1.13: Encourage the design and occupancy of housing for senior citizens and the disabled. Promote the construction or rehabilitation and adoption of dwelling u_nits accessibie to seniors and/or the disabled. Policy 1.14: Promote, assist, a_nd facilitate the deveiopment of emergency and transitional housing at MCAS Tustin as was identified in the MCAS Tustin reuse planning process and provide contLnued support for the Co,.m~' Home/ess Assistance Program and other homeless assistance programs within Tustin and ~ adjacent cities. Policy 1.15: Encourage the provision of grants and technical assistance to various organiza~ons and agencies who vrovide assistance to persons with special needs such as the homeless, disabled, low-income, and elderly persons. Policy 1.16: Participate in federal and state housing assistance and rehabi]itation programs aimed at assisting households in need. Policy 1.17: Utilize design criteria in evaluating projects to ensure compafibilig' wit2n surrounding developments, while taking into consideration wa,'s to minimize housing costs. Policy 1.18: Promote and encourage non-profit and for-profit private sector interests to use available federal and state programs for new or rehabilitated affordable housing. Policy 1.19: Support state-enabling legislat-ion for employers to contribute to the cost of housing for their employees. GOAL 2: Ensure equal housing opportunities for all existing and future Ci~' residents regardless of race, religion, ethnicity, sex, age, marital status or household composition. Dece,"r..bet- 2,,.~."'" 1 Policy 2.1: Promote equal opporturdt?' housing programs within the communi~,, Policy 2.2: Provide active support and part-icipat/on with the Orange Countw' Fair Housing Council to provide fair housing oppor~nit/es. Policy 2.3: Support programs to match elderh' and low and moderate-income individuals who want to share housing costs in a joint 1Mng arrangement. Policy 2.4: Support public and private efforts to eliminate all forms of illegal discrimination in housing. Policy 2.5: Minim/ze displacement of lower income and special needs households, whenever possible, to ensure that dLsplacement is carried out in an equitable rammer. GOAL 3: Increase the percentage of ownership housing to ensure a reasonable balance of rental and owner-occupied housing within the City. Policy 3.1: Encourage new housLng construction for home-ownersh/p in a mixture of price ranges. Policy 3.2: Provide favorable home purchasing assistance ovt-ions to low- and rnoderate-income households, such as dewn-payment ass/stance, mortgage credit cert-dicates, and mortgage revenue bond financLng. Policy 3.3: Encourage rental unit conversion and alternative forms of homeownership, such as shared equiB' ownership and limited equi~' cooveratives where feasible. GOAL 4: Preserve the existing supply of affordable housing in the City. Policy 4.1: Conldnue to use Federal a~nd State housing init/at-ives available for low-income households. Policy 4.2: Monitor all federal, state and local funds available to preserve and/or replace lower income units at risk of converting to market rate housing, including tax credit bond financing and redevelopment tax increment funds. ~.)ecember 200! C'.,TY OF TUSTIN i.i'DUSL'¥G EL,%'.;f'.":N?' Policy 4.3: Assist non-profit organizations in securLng the resources necessary to preserve/replace lower to moderate income units at risk of converting to market rate housing. Policy 4.4: Consider incentives to non-profit housing and for-profit private sector interests to purchase and/or maintain lower income units at risk of converting to non lower income housing. MAINTENANCE .~ND CONSERVATION Maintenance and preservation of a Ci~-'s housing stock vrevents unhealthy living conditions; eliminates the need for future, more costh, housing rehabilitation; prevents neighborhood deterioration; a_nd encourages community pride. The Cid· enforces codes and provides incentives to promote maintenance and conservation. GOAL 5: Conserve, maintain, rehabilitate, and/or replace existing housing in neighborhoods which are safe, healthful and attractive, in accordance with adopted Land Use Policy. Improve the residential character of the City with an emphasis on revitalizing neighborhoods showing signs of deterioration. Promote conservation of the City's sound housing stock, rehabilitation of deteriorated units where they may exist Citywide, and elimination of dilapidated units that endanger the health, safety and well being of occupants. Policy 5.1: Through available financial incentives, encourage owners of rental housing units that are determined to be substandard, ~n need of revair and a t',azard to the health and safety of the occupants to remove and replace or rehabilitate the structures. Policy 5.2: Promote the availability of funds for the rei~abilitatJon of sLngle-£amily dwellings and aparhnents. Policy 5.3: Periodically evaluate housing conditions -and, when appropriate, address any increase in deteriorated housing conditions. Policy 5.4: Cont'inue to enforce healt?-., saferT, and zorLhag codes eliminate conditions wi, Ach are detrimental to the health., safety and welfare of residents. Deeemb~.~- 2F;G ~ CRT".,' OF TL'.~.",W !';',3r,.'$D.'.~ Policy 5.5: Promote preservatSon of historic and architecturally significant residential properties. ENVIRONMENTAL SENSITIVITY Housing design and land use patterns can have substantial impacts on the natural as well as the built environment Cia' policies and programs seek to minimize negative environmental impacts. GOAL 6: Ensure that new housing is sensitive to the existing natural and built em'ironment. Policy 6.1: Attempt to locate new housing facilities in proximit-5' to services a.nd empio)'ment centers thereby enabling walking or bicycling to places of ernployment. Policy 6.2: Promote energs.' conservaEon measures ir~ the desig-n of new housing units and the redevelopment of older houskng units. Policy 6.3: Require design review of lot vlacement in subdivisions to maximize passive solar ene:'g3.' and solar access. RELATED GOALS AND POLICIES The goals and policies described in the Housing Element are related to and support the goals and policies included within other General Plan elements. Many goals and policies from the other elements directly or indirecth' support ti~e goals and policies of the Housing Element. These supporting goals and poiicies are identified in Table H-17. December -°06'I Ci7':' O? 7US7I.'; i',fD"..'S".X3 Table H- 17 HOUSING RELATED GOALS AND POLICIES BY ELEMENT RELATED GOALS AND POLICIES BY ELEMENT Housing Issue Area Housing Ovportunities .k laintenance and Preservation Affordable I ';.ou sing Support Service.,' ]:air Housin~ Environmental Sens:tivi~: Land Use 1.8, 10.2, 13.3, 13.4, i ~3.10 1.1, 4.6.5.8, 6.4, 6.6 .3.6, 9.6, 9.7, 9.8, 13.1 Housin~ Circulation.. 1.2, ! .10 " .. ' '.' 1.14, 1.17, -, .. i'i 3.5 Conservation/ Open Space 2.12, 3.l.. 4.1 Public ~ Growth Safety . Noise : Management 3.4, 2.5, 5.4 1.7, 2.2 ' 3.3, 4.8, '1.11, 4.~2 7.12 2.5, 3.~.. 4.1 Dezember HOUSING ELEMENT IMPLEMENTATION PROGRAM /he Housing Element Implementation Program provides specific actions the C.;ty intends to undertake to achieve the goals and policies of the Element. This section identifies quantified object-ives, available financial resources and affordable housing resources, and provides a list of specific programs the City intends to pursue. Housing programs include ~ose currently in operation and new programs added to address housing needs. A description of each program is provided, along with the program funding source, responsible agency, and time frame for implementation. A review of City's past verformance on housing element implementation prograrru~ is contained in Append'ix A of the Housing Element. FIVE YEAR QUANTIFIED OBJECTIVES 2000-2005 State law requires the City to a~ommodate its fair share of the State's housing need. In doing so, the City must quantify the number of homes that are projected to be built and conserved. The following quanfffied obiectives are adopted as guidelines toward meeting /ust~n's housing needs through 2005. It is important to note that while the quantib.'ed objectives of the RHNA are required to be part of the Housing E:'ement and the C'it'v will s~ive to attain these objectives, Tustin cannot guarantee that these needs will be met given its own limited financial resources and the present affordabiliW gap. Satisfaction of the City's regional housing needs wil! partially devend upon cooperation of private funding sources and the funding levels of Count', State, and Federal programs that are used to support the needs of the very-low, low and moderate-income persons. Additionally, outside economic forces heavily influence the houskng rnarket. New Construction Obiective$ The City of Tustin promotes and encourages the development of a variety of housing opport-unit'ies to accommodate current and projected housing needs which include 694 very low-, 489 low-, 778 moderate-, and 1,337 above moderate-income households per the Regional i-Iousing Needs Assessment (RHNA') allocation. I~ile the Land Use Plan provides adecmate sites to fulfill needs established by RHNA.. cons[ruction of new units wfl! depend upon fl~e fimLng of the landowner and developer in the submJss':on of building plans to ,CIT':' OF 7'L'$3Zr:¥ HOL'.~iiYG December 200: meet market demands. Housing subsidies will depend upon the availability of government funds - local, Count,, State, and Federal. Redevelo?ment p~je~ts ar~' subject to the interests of Frivate develovers. ~ne construction of secondary ,a_nits depends upon the desires of the property, owners as related to family needs for housing and economic resources. The achievements of the housing objectives are thus dependent upon the private sector and other governmental agencies. The responsibili.ty of the Cdt)' is to encourage the construction of affordable housing by providing programs and assistance to developers and to assist in its creation by facilitating the review and approval of development permits. Table H-18 provides new construction housing objectives for the period 2000-2005. In addition to units already constructed in ~e 1998-2000 time period, the City will strive to ensure that newly constructed units are developed at sufficient densities to assist in fulfillment of low and very low-income needs. CfT, Y OF TL'STI.k' ~,O'~a..,~.: ELEM'Zf;T S9 Deee, m. ber 200 ~ Table' H- 18 NEW CONSTRUCTION QUANTIFIED OBJECTIVES SUMMARY 1998 - 2005 CITY OF TUSTIN " Very Total # Low Low Pro,am of Units (<50%) , (<80%) ! Moderate ' ! (80-120%) Upper 1120%?) New Construction 1998-2000 1,378 , 162 319 897 MCAS Tus-fin Housing Unit. si MC.Z~_q Tustin Emergency Housing MCAS Tus~n Trav. sit-ional Fatuity Housing MCAS Tustm Social Services 2 Grarmv Flat, 2,599 '.38 I 215~ · 3336 7,9]3 192 192~ 50 50 60 60I 10 10 266 84 66 89 102 New Owner Housing 89 62 4O 116: New Senior Housing Difference 1,473 l.)unsi~' Bonus _Rec. ychn$ of SFD to MFD 25 9 6 10 Total Quantified Obiectives 4,,?'1 ' 694 489 778 2,810 RHNA 3~98 , 694 489 77'8 1,337 0 0 0 1,473 : Of the :ota~ 4,0A9 potenhal ,&nikf vro'oosed at MCAS T::s.~,n, 2,599 ,.mits are expected during the p}ara'ang : Ti~ese housing; un~ts shown as separate hne items will serve as '.'rar, sieional.., emergency housing £acSlities. ~'7he C'.'t:' cc'a.n~ fl~ese -am:s as new construction as they are new addatmns to :he housmfi :nventoC.'. > ?reiec.'s at zhe end o£ pla.n.ru_'~g period. : ~nclucies MC.:~S Tus!in addifio,"ml negotiated mcius~on units ~296 ';nits~ Source: Effez::veness c.~ l--loush~g Pro~,¢'ams 598~ - 2090. Cit.',' oi Tus~n; Fr.'e ':.'ear i:nvlem,.mtaV~on Plan/or t?.e 'i'own Con:er an~ Saute Central Redeveiovment i:roiec: Areas tar F~.sca! Years 20,3C. - 293'.' to 2004 - 2005. C?. Y O? '.,"L'$T!/'; HOUSi.'¢G ELE,V.E:YT 60 Preservation, Rehab'ilitat~on, and Other Affordable Housing Program Objectives The vrimarv beneficiaries of Preservation and Rehabilitation and Assistance programs are renters and Iow-income homeowners. !t is assumed that above-moderate-income households will rehabilitate units as needed through private efforts. Tustin's affordable housing strate~, is based on the Ci~"s housing needs, affordability gap analysis, and availabie financial resources. Several broad policies establish the framework for the Cit3."s Housing st-rateg3' as applied to preservation, rehabilitation, and other housing program objectives. These include: 1. Conserve, maintain, and rehabilitate existing housing and , ex ~ahze existing neighborhoods; 2. Maxiraize the supply of affordable hous~g; 3. Increase homeownership; 4. Preser,,e the existing supply of affordable housing; and, Consistent with the above policies the City has devised a number of prog-rams of housing assistance to address the preservation, rehabilitation, and other housing program object/yes. Specific details on these programs can be found in the City of Tustin Comprehensive Housing .~'fordabilib,,' Strategy for Fiscal Years 2000-2001 to 2009- 2010. In addition, Table H-~ - Surmmary of Programs 2000-2005, outlines the City's specific housing pro,ams during the plarw~ng period. Table H-19 provides the City's rehabilitation, preservation, and other 'affordable housing objectives during the planning period. CIT".' OF 7L'STJK :,O~S..vG ~ .......... December 206 ! 61 m Table H- 19 REHABILITATION, PRESERVATION, AND OTHER AFFORDABLE HOUSING QUANq'IFIED OBJECTIVES SUMMARY 1998 - 2005 CITY OF TUSTIN , Total# . Very Low Low ! Moderate ! Pro~xamCategory of Units· (<50%) , (<80%) ! (80-120%) ' .~' 7~m .~.a..~'o.-~ ..~ ,~.~_~.,.....': ".'" Upper {120%+) ' ,'.'.,:.. 'a~... '.?~.-~? .-;,~,~.'.f,.'Y%';, :.,:.~v.-~,......- -~.C. ~. ,.. ; * '-'~a' .", .' '~"'. ~',,~" .-:.: 2~-. ,... '~-~.:,-.~'~ . .-~ .._. ~t ...~. -~._ ~ ..~.,., ... ~?Si. ?~',:.. {' ',.....;"..'*, . Owner Occupied Housing Rearm Rehabiiitat~on Loans/Grants 40 0 ~o I 30 120 24 48 48 Mulb-Famiiy i 100 6 9 30 Acauisition/Rehab/'Conversion/Resaie .¥1ulti-Fam!lv Acquisition/Rehab/Rental;i 200 28 90 82: Total Rehabilitation ~j~.,'.t:' .:.,..' .,.::::....': Tusein Gardens 100 I 100 ' : Rancho Alisal I 69 8 [ .6! ': Rancho Maderas : 54 Rancho Tierr~ I 51 ' 38 13 I :kffordabie Senior Housing - Mitchell ,~vontle i 20 , !2 Senior Board & Care - Bn'an Avenue 18 ! 18 Old Town Residential 29 14 15 Total Preservation 341 ! 164 :1.48 m 14 15 m~ ~ Time Homebuyer Downvavment 40 ! 10 30 Assistance Loans ' 'm County Mortgage Credit Certificates Deed Restrictions 620 Section 8 Rental Voucher Assistance .500 Shared Housing Referrals Homeless Housing Partnersh.ip Program Emergency Shelter 213 1.500 159 Total Other Pro~rams 75 50 25 242 242 252 252 2,729 2,257 248 194 278 ; These un:ts are not recipients of a3k).-dabihs' restriztions or ~unding ass:stance. $otu'ce: .=.:'fc~uve~ess o:' imieusm£. 7ro~;rams ~. 98:~ - 2~X)O, C~.~.' cf l'ustm, !::ye Yea.- imv!emcmrai:o:~ ?~ar. :or the '! Center mad 5ou~ Ten=al Redevelopment Pro!ed Areas .;er F:scal Years 2000 - 2001 tc 2004 - 2935: Compraher. sive Housing Afferdabili.? Sh'ate,,W,' for Fiscal Years 2.00-2.~I re 2',K~9-2010. December 2001 -t. ,'r : rt, ,'.~r"G ~'r;.'r'r.'~fT ~d2 Summary of Quantified Objectives Table H-20 summarizes the City's Quantified Objectives for the 2000- 2005 ver~od. Table H- 20 SU.MM,kRY OF QUANTIFIED OBJECTIVES: 2000-2005 CITY OF TUSTIN New Rehabilitation/ Other Income Group i RHNA Cons~ructSon Preservation Pro[rams Vem'-Low -a94 694 294 2.257 Low 489 489 243 ] 94 Mocierate 778 77,8 212 278 Above Moderate 1,237 2,8] 1 152 -- Total Source: Ci~' of Tus~.m 3,298 4,?W2 801 2,729 IDENTIFICATION OF AFFORDABLE HOUSING RESOURCES The City has prepared a Consolidated Plan a2~d Comprehensive Housing Affordabilitv StrategT,.' identffyLng and describing all fua~ding programs available to the Cit~' and Tustin Redeve!opment Agency to assist in meeting the City's housing needs, included in the plan are descriptions of a wide variety of major housing assistance programs available from federal and state agencies and private lending institutions. More specific Lrfformafion i2~cluding detail regarding citable projects and activities and iunding avaiiabiliW can · ] ' be found in the document. The to.low:rig is a sum_mary of this iru'ormat-ion along with updates to reflect new state and £ederal programs. Table H-2! provides an illustrative example of the estimated amount of locally identbfied resources that could be avaflable to finance hous/ng proI~am objectives on m~ annual basis over the five-year plann/ng period. The amounts shown are estimates, actual r?venue an~ounts, and the timing of the'.'r avaJlabilit-c could be more or less and would adjust over time. Specific decisiov_~ are made on an annual basis as part of the City aa~d Redevelopment Agency budget process. .~ .~ ~ .- .~ '- <<5_ The City's anticipated revenue s~eam indicates ~at the bulk of housing revenues will start accruing in fiscal year 2001-2002 with a substantial infusion from an anticipated tax increment bond issue and HUD Supportive Housing Prot,n'ara funds. Therefore, most housing programs v-ill begin to assist greater numbers of households in the earl)' years of the planning period but will begin faliflng off toward the end of the five-year time frame due to a shortage of available local funds. As needed and as shown on Table H-21, the Cia, and its Redevelopment Agency will also use State HELP program funds and Federal CDBG funds. The Cit-v will also utilize other State and Federal resources to leverage local resources as these funding sources match the Cih"s programmatic objectives. Tab]e H 22 is a surranarv of affordable housing resources. Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN ' Eligible Pro~ram Descrii2ti on ' Activiti es Multi-Family I Assistance to owners of · Rehabilitation Residential Rehab- ': multi-famih' projec*~s ~ Loan/Grant Program ~ occupied by Iow- to ' rnoderate-income varsons. First Time Low Interest Rates and · First 'rime }~omebuyer Homebuyer Program Downvavment assistance Single-Family Assistance to owners of · Rehabilitation Residential Rehab- single-family projects Loan/Grant Program occupied by Iow-income persons. New Construction Financial assistance for · New Construction new affordable b. ousing vroiects. Rental Housing Fina::z'iai assistance for · Acquisibov. Program affordable muiti-famfiy · Rehabilitation rental projects. · New Construcbon Density Bonus · Density Bonus The City allows an increase in density to developers who set-aside at least 20% of their project to low- incerne persons. December 2002 CZ"'.-' OF '56 I Tax-Exempt Bonds Table H- 22 )RDABLE. HOUSING RESOURCES CITY OF TUSTIN The Redevelopment Agency and the City have the authority to issue tax- exempt bonds. The City is also a member of Caiifo."nia , Statewide Communities Development Author'ih'. · Bond proceeds are used to develop affordabie housing. City/Agency Owned Land C~Home California Self-Help Housing Program (CSHHP) New Housing Development Rental Acquisition/' Rehabi!itaaon If available and · i-lousing appropriate, Ci~' or · Communih' Facili~es Redevelopment Agency owned land may be made available 'qrz:i~','. ; ~'~'-~ ' ~, ')' 'f, ~'". ' ,.,..;... [~)~,~-~:[:-~{~tb~, ........ , , ,TM .~ .:..-., ,:r~ %-,.;~,.~.,.,M.:,~:.&'.?.~; ' ,a.;, ." Grants to local public agencies and nonvrofit deveiopers to assist individual households through deferred-payment loans. Direct, forgivabie loans to assist developrnent projects invoiving multiple ownership units, inciuding single-family subdivismns. Grants are made to sponsor organizations that provide technical assistance to participating owner- builder families. · · PredeveioFment · Site development , · Xew construction · Rehabilitation · .Acquislti~n and I rehabiiitat%n · Downpayment assistance · Mortgage financing , !-lomebuyer counseling · Tech.-dca] assistance for self-help pro!ects o:' shared housing..~. share of funds is allocated for the relnabflitation, reolacement and re~air of manufact-.lred homes. Training and supervision of low and moderate income self- heip i~ome-builders or repa!rers .~r,-'w ,'~r.' ?'L'~'iTN ? iOUSi:VO .... ~ ...... Dece.mdJer 2..901 (,,7 Table H- 22 AFFORDABLE HOUSING RESOURCES1 CITY OF TUSTIN Fund local plarmmg for infi[l housing, adap~ve reuse (conversion) of commercial and industrial space into residential units, and the development o£ other forms of high density housing wi~in existing urbam;;ed areas. Downtown Rebound Planning Grants Program · lnfil." site inventories, deveiovment £easibih:y studies, s~rategic action plans to remove barriers and promote in£il] housing, mixed- use developments and transit corridor development · Uvdates o£general Wans and zoning ordinances to encourage adapEve reuse, higi~er density res~den,fial development, mixed- use development, residential development within walking distance of :ransit nodes, employment cente:'s and other urban amenities · Seismic and structural feasibihtv studies on candidat~ bu:idfngs for ac~aDtive reuse. Emergency Housing Assistance Program (EHAP! Granm for emergency shekers, transitional housing,, and sup?orr:ye services for i~omeless indJvidua]s and families. · Rehabilitation, renovation, exvansion of existing faciJities · 5itc acquisition (including lease or vurchase o~ an existing site or facili~-) · 'Zquipment purchase, vouchers, operational costs, direct and indirect client services · .-kdmlnistra~on of the award (limi:ed to 5 percent). .December 2001 C;',"Y 0? TL'S::IX I-i',)U,?i:FG ELE.;LEA'? Jobs-Housing Balance Incentives Table H- 22 AFFORDABLE HOUSING RESOURCES~ Mobilehome Park Resident Ownership Program $MPROr' CITY OF TUSTIN "Financial/ncentives to "cities and counties that :demonstrate an increase · %he number of new residential units. Grant amounts are based on increase in the number of ness' housing units for which residential building permits were issued during calendar 2001_. compared to the average number permits during flxe most recent measurable 36- month period prior to 20OL Funds awarded can be used for any preiect, se:'vice, or other local .need determine'.' bx' ',he city to be in the communi~"s best interes.~, includ:ng traffic improvement, s, neighborhood parks, bike paths, '::'brarles, school facilities, pla)' areas, communJh' centers, police and fire sta/ao.'ls, etc, Loans tc finance the preservation of affordable mobi]ehome p,~rks by conversion from private ownership to ownership or con~o! by resident orga~_izations, nonvrofit housing sponsors, or lo:a! public agencies. · Purchase (conversion) of a mobfiehome park bt' a resident organ/zation, nonprofit ent/tv or lcca! vublic agenc}'; rehabihtation or relocation of a purchased park · Purchase bx' a logy income resident of a share or space in a converted park. 69 December 2003 Multifamily Housing Program (MI{P) Table H- 22 AFFORDABLE HOUSING RESOURCE$~ CITY OF TUSTIN Deferred payment loans to assist new comtructi~n, rehabilitation and preserx,ation of permanent and transitional rental housing for lower income househoids. New construc~on, rehabilitation, or acquisition a_n.d rehabilitation of permanent or transitional rental housing, and the conversion of nortres~dent/a[ structures to rental housing. Eligible costs inciude the cost of child care, after-school care a. nd socm] service facJlitues integrally linked to the assisted bt, using units; real ?roperty acquisition; refinancing to retain affordable rents; necessam- onsite and of/site improvements; reasonable fees and consulting costs; and capitalized reserves. Urban Predevelopment Loan Prog'ram (PDLP.} Short-term loans to prov:de predevelopment cap:m: to finance the start af iow- tncome housing projects m urban areas. Predevelopment cost.~ inclu.de, but are not ]:mired to. site control site acqmsition for future iow-income i~ousing developments, en~ineer;n-., ,, sm dies, architectural plans, ap?i~cat~on fees, legal .~ .~:rvl ?_ s perl.'nltz~. bona!:ng and site preparatson. Urban Predevelopment Loan/Preservation Program (PDLP-P) Urban Predevelopment Loan/Jobs-Housing Balance Program (t'DLP-I) Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN ..Short-term loans to fLnance the initial costs of preserving existing affordable housing .developments fcr exis'.ing {enants. · Capit~I assessments to establish a pro?ets condition and potential rehabilitabon zests · . Purchase eviler. agreements · Professional services such as consultant, architect, engSneering and legal · Permit and application ~'ees · Bonding fees: et:. fi;hort-temx loans to finance the initial costs of constructing, converting, presen, ing or rehabilitat/ng assisted housing developments near transit stations. Land purchase, options to bm' land, opSons or deposits to buy or preserve existing vublic!v assisted renta[ hous"ng to preserve the affordabiHtv of the units, vrofessional services, permit and application fees, bondLng, site preparation, related water or sewer deveiopment, etc., for affordable housing projects within one-half mile of em existing or vlanned transit stat/ch. December 200I Proposition lA Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN Proposition lA includes provisions to establish a Downpayment Assistance Program and a React Assistance Program usLag · school fees collected from affordable housing projects. PotenPlal buyers or tenants of affordable i~ousing projecLs are eligible to receive assistance in tile form of downpa)'ment assistance or rent subsidies from the State at amounL~ equivalent ~.e ~e school fees raid by the a£fordabie housing developers for that project in question. This programs st~'ucture and implementation strategy has not vet been determined by '..~e State oi California · Downpayment Assistance · Rental Assistance Emergency Shelter Program Grants awarded to non- pro. it organizations/or shelter suvvart services · SuFport 5e,'-vi."es California }-lousing Finance Agency (CHFA) Multiple Rental Housing Programs California Housing Rehabilitation Pro.am Below market rate financing offered to builders and developers of multivie family and elderly housing. Tax-exempt bonds vrovide below-market mort~.a~.e money Lob' interest loans for the rehabilitation of substa:z~ard homes owned ar. 5 occuvied by lower- inzome households. City and non-profits sponsor housing rehabi!itatien projects. · New Construcnot · Rehabilitation/ AcqmsltJcn · Rei~abilita t-ion · ?.epa~r of Code Vioiarion~ · ?roperty improvements C~T?' Ob' TL'STI.~F HOL'S'J~'.C' ELEMENT Decerrtber 29'.5 ~ 72 Table H- 22 AFFORDABLE HOUSING RESOURCES: CITY OF TUSTIN California Housing Finance Agency Home Mortgage Purchase Program Cd.'FA sell~ tax-exemvt .bonds to provide below- market loans to first time .homebuvers. Program 'is · operated through · participating lenders that originate loans purchased by CI-IFA California Housing Finance Agency HELP Program Low Income Housing Tax Credit (UHTC) County Statewide Communities Prog-ram Unsecured loan from CH~A to provide affordable housing opportunities through program parmership with local government entities. .T"!omebu v er Ass:stance Tax credits available to individuals and corporations that invest in low-income rental housing. Tax credits are sold to corporations and people with high mx liability, of which the proceeds are utilized for housing development The City of Tusfin is now a · Acqu:sirion · Rehabfliat~on · In/ill · Predeveiopment · New censtruction · Code Enforcement direct member of the program tkrough a .~oL-',', Powers Authority and can ~arficipate directh'. · Rehabilitaticn,' Acquisition · New Construction · Multi-famih' l-lousing · Private Mortgage Revenue Bonds · Acqu:sition · 1,1ehabilita tion Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN California Debt ': Allocat/on of private · Limit Allocation i act/vity bond (tax-exempt Committee (CDLAC) i mortgage revenue bond) to · · single-family housing. l.ow interest loan for multi- family housing rei~abflitation or acqu/$ition, or Provides limited term housing assistance comb:ned with case management, employ:t-.eat services, childcare and other supportive services to wel£are rec~vienrs. mortgage assurance :o iow and moderate-!ncome families improving property witi~ their own labor. Loans for pre-development or "seed" money to nonprofit corporations and local gore.tomcats. Mortgage Credit Certificate Multi-£amiiy private mortgage revenue bond · Land lease Payment · New Cons?uct~on · Pre-development cos~ · E:nployee Housing of five or more employees · infill · Code Enforcement · First Time !tomebuvers · Acquisitmn · Reiaabilitation Ccnstruction, maintenance, use, and occupancy of m-ivateiv owned and operated em?loyee- housing facilities. Provides u.':secured loan for af:'orda~-le hous:ng oroie?..s. CiTY OF Th'S77?; 5iDi'SI?,'C= F.L.ri3,."ENT December 2,901 Community Development Block Grant (CDBG) Table H- 22 AFFORDABLE HOUSING RESOURCES: CITY OF TUST1N CDLAC continued Low interest loavm for housing constraction :'or individua!s and families with special needs. Low interest and downpayment pro ..6zam for low and moderate-income first time homebuvers. Permanent financing for ~tew' construction, acquisition/rehabilita~ on, and acquisition of mul~- [amily projects ~'"~,-'~.~;;;.-.~(: :..t: !:. (,.~.,'i'~ .::-.: ?.-;..~: ;. :-: .'d: f,', :'~:~.'.'d... :: :;' .! .v ':...... -'; Entitlement program ~,at is · Mortgage Credit Certificate (MCC) ~w'arded to the CiV¢ on a formula basis. The objectives are to fund housing actfvitJes and expand economic opportunities. Projects must meet one of three national objectives: benefit low- and moderate.-mcome persons; aid in the preven~on or elimination of slums or blight; or meet other urgent needs. Federal t~x credit for iow- nnd moderate-income homebuyers who have not owned a home in the past three years. Allocation for MCC is provided by the State through the Coun'a: of Orange. Section 108 :,oan Repayments · Historic Pre.~ervation · Admin. & Planning · Code E~orcement · Pubhc Facilities hnprovements · ~-iousin§ Activities · Economic Development · Rehabilitation · First Time Home Buyer Assistance Decem. Joer 200; Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN IIOME investment Gran~?rogram for · Multi-Family Partnership (HOME) housing. The intent of this Acquisitaon,,.'Rehab Program program is to expand fl~e · Singie-Famiiy supply of decent, safe, and Homebuyer Assistance sanitary affordable · CHDO Assistance housing. HOME is · Administration designed as a partnership · Rental Assistance program between federal, state, and local governments, non-profit and for-profit housing entif, ies to hnance, ' build/rehabilitate and marmge housing fo:' lower- income owners and renters . Emergenc)' Shelter Grants (ESG) Aa'mual grant funds are allocated on a formula basis. Funds are intended to assist with the provision of shelter and social services for homeless · i-iome!essness Prove, arSon (acqufsition, 12 e%~.' constrLlct~0,~, rehabilitation, conversion) , Supportive Se.wices · 01,'eratinK Ex.~ense~ Housin~ Opportunities for Persons with AIDS IHOPWA) Funds are made ava!table countywide/or supportive social sen, ices, affordable housing development and rental assistance. · Rental Assistance · Su pport/;'e Social Se~'lces · Administration Shelter Plus Care Supportive housing and · Re,nml :\ssistanze Program tS+C) sen'ices for persons with disabilities-gran~-s for rental assistance offered with supportive se.wices to homeless with disabilities I and disabled households. ""-:~'~' ""~'"~'~"~ *'" m' '*"'""'~"""' 't,o ' '"...::--.. :,~at~dr.,,,~.'ata~l~;:~.~,,':: '. '.'.. ',?{.,';" '-.....f," .:~eSerif/~esource,~4:.6ompetlt!.~.~,~,.'..-........ ~. ,~.: ....... ..,~,,::~ ........ .,~ .......... . Supportive Housing ' Grants to improve qual:tT · Acquisition Grant ' of existing shelters and · ?',ehabiihation . transitional housing. · New Cons:~action ' Increase shelters and "~ansitiona! housing facilities for flue homeiess December 20C ! C/7'.v OF TL'STIA' HOUSI. YG E£K3~'£A'7 7,5 Section 8 Rental Assistance Section 202 Section 811 HOPE IvicKinnev Act Supportive Housing Program (SHP) Section 8 Moderate Rehabilitation Single Room Occupancy Program (SRO-Section 8) ,.ii T~ble H- 22 CI~ OF TUSTIN {~en~l nss~nce program ~Which provid~ a subs/dy I~ veq' low-~come ~amilies, ~dividuals, ~enio~ ~d ~e disabled. ~a~cip~ pay 30 percent bf <qeir nd~sted income ~ward r~t. ~e Or, ge ~oun~, Housing Authori$- ~ays ~e bMance of rent tc ~rope~' owners, ~nd dministers ~e program. rants to non-vrofit developers of suppor~ve hous~g for the elderh' ~r~ to non-profit RESOURCES~ · Rental Assistance · Acquisition · Rehabilitation · New Coxstruct'~on · Rental Assistance · Suvvort Sen-ices · Acquisition developers of supporEve ousing for person with abilities, inc:uding up homes, independent ng facilities and interrnedinte care facilities ~Iomeownership assistance · Re'aabilitation · New Construction · Rental Assistance · Homeownership of awarded on a competitive n asis requires non-federal etching funds. rantsto develop [mppor',ive housing and services and services that ~ill m~able homeless ~eople to live as ~ndependently as possible. Mule-family units (HOPE 2; Homeownership of Single-faro!fy hvmes fl--IOPE 31 · 'l-rans~tional Housing · Permanent Ho:~sing i-'.' o:neJess '~Vith D"sabli/;ies · Support'ire Serv i'.' e..','. such ~s child care, employment assistance and outpatient ser¥ices for the homeless !unds to rehabilitate ngle-room units within a building of up to 1C~ units. iii-he provision of i~upportive services is ~.ptiona!. · Rehabiiitafion ',.)ece.,T~er '.z O.'.,, ~ 77 Table H- 22 AFFORDABLE HOUSING RESOURCES1 Small Projects Processing (SPP)- (221 (d)(4) and 223 (f) CITY OF TUSTIN Mortgage Insurance program for small multi- £amily new construct/on or substantial re.ha bilitafi or. (221)(d)(4) and small mu'.fi- family rehabilitation Acquisi~on Rehabiiita~on New Construction Section 105 Loan Provides loan guarantee to CDBG entitlement ju~sdictions/or pursuing large capital improvement or other projects. The jurisdiction must pledge its !u~re CDBG allocations for loan repayment .Maximum loan amount be up to five times the entitlement jurisdiction's mos,+ recent approved annual allocation. Maximum loan term is 20 twen~' V ea~"s. · Acquisition · Rehabilitation · :qome Buyer Assistance · Homeless Assistance · Public hnprovement · Economic Develovment · Relocation, clearance, site improvements HUD Mortgage Insurance for Purchase/Refinance Mortgage Insurance for purchase or refinance of existing mulfifamilv projects. · ..\cquisition · New Constructtcn · Ov(:raLion .-'~d:ninistra~on HUD Rehabilitation Loans for Multi family Projects Disposition of I-IUD Muliffamily Housing ItUD Single-Family Propert-)' Disposition Program Provides mortgage insuranze for improvement, repairs, or additions to multi-£amily projects. To disvose of mulLi-fami!v housing owned or financed by HUD that is delinquent, under workout or foreclosed with mechanisms designed to preserve the low- and moderate-income housing stock. Sells !-IUD-acquired singie- family ?roper~es to expand homeownership opportunities and strengthen neighborhoods. Up to 10% of HUD-heip sing]e-family properties are made ~'vai!;'ble for le~se for use in homeless programs. Rent is Sl vet year. · Ener~' Conservatio:~ · Rehabilitation · Acquisition · New Cor, strucfion · Operation Administration · Presen'at~on · Acomsifion · Rehabilitation Decervdv¢.:r 200 J CJTV,' Q? TL'S'FL\' ~.iOLtSIN.',,; ELE,',fEJ;T 78 ;' Table H- ~ AF~,..~B~.,~4)US IN G RESOURCES' 1~ CITY DF TUSTIN '~omeless Providers ~rovides ~an~ to deveio~ · Acquisihon Grant and Per Diem '~programs that help · Operahon Program veterans recover from Administration ~homelessness, including · Single Room ~establisking transiEonal Occupancy Ho:els Ihousmg and suvporhve · Social Services :services for homeless ,, Iveterans. . · Transitional Housing ,.~,1~ ~'~'v~[~ ,'~.~'.I 'l.~'n'' !'a-~.~)'~'i~'~.~?. '~'~' " 'l~)' ' ' i ","~" ~,?' ~"~'t[~': ,4.~ ~,~'-,j' , '~d.' ',~'', ,'"' ~ ', 1' ~ 4' '~. , ;~,~. ).v a. I~'~l~e s ~ur c e~,~,~val~..,sa~m~~.~ ,,.~,.,, ..; ,,, ....... '¢~,: .-:.!~ .,.~ ,~ ,.~ ...'... ...... :.....a..: Federal National Mortgage Association (Fannie Mae) Federal Home Loan Mortgage Corporation (Freddm Mac) Community Home Buyer Program - ]:ixed rate Mortgag, es Commurdtv Home Improvement Mortgage Program - Mortgages for both vurchase and rehabilitation of a : · Homebuver Ass:stance home · , Fannie Neighbo:' - Under sen'ed iosc- I income mino~ties are eligible for low down- payment mortgages £or the purchase of . [, single f~miiv homes /secures Mgh loan to value r~tio single- ~tmily home purchase loan to assist Iow income famili~ I ,Rehabilitation Mortsag~s IProgram insured mortgages for properS' ~cquisition ~d rehabilitation · . .om.b.x e. Assistance/' Rehab · Expand Home Ownershiv for Minorities · Homebuver :kssistm:ce · Acquisition · Rehabilitation 79 December 2'001 California Community Reinvestment Act (CRA) Table H- 22 AFFORDABLE HOUSING RESOURCES1 CITY OF TUSTIN Assistance to iow income minori~' neighborhoods', including the construction, rehabilitation, brJdge and acquisition £mance needs of developers of ab.'ordab.'"e rental and for-sale housing, as well as firs+, tfme, iow and moderate income homebuvers. New Construction · Rehabilitation · .Acquisition Federal Itome Loan Bank Affordable I-lousing Program California Organized Investment Net~vork (COIN) McAulev Institute Provides funds to qualified affordabla housing projects that would not meet customary criteria or exist;ng secondary mortgage market reouirements or for which there is ne secondan' market Provides interest' rate at 20 basis point below D~strict cost~ of funds. Direct subsidies to non- vrofit and for-profit developers, and pub!it agencies for affordable. iow-income ownership and rental proiects Provides financing/or affordable rental or ownership housing. RevoMng Loan fund and technical assistance to build or rehabilitate hoTsing. · New Construciion · Exvand Home ©wnersb, ip for I.ower income Persons Affordable housing financing · ..\ccuisition · Homeless Shelters · New Cons~uchon · Rehab{litahon · SEE'-7 lely Housing · 51ngie Room OccuFan%' Hotels · Transitiona] Housin~ 200'_ ?!T'r' O? T[.'S?J.Y ,:-.;OL'S,':;'(7.';,.;:;,;,~,.'/i ....., ,I Mercy Loan Fund Neighborhood Housing Services Worl d/BRIDGE Initiative Table H- 22 A .F~DABLE HOUSING'...~ RE$OURCES~ CITY OF TUSTIN · Acquisition · Group Homes/ Consregate Care · irtt:rastruc.'ure Development · Mobiiehome Park Purchase Assistance · New Construction · Preservation · Rehabilitaffon · Self-Help }-lousing · Single Room Occupancy · Transitional l-{ousin~. Makes loam to projects in which conventional financing is not available er not affordable and promotes innova:ire and effective financing arrangements. I~FHS is a three-way partnership among neighborhood residents, local governments and local businesses. 1-ne Neighborhood Reinvestment Corporation provides direct technical assistance, expendable grants, and capita! grant.~ to .Nq-lS, which makes loans for rehabilitation.. · Energy Conservation · Operation Administration · Rehabititation Provides lower-interest construction financing for affordable or mixed- income rental housing or affordable home ownershin through a consortium of World Savings .' Cai?ers ,/Wells Far~o/Bank of America · New Construction · Rehabilitation · Acquisition December 20.93 Non Profit Organizations Table II'- 22 AFFORDABLE HOUSING RESOURCESx CITY OF TUSTIN According to the State · Department of Housing and Communi,%' · Development, three nonpro£it agencies in Orange County have expressed interest m purchas:ng and or managing a'. risk or revlacement units in ti~e 'I'usfin area. Acouisihon and rehabilitation .Management of multi- family uni~ Orange County Non-vrofit lender · Construction Financing Affordable Housing consorhum · ?ermanen: Financing Clearin[lhouse : The Replacement I-Iou$ing.. Housing Rehabilitat:on, }-lousing Production and Land Cost Write-Down programs all use the Redevelopment Agency's iow- to moderate- income housing set-aside fi. rods to leverage other regional, state, and federal ~unding sources. These sources include, but are not limited to: Orange Coung' Housing funds. California Housing Finance I iELP funds, Department of Housing and UrBan Development i--ION'fIE funds, along with housing revenue bond financing and iow income housing tax credits. Such sources helm to ensure an adequate love'. of fundm, g to sa~sfv the City's affordable housing prociucfion reomrements. Source: City of Tustm Redevelopment Agency Comprehens,ve Housing Affordabilit?' Strate~,-2000-20~ 0 h~ addition to ~ese resources, ~ere are aiso poeenfial public and private resources that may be available to the City. HOUSING PROGRAMS The followbxg matrix identifies existing and new housing programs to be impi~mented during fl~e 2000-2005 period and the 1998-200.3 tzansific:nai veriod. Table H-23 is a comprehensive surmmarv of the City's quantified objectives set forth for each program /or the plara-m~g period 1998-2005. The programs are organized according to the goals described previously. C?."".' 05' T'_'STi2,' .'-iOUSLVG EL.UMF_,.¥T 82 ~.. .I- Appendix to Housing Element APPENDIX A REVIEIA? OF PAST PERFORMANCE C'~,'T'.,' OF TUS?13' .u©r..'S'.:f'--,: 10.7 Appendix to Housing Element 77~is page intentiona'dy ;e/t blank. Decerr:Ser 2 O01 C,~. ".' OF TL'S?'I;( HO.'J.SI:iO EL]'2t,{E:,'F ! 02 Appendix to Housing Element REVIEW OF PAST PERFORMANCE State law establishes a five-year cycle regulating housing element updates. In compliance with the SCAG cycle, the Tustin ;dousing Element vcas updated in !989 and 1994, and found to be in compliance with State lax,,,. The Ci~' of Tustin processed in 2000 a Housing Element amendment to address the Reuse/Specific P:am for the development of the MC,~S and to ensure consistency with the General Plan. In March 2000, the State HCD reviewed and found this update to be La compliance with State law. Review of Past Element 1989-1997 Objectives The SCAG Regfional Housing Allocation Model indicated a new construction need in Tustin by 1994 of 2,085 mxits, of which 390 units were for very low-income households, 488 for low income, 484 /or moderate income and 724 upper income. The following discussion highlights the progress, effect/veness and appropriateness of 1989-1997 Housing Element Object/yes and the progress achieved dm'ing the 1998 to 2000 time period. Table 35 in the Technical Memorandum provides a summary of the City's overall accomplishments for the years !989-2009, broken into three time periods. As indicated in Table HTM-35, the Cie,, was successful in accomplishing the majoriB, of the objectives established for the past planning period. According to Ci~? Staff, the following object4ves were met or exceeded: New construction 3,920 units were constructed during the 1989-1994 RHXA period, with an adctitional 1,7~ constructed bebveen 1994-1997, and 3 grarmy units, for a total of 5,694 units, exceeding the Ci~"s objective of 5,000 units for the planning period. Although the overall objective was exceeded, the quantified objective for construction of units affordable to Very Low-income households was not achieved. During !998-2000, the Citx, has ach'l, eved flxe construcp.'on of 1,378 uni~ towards the new planning period. C??Y OF '."L'STLY !-I. 9USJNG 203 December 209"t Appendix to Housing Element Mobile homes The objecth, e to mainta~ existing units was accomp]_ished. Tenant protection An object-lye of 20 residents was significantly exceeded wi~ 1,700 residents receiving assistance during 1989-1994 and 1,457 residents receiving assistance during 1995-97, for a total of 3,157 residents..&n additional 634 tenants received assistance bet-ween 1998-2000. Deed restricted affordable units The objective of requiring 100 deed restrictions by 1994 was met. Deed restrictions associated with the assistance of an}' public or Redevelopment Agenq' funds were imposed on an additional 231 units during 1995-1997..-~n additional 207 deed res2ictions were established between 1998-2000 towards the new plarming period. Enforcement of building codes Code Enforcement activities were vigorous and approached the objective of !,500 actiov~s over tlne planning period. Housing rehabilitation Utilizing CDBG and Redevelopment Agency Set-Aside funds, ~he 80 unit objective was exceeded by 104 units in the 1989-1994 RHNA period, with an additional 201 units rehabilitated under ~e C~vner Occupied, Rental Rehabilitation Loans and Grants, a_nd Multi-famih' ;\cquisition/Rei~abilitaQon/Conversion programs k.,..x~ _e_. ~ ~9-~ ~,, !997. 3 un.its have bern: rehabilitated during 1998-2000. Shared housing The Shared Housing program exceeded the objective of 25 cases bx' 1994 bx' 35 units, and meeting the objective of 10 cases ver year between 1995 through the end of 1997. There have been 25 cases during 1998-2000. December :200 C~T}' OF TUSL'."C HOUSZ¢G £L£!JEK7 10~ Appendix to Housing Element Use of RDA Set-Aside funds, provision of land cost write downs and other financial assistance Between 1989-1997, 182 households were assisted with affordable housing utilizh~g tax increment financing in a number of projects within the Redevelopment Project areas. One project, Tustin Grove, was assisted bx' a land cost write-down, although the act-ual 2.5 M targeted amount for allocation during the pla2ning period was not met. However, an additional 2.1 M was allocated during 1998-2000 for the Warmington Ambrose Lane project..4m addit4onal 40 households have been assisted be~,een 1998-2000 towards ~e achievement of the objective for the new planning period. Retrofits for disabled households The obiective/or 25 new and retrofitted units to accommodate the disabled was exceeded by 10 urdts during the 1989 to 1997 time period. An additional 6 units have been created bemteen 1998-2000. Preservation of units at-risk of conversion to market rate 250 of the Orange Gardens units were preserved between 1989-1997. Although, the objective was to preserve 160 units of assisted housing, tine 10 mdt shortfall was due to loss of units resulting/rom Caltrans widening of the Santa Aha (I-5) freeway. Preservation efforts continued with the preservation of 100 un.its at Tusfi_n Gardens. Homeless and transitional shelter facilities Studies for assisting' homeless providers have been comvleted. Funding has been allocated to implement the plans wi~ two separate programs at the MCAS-Tustin. Rehabilitation of housing in Cultural Resources District The number of rehabilitated urdts exceeded the 25 unit objective bx' 1994. An additional 20 units were rehabilitated between 1995-98, bringing the total achieved to 49 units. Nine units were rehabilitated towards the objective of 20 units in the new planning period. December 200 ~ 3;TY OF TU.~':'i;C HOUS:'X3 ! 05 Appendix to Housing Element Zoning studies A density bonus ordinance was adopted in !999, and mixed use zoning adopted in the Old Town ctis~ict. IYaiver of fees for projects with affordable rates Fees were waived for 25 projects be~.~,een 1989-1997. One project has been processed with reduced fees between 1998-2000. Section 8 vouchers Al~ough tile number of Section 8 vouchers u::.qized in the City was not available for the 1989-!994 period, 778 vouchers were implemented by the end of the 1989-1997 period. This number assumes that the number of vouchers applied in the Ci0- increased by at least 10 units over the total p!a_nv.~.ng period..An additional 632 vouchers were ini~ated between 1998-2000 towards the object-ire of 1,500 vouchers by 2005. The following objectives were not met: Use of CDBG funds The amount of CDBG funds received during the 1989-1994 planning period failed to meet the targeted amount by $464,000. Annual allocations between 1994-2000 have also failed to meet the objective for the new planning period. However, this shortfall was bridged with the alloca~on of redevelopment funds. Second units '10 units were targeted for tile 19S9-].994 RHX.:~ ?eriod. 'fiLe targeted number fell short by 8 urdts, as 2 units were cons~ucted. A third unit was constructed in the !995-97 time period. Despite incentives provided by the Ci,~', this 5'pe of housing unit has proven not to be a popular method of s'applyLng housing. In addition, it is difficult for the Cit~' to monitor tine affordabilit9,, of such units as the units are on private properU' and there is no way to gmarantee whether these units are i:or relat-ives or are used as rentals. The tests of construction and the economic downturn of the early 1990's may have also deterred property owners from par~cipating..~klthough a CUP is December 200 1 :?iTl' OF '.,"L'Si'TA' HOUSING d 06 Appendix to Housing Element reouired to implement, the zoning regulations are flexible. The CiW will continue to encourage such proiects and attempt to ensure maintenance of affordable units through CC&Rs that guara_ntee affordabi!itv of the unit in perpetuity. One trait has been processed between 1998-2000. Monitor the implementation of the affordable housing program adopted as a part of the East Tustin Specific Plan The object-ives for 100 very low and 500 low Lncome units has not been achieved. Three income-restricted projects with a total of 174 units, of which 52 are for very low-income households and 122 are /or ]ow-income households were developed through 1994. in addition, a nmmber of market-rate apartment units v-ere built that the Ci~' has not tracked as to income category. Based on current market statistics, man}' of those are also assumed to be within the lower- income categories. First time homebuyers The objective for providing homebuyers assistance has been met, but not at levels anticipated. While no households were assisted during the 1989-!997 id_me period, the City has made first time homebuvers assistance a priority in their Consolidated Plat', and Redevelopment Area Five Year Plan through the movement of funds supporting the Mortgage Credit Certificate Program. Through the implementation of the Do~mpayment Assistance Program, assistance was made to 8 households between 1998-2000. In addition, 48 Mortgage Credit Certificates were issued through the County of Orange between 1997 and 2000. Bond financed projects The studies for analysis of available programs were completed within the planning period. Three projects were financed using this method. Due in part to the downturn k'-t the housing market in the early 1990s, the Hampton Square Apartments were the only project financed during the pianning period by Mortgage Revenue Bonds in October 1996. The project contains a total of !50 iow-income restricted units. In addition, the Orange Gardens and Flaz~ders Pointe projects were financed between 1.998 and 2000. The Ci9' will seek C77Y DF 7'U$':-I.V ;tOUSr.~yc; EL£MEKT 107 December 2001 Appendix to Housing Element opportunities to implement this form o£ financing for the construction of new housing with affordabili~' components. The Ci~' has also been utilizing other funding resources for assisting developers and non-profits in the generation of housing with affordable units. Recycling of underutilized single-family units to multi-family units Onh; one unit was developed tl-a'ough the recycling of single-family units in R-3 zones to multi-farrdh' units. There appeared to be a lack of interest in the community to recycle land to higher densities, as vacant land was still available, and the economic status in California was depressed during a large portion of the planning period. As available vacant 1and diminishes, this will become a more attTactive option to propers' owners. The City should continue to promote lot consolidation and recycling poten~al. It is clear that the City was successful in implement4ng a number of prograro~s. However, the bn'eatest shortfall m reaching objectives occurred in the provision of opportunities for recycling of underutilized land to higher resident-iai densities. Decernber 2901 C.."IY OF TUS'~"IA' HOUSifgG :~I. EMEA'? !0.8 Appendix to Housing Element APPENDIX B AFFORDABILITY GAP ANALYSIS C;'TI" O!,' TUSh'Ti.'? .HOUSLYG i"JLi~ME;~'~.' 109 Dece. mber 2001 Appendix to Housing Element ~his page intentionally le,"t biank. December 2001 Appendix to Housing Element ~PPENDIX C PUBLIC PARTICIPATION MAILING LIST C.,ecemb_o. 7- 20G i C;T": OF '!'~..'ST!?; HO !iSI:¥O Appendix to Housing Element Thz's page intentwnally [e. fi blank. 300 J Ci~.'?' 0!: ?U.9717¢ .rt.r');L'$L","S '!4 APPENDIX C PUBLIC PARTICIPATION MAILING LIST Appendix to Housing Element Kathieen Malonev Mercy Charihes Housing 500 9. Mare Street. el 10 Orange, CA 92868 Maria i. Marquez interim Division Manager Adult Mental Health Services 405 West Fifth Street, Suite 550 Santa .'-Lna, CA 92701 Maurv Ruano .Mercy Housing 500 S. MaLn Street Orange, CA 92868 Randy G/beaut Communit-v Housing Resourcas 1411 Nor~ Broadway ~anta Aha, C;\ 92706 Xia Tang City of Garden Grove 11222 Acacia Parkway Garden Grove, C~\ 92842 Lisa CDF! Clearing House 23861 El 'toro Road #401 Lake Forest, CA 92630 949-859-3600 (W) 714-259-1236 (H) Lisa Ramirez 14901 Newport Avenue #i43 Tust-in, CA 92780 714-957-4647 Lyrme FisheL CEO BIA Orange Count?, Chapter 9 Executive Circle, Suite 100 Irvfl~e, CA 92614 Bart G. Hess Affordable Itome Owners Alliance 2 Park Plaza. Suite 100 Irvine, CA 92614-5904 (949) 476-2242 ext. 219 David tevv OC Fair Housing Council 201 S. Broadway Santa Aha, CA 92701 Jim Palmer, President Orange Count).' Rescue Mission 142'1 Edinger Avenue, Suite B Tustin, CA 92780 714-258-446~ Public l.aw Center 600 Civic Center Drive West Santa Ana, CA 92701-4002 Karen Roper Homeless Issues Coordinator County of Orange 10 Civic Center Plaza, 3.'~ Floor Santa Aha, CA 92701 Paula Burrier-Lund, Director Orange Count' Housing/Community Development Dept. 1770 N. Broadway Santa Aha, CA 92706 Appendix to Housing Element Captain Lee Lescano The Salvation Army 10200 Pioneer Roac~ 7ustin, CA 92780 714-832-7100 Maya Dunne, .&sst. Vice President SJ1TS Foundation & Community Outreach 500 S. Main St., Suite 1000 Orange, CA 92868 Dara Kove!, Associate Director Mercy Charities Housing California 500 S. Main St., Suite 710 Orange, CA 92868 Cxmthia Campbell Human Options, Inc. (DOVE Housing) P.O. Box 9376 Newport Beach, CA 92655 77 4-435-9992 Margie Wakeham Families Forward P.O. 53093 [rvine. CA 92619 949-vv,.-2, 2, Joan B. Margol Orange Coast Interfaifl~ Shelter 635 Vista Bonita Newport Beach, CA 92660 949-759-7551 Sheri Barrios, Executive Director Orange Coast Interfaith Shelter ~, 963 Wallace Avenue Costa Mesa, CA 92627 949-631-7213 C.~Y 0.:" TUS?7.V ':¥0US£¥0 ELEiWE.YT Veteran s Service Dept. 4220 Lemon Street Riverside, CA 92501 Davle Mclntosh Center 150 W. Cerritos, Bldg. 4 Anaheim, CA 92805 Orange Coast hterfaith Shelter 1963 Wallace Street, Apt. A Costa Mesa, CA 92627 X..'MCA Commu.rdtv Counseling Services 2 Executive Circle, Suite 280 Irvine, CA 92714 Assistance League of Tushn P.O. Box 86 Tustin, CA 92780 Families First 12012 Magnolia Street Garden Grove, CA 92641-3346 Tustin Area Historical Society & Museum 395 El Camine Rea: Tustin, CA 92780 Legal Aid SocieW of Orange CounB' 902 N. Main Street Santa Ana, CA 92701 Community Services Program 16842 Von Karman, Suite 425 lrvine, CA 92714 Probation Community Actilon Assoc. 1111 N. Main Street, #176 Santa Aha, CA 92701 Mardan Center of Educational Therapy 10sborn lrvine, CA 92604 Susan Alexander New Horizons 13821 Newport Avenue Tustin, CA 92780 Helen Anderson lq unger Coalit/ons ~14452 Wildeve Lane 'Fustin, CA 9278~ AHen Baldwin OC Communi~, Housing Corp. 1833 E. 17th Street, Suite 207 Santa Ana, CA 92701 ,Joan Basile Mary's Shelter 17671 Anglin Lane '£ustin, CA 92780 Barbara Benson Tustin Area Counc:.i for Fine .krkq P.O. Box 145 'l'ustin, CA 92781 Doug Bistry O.C. Affordable Housing 23861 El Toro Road, Suite 207 Lake Forest, CA 92640-4733 Helen Brown Civic Center Barrio 1665 E. 4th Stxeet, #210 Santa Aha, CA 9270~ ValleSsa Brunet Learnh~g for Life 3590 Harbor Gateway '_q. orfl~ Costa Mesa, CA 92626 Jerry Caminiti Disability Awareness Coalition 3773 Universi~' Drive, ~118 irvme, CA 926~ 2 Patrick Carroll Life Share ~. 1422 Garden Grove Boulevard Garden Grove, CA 92643 Shirley Cohen Feedback Foundation. inc. 1200 N. Knollwood Circle Anaheim, CA 92801 Donna Core Meals on Wheels 1001 N. 'Fusiin Santa :\ha, CA 92707 Ju!ie Damon The Seed Institute 6271 Tarssa Lane Mission Viejo, CA 9269'1 Pat l')avis Big Brot~hers & Sisters el OC 14'131 Yorba Street Tust-in, CA 92780 John Drew Faro f,'v Solutions 203 N. Golden Circle Drive. #101 ~,~anta Aha, CA 92705 Jennifer Feldstein Women Helping Women 425 E. 18th Street #14 Costa Mesa, CA 92627-3161 John Von G!ahn Famih' Service Association 18001 Cowan, # c-d Irvine, CA 92714-6,'30'I .Meiflada Guinaido Assessment & Treatment Services Center 1981 O, rcha:'d Road Newvort Beach, CA 92660 Suzanne Gu thrie Four I-I Clubs of Orange Court:.' 10-15 Arlington drive Costa Mesa.. CA 92626 i.larv: Z~dlev Info Line Oran6e Countw 2081 Business Center Drive, suite 130 irvine, CA 92715 l_arQ, Havnes Mercy House Transitional Living Cir. P.O. Box 1905 Santa Aha, CA 92702 Colin Henderson Friendship Shelter, Inc. P.O. Box 4252 Laguna Beach, CA 92652 Elmer Hothus Christian Temporaq' Housing Facility 704 N. Glassell Street Orange, CA 92~67 Warren johnson Salvation Army 10200 Pioneer Road Tustin, CA 92780 judy Johnson ESA/Corporate Office 2386~ El Toro Road, Suite 207 Lake Forest, CA 926404733 Becky Johnson Alliance for the Mentally 621 S. "B" Street, Suite B Tus~n, CA 92780 Elizabeth Jones C.O.P.E.S. 2025 N. Broadway Santa .~Mna, CA 92706 JoAnn Ruden Tustiv. Public ~hool Foundation 17411 irvine Boulevard, #I Tustin, CA 92780 Susan Knopick Children's Bureau of So. Calif. 50 S. Anaheim Boulevard Ananheim, CA 92805 Robyn Class Orange Children & Parents Together 3550 E. Chapman Avenue (_)range, CA 92869 Doris I,a Magna The Villa Center, Inc. 910 North Frenci~ Santa Aha, CA 92701 Lila Lieberthal Jamboree .'4ousin g Corp. 2081 Business Center Drive irvine, CA 92714 Elaine Lintner OCSPCA-Paws 5660 Avenida Antigua Yorba Linda, CA 92687 Jim Lynch Tus~n Chamber of Commerce 399 El Camh~o Real Tus~n, CA 927.2,0 Theresa Nlarji Legal Aid of Orange Counw 902 N. Main Street Santa A. na, CA 92701 Wendv Marohnic Human Options Second Step P.O. Box 94A5 South Laguna, CA 92677 Brenda Martin Laurel House 13722 Fairmont Wa5' Tustin, CA 927~a0 P,o wana McCoy Easter Seal Socie~'. Inc. 1661 N. Raymond Ave., Suite 1.00 Anaheim, CA 92801 Sher0' McCulley 'Legal Aid Society of Orange Count' 902 N. Main. Street Santa .-kna, CA 92701 Pamela McGovern OC Council of Aging 18552 McArthur Boulevard, Irvine, CA 92715 Jim .Miller Shelter for ~e I'{omeless 15161Jackson Street Midway City, CA 92655-1432 Roger Moore Lutheran Social Srvc. of Southern Caiff. 704 N. Glassell Street Orange, CA 92867 Beverly Nestande Olive Crest Homes 2130 E. Fourth Bi, feet, Suite 200 Santa Aha, CA 92705 Cliff Polston Boys & Gh'Is Club of Tustin 580 W. Sixth Street Tustir., CA 92780 David Quezada Fair ,.--lousing Council of O.C. 1666 N. Main Street, Suite 500 Santa Ana, CA 92701 Barbara Resnick Western Dev. for Affordable 5 lousing 112 E. Chapman Avenue Orange, CA 92867 joyce Riley Learning Disabilities of Souther Calif. P.O. Box. 25772 Santa Aha, CA 92799 ion Schlemmer St. \.'incent de Patti Center fo'.' Reconciliation 2525 N. Grand Avenue, #N Santa Aha, CA 92703 ()range County J--tomeless Issues 2.:sk Force 1833 E. 17rE S~eet Santa Aha, CA 92705-8629 Mar~' ~'. tlJ, inson Smith ]'he BEnd Children's Learning Center 18542-B Vanderlit~ Avenue Santa Aha, CA 92705 Susan Stokes Turning Point Center for Families 2101 E. 4th St:feet, #150-B Santa Ana, CA 92705-3814 Donald Taylor Veteran C-'barites of Orange County 201 S. Sullivan Street Santa Aha, CA 92704 Sister Marie Therese Lestonnac Free Clinic 1215 E. Chapman .~.venue Orange, CA 92869 Lvrme Tsuda Central Orange Count' 146 _.North Grand Street Orange, CA 92866 ,lean Wegener Serving People in Need 2900 Bristol St., Suite H-106 Cesta Mesa, C.4 92626 Clyde Weinman Irvine Temporary Housing 6427 Oak Canyon Irvine, CA 92620 Karen Weisenberger Consumer Credit Counseling Service P.O. Box Santa Ana, CA 927! Tim Wells Episcopal Se.,'vice Alliance 1872 Drew YVav Orange, CA 92569 Randy P,'ev, z Orange Count3' Council 3590 Harbor Gate~¥av North Costa Mesa, CA 92626 Thomas Whaling Shelter for the Homeless 24621 Ridgewood Circle Lake ~ores::, CA 92630 Kimberlee White The Eli Home, Inc. 3128 E. Chapman Avenue Orange, CA 92869 Carol Anne Williams Interval House P.O. Box 3356 Seal Beach, C:% 90740 Bo b Winandv Pilgrimage Family Therapy 27405 Puerta Real, Suite 180 Mission \:iejo, CA 92691-63~ 4 This page intentionally left blank. Appendix to Housing Element APPENDIX D REFERENCES Appendix to Housing Element "Zhis page intentionaliv left b~ank. Appendix to Housing Element REFERENCES A. Documents 1. City of Tustin Comprehensive Housing Af/ordabilitv Strategy, Februan, 2000. 2. 1990 Census Report. U.S. Department of Commerce, Bureau of the Census. 3. Califomla State Department of Finance, 1990, !999. Demographic Profile and Sur,,ev of Homeless Persons Seeking Services in Orange County. The Research Comm/ttee of the Orange Count' Homeless Issues Task Force, 1999. 5. Southern CalJ£omia Association of Goverraments, Regional Housing .Needs Assessment, !999. 5. C~tv of Tustin, Zoning Ordinance. - Ci~' of Tustin, General Plan, as amended january 16, 2001. 8. WHliams-Kuebelbeck & Associates, Old Town _Market AnalysL% October 16, !99!. Second Five-Year Implementation Plan for The Town Center and Sou~ Central Redevelopment Project Areas (FY 2000-01 to 2004-2005), Tust':n Community Redevelopment Agency, January 2000. Comprehensive Hous'~ng .-kffordabiii~, StrategT for Fiscal Years 2000-2001 .... ~.lai~, . 2009-20~0, TusEn Corrm~unity Redevelopment Agency, ~:.~-~," '. 2000. 10. Final Environmental impact Statement/Em'ironmental impact Report (E!S/'EIR) for the Disposal and Reuse of MCAS-TustZn (Program EtS/EIR for MCAS-TustSn), January 16, 2001. '11. Cit-)' Council Staff Report, January 16, 2001. '12. Response to Comments, Final Volume 2 and 3 of Finai Environ.mental Impact Statement/Environmental Impact Report (EIS./EiR'; for the Disposal and Reuse o~' MCAS-Tustin. Appendix to Housing Element 13. Marine Corps Air Station (MCAS) Tust-h~ Specific Plan/Reuse Plan, October 1996 and September 2998 Amendments. !4. Mastervlan Marine Corps Air Station Tustin, DON 1989. 15. State of California, Department of HCD, Web-site. B. Persons and Organizations Mary Ann Barajas, Manager Christian Temporary Shelter, Tusfin (714) 771-2969 Barbara Bishop, Receptiorv.'st Aldergates (714) 5'44-3653 Kathy Novak The Sheepfold Shelter, Tust-Ln (714) 669-95S9 Susan Oakson, Executive DJ_rector Orange County Homeless Issues Task Force Christine A. Shingleton, Ass.sram C~t~ Manager Tustin Commmzit~' Redevelopment Agency (714) 573-3107 Elizabeth A. Binsack, Commu_nity Development Director CormmtmitT' Development D~pa~ ~-nem, Tustb~ (7141~ 573-3~13! Lois Jeffrey, Ci~' Attorney 701 S. Parker Street, Suite 8000 Orange, CA 928684760 Tim Draughon, Redevelopment Pm~am .Manager ~ us,m Corrunurdtv Redevelopment Agency (714) 573-3121 Appendix to Housing Element Justim Willkom, Associate Plarmer Comrnunib: Development Department, Tustin (714) 573-3174 10. Grace Schuth, Receptionist Tus~fi.n Presbyterian Church (714) 544-7070 11. Officer G. Vallevierde Tustin Police Department (714) 573-3200 12. Jean Williams, Receptionist St. CecLlia's Church (714) 544-3131 Section TABLE OF CONTENTS INTRODUCI'ION STATE ~.kW A.ND GENERAL PI. AN GUIDELINES SOURCES OF INFORMATIOX SUMMARY OF HOUSING ISSL"ES, NEEDS, OPPORTUNITIES. AND CONSTRAINTS HOUSING NEEDS ASSESSMENT POPULATION/ EM PLOYMEN-r TRENDS HOUSEHOLD CHARACTERISTICS HOUSING STOCK CHARACTERISTICS ASSISTED HOUSING PRESERVATION ANALYSIS CONSTRAINTS TO THE DE\TLOPMENT, IblPRO\,TIvlENT .&ND MAINTENANCE OF HOUSING GOVERNMENTAL CONSTRAINTS MARKET CONSTRAINTS ENERGY CONSERVATION SUMMARY OF PREVIOUS HOUSING ELEMENT PROGRAMS PROGRESS lN IMPLEMENTING THE 1989 GOALS AND OBJECFIVES REVIEW OF PAST PERFORMANCE REFERENCES I~age 9 ".5 30 l0 53 53 65 70 72 72 73 'i C2 C1TY OF TUSTIN-- DRAFT TECH,¥IC~'U5 MJr_,MORANDOSYf I¥OUSff(G DECEMBER 2 O0 ! LIST OF TABLES Page haole F.'T.M-~ Population Growth ~980-1999 Ci~' of Tustin, Surrounding jurisdictions and Orange County 10 Table ~M-la Population Projections 1 'fa ble HTM-2 .-% ge Trends 1990 - 1997 Table HTM-3 Race and Ethnicit}.': 1980, 1990, 1997 13 Table H'.-M-4 Employment by Occupation 1990 14 Table HTM-5 Employment b)' industry. '1990 15 Table HTM-6 i iousehold Type: 1980 - !999 16 Table HTM-7 l-~ousehold Size 1980 .Through !999 16 Table HTM-8 Households in Overcrowded Condi~ons ~.999 'fable HT:V;-9 Median Househoid Income: Tustkn and Surrounding Areas 1990 20 Table HT.%~-I 0 Estimated I-Iousei~o]d income Dis~ibution: 1990 and !999 20 Table HT.¥.'-1 ~ Estimated Household Income D,.'s~ibution by Age of Head of lqousehold 1999 2] T,~b~e HTM-12 Households Overpaying for Shelter 1999 Cih' of'i-us~n 23 2'ab]e }-'.?TM-13 Disabilit-v C.;assification 24 i able HT.'X,~-I: Household Size Distr~but4on 1999 City of Tust]n 25 'Fable HT.M-!5 Homeless Sub-Popu]a~on Groups 1999 Orange County 26 Tabie HTM-16 Emergency Shelter/Transi;ional .Housing Facilities 1999 29 'table H'FM-17 -Ciousi.n.g Growth 'i-rends 1980 - 1999 TusP;n and 5urroundi~:g Areas 30 Table ?ITM-18 Tustin Residen,'-ial U~xit Mix 1990 - 199~ 31 Table ] 1.-~..1-] 9 V'acanc},' rates 199.9 3! Table hq'M-20 ?enure !990 and 1999 32 /able lO. TM-2] Age of ]dousing Stock 33 Table I-{TM-22 Distribution of Owner-Occupied Housing Units by Value 1999 33 ']'able i-tTM-23 Resale Price of Idomes and Condominiums 'Tus'.';n and Neighboring ~urisd'~ctions December, 1999 3.5 Table } ,-!T.M-24 Average Rental Rates 2000 37 Table l-F'.'M-25 .Maximum Rent aP, d Purchase Price by Income Categon.' 1999 37 CITY OF TUSTI.¥ - DtL4FT TE, CH~'VICAL MEMORA;¥DUM HOL~I.~¥G ELE:¥'JF__dVT DF_,CEMBER .2001 Table Table Table Table Table Table Table Table Table Table Table ."able HTM-26 2000-2005 Housing N~ds HTM-27 At Risk For Conversion m 2000-2005 HTM-28 Assisted Housing Invantory HTM-29 Cost of Replacing and Acquisition/Rehabilitation of Assisted Units h'TM-30 Fair Market Value - Orange Count' HTM-31 Cost of Providing Rep. tn! Subsidy for VetT Low Income Households ,~ITM-32 General Plan Residential L~nd Use Categories HTM-33 Summary of Residential Zoning Reguletions Ci~, of Tusfin HTM-34 Comparative Development Fee Summary ~ '.-ITM-35 Sum_mar?' Table Effec~veness of Housing Elemmat Programs: 1989-2000o I~TM-36 Effec~veness of Housing Element Programs 1989 - 2000 HT.M 37 Progress Towards objec~ves 1989 - 2000 39 43 43 48 49 50 54. 63 73 74 94 CITY OF TUSTIN - DP,.AFT TE, CH¥'ICAL MEMOR,4NDI.,?di iii HOUSING ELEM£AT DECEMBF. R 200I This page intentionally left b~nk. CITY OF TUSTIN- DRAFT TECHNICAL MEMORANDL?VI HOUSING ELEMENT D~CEMBER 2001 INTRODUCTION This memorandum is a reference document intended to provide background data that will serve as a partial basis for policies and programs in the Housing Element. In accordance with State law a significant amount of data is requ~ed in this memorandum. Where possible, the data has been summarized in graphic form (table, bar charts, and pie charts) for easy reference. The reader is urged to use the table of contents at the front of this document as a guide. Once the Housing Element has been completed, the Technical Memorandum will be appended to it. State law largely determines the content of th. is Technical Memorandum. Five sections follow the introduction. The Summary of Housing Issues, Condit-io~zs, Opportunities and Cons~aints provides an overview of the key issues facing the CiS~, whO. ch are addressed by the Goals, policies and prograrns of the Housing Elernent. The Housing Needs Assessment section addresses housing needs. More specifically, it discusses how the population has grown and changed, how households are changing (i.e., size, composition), and how the housing supply itself is changing. This section also analyzes the potential loss of assisted lower income housing units in the Ci~-. 1'he third section addresses governmental and non-goverrumental constzaints, such as market condition, and natural environment, to housing development. The fourth section addresses ener~' conservation. Finally, the fifth secffon summarizes the housing issues, opportunities, and constraints that have emerged through backg-rotmd research and public meetings and which must be addressed in the .Housing Element. STATE LAW AND GENERAL PLAN GUIDELINES The State of Caiifomia provides very specific requirements and guidelines for preparing Housing Elements. This section describes those requirements and explains the relationship bebveen this element and the rest of the General Plan. Legislative Requirements 'iiYe State of California requires that each jurisdiction prepare and adopt a Housing Element. The State Requirements for Housing Elements are far stricter and more detailed than for any other General Plan Element. CITY OF TUSTI. N- DRAFF TECHNICAL MEMORA'i~DUM HOUSh'~ O r.,LEMfEJ% T P,. , D,~C£MBER 200I State Planning law requires local governments to review their housing elements as frequently as appropriate and to revise the elements as appropriate, not less than every five years. The third revision date for jurisdictions within the Southern California Association of Governments (SCAG) is December 31, 2000. The planning period for the Regional Housing Needs Assessment (RHNA) as prepared by SCAG, is from January 2998 to June 2005, a seven and one-half year period. The implementation period covered by this element is July 2000 through June 2005. By 2003, the City, along with other jurisdictions in the SCAG region, again will begin preparation for a revision of the housing element to cover the period from 2005-2010. Organization of the Housing Element Under the provisions of Section 65583 of the Government Code, the Housing Element shall generally consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled programs for the preservation, improvement, and development of housing. The Housing Element shall identif3, adequate sites for housing, including rental housing, facton,.'-built housing, and mobile homes, and shall make adequate provision for the existing and projected needs of all economic segments of the commurdty. More specifically, the Housing Element must meet the requirements outlined below. A. An assessment of housing needs and an ~ventorv of resources and const~raints relevant to meeting these needs. The assessment and inventory shall include the following: Analysis of population and employment trends and documentation of the localitv's existing and projected housing needs for all income levels. Tnese existing and projected needs shall include the Iocali~"s share of the regionaI housing needs in accordance with Section 65584. Analysis mud documentation of household characteristics, including level of payment compared to abiliw to pay, housing characteristics, including overcrowding, and housing stock condition. 3. An inventory of land suitable for residential developrnent, including vacant sites and sites having votential for CITY OF TU'STIN- DRAFT TECHI~YCAL MEMOZ4.¥DLh'~ 2 HO UShYG ELE.~/iEArT DECEMBER 2001 redeve]opn-mnt, and an analysis of the relationship of zoning and public facilities and services to these sites. Anah, sis of potential and actual govenunental cons~aints upon the maintenance, improvement, or development of housing for all income levels, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. Analysis of potential and actual non-governmental constraints upon the maintenance, improvement, development o£ housing for ail income levels, ~cluding the availability of financing, the price of land, and the cost of construction. Analysis of any special housiv, g needs, such as those of the handicapped, elderly, large families, farmxvorkers, families with female heads of households, and families and persons in need of emergency shelter. 7. Analysis of opportunities for energ3' conservation v,'ith respect to residential development. A statement of the commurdty's goals, quant-Lfied objectives, and policies relative to the maintenance, improvement, and development of housing. It is recognized that the total housing needs identified pursuant to Section 65583(a) may exceed available resources and the communi~,'s abili~, to satisfy, this need within the content of the general plan requirements. Under these c~cums[ances, t_he quantified objectives need not be identical to the identified existing housing needs, but should estab~lish the maxirnum number of housing units that can be constructed, rehabiJitated, and conserved over a five-year time frame. A program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake iv. order to implement the policies and achieve the goals and obiectives of the housing element through the administration of land use development controls, provision of regulatory concessions and incentives, and the utilization Of appropriate federal and state financing and subsidy programs when available, in order to CITY OF TUSTIN - DI~JrI' TF~CHNICAL M£MO~4NDO-M HOUSING BLEIvfENT DECEMBER 2 O01 make adequate provision for the housing needs of all econorrdc segments of the commurd~5 the program shall do all of the following: Identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a varie~' of t}'pes of housing, factory-built housing, mobile homes, emergency shelters and transitional housing in order to meet the community's housing goals. 2. Assist in the development of adequate housing to meet the needs of Iow- and moderate-income households. Address and, where appropriate mhd legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. 4. Conserve and Lmprove the condition of the exist-Lng affordable housing stock. Promote housing opporttmities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, or color. The program, shah include an identification of the agencies and officials responsible for the impiementat/on of the various actions and the means by which consistency will be achieved with other general plan elements and community goals. The local government shall make a diligent effort to achieve public participation of ail econorr, ic segments of the corn_reunify in the development of the housing element, and the program shall describe this effort. Ln addition, an amendment to housing element law (Chapter 2451, Statmes of 1989) requires all housing elements to include additional need analyses and programs to address the potential conversion of all Federal, State mad locally assisted housing developments that are eli~ble to convert to market rate use during the next ten-year period. Such units are considered to be "at risk" of being lost as part of the affordable housing stock. CITY OF TUSTh'V - DP, AFT T~CHNICAL MEMOI~iYDUM 4 HOUSING ELEMENT DECE_[CBER ~00 ! Relationship to Other General Plan Elements The preparation oj .the City's~iffousing Element must conform to Section 65580 of the California Government Code. The Legislature has established a policy that the availability, of housing in a suitable environment is of vitnl statewide importance, and a priori .l-y. of the kighest order. State policy requires local governments to address the housing needs of all economic segments, wkile conside~ng the economic, environmental and fiscal factors and communit3t goals set forth in the General Plan. While a city must consider housing needs for all economic segments, it must also maintain internal consistency among the various elements of the General Plan. Neither the Housing Element nor any other element may supersede any other required element of the Tustin General Plan, The Housing Element relates to other elements in a variety of ways. The Land Use Element directly relates to the Housing Element bv designating areas of the City, in which a variety of residential .types and densities ma)' exist. The Housing Element's relationship to the Conservation, Open Space, and Recrea~on Element is conditioned by the need to serve a growing population's recreational needs, especially in the areas of the City with the highest density. The Circulation Element attempts to provide an efficient and well- balanced circulation system. This system must be designed to accommodate allowed land uses, including residential uses, and the intensitx, of allowable uses must not exceed the ultLmate capaciU' of the circulation system. The Safe~? Element relates to the Housing Element by desig-nating areas tl,at are deemed unsafe for development, such as the Alquist- Priolo Zones and floodplains. Similar to the Safety Element, the Noise Element relates to the Housing Element bv addressing a health related issue area. Techniques for reducing noise often involve buffers between land uses to reduce noise. The Growth Management Element overlaps the issues raised i~ the Housing Element in its efforts to ensure that the planning, C[FY OF TUSTIN- DiL4FT TECHNICAL MEMORANDO2VI 5 HOUSING ELE1V~E,.¥T DECEMBER ~ O0 ! management, and implementation of traffic improvements and public facilities are adequate to meet the current and projected needs of Orange Count},. SOURCES OF INFORMATION A variety of sources were used to prepare this Technical .Memorandum. The most recent source of population and housing counts is the State Department of Finance (DOF) population and housing estimates for January 1999. The population, household and employment statistics are taken from the 1990 Census..¥1ore current est'_mates of population characteristics are provided by the Center for Demographic Researc:q at California State Universit).,, Fullerton. In the absence of more recent data, ex~apola~ions were made based upon 1990 Cee~us data. The 1999 SCAG Regional Housing Needs Assessment provided information regarding existing needs and proiections regarding future housing needs. Data regardLng housing costs have been obtained from local newspapers, Iocal developers, and financial institutions. O~er data sources are listed i~ the Reference section of this document. C. ITY OF TUSTIN - DRAFT TECHNICAL MEMO1A4~¥DUM HOUSING BLE,%fENT DECEMBER _O 00 ! SUMMARY OF HOUSING ISSUES, NEEDS, OPPORTUNITieS, AND CONSTRAINTS The following issues, needs, opportunities, and consta'aints have been identified in Tustin. Tenure. The City contains disproportionately large amounts of multi-family hous~g units when compared to nearby jurisdictions and the County overall. Historic Resources. Historic homes that add character and charm to the Ci~, ma), be in need of ongoing maintenance and rehabilitation. Home Ownership AffordabiIity Gap. Ownershiv housing costs are increasingly beyond the read~ of the Ci~,'s lower- and moderate-income households. Housing Condition..Many owner- and renter-occupied un, ts in the Ci~, need rehabilitation, including minor and major repah-s. Landlords and ox~-ners of fl~ese units max' need financial assist~mce in order to make necessary repairs. Units at Risk of Conversion to Market Rate. By State law, the Ci~' must document and develop prog-rams to address affordable housing mxits in the City that are at risk of corn, erring to market rate housing between 2000-2010. For the 1998-2005 planning period, the Regional Housing Needs Assessment indicates that there is a need to provide 860 housing units affordable to lower income households h~ the Cit~'. Large Households. The Hispanic population in Yustirt has increased from about 21 percent of the population in 1990 te about 24 percent in 1997. Since Hispanic families tend to be larger, a potential need exists for larger housing un_its to accommodate these families. Overcrowding. The average household size in the City increased from 2.67 in 1990 to 2.92 in 1999. Aiso, overcrowding has increased significantly since 1990 in both owner- and renter-occupied units. CITY OF TUSTIN - DP, AFT TECHNICAL MEMOtL4.¥DUM 7 HOUSING ELEMiENT DECEMBER Rental Affordability Gap. Based upon a review of rental units adver~sed in the Classified section o£ the local newspapers, it is difficult to find apartments in the CiS' with more than hvo bedrooms, and those that are available are beyond the price range of low-income households. Therefore, large families with low incomes (less than S26,000) would have difficult- finding affordable housing in Tustin. Housing Problems. Accord~g to the Regional Housing Needs Assessment, in 1999 the City had 5,494 lower income households overpaying (paying more than 30% of their income) for housing. This represented about 24 percent of the Ci~"s households. Elderly. As the City's population ages, the number of elderly persor'a will increase. This underscores an increas'_'ng need to address the special housing needs of the elderh'. Age ofhrousing Stock. Even though the CitT's housing stock is relatively young and in good condition, in ):ear 2000, over 64 percent of the City's housing stock was over 30 years old-the age at wkich housing t~pically begins to require major repairs. CiTY OF TUSTIN- D t~4FT TECHNICAL :~IEMO P=~:¥D O7~1 8 HOUS17VG ELE.&'IENT DECEMBER ~001 HOUSING NEEDS ASSESSMENT Since the 1960s, the Cit~"s population has soa~ed from about 2,000 persons to 67,153. Thus, ~e vast majori~, of the City's housing stock is less than 40 years old. Urdike most of Orange Count),,, where half of the housing stock consists of sing'.e- family detached homes, nearly two-thirds of Tusfin's housing stock is multi-family or single-family attached (i.e., condominiums/towmhouses). Tustin also has a proportionately higher percentage of renters compared to Orange County as a whole. Durh~g the last decade, the City's population has been impacted by manx: of the same trends observed regionally: a substantial increase in minori~: populations, especially Latinos; an increase in the average size of households; and, a surge in housing costs. As the Ci~' continues to grow and change, its housing polizies must be re-examined in light of these changes. This chapter examines the important demographic changes that have occurred in the Cit~, since 1990 that affect housing needs. The chapter includes four main sec~ons: population/employment trends, household characteristics, housing characteristics, and ass~ted housing preservation. The Population/Empioyment Trends section analyzes how the popula.fion has grown and explores resident employment pa~erns. The Household Characteristics section iooks at changes in household size and composition, examines income and overcrowdin$, and evaluates housing affordabili~, and special housing needs groups. The I-lousing Stock Characteristics section examines changes in the housing stock, particularly the number of u_nits, condition, and type. The fourth section concerrdng assisted housing preservation responds to State legislation that requires local jurisdictions to prepm'e an inventory and implement programs to promote the preserva'don and/or replacement of governmenbassisted lower- income housing. POPULATION/EMPLOYMENT TRENDS This section examines population growth, age characteristics, racial/ethnic composition, and employment characteristics of Tustiv:s population. CKI'Y OF TL~TIN -' DP,.A?T TECHNICAL MEMORA '_TDUM 9 HOUSING ELF~M, ENT DF_,CEMBER 2 O01 Population Growth As shown in Table HTM-1, be~,een 1990 and 1999 the Cit3.,'s population grew from 50,689 to 67,153, an increase of 32.5%. City of Tustin's growth rate between 1990 and 1999 was faster than the count:wide growth rate and surrounding cities. Recent pro~ections cited in the Comprehensive Affordable Housing Strategy 2000-2010, indicate that Tustin's population will increase by an annual rate of 1.5% during the next five >,ears, bringing the total population to 72,735. Table i-ITM-1 compares the City's growth rate between 1980 aa~d 1999 with other Orange Count5,, cities and the County as a whole. A large percentage of Tustin's population growth can be attributed to annexations that have occurred since 1980. The remainder can be attributed to a variet-c of other factors, inclu 'ding shifts in famih' structures from smaller to larger families, redevelopment of existing developed areas, inffll development, and new residential construction in East Tustin. Substantial population and housing growth will continue during this planning period with the conversion of [:he Marine Corps Air Station (MCAS) Tust-h~ to civilian uses. TABLE HTM-1 POPULATION GROWTH 1980-1999 CITY OF TUSTIN, SURROUNDING JURISDICTIONS AND Jurisdiction ! 1980 ORA_N'G E COUNTY ~ 1990 2 ! 1999 ~ 1980-90 1990-99 Tustin 50,689 ~ 67,153 40.3% 32.5% .amaheim 266,406 · 307,749 21.5 % ] 5.5 % 36,119 219,3~'1 Garden Grove '1 123,3~7 [ Growth 9.9% 143.050 ~ 157,276 !6.0% [trine 62,134 ' 110.330 i ~37.211 77.6% 24.3% Santa Ana 203,713 296,742 316,467 Orange Count?' ",932,709. 2,410~556 ]' 2,788,767 --,.7,o ~a./..~ : 1980 U.S. Census 21990 U.S. Census, 2 D?a_r,'rnent of Finance ~v;ma te_s, 7anuaQ' 1999 Population projections are shown in Table HTM-la. According to OCP-96 Modified data, the population in the Cit3, of Tustfin is CITY OF TUSTIX- DRAFT TECHNIC~J_, MEMOF. A YDUM 10 HOUSIArG ELE3WENT DECEMBER .2001 expected to increase by approximately 12 percent to 74,964 persons by the year 2020. ~.~ .... ~ ,~t'. 2000 Tusfin ! 66,740 Source: 0?-96 .ModL"aed Table HTM- la Population Projection 2005 I 2010 72,735 [ 73,791 2020 Percent Change (2000-2020) 74,964 12% Age Characteristics Table HTM-2 shows the proportions of the C]t3.-'s population represented bx' age groups in 1990 and 2000. The table shows that the proportions of the population in each age group have remained fairly constmqt over time. Age Group 0-4 Total 8.6°,; TABLE ItTM-2 AGE TRENDS 1990 - 2000 CITY OF TUSTIN · 1990 : % Total 2000 4,464 ! 8.8% 5,815 I 5-!4 5,916 ' 11.7% 9,916 14.7% 15-24 9,!27! 18.0% 8,685 . 12.S% 25-34 i 12,254 I 24.2% '. 13,7981 20.4% 35-54 ' '/1,898 ~ 2_3.5°,~ ~ ~9,710 ' 29.2% 55-64 [ 3,187 ' 6.3% I 4,776 ' 7.2% 65-74 ' 2,292. 4.5%1 2,7451 4.1°,'; 75+ 1,551 [ 3.1% { 2,059 I 3.'1°,4 Total ~ 50,6891 100.0% ! 67,504 · 100.0% scurces: U.S Buremu of Census, 2000; Center for Demo ,e:r, avhic Research .'CDR'I, 2001. Race and Ethnicity The Cib-s racial and ethnic composition has changed sigrdficantly since 1980. As shown in 'Fable HTM-3, the His?artec population has CITY OF TUSTIN - DIL4FT TECHNICAL :¥IEMORANDUM 11 HOUSi%rG ELE~,IF. NT DECEMBER 2001 increased from about 9% of the total population ~n 1980 to about 34% in 2000. Asian/Pacific Islanders and Blacks now make up about 15.1% and 2.6% of the population, respectively. These shifts in racial and ethnic composition ina), have important imvlications in terms of household characteristics and income. For example, Hispanic households are t).-pically larger than other households; therefore, an increase in the number of Hispanic households max' indicate a need for larger housing units. Also, to the extent that minori~- populations tend to have lower incomes than their Caucasian counterparts, there ma), be a greater need for affordable housing for these groups. CITY OF TUSTIA'- DRAFT TECHNICAL MEMORANDUM 12 HOUSI1VG ELE.k'IENT DE, CE, MBER 2001 TABLE HTM-3 RACE A.NE) ~I-INICITY: 1980, 1990, 2000 'C4TY OF TUSTIN 1980 ~' [ 1990 2 Race and Ethnici~ ~ Population Total ] Population White 31,654 87.6% I 37,~27 Black , 957 , 2.6% ', 2,.895 American indian 237 0.7% 274 Asian/Pacific Islander [ 1,6831 4.7%: 5,260 Other i 1.588 I 4.4% ' ' 2000 s %il Total I Population Total 73.2% I 30,264 i 44.8% 5.7%~. 1,785 I 2.6% 0.5% i N/'A' N,'A .0.4,o ! 10,!94 15.1% 5,133 10.1%; 2.'~51: 3.2% l-[i~,van,~c ~ ' (3 085) {. ($.5%) '. (10,508) (20.7%): 23,110 [ 34.2% Total { 36,329 { 100% [ 50.689, 100% { 67.504 100% ,i : 1980 Census .2. i ~,m, 9 Census -~ 2(Y~'O Cc-nsus a The Census contains a separate quest/on rel~ted to whether ~he houselnolder was of Spa.rush,.' H:spanic "cr~.gin''. Orig'in is de,fined as t. he ancest~', nationaliw group, lineage, or country ~ which the pets:;n's ancestors were born prior to ~eir arrival ~ the Uni:ed S~t~s. Persons of Spav~h c~gm could be c£ any; oi five racial categories. ~ C .cc-. ret/or Democ.oTaph/z F~,esearc?,, 2~,K). CDR reported the Hisvanic popu'a5on/or 1998 as a dis:':nct ethn:c L.'roap. 1'. a!se reported Asran and Pacific i~lander as one group, and included Amc~.~can Indian ~thin "Other" cafe£o.~' Employment According to 1990 Census data, the City of Tustin had 31,394 residents in the labor force, of which 27,274 were in the labor market. Of these, 81% were private wages and salary workers. Table HTM-4 shows the number of employees by occupation. The largest occupational category was admi~s~ative support occupations, in which a total of 5,533 were employed. The second largest was the axecutive, administrative, and managerial occupations. 2-ne 1990 Census also showed that 2,/"24 persons were in the Armed Forces. Those involved with farming, forestry and fishing occupations accounted for only 0.9%. CITY OF ?'USTIN - DRAFT TECH. rVICAL MEMORANDUM 13 HOUSLhrG ELEMENT DECEMBER 2 O01 TABLE HTM-4 EMPLOYMENT BY OCCUPATION 1990 CITY OF TUSTIN Occupational Cate~o~, Executive, administrative, and manaseria] occupations Professional Specialty occupations Technicians and related support occuoations Sales occuvafions Administrath, e supp.ort occupations, including clerical Private household occuvations Number 4,679 17.2% 3,583 996 3.7% 3,506 5,533 20.3% !33 0.5% Protective service occuvat~ons 371 1.4% Service occupations, excevt vrotec~ve and household 2,51.4 ~°' Farming., £erestrv, and risking occu. pations Precision producHor., craft, and repair occuvaHons *lachine overators, assemS]e:'s, and insvect:)rs Transpo.rta~ion and material mov':n$ occupations Handlers, eouipment cleaners, helpers, and laborers Total Source: 1990 Census 239 0.9% 2,850 10.4% ,=.4 % 1,473 676 2.5% 721 2.6 ~,; 27,274 100.0% In terms of indus~y, the retail m~d manufacturing sectors employed the largest number o£ persons with 4,441 (16.3%) and 4,008 (14.7%) employees, respectively. Table HTM-5 is a summary of ~he number of employees by indus~v. Due to its favorable location, demographics, and business environmen.% Tus~fin is home to several best known employers. Appendix C lists major em?lovers Lu the Ci~~ o£ Tustin. The City's top ten employers ~:nclude: Steelcase Inc., Ricoh Electronics, Inc., Sun I--[ealth Care Group, Texas Instruments, SiLicon Systerru~, MacPherson Enterprises, Pargain Teclmolog-y, Cherokee Intemationa!, Toshiba America Medical Systems, and Crazy Shizts. CiTY OF TUSTL'Y- DRAFT TECHNICAL MEMOIL4.¥DUM !4 HOUSING ELEMEA~T DECEMBER 2001 , TAB~.I~ HTM-5 EMPl~QYMEN~ BY INDUSTRY 1990 ' C~ OFTUSTIN Indus .t~ Number Agriculture, forestm', and '~heries 267 Ivlining 26 Ccnstrucfion 1,631 Manufacturing, non-dural~, e goods Manu£acturing, durable gc!ods Transportation Communications and othe~ public utilities Wholesale t-rede 1.0 % 6.0 % 1,446 5.3% 4,008 ~ 14.7% %023 3.8% 455 1.7% 1.531 5.6% Retail trade 4,441 16.3% Finance, insurance, and real estate 3,026 11.1 % I ' 1,694 6.2% Business and repair services , Personal services 949 3.5% Entertainment and recreation services 385 1.4 % 6.5% Health services ' 1,764 Educational serxices 1,329 4.9% Other professiona: and related services Public administrabon Total Source: 1990 Census 2,268 8.3% 1,031 3.87.~ 27,274 100.0% HOUSEHOLD CHARACTERISTICS This section addresses household composition, size, overcrowding, income, affordabili~, and special needs groups. Definitions The Census Bureau uses several terms with respect to housing which are important to understand. A housing unit is defined as a house, apartment, mobile home or t~afler, group of rooms, or single room occupied or intended for occupancy as separate living quarters. A household is a_n occupied housing unit. Households are further broken do~m into family hoitseholds and non-famiiy households. A family household is a household shared by two or more persons related by birth, marriage or .adoption. A non-family household is one consisting of a single individual or unrelated persons living togetlaer. CITY OF TUSTIN - DRAF'T TECH;YICAL MEMOIL4NDUM 15 HOUSING ELEMENT DECEMBER 2 O01 Household Composition According to the U.S. Census, the Ci~' of Tustin contained 18,332 households in 1990. California Department of Finance estimates shows that the number of households increased to 22,755 in 1999, representing an increase of approximately 24%. Itousehold Type Family TABLE HTM-6 HOUSEHOLD TYPE: 1980 - 1999 CITY OF TUSTIN 1950 1990 2 19993 No. of % of No. of % of No. of % of Households Total Households Total Households Total 8,840 61.7% ~ 2,317 67.2% 15,291 67.2% Non-Family 5,477 38.3% 6,015 32.8% 7,464 32.8% Total 14,317 100% 18,332 100% 22.755 100% U.S. Dept. of Conu'n. erze, Bureau of the Census. 1980 Census. U.S. Dept. of Commerce, Bm-eau o£ the Census, 1990 Census ~ Tot~ populations based on Department of Finance estimates, November 1 ,o99; Fe."cemages household tvve based on 1990 Census. ]'able HTM-6 shows that 12,317, or about 67%, of the City's households were classified as famih' households in 1990. The percentage of households remained the same in 1999. Moreover, as shown in Table HTM-7, ~he average household size in Tustin has increased from 2.77 persons per household m 1.990 to an estimated 2.92 persons per household in 1999. This h~crease may be attributed to a varie~- of factors, including: more doubling-up, or sharing, of units in order to defray increased housing costs and an increase in the supply of larger units, especially new units in East Tustin. TABLE HTM-7 HOUSEHOLD SIZE 1980 THROUGH 1999 crrY OF TUSTIN Jurisdiction ] 1980 '- 1990 2 1999 ~ Tus~n I 2.43 2.77 2.92 Orange Count' ' 2.78, 2.87 3.04 U.S. Dept. o£ Commerce, B'.zreau of the Census, 1980 Ccmsus Repot'.. L'.S. Dept. of Commerce_, Bm'eau of fi~e Census, 1990 Census Rep:~."t. California Department of Finance/DOF), 1..°99 CITY OF TUSTI:¥- DRAFT 7'ECHArlCAL MEMORANDUM 16 HOUSI. NG ELEMEA'T DECEMBER .200 Overcrowding Along with the Ci~'s population growth has been an increase in unit overcrowding, as hb~]Setkolds~"~l'ouble up" to save on housing costs. Since 1980, overcrowding has increased from 1.2 to 4.2 percent in owner-occupied units, and from 5.3 to 16.2 percent in renter- occupied units (1990 Census). Overcrowding is often reflective of one of three conditions: 1) either a family or household is living in too small a dwelling; 2) a family chooses ~.o house extended family members (i.e., grandparents or grown children and their families living with parents, termed doubling); or 3) a family is renting living space to non-fazrdly members. Both State and Federal Housing Law defines overcrowded housing units as those in which the ratio of persons-to-rooms exceeds 1.0. The rooms considered in this equation excludes bathrooms, kitchens, and hallways, but includes other rooms such as living and dining rooms. For example, a one-bedroom apartment with living room, kitchen, and bat]n.room would be considered overcrowded if more than ~,o persons occupied it. The 1999 Regional Housing Needs Assessment (RHNA) prepared by the Southern California Association of Governments (SCAG) figures showed 2,390 (9 percent) households living in overcrowded conditions. Of the households living in such conditior~, 86.°4 were renters, of which nearly 38% were Extremely- or Very-Low income households. Table I-tTM-8 illustrates the numbers of all Tusth~ households living in overcrowded conditions. Income Household income direct_Iv affects housing affordabili~'. In general, upper income households have more discretionary income to spend on housing, while low and moderate-income househo!ds are more Emited in the range of housing they can afford. CJTY OF TUSTIN- DRAFT T£CHNICAL ME_MJORANDUM 17 HOUS!,¥G ELEMF.~¥T Di?,CF~MBER 2 O01 According to the 1990 Census, the median household income for the Ciw of Tustm was S38,433. Table HTM-9 compares median household and family incomes between the City of Tusffn and nearby jurisdictions, counties, and the State of California. In 1990, the City's median household income was about 16% lower than the median household income for the County as a whole. Table HrfM-9 demonstrates that at S38,433, Tustin's 1990 median household income was below the Orange Count' median (~5,922). This trend was consistent as well for median family income in t,he above- mentioned jurisdictions. TABLE HTM-9 MEDIAN HOUSEHOLD INCOME: TUSTEN AND SURROUNDING AREAS 1990 Median Household Jurisdiction Income Tustin $38,433 /maheim 539.620 Garden Grove S39,822 l~'ine $56,307 Santa Aha $35,162 Orange Count'v $45,922 State of Califonzia :535,798 ,Source: U.5. Deva:tm. en'. of Commerce. Percent : Median i Percent i Above/Below ! Family I AbovedBelow County Median ' Income ' County Median -16.3% ' $42,840 ' -16.3% -13.7% I $43.133 !3.3% 22.6% $41,930 S64,717 23.4% 5.34,760 551,167 -22.0% S40,559 Bureau o£ Census, 199,0 -15.7% 26.5% -32.1% -20.7% TABLE HTM-10 ESTIMATED HOUSEHOLD INCOME DISTRIBUTION: 1990 AND 1999 Household Income Range $0.000-$~ 4,999 CITY OF TUSTIN 1990 1999 Number Percent . Number Percent '1 ~.0 ,~ 8.4% 2,126 I 1 S15,000-$24,999 2.706 14.8% i 2,319 1 0.2% S25,000-$34.999 3,321 18.1% 2,742 1 2.0% S35,000-S49,999 3,636 19.8% 4,633 20.5% $50,000-$74,999 3,706 20.2% ; 4,669 20.5% $75.030-S99,999 1,591 8.7% 2.&'}6 'I 2.3 % S100.00 or more 1,252 6.8% 3,682 16.2% Total '18,338 100% . 22,756 100% Source: Comprehensive Affordable I-Iousin~ S~'ateqv 2,,'Y0~ - 20ih. CH'Y OF TUSTIK - PRELL]~IJVARY DRAFT TECHNICAL MEMOP,_4NDUM 2O HOUSLYG ELEMiEET DECE'MBER 2.001 As illustrated in Table HTM-10, the 1999 income distribution remained somewhat similar to 1990 figures, with the exception of the number of households earning a yearly income of $100,000 or more. These households more than doubled, increasing from 7% to 16% of all households. Overall, the income distribution can be summed in Vano categories: 51% af the households falling in the income brackets of $49,999 or less; and 49% failing in the income brackets of 550,000 or more. Further, households headed by the very young and the elderly comprised the largest groups in the low-income category. In this sense, nearly one-quarter (24%) of the households headed by persons aged 65 or older earn less than $15,000 azmually, as compared to only 4.6% of the households head by persons aged 25 to 64. The majori~, of t2ne 25 to 64 age group (60%) were in the 535,000 to S74,999 income bracket and 42% were earning $75,000 or more annually. Table HTM- 11 is a summary of income distribution by age. I TABLE HTM-11 ESTIMATED HOUSEHOLD INCOME DISTRIBUTION BY AGE OF HEAD OF HOUSEHOLD 1999 CITY OF TUSTIN ] Under 25 Years No. '5'o 158 12.1% Household Income Range S0.000-$14,999: 45 to 64 Years 65+ Years No. % No. 7O8 '. 24.0% Total-All Households 1,904 8.4% $~ 5,000- I !' 524.999 316 24.3% 1,0061m 8.7% 463 i lq,.,.~%, 2,320 ' 10.2% 25 to ~14 Years No. ! % 56~i 4.9% $25,000- S34,999 273 21.0%; 1,446 267 20.5%1 2,757 182 14.0% i 2,68~ 66 5.1% 1,445 12.5°,; ;23.70,; I 23.1% $~5,000- i .S4~ 9~o : 550,000- 574,~x3,9 i 575,000- S99,999 ; S100,00 or more ! 39 3.0%i 1,704l 14.7g~ 1,301! 100% I 11,609 100% No. 470 6.8% 535 7.8% 654 9.5% 369; 12.5% 2.742. 12.2% 1,187 !7.2% 423 14.30,; 4.634' 2~.d% 1,403; 20._4_=~__ 1,0~9 15.1% 1,605 23.3% 6,893 100% 20,7,0. 398i 13.50,; 4,666. 20.5% 256 i 8.7% 335) 11.3% 2.806 12.3% Total i S,,rcrce: Comvrehensive Affordable Housm~ ,9trate~, 2000 3,683 i 'L6.2% 2,952. ']00% 9_2,755; 100% CITY OF TUSTIN- P.RELrMINARY DRAFT TECHNICAL MEMOR. ANDUM 21 HO USI.¥O ELEiVI. E, NT DECEMBER 2 O01 Housing Affordability The U. S. Department of Hous/ng and Urban Development (HUD) defines the threshold of overpayment for housing as 30% or more of household income. That ~, when households pay more than 30% of their income for housing, they have insufficient remaining funds for other necessities such as food, clothing, ufilit/es an.d health care. HUD recognizes, however, that upper income households are generally cavable of paying a larger proportion of their income for housing, and therefore estimates of housing overpayment generally focus on lower income groupsL The 1999 RI-INA identi.fies housing overpayment for lower-kncome households based on income data from the 1990 Census. Lower- income households are those earning less than 80% of the County median income. Lower-i~ncome households include very-low-income (<50% of median) and low- income (51%-80% of median) groups. Table HTM-12 reflects SCAG's 1999 report, which estimates that 8,569 of Tustin households were overpaying for housing of which 5,494 or 64% were veW low and low-income households. Among the overpaying lower income households, about 29% were extremely low income, 34% were very low income, and 37% were low-income households. Table HTM-12 also distinguishes bem'een owner and renter households overpaying for housing. Tl~s dis~nction is important because while homeowners may over-extend themselves financially to afford the option of home purchase, the owner maintains the option to sell at market rate; on the other hand, renters are limited to the rental market and are generally required to pay the rent established in that market. The table shows that among the lower income households in the Ci~, overpaying for housing, 4,444 or 81.% were renters. : Some agencies and organizations consider Moderate Income households to be .overpaying when housing cests exceed 35 percent of gross £ncon:e, wifl', the maximum income representing 110% of median count)' income. Under these assumptio:~s, overpayment occurs in £ewer households in Cit'v of Tust/n when compared to figures presented in this document *,.hat are based uvon State and Federal standards. Seurce: $ira~.e~es f~r ?iar. nin£ and Deve'.~pmen~.: Cal?,rm~ A.?.rdab:.e ~xan~oor., California Redex'elopment Association, 206'0. CITY OF TU'STIN- PRELIMINARY DRAFT TECHNICAL MEMORAi~rDUM 22 HOUSLYG ELEMENT DECEMBER ~001 Tenure Ch~'ner Renter Total TABLE HTM-12 HOUSEHOLDS O,.Vi~Rp~AY~, ,.G I-'OR SHELTER 1999 OF ! Extremely Low Very Low Overpa,v I Total i Overpa,v I Tot~ 307 I 517 392 ~ 1,862 1,290 ! 1,505 I 1,457 ! 653. 1,597 '. 2,022 ! 1,849 i 2,514 Low Overpay I Total , 351 ] Zt]I , 1,697[ 814 .Moderate & ~ Above ' Total . Total All Overpay Total Overpay Households 2.00! ! 7,261 I 3.051 9.245 1,074 7,450 ~ 5,518 ]3,327 2,048 i 3,325 3,075 ilZ354 ' 8,569 I 22,572 Sou:ce: 5outlnem C 'a!ifo.-nia Associa~on of Governments,, 5CAG% Re,,zional Housm~ Needs Assessment. ~..o99. Special Needs S~te Housing Law requires that ~e special needs of certaLn disadvantaged groups be addressed. The needs o£ the elderly, disabled, large families, female heads of household, the homeless and farm workers are important in relation to overall commtmih' health. These groups may maintain special needs related to housing construction and location. The Elderly: As noted previously (Table HTM-2), in 1990, 3,843 persons or 7.6% of the total population in Tustin were 65 years of age or older. In addition, senior households represented 12.3 percent (2,256) of total households in Tusiin. According to Caiffor~.'.'a State University' at Fullerton's Center for Demographic Research Center (CDR), there was a slight decrease in percentage in the elderh' population in 2000 at 4,804 (7.2%). As noted earlier in Table HTM-11, nearly one-quarter of this age group earns an annual income of less than ~15,000 and 40% earn less than $25,000 annualh'. Although the senior population ma), often be living in a singlc~-f'amily home too large for their needs, with httle or no mortgage paymant, sellLng the home and buying ~ smaller unit may be too expensive. Thus, this population needs housing that is both affordable and located in close proximity to public sen, ices and t~ansportation. The Disabled: According to the 1990 Census, there were 2,162 disabled people in the City. The disabled communi~', as defined by the California Department of Rehabilitation California Disabili~' Su_'-vey, includes 'four classifications of disabiliW. 'i/nese classifications and their percentages of the total handicapped population are as follows: CITY OF TUSTIN - PRELIMI. NARY DRAFT TECHNICAI., MEMORANDUM 23 HO USING ELEg,~ENT DECEMBER 2 O01 TABLE HTM-13 DISABILITY CLASSIFICATION Musculoskelet~l or Circulatory 59.4% Chronic, Internal (Respiratory, Digestive, Neuro_lo$ical) ' 25.6% Sera, orr (Visual Hearing, Speech) i 9.1 ~ Mental (Retnrflation, Emotional, Substance Abuse) 2% Not-Classified . 3.9 % Source: Cahforvda Devaztmen~. o£ Rehabiiitaticn According to these figures, the majorit-)..' of people with disabilities (FWD) have musculoskeietal disabilities. Units for persons with musculoskeletal disabilities must provide access and be adaptable to their needs, such as wheelchair accessibiliW. Disabled persons often require specially designed dwel ;1Lrtg un_its to permit access not ordv within the dwelling unit, but also to and from the urdt. Special modifications to permit free access are very important in maintaining independence and digni~'. California Administrative Code Title 24 Requirements set forth access and adaptabilit)' requirements for the physically disabled. T'hese reg-ulations apply to public buildings such as motels, a_nd reouire that ramp ways, door widths, restroom modifications, etc., be designed to enable free access to the handicapped. ~,~,%dle such standards are not mandatory for new single-family residential construction, the)' do apply to new multi-family residential construction. Most existing housing units in Tustin have not been desig-ned with consideration for these requ!rements of adaptabfl_i~ and access. The majority of housing units are either single-family or two-story apartments wit1,, no elevator access. The adaptability of units to meet the needs of disabled persons remains a challenge for Tustin and other communities. However, as additional housing un/ts are provided in the East Tustin area, accessibilit)., is considered as part of a project's design as required by law. Additionally, as units in multiple-family areas are rehabilitated, uni~ may be retrofitted to accommodate the handicapped. New construction may offer some relief because the mandatory requirements are evenly applied to all projects. According t:o t~he Uniform Building Code, rental projects of 20 urdts or more in size require accessibility and adaptability in at least one unit. The use of m;,xed develovment types and higher density limits in the East CITY OF TUSTIN- PRELIMINARY DRAFT TECHNIC,iL MEMORANDUM 24 HOUSING ELEMENT DEC~MBBR 2,001 Tustin area will flirt_her require development of even more handicapped-acces~b~e u~fits,. ,' ..: Large Families: Under the Census g-aidelines, a fart'.ih' household containing five or mc~re perscms is considered a large family. Large family households generally require larger dwelling units with more bedrooms to meet their housing needs. But family households with five or more persons .often face limitations in being below nat4onal poverty leve]s, and often experience difficulty securing adequate housing suitable for their expanded needs. Moreover, because m .u.ltifamily rental units are typically smaller than sing]e-family units, larger families who are also renters face more difficulties in securing housing large enough to accommodate al1 members of the household. In 1990, 11% of Tustin households had five or more persons residing in a trait. 1999 data shows a slight increase in the number of households with five or more persons at 13.6% of total households. Table HIM-14 is a summary of Tustin's household sizes. TABLE HTM-14 HOUSEHOLD SIZE DISTRIBUTION 1999 CITY OF TUSTIN Household Size Person 2 Persoml 3 Persons 4 Persorm 5 or mor~ Persons Number of % of Total Households ltouseholds 5,2~ 2 7A 9~ 4,14] 3.]~7 22.9% 32.6% 18.2% 3,095 13.6 % Total Households 22,755 100.0% Source: ,C~mprehenslve Affordable Housin,~ Str. ate~,' 200,'?. - 2010. The primary, need bf large families is to provide enough rooms for each member of the tamily to avoid overcrowding. In 1990, 15% of the Ci~,'s housing units contained four or more bedrooms. Of owner- occupied housing units, 12.9% contained four or more bedrooms. Rental-occupied unit~ accounted for 1.6% of units with four or more bedrooms. Taking ir~o account that much of Tustin's housing stock consists of apartments, and that the majorib' of Tustin's large CITY OF TUSTIN- PRELIMI.%L,%RY DRAFT TECHNICAL MF. MOR_4NDUM 25 HOUSING ELEM'ENT DECEMBER 2 O01 families are renters, this rising trend in large families suggests a need for more specious apartment units to accommodate such £amflies. Female-Headed Pa.rent Households: The housing needs of female- headed parent households are generally related to af£ordabilita' since such households tTpically have lower than average incomes. According to the 1990 Census, the City of Tustin had 1,178 female- headed households with children less than 18 years of age. For these households, ideal housing is severely restricted. Due to financial constraints, the family is often not able to find housing that is close to needed services, schools, and public transportat/on. The Homeless: Measuring ~e extent of the homeless population specifically in Tusfin remains a challenge for communi~, leaders. 'Fo complicate the challenge of meehng homeless persons' needs, the issue of homelessness is considered regional in nature. Nomadic tendencies of homeless persons make it difficult to assess the population accurately on a cih..'wide basis; therefore, homelessness should be addressed on a countywide basis, in conjunction with cihes and local non-profit orgmfizations. According to 1999 studies prepared by the Orange County Department of Housing and Community Development (HCD}, each night there are an est/mated 14,086 homeless persons in the Coun~'. Sixty-six percent of the homeless population includes persons in families with children. Orange Count, also reported stahstics on homeless populations, as shown in Table HTM-!5. TABLE HTM-15 HOMELESS SUB-POPULATION GROUPS 1999 ORANGE COUNTY Sub-Population Chronic Substance Abusers Estimated Number of Persons Duaih' Diagnosed 6.093 Severely Mentally II1 1,539 2,482 4,964 Ve[erans .&IDS Afflicted Persons 5,149 Vichms of Domestic Violence and their Ckildren 5,860 Homeless Youth 2,168 PEvsizaliv Disabled 5,341 Estimated Total Itomeless Po?ulation~ 14,086 ~ Some persons fall within more than ene ident/£ied sub-popu, lation, therefore the sum of sub-populations exceeds ~e total home~ess estimate. Sour:e: Co',m? of Oran?, ContLnuum of Care Summa~', 2999. CITY OF TUSTIN - PRELff~ILYARY DRAFT TECHNICAL MEMOIL, fNDUM 26 HOUSING ELE.rv~ENT DECEMBER ~,00I There are numero actors that contribute to homelessness in Tustin and Orange Counbr. The known causes of homelessness include unemployment, li~t~d skills, and a breakdo,~m in the family as a social and econom[ic unit. Adclitionally, cutbacks in social service programs and the ~e-i.nsfitutionalization of the mentally fll during the 1980s have contributed to the homeless population. A new trend, however, is emerging as a significant contributing element to homelessness: a fasbgrovvdng lack of affordable housing, which could exacerbate any of t. tle above conditions, but may increasingl}., become a stand alone cause~f homelessness. h: a 1999 nationatl studv by the Center on Budget and Policy Priorities, Orange Cotmty ranked last of 45 Metropolitan Stat4stical A_reas in providing affordable housing opportunities. Compared to a national average of[1.7 low-income renters competing for every low- cost apartment, forlr .Orange Count),- low-income renters cornpeted for each low-cost apartment. Lack of affordable housing, coupled with recent cutbacks in social service programs, have produced a sizable population at risk of homelessness. In 1999, the Orange~Coun .fy Department of Housing and CommurdB' Development appI:ied to HUD for Continuum of Care (COC) Homeless AssistanCe funds on behalf of the Count}-, cities and non- profit organizatiort*..The Continuum of Care is the County's major umbrella funding lource for homeless abatement, which disperses funding to cities ~ non-profit groups to provide shelter and emergency care td tllxe homeless. COC is the Coun~"s primary defense against homelessness. City of Tustin police reports and windshield surveys have shown that there are no established areas where homeless persons congregate in the i(2i~~, and that most persons migrate through Tustin, rather than stay for extended periods of time. The City's Police Departmentlestimates that there are 10-12 homeless persons residing in the City at any given time. Of the shelters in T. ustin, the 45-bed Sheepfold shelter provides shelter, food, clothing, job training, and job-referral services primarily to batter4d women and children. Guests are admit, ed on a first-come, first-serVed basis. Usually all beds are full)' occupied. The shelter services a l~rge area includi2g man): portions of Orange and San Bernardino Counties. CITY OF TUS'.I'I,¥- PRELIMh\:ARY DRAJrF TECHNrCAL MEMORANDUM .27 HO USI,¥G ELE.I%~fENT DECEMBER .2001 Within the City of TustLn, there are a variet-v of Non-Profit Organizations (NPOs) that provide direct housing and related services to homeless persons. These include Sheepfold, a feeding program affiliated with the United Way, and Laurel House, an emergency shelter and transitional housing provider for home/ess youth in the City. Additional programs will also be provided at the former Marine Corps Air Station (MCAS) Tustin site. A significant portion of the MCAS is located wi~in the Ci~'. The MCAS Tustin facili~, was identified bv the U.S. Department of Defense for closure in Jul)' 1999. In accordance with the Base Closure Redevelopment and Homeless Assistance Act of 1994 (Redevelopment Act), the Ci~' of Tustin was forrnallv recognized as the Local Redevelopment Authori.~,' (LRA) for the MCAS Tustin. The Redevelopment Act provides a process that aims to balance the needs of the homeless with other development interests in the communities directh- affected by closure of the installation. The Act requires the LILa~ to prepare a reuse plan and Homeless Assistance Plan (i-L;kP), which is submitted to the federal Depar~'nent of Housing and Urban Development (HUD). HUD reviews and deterrrdnes whether the documents balance the needs of the homeless in communities in the vicinity of the installation with. the need for economic development. A Homeless Assistance Plan has been estabJished for MCAS, Tustin that is consistent with the continuum of care mode1 embodied in the Consolidated Plans for the Cities of Tustin and neighboring Irvine. The fundamental components of the continuum of care system to be imvlemente~ with the MCAS, Tustin Reuse Plan would: Provide emergency shelter beds and intake assessment Offer transitional housing and services Provide opportunities for permanent affordable housing by the private sector. in the MCAS Reuse Pla_n, the LRA wi11 own sites and four homeless service providers, including the Salvation Army, Orange Coast Interfaith Shelter, Families Forward, and DOVE Housing have been approved to operate 50 family traits at the former base. The Orange Count~, Rescue Mission will also overate a !92-unit transitional/emergency shelter. CITY OF TO'STIR - PRELIMINARY DP~4FT TECHNICAL MEMOIL4_NDUM 28 HOUShYG ELEMENT DECEMBBR 2001 Numerous other aSencies provide shelter and other services to the homeless in the nearby cities of Santa .~,a, Irvine, and Orange. The Orange County, Hc~r~les~ Iss~t~ Task Force, a non-profit horneless advocacy organization, maintnins a list of these and other homeless services in Orange {~ounty. Table HTM-16 is a list of organizations in Tustin that provideihomeless services. The Sheepfold and Laurel House are located in R-1 districts and are permitted by right .-reader the State Law related to Co:m-nunitv Care Facilities. The facilities at the MCAS Tustin will be vermitted by special discretionar~, approvals such as conditional use permits. The Cit)"s current cod~ related to homeless, transitional housing, and boarding homes ar~ as follows: · A group ho~sing arrangement in a single family home is not subject to C~y permits (consistent with State Law). ]'he R-3 and R-4 ~stricts would allow for boarding homes witi~ a Conditional Use Pirmit (CUP). A group home serving clients in a mu!ti-famil)' dwelling would fall under this defini.fion. TABLE HTM-16 EMEI~GENCY SHELTER/TRANSITIONAL ~ HOUSING FACILITIES , CITY OF TUSTLN t ' Facility ! Services Provided Provides shelter, food, clothing, job trainfi~g, and Sheepfold job-referral services to women with children. · Temporary housing for teenagers in znsis. The { facilit),- als'o provides food, informal counseling. Laurel House . { and access' to medical care and clothing. St. Cecilia's Distributes food suvph' to needy vovuiaiions. Redhill Lutheran Tustin Presbyterian Aldergate ~ Seurce: Ci~' o~ 'TusSn, t999. Operates emergent' food program where a person can receive food surely 3 times a year. __ Collects food suppl,es and distributes the food ~o various orgam;zations Lnvolved iv, providing homeless services. Refers interested persons to Ecumenical Services Allinmce in Santa Ama. CITY OF 7'USTIN- PRELrMIAi4RY Dt~.Fr TECHNICAL ME:,~OP. AI~'DUM 29 HOUSING ELEME:YT DECEMBER 2002 HOUSING STOCK CHARACTERISTICS A housing unit is a dwelling intended for occupancy as separate living quarters. Single-family houses, apartments, condominiums, mobile homes, and single room occupant, (SRO) hotels are all types of housing units. This section examines housing unit growth, age, type, tenure (owner v. renter), and costs in Tustin. Housing Growth Like many other communities in Orange Count3.', Tustin has seen a significant increase in housing units since 1990. The number of housing units increased from 19,300 to 24,531 during this period, representing a 27% increase in units (1990 Census, ]999 DOF estimates). Table HTM-17 compares the growth in housing units in Tustin to nearby cities and the Count, as a whole. It should be noted that much of the City's housing unit growth is at~ibutable to annexations that occurred during the 1950s a~nd 1990s. TABLE HTM-17 HOUSLNG GROWTH TRENDS 1980 - 1999 TUSTIN AND SURROUNDING AREAS Number of Housing Units lurisdiction I 1980 1990 2 :I999 -= 19,300 24,531 93,1 ~ .o9.351 Percent Change 1980-90 ! - i990-99 Tusfin ] 14,892 30% i 27% A~heim I 87,725 '13 % , 7 % Garden Grove ' 42.846 45,957 46.606 7% ~ 1% Irvine i 22.514 42.221 48,764 88% , ~ 6% Santa Aha 67,180 75,030 74,932 12% --.'10% Orange Count~' ~ 721,514 875,105 954,882, 21% 9% '- U.S. Dep~rtment of Commerce, Bureau of t2qe Census, 1980 Census .Report. ~ 1~0 ,..ens~s Report. ~' State o. ,_alifornia. Devar~men. of, inance, I ot,ula:ion E~thmates 1999. Housing Unit Type Table HTM-18 demonstrates the mix of housing types in Tustin. '/'he 1999 composition of housing units ir,, the Ci~~ includes 30.6 percent single-family detached, 10.8 percent single-family a~ached, 12.8 percent multi-farrd!y (2-4 units), 43.0 percent muir-i-family (5.- units), and 2.9 percent mobile homes. Compared to Orange Count' as a whole, Tustin has a significantly higher proportion of muki-famih: housing. According to 1999 CITY Ot"' TUSThY- PRELIML~,$4RY DP,_4FT TECHNICAL MEMORANDUM 3O HOUSING ELEMEA'T DEC£MBER 2001 Department of Fina~nce Estimates, the County contained 61.4 percent, single-family detacl~.~d/attachqd, units and 35.2 percent multi-/atolls. u~ts, where as Tustlir/contained 55.8 percent mulfi-£amih' unis. TABLE HTM-18 TUSTII~ RESIDENTIAL UNIT MIX 1990 - 1999 I CITY OF TUSTIN , ~ Number of Housin~Units Percent Change Housin[[ T.vpe . ~.990 % 1999 % 1990-1999 : 30.6°..6 40.256 Single-Family /5,351 27.7% 7,503 Detached Single-Family '~ [ 2,530 A~ached I Multi-Family [ [ 3,089 (2-4 units) .MulS-Famih' : (5+ units) Mobile Homes Total ' Totals do not equal Source: Califomi~ De~ 7,678 707 ~ 10.856 4.6% 12.8 % 1.4 % 13.1% 2,646 16.0% 3,~32 39.5°,6 '10,548 3.6% 702 99.9%* 24,531 43.0% 38.3% .9~0oI ~00.~o,b* N/A D% due to rounddng error. tr~'nent of Firamce · t 1 Tustm s current va .oancy rate is 7.2% (~99, Department of Finance), comparatively higher than the Count-)' average of 5.7°.,;. Table I-tTM- 19 shows 15ne 1999 ~acanc3' rate by tenure. The high vacancy rate, part/cularlv among~ental urd~, ir~dicates that a significant re;ource of housin~units alr~fady exists to meet the housing needs of t2ne Cig'. However, available ~,acant units may not ahvays meet a household's ability to pay the asking rent and/or the size needed. Housin~ Vacant Rental Urd Vacant Sale Un/ts TABLE HTM-19 VACANCY RA'rES 1999 CITY OF TUSTIN tenure Number Percent 1,188 ' 4.8°,; 0.8% Seasonally Vacant Jnits ] 61 0.2% Vacant-other | I 323 I 2.3% i ~,~. t> , 7.2% _Subtotai-Vacmat U~i~ ' ' w' ' Occupied Uffi~--I " 22,755 ~ 92.8% Total Houshx~ U~ ~ 24~31 100% So'~ce: Comprehen~e Mfordable Hous~n[ S~a~' 23.30 - 2020. CITY OF TUSTI;Y- PRELIMINAR~ Dt~4F£ TECHNICAL MEMORAN.I)02U 31 HOUSinG ELEMENT DECEMBER 2 O01 Housing Tenure The tenure (o~mer versus renter) distribution of a commurfiW's housing stock influences several aspect~ of the local housing market. Residential mobiiJt~' is influenced by tenure, with ownerskip housing ~,pically sustaining a much lower turnover rate than rental housing. Housqmg overpayment, while experienced by many households regardless of tenure, is far more prevalent among renters. Ownership and rental preferences are primariiy reiated to household income, composition, and age of the householder. In 1990, 40.9.% of the City's 18,332 occupied housing units were owner-occupied, with the remainder renter-occupied. Compared to the County as a whole, which had 57.5% owner-occupied units and 37.6% renter-occupied units, the City of Tus~m had a relatively high proportion of renter occuvied units. This is sig-vJficant because renters tend to have lower incomes than owners, and are more susceptible to housing cost increases. The tenure figures have remained relat/veiy the same in 1999, with very slight increases of 1,757 new homeowners and 2,666 renters. Table HTM-20 is a summary of tenure in the CiW. TABLE HTM-20 TENURE 1990 AND 1999 CITY OF TUSTIN 1990 1999 Housin[~ Tenure Owner-Occupied Number Percent Number Percent 7,504 ~ 40.9% 9.9.261 40.7% Renter-Occur>led ~ 10,S28 ! 59.1% ] 3,494 59.3% Total Occulvied Unit~ 18.332 100.0% 22.755 100.0% Sourze: 1999 SCAG Ri-iNA Ex, stihl.. Needs. Age and Condition of Housing Stock Housing age is a factor for determining the need for rehabi!itat/on. W':thout proper maintenance, housing uni~ deteriorate over time. Also, older houses may not be built to current housing standards for fire and earthquake safety. CITY OF TUSTIN- PRELIMI.%:4RY DRAFT TECHNICAL MEMOI~4NDUM 32 HO USr.¥G ELEMENT DECEMBER 2001 Table HTM-21 indi, ates the period in which housing units were built in Tustin based up5 ~199~ De]~.a[. tment of Finance estimates. In 2000, approximately 64% ~f'~k~ City?s"housing stock was over 30 ),ears old. However, in 10 yea :s, 78% of the City's housing stock will be over 30 ),ears old. This in.ticates a potential need for rehabilitation and continued mainten the year 2010. Time Peri 1990 or Late 1980 to 1989 1970 to 1979! 1960 to 1969 1950 to 1959 1940 to 1949 1939 or earlJ Total Source: C~m~ FLna.nce, 1999 ·tce of approximately 19,300 dwe!iLng units by TABLE HTM-21 AGE OF HOUSING STOCK CITY OF TUSTIN ~d Units Built Number of Units 3.40] 6.170 % of Housin~ Stock 21.3 24,531 3.9% 25.2% 7.863 32.1% 1295 4.9% 374 ].5 % :r 297 ] .2% 100% rhensive Affordable Housing S~a:e~..,' 2(k90 - 2010; Depurtmem of Housing Costs This section discusies ownership and rental housing costs in 'rustin and evaluates the ~f£ordabili .ty of this housing to the Cit%"s various income groups. i TABLE H'FM-22 DISTRIBUTI~)N OF OWNER-OCCUPIED HOUSING UNITS Property Va Less fl~an $109,0G $] ~),000 to $124.~. $125,00C-S149,99~. 5150,00G-199,999 $200.000-$v99 09~ $30O,000 ore Mot 'ro.~al Median Property Source: Com?rehm BY VALUE 1999 CITY OF TUSTIN Ci~, of Tusiin ue Number Percent 185 2.0% 3,445 287 3.1% 685 7.4 ,074 12 37.2% 3,585 9,261 Value i S272,970 38.7% 100% Orange County Number Percent 7,331 2.0% 8,064 2.2% 15,028 4.1% 57,179 15.6% 136,349 37.2% ]42,580 38.9% 366,53] 2(13 °..'- 5266,771 sive Afforchbie HouslnI: Su'ate~w 200C - 2010. CITY OF TUSTIN- PRELiMI:YAt~Y DRAFT TECHi¥ICAL MEMORA~a{DOT~!: 33 HOUSING ELEMENT DECEMBER 200! Based on data derived from the National Decision Systems, 76.°,6 of the owner-occupied units are valued at $200,000 or higher. The median value for the. owner-occupied units is S272,970, which is higher than the Co'anty as a whole where the median value is S266,771. Table HTM-22 is a summary of home value in the CitY. Ownership Housing: According to Dataquick, an on-line research firm, the December 1999 median price for an existing home in Orange CountT was S256,000, while median price for condominiums was 5'159,000. The median resale home prices for zip codes in the City of Tustin ranged from 5210,000 to $386,000. In comparison, the median resale home prices for cities preset, ted in Table HTM-23 ranged from $95,000 to 5395,000. Overall, median resale home prices in Tustin were similar to those occurring throughout Orange Count'. CITY OF TU'STI.¥- PRELIMINARY Dl~41~ TECHNICAL MEMOP,.A '¥DUM 34 HOUSflVO ELE.%IENT D~C£MB£R .2002 Tustin TABLE HTM-23 RESALE PRICE OF HOMES AND CONDOMINIUMS TusTIN AND NEIGHBORING JURISDICTIONS DECEMBER, 1999 ' Median Home Price- Ci~ zip Code December 1~9 '- 92780 $210,000 Tustin I 92782 ?maheim 92801 92802 92804 92805 92806 386,000 $ ] 81,000 $159,000 5186,000 S176,500 $210,500 Garden Grove Ir\'llle Santa 92840 92841 92843 92844 92845 S200,01i~O $202,50O 5182,750 $170,000 S~5.500 92604 92606 92612 92614 92620 S231,500 5337,500 $311,250 5257.000 S357,500 92865 92866 92867 92868 92869 92701 92703 92704 92705 92706 92707 $218,750 $235.000 S275,000 S159,750 $220,500 595,000 $146,000 $165,500 $395,0,90 2 S250,0ff3 S1-15,750 = Daha mcl!ade all home sales, new and resale, and condominiums. 2 Includes Le. mon/Cowan Height~ Source: Da~c].uic. k, 2000 % Change 1998-1999 2.1% 32.6% 4.6 % 2.6% 0.1% 7.0% 4.2°...- 19.1% 10.8% 21.9'% 6.! % -13.3% 30.3% 4.9% 13.9% -5.9% 1.3% -0.8% -18.2% -25.8% -2.7% .1.7~,: 29.7% 39.7% 4.0% Rental Housing According to the 1990 Census, the median rent for Tustin was $746. The majorit)' (76%) of studio and one-bedroom rental u_nits had monthly rents between $500 and $749. Over 60 percent of two- bedroom rentals had monthly rents of S750 and above while nearly three-quarters (74%) of u_nits with three-or-more bedrooms had CITY OF TUST/N - PRELIMINARY DR. AFT TECHIVICAL ,MEMORA :YDU.~¢. 35 HO USING ELEMfENT DECEMBER 2001 monthly rents in excess of S750. According to RealFacts, the average rent for the Ci.ty of Tustin was $1,067 in March 2000. Table HTM-24 vresents a summary of the rental rates. The table shows that the average monthly rental rate for a studio was S875 and $869 for a one-bedroom unit. Two-bedroom mn.its ranged between $957 and 51,251 while three-bedroom units ranged bet~,een S1,418 and $1,641. The lowest zen+al rates were S856 for a one- bedroom unit, $949 for a ~:o-bedroom unit, and Sq.,416 for a three- bedroom unit (RealFacts, March 2000). When a household (adjusted for £amily size) pays more than 30°,.; of its gross income for housing, it is considered an overpayment. Based on HUD's figures on affordabilits..,, households in the Very Low- i?ome category have annual incomes of 534,150 or less. Accordingly, the maximum rent affordable to such household is $853 per month. In Tustin, the average rent for a one-bedroom mt is $869. It is also important to note that mare' of the househoids in the Very-Low income category are large families, thus a one-bedroom unit at S869 would not only be in excess of what t'..~ey could afford, but would also be ~adequate in size. Households tn the Low-I. ncome category (51%-80% of County median) can afford S1,366 per month for housing. The rental survey shows that all Bvo-bedroom units but no three-bedroom units are affordable to this group (see Table HTM-25). It is important to note, however, that the rental survey considered onh, large, investment- grade rental properties and did not report prices of smaller rental properties. According to City staff, smaller rental properties represent a large segment of the rental market a_nd offer three- bedroom units ',.hat are affordable to low-income households. Ln summary, the preceding information suggests that, while rental housing is available i,n the City at rents 5'~at are affordable to aH income groups, certain types of rental housing, such as single-family homes and condominium/townhouses, are generally not affordable to 'd~e City's lower-/ncome households. Perhaps most importantly, rental rates for u~zits with two or more bedroom_s are beyond the reach of the City's Very-Low-income households. This means that a Very-Low income household consisting of three or more persons would have a difficult time finding affordable housing of adequate size. Table HTM-25 is an illustration of rent affordabilitv. CFI'Y OF TLrSTIA'-- PRELIMINARY DRA 'Ir£ TF_,CHNICAL MEMORAIVDUM 36 HOUSING ELEMENT DEC. F_,MBER .2001 Avera§e ~ent TABLE HTM-24 ~ ~AVE .R~,~..G.~ REN'TIE RATES 2000 ~ ..... ~ OF TUSTIN Number Of ~ Number of Average Bedrooms ! Units Sc]uare Footage ~tud~o I 164 499 $g75 lbd / 1 bn 2,373 732 5869 2bd TH, 254 1,054 5!,195 2bd./lba ' 736 975 5957 2bd/2ba Z080 1,019 S1.251 3bd TH 56 1,441 Sl,418 3bd / 2b~ 252 1.202 S1,641 Total I 5,915 897 51,067 Source: Rea!.nllets, March 2000 'Rental survey represents clam only for large, investment grade renta', proFerties. 5maller rcm:al properties represent a !arge segment of t_h.e renti re. arket a~-~ offer iar~.er, more a~ffordable units. TABLE HTM-25 MAXIMUM RENT AND PURCHASE PRICE BY INCOME CATEGORY 1999 CITY OF TUST1N Income Cate~o .r~ <Very Low (50%~ Low (51-80%) Moderate (81-1 Annual Income ~ $34,150 $34,141-54,640 554,641-81,959 Above Moderate(>120%) . >S81,960 Median $68,300 ~ Based on HUD income limits, Je,nuary 1999. 2 Calculated as 30% cf incaarne divided by 12 mon'2~s. Maximum Maximum Affordable Affordable Rent Payment: Purchase Price S853 $1,366 52.049 >52,049 $100,00 $169,000 S250,000 >S250,300 ~ Assumes 10% down payment, aaa 8.5% interest rate, 1.25% tax and homeov.'ners ir_quxance, and -8 ,,: debt ratio. Source: qbe Pla.-min~, Center, 1999 Shaxe of Region's Housing Needs Section 65584 of the Government Code requires each localitVs share of the exist-Lng and future housing needs to be determined by the appropriate council of govermments. Each jurisdiction's allocation represents its fair share of the regional housing needs. The Cit3' of Tusffn's current and projected housing needs are derived from the Regional Housing Needs Assessment (RHNA) prepared by the Southern California Association of Gove..m_rnents. CITY OF 'TUSTIN - PRELIMINARY D?,~ ~'~ TECHNICAL MEMOx'EA.,¥D UM 37 HOUSING ELE:.VIENT DECEMBER 200l The components of the RHNA are divided between "existing needs" and future "constructon needs? Existing needs were discussed earlier in the housing affordability section of this report. Construction needs are defined as the number of units that would have to be added to accommodate Lhe forecasted growth in the number of households by Jul)', 2005, as well as the number of units that would have to be added to compensate for anticipated demoiitons and to achieve am "ideal" vacancy rate. Cons~ucdon need includes all income groups (from very low to upper) and not just those households that require ass/stance. The total need figure is then distributed among the four income groups. The allocations of housing needs by Lncome group are adjusted to avoid Lower-Income "impaction" - the over-concentraton of Lower-Income households in a iurisdiction. SCAG's RI-INA fair-share allocation for the 1998-2005 period is 3,298 units. This allocation is based on a household growth of 3,023 units; a vacancy adjustment of 163 ur.its; and housing unit loss adjustment of 112 units. The closure of the MCAS presents fl~e City of Tustin with a total of 947.7 acres available for residential re-use and development. A. mongst o~er types of uses, the Ci~' plans to add a total of 4,049 housing units of mixed density and housing type throughout the area. The Cit-),, of Tustin proposes to also create a Redevelopment Project Area for the MCAS-Tustin project. Based on State Redevelopment Law requirements, at least fifteen (15) percent of the units constructed within a Redevelopment Project Area must be affordable to Very Low, Low, and Moderate-income households. Accordi.ngl)', from the potential new units to be built on the MCAS site, the creation of a redevelopment project area would result in up to 495 units (243 units plus 192 transitional housing urdts) being al_located for Very Low-income housing and an additional 364 units be created for I_ow- and Moderate income households. To meet its fair share of the region's housing needs during the 1998- 2005 plany, ing period, the Cib,' estimates it must add 3,298 housing units (refer to Table HTM-26). Of these, 21°' ,o must be affordable to Verv-Low-income households (earning less than 50% of tine County median), 15.% must be affordable to Low-hncome households (earning bet~:een ~0% and 80% of the County median), and 65% to the moderate and above moderate income groups. (earning over 80% of CounW median income). Table I-ri'M-26 is a summary of housing need distribution for the 2000-2005 planning period. CITY OF TUSTI:'V- PRELfMI.¥ARY DRAFT TECHNICAL MEMORA.iYDUM 38 HOUS1BrG ELE.~IENT DECEMBER 2001 TABLE HTM-26 ~000~2005. HOUSING NEEDS CITY OF TUSTIN ~ncome \.'err Low (<50% Co ,t~nty Median) Low (50% - 80% Cou~.Medi~t) Moderate (80% -]20% Count, Median) Above Moderate (120.% County, Median) Tot~l Source: I~L'NA allocation, 2000. I # of Units 694 % of Total 21% 489 25% 778 24~ 1,337 41% 3,298' I 100% Note: Cumulative percentages do not equal to 1,00% due to roundkng. * 5ee below for d:scassi .on on Cit~,'s a]~lo~.~l~ of ~-.NA allocation. On July 26, 1999, the City of Tusthn appealed the draft Construction Need/Vacancy Need methodology to the Orange County Council of Governments (Delegate Sub-Region) through the Alternative Dispute Resolution Process. The .~temative Dispute Resolution Board recommended approval of the City's appeal to the Orange County Council of Governments (OCCOG) Board. On August 19, 1999, the OCCOG adopted Resolution No. 99-03 approving the RHNA for the Orange County sub-region. Included in that action was the recormmendafion that the Regional Council (SCAG) adjust the Vacancy rates for MC. AS, Tustin because the Regional Transportation Plan (RTP) and the 1990 Census data vacancy rates did not accurateh' reflect the base closure. The OCCOG recommended as iollows: 505 un.its for the Very Low Income households, 355 units for the Low Income households, 566 u_nits for the Moderate Income households, and 973 for the Above Moderate Income households for a total of 2,399 units new construction needs. On December 9, 1999 and June 22, 2000, the Ci~' of Tust2n appealed the RHNA Vacancy Need numbers that were used to cal~iate total consh'uction needs for the City of Tustin. 'l-he appeal was based on a unique situation L,x that 985 housing units located at the based was not properly counted as vacant housing units by the Devartment of Finance and are not reflected in the 1990 census credit'ed vacancy methodolo~'. The SCAG Commurdty, Economic, and Human Development (CEH'D) Committee rejected both appeais desvite the recommendation by the Orange Cou.ntv Council of Governments. Accordingly, while the City has prepared this Housing Element using the figures determined bv SCAG, ~e Ci~- respectfui!y maintains its concern over the RHNA Vacancy Need mefl:odology. CITY OF TUSTI~r- PRELIMINARY DRAFT TE, CHNICAL ME.~fORANDUM 39 HOUSING ELEAf~ENT DECEMBER 2 00I ASSISTED HOUSING PRESERVATION ANALYSIS State law (Chapter 1451, Stat-utes of ][989) requires all housing elements to include needs analyses and programs to address the potential conversion of Federal, State, and locally assisted housing developments ("units at risk") to market rate housing. For example, the federally subsidized loans provided to many low-Lncome housing projects during the 1970s contained provisions that allow the owner to "prepay" the loans after 20 years, thereby removing the low- income subsidy from the project. :ks part of the "units at risk" analysis, Se State requires tJ~at local jurisdictions perform the follox,~Lng tasks: Needs Analysis: to include an inventory of units at risk of converting to market rate housing during 2000- 2010; an analysis of the potential for loss of affordabili~, controls; a cost analysis of preserving or replacing the at-risk un.its; identification of agencies willing to acquire and manage these projects; and, identification of funding sources available to preserve or replace them. Quantified Objectives: A quantification of the units to be consem, ed, and explanation of any difference behveen the number of units at risk and the number to be conserved. Housing Programs: A description of programs to preserve the units at risk. Tustin has one project that contains units "at risk" of converting to market rate use during the 2000-2005 planning period. Tnstin Gardens is a 101-unit Section 221(D)(4) project with a Section 8 contract for 100 urrits due to expire before ~uly 2000. Projects financed under the Section 221(D)(4) market rate program alone have no binding income use restriction. The conversion of this project: will have an adverse impact for +,_he elderly who may face substantial rent increase or possible displacement. Table HTM-27 lists all of the Federal, State, and localh' assisted low-income housing projects located in the City of Tustin due to expire by 2005. CITY OF TU, S'TIN- PRELIMINARY D.RAFT T~CH,¥ICAL MEMORAArDbVff 4O HOUSIA'G ELEMIEA'T DECEMBER ~ O01 Table HTM-2B is an inventory of all multi-family rental units assisted under federal, state, and/or local programs, including I-rUD programs, state and local bond programs, redevelopment programs, and local in-lieu fe~, mcIumonary, density bonus, or direct assistance programs. The inventorv includes all units thai are eligible to convert to non-lower income housing uses due to termination of subsidy contract, mortgage prepayment, or expirLug use res~icfions. C/TY OF TUSTI_N - PRELIMI.¥ARY DP, AFl' TECH!VICAL M~ZMORANDUM 41 HO USIArG ELEII4ENT DECEMBER This page intenffonaIly left b'tank. CITY O? TUSTiN - PRELiMLYAR Y DIL4FT TECHI¥ICAL _,¥IEMOIL~¥DUM HOUSLYG ELF~ME,~¥T DECEMBER 2001 .I i s 5 Z'= ,,~ ,~,~ , / .',..~',, i , ' --~":'~ - - ~ .'~ ~'-% ~ · ~_....~ ~, .-~; ,.. Cost of Replaceme; at/Acquisition and Rehabilitation Analysis: This section analyzes an~ compares the costs of acquiring "at risk" projects versus the cost of ~uilding replacement units, should the projects convert and be los'. as low-income housing. !n the Comprekensive Affordable ,H, ousin~ Strategy 2000-2010, two ctif£erent alternatives in addressing at riskI units were evaluated, including replacement of existing units by r~e.ans of newly cons~ucted units, and acquiring and rehabilitaling u~its. The replacement of Applying this figu~ units would cost a' these "at risk" uni~ would be less at S1, rehabilitation all 1( lost "assisted" units would cost $125,883 per unit. 'e to all four projects, replacing all 100 assisted ~proximatelv S12,588,300..~dternativeh', should ~ be acauire~t and rehabilitated, the per'unit cost 10,777 l~er unit. Accordiv. gly, the acquisition and ~0 units would cost approximately S10,077,700. The costs associate~l the replacement/acquisition/rehabilitation are detailed in Table HTM-29. CITY OF TUSTI-N- PREL,IMhYAi~Y DRAFT TECHNICAL MEMO_r~4;~DUM 47 HOUSING ELEM~£NT DECEMBER 2001 TABLE I--ITM-29 COST OF REPLACLNG AND ACQUISITION/REHABIL/TATION OF ASSISTED UNITS New I Construction/Replacement (60 .Acquisition/Rehab. -Large Cost Items Units for Seniors} ; Protect (80 Units) Total .Net Square Feet Ratio Net/'Gross SF Total ,.Gross 5~. Ft. Buildm$ Area Land and Building ..kcouimbon 37,100 ! 65,600 859t . 43,647 77,i76 S~7,7~ .,:,~,(~0 Rel,"~..a ti on Costs Demolition Costs Off-Site improvements: 90.00G Site imvrovements 720,000 Uvit Construction, Hard Costs: 2,527,882 771.765 ! {~d Cost Contingency 259.83" 61,741 Arch./Fins./Cons. Supervision 202,Z31 30.871 Local Permits and Fees City Bidg Permits~ 150,000 2~,~0 Sewer, Water, Utiht~es4 663,232 ~'hoo2 Fees Alta Survey 3.000 Environmental Pha~e ] and iF 3O,OO/J 49,030 10.OOO i 0.000 5otis Testm~ Construction Loan Fees Loan Fees Construchon/l~ase-Up Interest Property Insurance Proverty Taxes During Construcffon Cons~'uct-bn Loaf. T:tle and Closm~ Av~rmssd Fees Real Estate Le~za] Organizational 58,707 91 5t)D,05: 2,639 79.iE2 'J 29,044 357.,361 3.859 !0.003 5,0~ 5.030 Construction Manager i 0.0~) 10,000 Deve;ovment .,' Bond "Fina.nci,',2 Adv. blarket Study ?ost-Co:~_~truct:on Audit 50.(KD 50,000 30.000 I 0.000 75.000 25 15,000 .Marke'd_ng / Lease-uv / Start-Uv Fumimre/Eauipm~-mt Soft Cost Contingent, OveramaR Rese~'e 100.00O 60,0~ Z2,282 99,000 25.003 5:),00C 50,003 _Operating Defici: Guarantee Fee Develovment/'Adn~n. Fee ' 755.296 8.~$,21 ,S Total Project Cost 57,552,961 SS,062,1 $4 Cost Per Unit I $:25,883 $10G,~ ~Off-s:'te i.mprovemen, ts estimated at $1,590. 'urat. 2 ;ncludes communi~' room. costs, w~:h a !000 5z. Fr. room/or Cue senior proto~'pe. ~ Pe,.-m.it fees estimated ar S2,5~,,'unit. ~ No fee for rehab.'iration project. s Based on S50C,'urdt cost, CITY OF TUSTIN- PRELIMINARY DRAFT TECHA:ICAL MEMOP,.AA:DUM 48 HOUSING ELEMENT DECEMBER .2001 Local Rental Sub~d~,. An'b'btlon for preservation of at-risk traits assisted by either ~ project based Section 8 funds and/or bond financing would bet a local rental subsidy to residents. This option could be used to!retain the affordable status of t2ne units, by providing assistance to residents when their affordable units convert to market rate. Re~t subsidies using state, local (Redevelopment Agency, the use of ~OME funds, or other funding sources) can be used to maintain 'tthe affordabilitx, of these at-risk units. Rent subsidies can be st:~uctured to mirror the Section 8 program. There are several funding'sources that could be used to provide subsidies to residents. Under the project b~sed Section 8 program., HUD pays owners he difference between' what tenantg can pay (defined as 30% of household income) ~nd what HUD and the local Housing Authority estimate to be Fai~ Market Rent (FMR) on the unit. Section 8 assistance is ordv a)ailable to very low-income households earning less than 50% of thet~Coun ,ty median income. The !999 Hb,'D median income in Orange (Iounty is $68,300. The a~.alvsis also assumes the average very low-inrome household has an actual income of 50% of the Count, median ~ncome, adjusted £or household size. 2-ne cost of providing subsidies for all 100 at-risk units with potential to expire during thl planning period to maintain subsidized rents assumes that none bf the at-risk units are preserved. The cost o£ .providing subsidies~is based on a comparison between fair market rents (FMR) and rents that are affordable for Iow and very low- income families..zkffordabihty is defined as rents that do no/exceed 30% of a householc~s monthly income. ~e 1999 FMRs for Orange Co,ma-, which encc~passes the City of Iustin, are shown in 'table HTM-30. TABLE HTM-30 1999 FAIR ~IARKET ,VALUE - ORANGE COUNTY Efficiency,* i 1 B~lroom I 2 Bedroom ! 3 Bedroom : 4 Bedroom $645 I ~04 : 5871 , 51,212 i 5],349 *Efficiency = Studio Aparl~ment FMRs include utilit'y costal, Sou,.-ce: Federal Re ,~isler, }roi. 59, #187, Rules and Rel~}'uiadons A comparison of Fair Market Rents with rents affordable to both low income and very k~,v-income households indicates that a subsidy program would 'ord) apply to very low-Lncome households. TI-ds is CITY OF TUSTIN- PRELIMhYARY DRAFT TECHNICAL MEMOP, P-uY1)UM 49 HOUSING ELE,~ENT DECEMBER 2 O01 due to the high kncome levels occurring in Orange Count,, which create higher income limits for low and vem..Mow income houselnolds. As shown, Fair Market Rents are considered to be t/neore~cally within the range of affordabflih' for low-income households. Based on 1999 HCD income data for Orange Count', affordable rents for low income households would theoretically be approximately S956 for a two person household in a one bedroom unit, and $1,195 for a four person household in a two or three bedroom unit. These numbers assume that families occupy the units and would be adjusted slightly for smaller or larger households in the same unit size. Under tkat scenario, based on the 1999 income data, the maximum affordable rent a two-person low income household can theoretically a/ford soil exceeds the FMR for a ~vo bedroom u~t. Table HTM-30 shows FMRs in the area for two bedroom and smaller units are well below these levels. All 100 of the units in Tustin Gardens are offered to very low-income households and therefore are included in the subsidy analysis. Very low-income households earn less than 50% of median income. Based on 1999 HUD income data for Orange Count,, affordable rents for very low income households would be approximately $597 for a senior one bedroom, S682 for a farnflv one bedroom, $854 for a bedroom, and S922 for a three bedroom. To simplify the analysis, [he one bedroom units at-risk in Tuslin Gardens (100 one-bedroom units) are assumed to be senior units and comprised of one-person households. Unit Senior 1 Bedroom I Bedroom 2 Bedroom TABLE HTM-31 COST OF PROVIDING RENTAL SUBSIDY FOR VERY LOW INCOME HOUSEHOLDS Affordablei No. i ! Total ' FMR Rent I Units ~ Difference i Mon,~hh, i ~%nnual $704 $597 i100 i .C107 i $!0,,700 · S128,403 $704 5682 I0 ! $22 'S0 $0__ $871 5854 ,0 I $17 I S0 [ S0 TOTAL : Affordable rent includes 'all utikines Source: 299~, HUD Income Limit~ for Oranr. e Coun.?'. S10,700 S128,400 The costs of providing a rental subsidy for all 100 at-risk units affordable to yen' Iow income households is shown in Table HTM-31 CITY OF TUSTIIV- PRELIMIA'ARY DRAFT TECHNICAL MEMOP~4:¥DUM 5O HOUSLYG ELE.¥IENT DECEMBER 2001 to be approximat~,' $10,7lJ~"~er month and $128,400 armualiv. Act-ual subsidies required would vary from this estimate, as some households earn below the assumed 50% of the Coun¢' median and therefore require htgher subsidies, while other households may be comprised of a dgferent number of persons and therefore, assumed baseline a~fordable rent may be higher or lower, depending on household size. CITY OF TUSTIN - PRELfMI:¥Ai~Y DRAFT TECHNICAL MEMO:~ANDUM 51 HOUSING ELE3,(.E, ArT DECEMBER ....,900 This page inten~'onally left blank. CFFY OF TUSTiN- PRJ'~LIMIP, rANY DP..AFT TECHNICAL MEMOP._A3,'DUM 52 HOUSING Dt~CEMBER 200 CONSTRAINTS O THE DEVELOPMENT, IMPROVEMENt. AND MAINTENANCE OF OUSING This chapter examines the variou~ constraints to housing development in '.Yustin. These include governmental const~tints and non-governmental constraints GOVERNMENTAL CONSTiRAINTS Sections 65583(a)(4]~ of the Government Code require the HousLng Element to include Im analysis of pe~ential and a~aal governmental cons'u'aints upon the maintenance, improvement or development of housing for all income levels. The follow/ng ahab,sis fulfills this requirement. Land Use Controls. The State Planning l~nd Zoning Law (Sec. 65860) requires consistency of the zoning ordir~nces with the General Plan..~ter completion of the General Plan update, the City will analyze and reconcile am' la_nd use/zoning incons/,tencies. The existing Land Use Eiement of file General Plan estat~ishes single-family, multi-family and planned residential districts.~The zoning ordinance is consistent with the Land Use Element in th{t areas of the Ci~' are designated for Single- I:amiiy, Multi-Family, and Planned Commurd~, districts. :\n ar, ah'sis of residential development potent/al will be provided in the Housing Element. As shcwn in Table ~TM-32, the CiB:'s ex/sting General Plan allows a range of residential ~ensities, from a range of 1 - 7 dwel!ing ,nv, its per acre in the Low Densit-y Resident-iai designation up to 25 dwelEng uni~ per acre in ~e High Density Residential designat/on, xvhich corresponds to the R-3 Multiple Fa_mily Residential Distr./ct in the Zoning Code. Up tD 10 units per net acre are permitted in the Mobile home Park District. The Zoning Code standards in the residential zones e~tablish a front yard setback requirement of a range bet~'een 15 and 20 feet, the s/cie yard setback requirement is 5 feet for interior sictl~ yards and 10 feet for corner lots, and the rear yard setback reqmr,ment ranges between 5 and ,.~ fee~. CITY OF TUSTI~'V- PRELIMLYAJZY DRAFT TF_,C'HNICAL MEMORA.~'TDUM 53 HOUSING £LEMiENT DECEMBER 200.! Designation Low Densitx- Residential TABLE HTM-32 GENERAL PLAN RESIDENTIAL LAND USE CATEGORIES CITY OF TUSTIN Planning Commurd~' mD) Descrivtion De~ached single-£arn/Jy dwellings Effective Dwelling Unit per Acrea~ge 5.62 Low, medium, and high-densi.? residential developments. Densi~' Range 1-7 Medium .Multi-family dwellings including 15.0 8-15 Density duplex, condominiums, townhomes, Residential and apartment. High Density Multi-family dwellings including 2:.53 ~5-25 Residential duplex, condominiums, towrthornes, and apartments. Mobile Home Mobilehomes 6.31 '/-10 Park : ' See footnote. ~- Maxim. tm~ density Ln dwelling uru.'s per acre is prescribed by mchvidual P]a~--med Con~-nru',k~,- Documert~s. Effective dwelling units per acre/or low, medmrn, and high den.~tv residential are 4.49, I1.8, and 17.39, respectively. Source: C.i? of Tusiin...Lan.d Use E1 ,e~. e~t, 1994. According to the General Plan build-out table (Table LU-3) in the Land Use Element, a total of 29,623 dwelling units are anticipated ',,'itl~"t the City 'limits. The Depar~nent of Finance (DOF) reports 24,531 dwelling units have been constructed (as of January ~.999) withLn the Cit-),-. Affordabilih' can be detem'&~ed by pern-,itted densi~, of development According to ~e State Housing and Community Development De?ar.h-nent, affordabili~' standards are as follow: Very-Low income - minimum 25 u_nits per acre Low-Income- minimum of 18 units per acre Moderate income- minimum 8 units per acre The General Plan Land Use Element's policy plan provides goals for future land development within the CRT. These goals and policies are reflections of the direction and images the Cig, seeks for the future. The goals and policies include: CITY OF TUSTIN - PRELIMI.~:ARY DRAFT TECHA'ICAL MEMORANDUM 54 HOUSING ELEMENT DECEMBER 2001 Achieve balanced development; I, ]~nsure tha~"~om~at{'~' and complementary development OCCURS; I Revitalize dlder commercial, indus~ial, and residential development; Promote economic expansion and diversification; Coordinate development with the provision of adequate public facilities and services; S~rengther, the development character and mixture of uses in the Old Town/First Street area; and Promote an integrated business park character for the Pacific Center East area. Some suggest that low-income housing could be developed in the absence of land '-,se controls related to dev3i~-, it is true that the reduction or absenoe of land area requirements per housing units would result in lower land costs per unit, ff all factors were constant. However, an analvsls of develooment costs shows that the value of the ]and is related t~ its potential yield. For example, an acre of land that was authorized for four (4) dwelling units wig be priced at a lower value than an acre of land authorized for six (6) dwelling units. The same analog, holds for multi-family sites whereby the land costs are related directly ~o the potential yield in terrrus of unit densitY. In the absence of arbitrary densi~ standards of one and four acre lots, land use density controls are not accredited with being a constraint upon the development of low- and moderate-':ncome housing. Tustin has a high percentage of multi-family units where only 30.6% of the housing stock is devoted to single-family detached units ar.d 66.6% to attached and multi-family units. Current land use controls restrict development !n single-family residential zones to one dwelling unit on parcels less tlnan 10,000 square feet in the E4 zone and parcels less than 7,200 square feet in the R-1 zone. However, the Planned Community District has authorized residential subdivisions with single-family lots of less than 5,000 square feet, which has significantly increased density potential to approximately 8-13 units per acre. CiTY ..).~ TUSTIN PRELIMI:YAR¥ D RAPT T£CHNICAL blEMOP,_4NDUM HOUSLYG ELE.MiEI~ T D~CE_¥'IBER 2 00! Within the multi-family district (R-3), a 35 foot height limitation and maximum 65% lot coverage precludes fl~e development of high-rise housing projects. In the interest of protecting adjoining single-£ami!y lot owners, multi-famih, structures above 20 feet in height require a condit/onal use permit when the struct~ares are wit_h.in 150 feet of single-fam/ly residentially zoned lots. ¥~'%d/e these height lira/ts ma}' place some restrictions on housing development, these limits are designed to maintafl~ compatib/lit%.., of land use intensity and are commonly used bx' local gove,-Ta'nents as a development too! to further this ideal. Projects are also able to take advantage of the Planned Community District application process where special considerations are needed. Table HTM-33 is a summary of the City's residential zoning regulations. CITY OF TUSTIN - PRELIMI. N.,CRY DRAFT TECHArICAL MEMORA NDL,:[~' HOUSING ELF~MENT DECEMBER .200 II : i I Building Codes As required bv State law, the Cig, of Tustin has adopted the "1997 Uniform Builciing Code" and the "1997 Uniform Mechanical Code" published by the International Conference of Building Officials. Other codes adopted by, the City, include the 1997 Uniform Plumbing Code and the 2996 ~ectrical Code. W'hile the codes are intended to protect the public fr~m unsafe conditions they result in an increase in the cost of housing in various ways. The codes establish specifications for bdilding materials a~nd incorporate seismic safety standards that add tO construction costs. : The technical details of consi:mction, requirements for state licensed contractors to perfomm the work, plan check, permit processing and field inspections all:contribute to the increased cost of housing. In general, in states and counties where building codes have not been adopted, the cost of housing is less than comparable housing costs in California. Where hidividuals are permitted to consL'-uct shelter to their own specifications and within the limits of their individual construction skills, there will be a much greater proportion of low- income housh~g available than in t!~ose areas which adopt and enforce uniform building codes. It is noted, however, in these areas that have not adopted and enforced building codes, the low-cost housing has resulte~l in the creation of undesirable conditions ti,at threaten the heal~ and safe .fy of the residents. Unquestionably, building codes are a governmental constraint to the conslx-uction of low-income housing. The question to be resolved is the cot~icting values between health and safety and low-cost shelter. In 1988, the Ciw of Tustin adopted the State Historic Code as required by State law. The State Historic Code requires relaxation ef Uniform Building COde requirements for histor,.'c structures. This wil'. reduce rehabilitation costs and may encourage rehabilitation of housing units whicI~ have historic value and preserve much needed housing units in the Old Town Area. Site Improvements: The restricted and limited ability to tax properta.: in an amount equal to the cost of services and public imvrovements has sbJ£ted site improvement costs 'to the developer who passes them on to the housing cowumer. The philosophy is expressed that no new development should impose a ~ancial liability upon the existing CH'}: OF 7'UST~.r- PRELIMI.VARY DRAFT TECHNICAL MEMOi~.:¥DO-M 59 HOUSING EL£~VIE:¥T DBCEMBER ~ OOl community residents. The voters have expressed this com, iction t~hrough the adoption of growth control measures and Proposition 13. An increased awareness of environmental amenities creates a public demand for improvements of not on_Iv the building site but of the surrounding environment which consists of drainage channels, landscaped parkways, arterial roads to serve the area, recreation facilities, preservaton of open space, school facilities, and recreation amenities, all of which add to the cost of housing. Site development standards and requirements in the Ci~, of l'ustin include clearing and grading the land; dedication and imvrovement of public right-of-way to include paving, curbs and gutters, sidewalks, drainage, street trees, streetlights and fire hydrants. On- site improvements include the under grounding of cable TV, water, sewer, gas, telephone and electric utilities. Subdivisions and mull:i- famflv developments are required to provide landscaping, drainage, perimeter wails, covered parking, landscaping, irrigation systems, and to submit materials and project design for review to assure architectural compatibili~'. Multi-family structures of 20 units or more are required to provide housing and parking accommodations for the disabled pursuant to State law. The review process is used to facilitate the land use and develovment compatibili~: objectives of the Ctt~' and provide develovers the opportunity to explore proiect alternatives, which could decrease development costs in the long run by avoidkng costly mistakes. In ~e development of subdivisions, the developer is required to dedicate and improve roadwavs to serve the area; to provide or improve area drainage channels; to extend water, sewer and other ut-iiities to the site; to dedicate land or pay in-lieu fees for parks and open space for private use ]n multiple-family projects; and to dedicate land or pa)' in-lieu fees for public facilities such as sdhoois and fire stat-ions. Developers are allowed to construct private streets or to modify street standards to reduce construction costs, and th':s encourages amd will encourage affordabfli~: of housing units in East Tustin and MCAS Tustin. Installation of private streets or on-site improvements may be authorized in other areas to encourage affordable development. An additional cost of site development results from the installaL4on of noise attenuation devices and materials as required by State law. Perimeter walls and/or berrns are required for subdivisions to reduce the noise levels from external surface sources such as rail.roads, freeways and arterial highways for sites ti~at are located within 65 dB (CNEL) Noise Levels. Some o£ CITY OF TUSTI.¥- PRELIMI. VARY DRAFT TECHIVICAL MEMOt~4NDUM 6O HOUSI. rVG ELEME~¥T D~CEMBER .2001 these costs can be t~ti~ced by~tl~e use of housing set-aside funds in City Redevelopmen~ areas anti special State and Federal grant funds to produce Iow- anc~moderate-income housing units. Significant public facilities will be needed to accommodate the proposed housing development at MCAS Tustin. According to the MCAS Tustin Reuse Plan/Specific Plan, water, sewer, storm drainage, electrical?natural gas, and +.elephone and cable backbone systems that serve ~ture housing sites will need to be constructed. All housing sites w~ also have to pay the~ proportionate share for new backbone utilities, roads, and traffic improvements required in conjunction with dk. velopment of tb.e MCAS /ustin site and as mitigation for thd' adopted Final Joint Envirorumental Impact Statement/Enviroru~ental Impact Report for the Disposal and Reuse of MCAS-Tustin. The constraints upc~ the construction of Iow-income housing due to the cost of site imp%rovements are a question of values. Is 'ahere a justification for infrastructure improvements and environmental control requirements that create communi~.' amenities beyond the bare minimum nec~sary, to protect the basic health, safety, and general welfare? Housing could be developed without the necessim' of paved streets, but neither HUD nor private financial institutions would finance such developments. Additionally, Federal and regional air quality standards would preclude such developments. It is contended that equity requires new developments to pa}' the cost of site improvements in direct proportion to the benefits received; however, ~hey should not be required to bear all of the cost of new communi~,-wide facilities. If it is acknowledged that new developments should pa}, the costs of site improvements, the challenge is one of reducing these costs through more cost-effec~ve site planning or use of housing set-aside funds for those projects within redevelopment areas, or special State and Federal grant funds. Fees and Exactions Bv law, the Cit-~"s building and development fees are restricted to the costs of performing the sen, ices. "i-.ne building and plan_ning fee schedules of the City of Tustin were last revised in 1999. These fees still re'..nain considerably below those of surrounding communiti es Ln the Count-v. The C~"s fee schedule is provided in Table HTM-34, which illustrates the fees and exactions fi~at may be assessed to a CITY OF TUSTIN- PRE, LIMI~\:At~Y DRA~l' T£CI-t~¥ICA_L MF. MORANDUM 61 HOUSING ELEMIIENT DECEMBER 2 O01 residential building development project in comparison to other nearby communities. These fees mav be waived by the City Council for proiects where extraordinary benefits are derived such as low- income housing projects, but are t}.,pically required to offset Cit3.' expenses. As noted, fees are substantially lower than those charged by other cities and the Count3,' of Orange. The fee schedule adovted by the Cit~' of Tusfir, has a minimal impact upon the cost of housing wit_kin the Cia'. The argument can be made that the cost of inspecting and serving new developments exceeds the fees and revenues that are exacted for these developments. This is justified as a public service to protect the public health, safet},, and welfare of the future inhabitants and is partially borne by the general revenues of the CilT. Additional revenue sources are increasingly Lmportant since the passing of Proposition 13. Recog~xizing that housing for the e]deriy and low-~come families is a commurdt}., objective, the park land dedication ordinance provides the option to file Council to waive these fees for qualifying projects. The CitT might also consider exploring fast-tracking (preferential scheduling) or fee waivers for critical projects such as those providing affordable housing or housing which addresses special housing needs. CITY OF TO'STr,¥- PRELIMLYAI~Y D P..AFT TECHNICAL MEMOtL4?(DU'M HOUSING ELEMEA'T DECF_,MBEt~ ~001 ~ TABL£ I-rrM-34 COMPARATIV~DEVELOPMENT FEE SUMMARY ~ Fee Charges Planning Fees I T,~ [ ~ Anaheim Costa Mesa Environmental Initial Detem~ination ! $95 $430 N'..' A Negative Declara~on I 5125 N/A $295 EIR Processmg-minor $2,500 EIR Process~g-maior 54,000 Plannin§ General Plan Amendment $985 Zone Change ' $950, Tentaffve Trac: Map i 51,205 I Desip. n Review I 5985 Planned Deveiooment Review N,' A Conditional Use Permits and N/A Varim'.ces Engineering & Subdivision FL-'~i Tract .V. ap 643/' unit Sewer Plan Chezk . $32,"unit Water :alan C2~eck I 5106."m~ Sto:'mdram Plan Check i $296.91 Street Plan Check S296.91 Surface Drainage Finn Check Grading Plan Check ~ N:.'A N/A Capital Facilities & Connections Water (fixture ,a~ts~ 6400,; un] Sewer (fix~re umirs} 5600 / Samtat'ior. District .~mnex N ," A Drain:age (one time fee to preperwi 'l'ransporta,~on Corridor S3,8~i- SZ~,.5-Z SiFnal Assessment N; A Park Fadh'iies Fair Mm of land School Pacihties 55,125/u ?usiin, Santa Aha, and Irvine (52.05/a Unified School ,District Orange Cotm~' Sanita~on D,,strict ) $2,165/~ : Comparative f~s based on hypo~etica110 dwelling u.m'.s per acre. "Oflxer fees" ,.'ar).' cot 5om'ce: C;9' of TusrL.~ 1999; Buffing Indusb3 l]~5/hr time and materials Consultant cost SZI fi3 der - - 10% h~urN' rate $2,350 + S25/at ~5/rmit S2,1~ der - after 1,t acre hourk' rate $940 ~- $24/ac S23/unit 5885 -SIC;az after !r. acre $785 + S27/iot S',3/uv.'.t 51,i02 - $25/ac I N/A N/A S280 [ .N/A $48 i ..mit N/A I!~50 - $75/code waiver · ~..711 a cI'e (>5/acres) $380 + S96/hr N.,/ A Provided by S54-Sl12."hr Ceu.m',? I S3~o,, ac - N/A 554-5112. hr [ $50/'hr [ $64,'hr , N.'A !_$5.1-$112,'hr nit ] $96/hr , $100-$215./ unit i S54-S112.."hr nit ; ~.-t/hr i S54-5!12."hr iN/A N,,'A N/A I $754,,'ac- ' $50/hr N./A $-.54-$! 12/hr $663./unit N 'A 5!50: unit $2,360/unit I S3.000/~mit 57'5 iut~i~ $582/up. it N./A N ," A $984/' up. it $1,000/acre S650-~ ,637 me A 52,725,..'umt 52,626/unit $2,313/',a~Jt $88/unit N ,'A N .' A __ et Value 54,316.83.,'tm. it S5,481.72/ u.nit $Z310 tit S7,¢12/uni t ~ ,600...: ..mi: 65,', 25 / u ntt Ut N/A N/A N,'A i s~bdiv~sion of 50 detached units at perrtjtted density of 5 iderably by iurisdiction and are no: included in fi:;s av.a!ysis Association, 1999 Land Development Fee Su_~'ev £er .Z'ran[~e, .C c_,"a n_~, 1999. CITY OF TUSTIfV' - PRELIML.'~L4J Y DRAFT TECHALrCAL .,¥IEMORA.~ Db'bi 63 HOUSING ELEMIENT DECEMBER 2.001 Processing a_nd Permit Procedures The City recognizes that the myriad of agencies and permit approvals required for a development resul~ in a time-consuming and expensh, e process. It is documented that the value of land will double when all necessary permits have been obtained for a construction pr~ect. State law establishes maximum time limits for project approva!s and Ci~, policies provide for tlne mivimum processing time necessam' to comply with legal requirements and review procedures. A standard chart is provided wi~n ever), design review application that outlines the procedures and requirements for project approvals. "/l~e Community Development Department serves as the coordinating agency, to process development applications for the approval of other in-house devartments such as Fire, Police, Public Works/Engineering, and Parks and Recrea~on. These departments work together to simultaneously review projects to ensure a ~melv response to developers and act as the Cit?s Design Review Committee. Pre-application conferences with the Commurd~: Development Department provide the developer vci~ flzforrrmtion related to standards and requirements applicable to the project. For the more complicated development projects in the Special Management Areas, Specific Plans provide a standard Desibm Review Process. Application packages are provided to developers and include the processing chart and copies of pert-h~ent information such as street improvement construct,.'on standards, subdivision and landscape requirements that aid developers in the preparation of their plans. Ali projects are processed through' plan review in the order of submission. Recognizing that profit margins are reduced and risks are increased by processing delays, the Ci~, has assigned priori~.' to plan review and permit issuance for low-income housing projects. Additionally, contracts for plan check services provide additional staff to process projects in a timely fashion. If a complete application is submitted, pla_ns are simultaneously reviewed by ali Design Review Committee members and plan checking departments rather than one agency reviewing plans at a time. This process also pro- rides for a "one-stop'" processing system which is required by State law in an effort to aid the development process, reduce confusion and minimize development costs. Additional]y, for projects of significant bm:efit to ti~e iow-income cormnunity, such costs can be CITY OF TUSIZ¥- PRELBfI:%:4!~ Y D ~ ~FT TBCHKICAL MEMO RA:¥' D L%%I 64 HOUSING ELE,~VIENT DECEMBER 2001 waived by the City funds can further projects. Workload Anotlner goverrumm of staff time availab workload is determ housing), a shortage conditions which ~ development project MARKET CONSTRAINTS The avaiiabi!it}' of within the market p~ The non-governn~ improvement or de~ to low- and moder the option of selec preferences. Since e views and beach ~ income families gra~ provision for housi~ emphasized in the attached and deta, higher-income houm as apartments and ct Iow- and moderate-i A potentially sib.-mifi. bet~'een the cost to the buyer. In Orang is high, the price of' build the unit. Tner~ other governmental cost of housing rathe Financing Interest rates can hi financing is variabh CITY OF TU.~'I'IN- PRELIMIA'AR7 DtL4FT TECHNICAL LiEMORA:¥. Council or the use of redevelopment set-aside ~uce or eliminate these costs for low-income ~' ' "' -~"F' fl constraint is the number of staff and amount for processing development projects. Since the ~ed by outside forces (economy and market for of staff time may occur during strong economic ,uld lead to increased processing time for housing is affected by. the interre]ationships ~ce of p:ice, income of buyer, and interest rates. ntal constraints upon the maintenance, .qopment of housing in the City relate vrirpmrih' te-income families. High-income families have lng housing accommodations that meet their ~virom'nental amenities such as hillsides with ccess attract high-value developments, high- :tare to the foothills and beach communi2es. The g opportuni~- to all income segments is further asr Tustin development whereby single-family md homes are proposed for moderate- and holds. Additionally, mu.lti-family projects such ndominiums in East Tustin are provided for the lcome groups. mt constraint on housing prices is the difference )nstruct units versus the actual price charged to Count):, where the market demand for heusing mits does not necessarily correlate to the cost to fore, regardless of the decrease in 1and use and :ontrols, the external market ~'pically drives the than the cost of construction driving the price. 'e an impact on housing costs. Some mortgage rate, whicF, offers an initial lower interest rate HOUSLYG ELE.¥~EIVT DECEMBER 2 O0 ! than fixed financing. The ability of lending institutions to raise rates to adjust for inflation will cause existing households to overextend themselves financially, and create situations where high financing costs constrain the housing market. A_n additional obstacle for the first-~me homebuver is the minLmum do,~m-payment requked by lending institutions. Even if Tustin homebuvers are able to prov,~de a 3 percent down- payment and obtain an 8.5 percent 30-year loan (loan rate for FHA or VA guaranteed loans/or June 2000), monthly mortgage payments on median priced single-family detached homes in the Ci~, place such homes out of ~e reach of moderate and iower-Lncome households in t_he City. At a 8.5 percent interest rate, monthly mortgage payments on median priced condominiums and towrd~ouses can place sudn urdts out of reach of Tustin's low and yep' low income households (see Tables tTI'M-23 and HTM-25). The greatest impediment to homeownership, however, is credit worthiness. According to the Federal Housing Authori~', lenders consider a person's debt-to-income ratio, cash ax'affable for downpayment, a~d credit h,~story, when determining a maximum loan amount. Many financial institutions are willing to significantiy decrease downpayment requirements and increase loan a~.-aou_nts to persons with good credit rating. Persons with poor credit ratings may be forced to accept a higher interest rate or a loan amount insufficient to purchase a house. Poor credit rating can be especially damaging to iower-income residents, who have fewer financial resources with which to qualify for a loan. ]'he FHA is generally more flexible than conventional lenders in its qualifying guidelines and allows many residents to re-establish a good credit history. Under the Home Mortgage Disclosure Act (HMDA), iend,.'ng instit-utions are required to report lending activin' by census tract. Anah'sis of available HMDA reports does not indicate documented cases of underserved lower income cerrsus tracts in the Ci~'. Profit, Marketing and Overhead Developer profits generally comprise 8 to 12°.,8 of the selling price of single-family homes and slightly lower for condominiums. However, in certain areas such as East Tustin where market demand is high in CITY OF TU-~T/~~- PRELIMh¥'ARY DRAFT TECH.¥ICAL MEMOP..ANDLSV~ HOUSING ELE.¥JE.NT DECEMBER .200 comparison to the available housing supply, developers are able to command higher prices and realize greater margins of profit. i~t i .. ~ ' Rising marketing and overhead costs have contributed to the rising costs of housing. Inflation has svurred much of the increase in marketing and overhead. Intense competition among developers has necessitated more advertising, more glamorous model homes and more expensive marketing strategies to attract buyers. The factor having the greatest impact on the price of land is location. To a lesser degree, the price of land is governed by supply, demand, yield, availabflit?', cost of the infrastructure, and the readiness for development as related to governmental permits. Withh~ the developed h-dill areas of the Ci~,, there is a scarcity' of land available for residential development. The supply of land is largely limited to th~ East Tusiin Specific Plan area. Land zoned for commercial or indus~al development is not appropriate for residential development. The development of additional housing accommodatiov, s within the urbanized area will require the demolition and/or redevelopment of existing structures, since there are very few vacant lots remaining. Based upon recent cost information about new development projects in East Tustinl !and costs are approximately S18 per gross souare foot for single-family zoned propert%' and S28 per square foot for land zoned for high-densi~- (i.e., R-3) deve]ovment (Source: The lrvine Company). The unavailabilit),' of land within the developed areas of the Cig' and the price of land on the fringes are constraints adding to the cost of housing and pric~g housing out of the reach of io~¥- and moderate- income families. Cost of Construction One important market-related factor in the act2aI cost for new housing is construction costs. These costs are influenced by many factors such as t.b.e cost of labor, building materials, and site preparation. The 1998 Intemational Conference of Building Officials (ICBO) estimates that the cost of residential wood frame construcfio~~, averages S61.10 per square foot and reaches as high as 583.90 per square foot. Therefor, the costs attributed to construction alone for a CITY OF TUSTL¥- PR. ELiMI.¥ARY DRAFT TECHNICAL MEMORANDETM HOUSFArG EL~M~ENT DECEMBER 2 O01 typical 2,200 square foot, wood frame home would be at minimum 5134,420. CITY OF TUSTIN- PRELIMINARY DRAFT TECHI~'ICAL MEMORAiYDO~'~f HOUSLYG ELEMENT DECEMBER 2001 This page intentionalI~ left blank. CITY OF TUSTL~'- PRELIMI~AR~' DRAFT TECHNICA,. MEMOI~4NDtJM 69 HOUSING ELEMI. ENT D~CEMBF. R .2 001 ENERGY CONSERVATION As the price of power continues to rise, households have through necessity been devoting more of the household income to energy cost. This condition has ~urther eroded the affordabfliS' of housing. No relief is in sight, as one representative from Southern California Edison reinforced in a recent news arfic/e: "higher rates are necessary to assure reliable supplies of electricit~~ in the years ahead.:' There are energ? conservation measures the Ci~, of Tustin can promote and others that are mandated by State laws. The Sta~e of California has adopted ener~? conservation standards for residential building in Title 25 of the California Administrative Code. Title 25 applies to new residential col~struction or an addition to an existing housing unit. Active solar systems for water heating can be encouraged but they are still rather expensive and can onh' be used as a back-up to an electric or gas system. They are cost efficient in the long run but pose a shore-term impact to affordable housing. CITY OF TUSTIN - PRELIM!'\:4N Y Dt~4FT TECH~¥ICAL MEMORANDO'M 7O HOUSING DECEMBER ~00 This page intentionally le/t blank. CITY OF TUSTIN- PRELIML%i~R DRAFT T~CHNICAL MEMO~4N, )UM 71 HOUSING ELE.~I.i~NT DECEMBER 2 O01 SUMMARY OF PREVIOUS HOUSING ELEMENT PROGRAMS To develop appropriate programs to address the housing issues identified in fi'ds Housing Element Update, the City of Tustin has reviewed the housing programs adopted as part of its 1989 and 1994 Housing Elements, and evaluated the effectiveness of these prograrv~s in delivering housing sen,ices. By reviewing the progress in implementation of the adopted programs, the effectiveness of the last element, and the continued appropriateness of these identified programs, a comprehensive housing program st-ate~' has been developed. The following section reviews the progress in implementation of the programs, the effectiveness of the 1989 Element to date, and the continued appropriateness of the identified programs. The results of the analvsis provided the basis for developing the comprehensive housing program strate~' for the future planning period, as well as goals for the planning period iv, progress. PROGRESS IN IMPLEMENTING THE 1989 GOALS AND OBJECTIVES Table HTM-35 presents a comparison of the quantified objec~ves of the previous element and actual achievements since 1989. TabJe HTM-35 contains a list of projects by prog-ram area during the 1989- 2000 period. Tables HTM-36 and HTM-37 summarize the performance of the 1989 Element's goals and objec~ves. The t-irne period covered in this analysis is July 1989 to June 30, 199a_, July 1994 to December -1997, and January 1998 to January 1, 2000. CITY OF TUSTIN- PRELIML'~L4RY Dt~4FT TECHNICAL M£MOP..A~\:DL;M HOUSING ELEMENT DECEMBER ~001 SUMMARY TABLE ~.. Income Group \'erv-Low Lol%' P~ New Co~ Goad TABLE HTM-35 FECT. IVI~ESS OF HOUSING ELEMENT OGRAMS: 1989-2000 ~ruction Actual 10 [ 713 [ 1,548 2,194 715 [ 556 Rehab/Preserv ation Housing Assistance Goal~ ! Actual GoaP- ! Actual Moderate 2,081 : 1,049 : 31 Above Moderate 1,409 ' 80 [ - Tota! 5.010 5,694 : 'Although goals were not allocated percentages .'o f-zJ fi! .~"Z2qA cblectiva Source: 'Fr.e Ci~' of Tustin. Haus~ 1040 i 4287 i 201 ' 2,135 specific income group, the City attemvted to u~ze R?YNA ement, !997; Effectiveness o£ Housin~ Eiement Pro?ams, 2.000. I REVIEqA: OF PAST PERFORMANCE State lax,' establi_she updates. In complia Element was updat~ compliance with Sta' the Ci~' of Tustin i, and the Housing Eb MCAS Reuse Plan ax Elements, as well a~ amendments were at Review of Past Hott ~ a five-year cycle regulating housing element ace with the ~CAG cycle, the Tustin Housing d in 1989 at which time it was found to be in .e law, and was updated again in 1994. In 1997, titiated a comprehensive General Plan update, .anent was again updated to accommodate the ,d to ensure consistency wit.h other General Plan to address recent changes in State law. These [opted on January 16, 2001. ing Element Objectives I The 1989 SCAG Regional Housing Allocation Model indicated a new construction need in[Tustin by 1994 of 2,085 units, of which 390 units were for very iow i~come households, 488 for low income, 484 for moderate income anal 724 upper income. The following disc effectiveness and Objec~ves. CITY OF' TUSTI2¥' - PRELIMINAR DIL4.FT TECHNICAL MEMORAN xssion is a brief highlight of the progress, ?propriateness of the past Housing Element HOUSING ELE:V~ENT DECEMBER 2001 I -- ~ '7. ~ ~, . ~. ~ -- ~ ~' . ,-- ~ ..~ ~ ~..~ ~ ~,-- .. ~ ~ ~ ~ ~ ~ ~.:-~ . ~ ~ ~ -- · --~ CC. ~ ~. ~ ~ ~ ,--. ~ .f,~ I,--~- ~'-- ~, - .-~ ~ ~ ~ " ~ ~ -- .~ :~- ~ ~ ~ ~ ~ ~ ~ ........... ---~ . tl- TABLE HTM 37 PROGRESS TOWARDS OBJECTIVES 1989 - 2000 CITY OF TUSTIN Unit T~vpe/Descri~tion I' QuantifiedI [ · O, biec~ives : Accom, plishments~-, Ver?, Log, . ,Low NEW CONSTRUCTION [ Moderate . Upper i Adequate Sites 5,0~0 ' 5,546 2,1~7 2,074 1,285 Granny Flats I 0 ' 3 2 1 New O~'ner '-lousing Re?la,"ement Hous,ng 145 S 8 6 ~ 124 Subtotal 5,010 5,694 10 2,194 -" 051 1,409 REHABILITATION Ho~:smg for ~ne Disabled (re~ofit) 25 41 22 20 Code \.'ialafions 4 Rental RehabJEtahon Loans/Grants 80 N':ulV2-Fa:rily Azq-~isition/'Rehab., 20 64 2 4 5 5 ' 50 Coy. version Id. ousing ~ehabilitatcien (SL".gle Fan'A~y) 83 Subtotal 100 3,766 I 537 328 1,021 ] 50 PRESER\:AT1 ON East Tustir. Affordable Housing 10'3L 174 52 1Z3 _Pro.~r~m 500M i , Orange Gardens 160. 150 16 134 .&ffordabie Sen~or '-d o-,s~ g 20i 112: 122 Sai:ier Board & Care Cu]tural Resources 25; 58 ! 2S 30 Tu_~t,n Gardens 10/0 ~ 1'30 4- Subtotal 925 ' 513 168 387 ' 25 30 FIN ANCIAL ASSISTANCE 1': %me Homebuver Dowr. Payment 50 8 i Assis~a.nce Loans . ,Mortgage Credit Cer~ficales 14 24" 48 10 Sec!ion 8 Rental Voucher .4ssismnce I 0 1 4] 0,. 1,43 '.) Shin-ed Housing Refe. rra!s 23 Deed Restrictions 100 · 538 I'08 4~5 I ~5 ?-".,~meless Housing Partnersh.;p Prof.,'am Em,_'r gen~' Shelter 16 16 :6 Subtotal 201 2,135 1,548 556 31 OTHER Lot Ccnso'd. dation 25 0 N/A N/A N:'A i N., A Ylcxibii~? ir. ?lousing Desi~ 3,642 N/A N/A N..'A ~ N...'A Tenan: Protecfio~ 20 3,791 N.'A N/A N."A ' :',."/A CFI'Y OF TUSTIN - PRF_.LIMINARY DtL4FT GENEIL4L PLAN AMENDMENT 94 HOUSING ELE?vIEAT DECEMBER ~o001 TABLE. PROGRESS TOWARDSi CITY el Unit T~v]>e/Descril>tion Fermi: Processing F..ner g-:' Cortservation Annua~ Reports 5 Fee Waivers : Quantified ! Olo}ectives i Acco: 500 All Requests Subtotal N/A Total 6,236 RHNA (1989~ 2,085 x Number of Urdts. 2 Laguna Garde:xs. '~ Shea Homes (.-' usian Grow:s). ~ Represents code inspections; 1 !udgement lien. 5 A goal cf 80 units was es-ab~ished for ail reh, abil/ta tion and activi '['herefore, Lite 80 units 'is only reflected in the quantified o~ecbve t Sources: (:) -2ffectnv~-~n. ess of Hm:sL'~g Programs 1989 - 2000, Ci~, q and South U. mtn-al Redevelovment Proiect Areas for Fiscal Years 2(] CF£Y OF TUSTIN - PRELIMI.,~54RY DRAb"3' GENERAL PLAN AME:¥D; HTM 37 DBIECTIV~ES 1989 - 2000 ~plishments Ve~' Low i Low 2 ' N.'A N,,'A 26 ', N/A N.'A .~'/A I 2,263 3,465 '1 I Moderate ! Upper N.,"A i ×/A N,"A i N,,'A N .' A N.'" A N:'A 3,161 1,489 484 724 es, inclusive of ~ingle ~'amily and multi-£a:nfiv rehabihtabon. ~al one time. Tuscan; (2) Five Year imvlementation Plan/or fine Town Center 0 - 2~01 to 200t - 2~5 ~NT 95 ~ HOUSING ELEA(E2¥T DECEMBER 2 O01 APPENDIX A AFFORDABILITY GAP ANALYSIS CITY OF TUS£IN- PRELI:Vd:YARY DRAFT GENERAL PLAN AMEKDMEA:T 96 HOUS~¥G ELEA/IEA'F DECEMBER ~00 i This page intentionally left blank. CITY OF TUSTL¥- PRE£IMI:'VARY D~-I~":'T OE,~]Et%4L PLATY AMENDME1VT 9 7 HOUSI.¥G ELEMIENT DECEMBER .,~ 001 I Z APPENDIX B REFERENCES CITY OF TUSTIN - PRIZLIMINAR Y DRAFT TECHNIC.~d_, MEMORANDUM 1 O0 ItOUSI.~'G ELE.%/~E_.¥T NDECEMBER.200 2 This page intentionally left blank C£I'Y OF TUSTIA' - PREMMINAR¥ DP. AFl' TECHNICAL ME;¥IO~NE rM 101 HOUSING EL~¥IENT' NDECEMBER2 0 01 REFERENCES Documents 1. Ci~' of Tustin Comprehensive Housing .adfordabilitv Skrate~', February 2000. 2. 1990 Census Report. U.S. Department of Cormmerce, Bureau of the Census. 3. California State Department of Finance, 1990, 1999. Demographic Profile and Survey of Homeless Persons Seeking Services in Orange County. The Research Committee of the Ora,v. ge County Homeless Issues Task Force, 1999. 5. Southern California Association of Governments, Regional Housing Needs Assessment, 1999. 6. Ci~~ of Tustin, Zoning Code. 7. City of Tustirb General Plan, as amended Januaq.' 16, 2001. 8. Williams-Kuebelbeck & Associates, Old Town Marke.~ Analysis, October 1991. Second Five-Year Implementation Plan for The Town Center and South Central Redevelopment Project Areas (FY 2000-01 to 2004-2005), Tustin Comrnuni~, Redevelovment Agency, January 2000. 9. Comprehensive Housing Affordabilitv Stratel~' for Fiscal Years 2000-2001 to 2009-2010, Tustin Commurdty Redevelopment Agency, February, 2000. 10. Final Environmental Impact Statement/Enviromment~l Impact Report (ELS/EIR) for ate Disposal and Reuse of MCAS-Tustin (Progra. m EIS/' EIR/or MCAS-Tustin), January 16, 200!. 11. City Council Staff Report, January 16, 2001. 12. Response to Comments, Final Volume 2 and 3 of Final Environmental Impact Statement/Enviromnental Impact Report (EIS/EIR) for the Disposal and Reuse of MCAS-Tusfin. 13. Marine Corps Air Station (MCAS) TusEn Specific Plan/' Reuse Plan, October 1996 and September 1998 Amendments. CITY OF TUSTL¥ - PRELIMiNARY DP..AFT TECHNICAL MEMORANDUM 102 HOUSINO ELE.k'IENT NDECF_,MBF_,R2001 14. _.'Masterplan Marine Corps A 15. State of California, Departrn B. Persons and Organizations Mary Ann Barajas, Manager Christian Temporary ShelteI (714) 771-2969 Barbara Bishop, RecepHonisl Aldergates (714) 544-3653 o Kathy Novak The Sheepfold She]teL Tust~ (714) 669-9569 4. Susan Oakson, Executive Di.r Orange County Homeless ts.~ Christk~e A. Shingleton, Assi Tustin CornmunitT Redevelo (714) 573-3107 Elizabeth A. Binsack, Comm~ Commurdt~' Development D~ (714) 573-3031 Lois E. feffrey 701 S. Parker St., Suite 8000 Orange, CA 92868-4760 (71.4) 558-7000 Jim Draughon, RedevelopmE Tustin Cornmurdtv Redevelc (714) 573-3121 G justina Willkom, Associate P Con,tauntS' Development D {1714) 573-3174 CITY OF TUSTIN - PRELIMINARY DRAFF TECHNICAL MEM'ORA.,YD; Station Tustin, DON 1989. .~t ofHC. l~,.Web-site. /ustin .~ctor ~es Task Force ~tant City Manager )ment Agency niW Development Director )artment, Tustin Program Manager vment Agency unner ~artment, Tustin IM 1 03 HOUSING ELEMIEKT NDECEMBER2 001 10. Grace Schuth, Receptionist Tustin Presbyterian Church (714) 544-7070 11. Officer G. Vallevienie Tustin Police Department (714) 573-3200 12. Jean Williams, Receptionist St. Cecil/ds Church (714) 544-3131 CITY OF TUSTI.¥- PRF_,LIMI.¥ARY DRAFT TECHIVICAL MEMORANDUM .104 HO USLYG F_,LEMIE.¥T :¥DF-,CEMBER2 001 A MAJOR EM CITY O? TUSTI~~- PRELIMINA_NY DRAFT TECHNICAL ME, MOP~4NDi ?PENDIX C ?LOYERS IN TUSTIN 105 HOUSING ELE~VI£NT A:DECBMBER2 O01 This page intentionally left blank. CITY OF TUSTIN- P. NELIMIZrAI~Y DRAFT TF. CH~¥ICAL MEMORANDUM ! 05 HOL"'..%INO ELE;VIEA'T .'¥DBCEMBE. t'~.2001 LIST OF MAJOR' Company/Addressffelep! Steelcase Inc - (~4) 259-8000 ! 123 Warner Avenue - Tustin 92780 Ricoh Electronics, Inc. (714) 259-1220 1100 Valencia Avenue - Tustin, 92780 Sun Healt~h Care Group - (714) 5~-~. ! '!-!'. 2742 Dow Avenue - Tustin 92780 Texas Instruments - (714) 573-6000 14351 Mvford Road - Tustin 92780 Silicon Systems - (714) 731-7110 14351 Mvford Road - Tustin 92780 MacPherson Enterprises - (714) 832-330 2 Auto Center Drive - Tustin 92782 Pargain Technology - (714) 832-9922 14402 Franklin Avenue - Tustin 92780 Cherokee international - (714) 598-2000 2841 Dow - Tustin 92780 Toshiba America Medical Systems - (71. 2441 Michelle - Tustin 92780 Crazy Shir~ - (714) 832-5883 2911 Dow Avenue - Tustin 92780 Printrak International - (714) 238-2000 1250 N. Tustin - Tustin 92780 Revere Transducers - (714) 731-1234_ 14192 Franklin Avenue - Tustin 92780 Tustin Hospital - (714) 669-5883 14662 Newport Boulevard -Tustin 9278 Pacific Bell Mobile Services - (714) 734-7 2521 Michel!e Drive ?.a Floor - Tustin 9~ 5MPLOYERS IN TUSTIN, CA ~one No. Emp. I' ~ ;, : 730-5000 Product/Service Office Furniture 1,038 Manufacturer 985 Healthcare 560 Semiconductors 550 Lntegrated Circuits 540 Auto Dealerships 500 Telecommunications 330 Power Supplies ½00 780 3OO 245 2O4 200 200 Distributor, Medical Equipment Apparel Fingerprfl~ting Systems Manufactu ret Hospital 2OO 'relecommunica t-ions Fireman's Fund Insurance - (714) 669-09ll 190 Insurance 17542 17~: Street - Tustin 92780 Safeguard Business Systems - (714) 730-1t112 ~ 75 Accounting Services 14661 Fra.nklin - Tustin 92780 Dynachem electronic Materia~ - (714) ~04200 135 Chemicals 2631 Michelle Drive - Tusfin 92780 \.'italcom h~c. - (714) 546-0147 130 .Medical computer 15222 Del Arno Avenue - Tustin 92780 Networks Smarfflex Systems Inc. - (714) 838-8737 127 Electronic 14312 Franklin Avenue - Tustin 92780 Assemblies 125 Du_nca2~ electronics - (714) 258-7500 15771 Red Hill - Tustin 92780 Quality Systems - (714) 73!-7171 17822 E. 17m Street, Suite 210 - Tustin 92 information provided by the Tustin Cha 399 E1 Camino Real - Tustin, CA 92780 113 '80 nber of Commerce, 1999. (714) 544-5341 Sensors Manufacturing_____ Medical/Dental Computer S.vsterns I07 HOUSIArG ELE.Mi£A~T _¥DBCEMBER2 0 01 Exhibit B of Resolution No. 02-09 Resolulion No. 00-90 Mitigation Monitoring and Reporting Pregram for Final Joint Environmental Impact Statement/Environmental Impact Report For the Disposal ~nd Reuse of MCAS Tustin SCSI No. 94071005 C~ty of Tustin 300 Centennial Way Tu~tin, CA 92780 Date Adopted byl, Tustin: December 18, 2000 This Mitigation Monitoring and Reporting Program has been prepared in accordance with thc requirements of thc California Environmental Quality Act (CEQA) Section 21081.6. Its purpose is to provide for accomplishment of mitigation measures required by the Final Environmental Impact Statement/£nvironmental Impact Report (EIS~IR) for the disposal and reuse of Marine Corps Air Station (MCAS) Tustin (State Clearinghouse Number 94071005), located in the City of Tustin and the City oflrvine, in the County of Orange (see Figure 1). The City of Tustin has adopted the mitigation measures included in thc Final EIS/EIR in order to mitigate or avoid significant impacts on the environment. Prior to approval of any discretionary approval in lrvine, lrvine will adopt the measures. This program has been designed to ensure compliance during project implementation. Mitigation measures and implementation measures identi fled in thc Final EIS/EIR for the disposal and reuse ofMCAS Tustin have been incorporated into a checklist. Each mitigation measure and implementation measure is listed separately on the checklist with appropriate spaces for monitoring the progress of implementation of each measure. Implementation measures are required where environmental impacts are less than significant, but to support proposed development within thc reuse plan area concurrent with demand, additional measures arc required. For these purposes, both implementation measures and mitigation measures are identi fi ed in this Mitigation Monitoring and Reporting Program, and are equally enforceable. The following information is identified for each measure listed in the checklist: Thc timing of implementation of the mitigation measure or implementation measure. The appropriate agency to enforce the mitigation measure or implementation measure. The mitigation measures and implementation measures in the table are listed by environmental impact area in the same order as they are listed in the Final EIS/EIR. Mitigation Monitoring and Reporting Program Management The disposal and reuse of MCAS Tustin is a long-term program that includes a number of mitigation measures. Some of these measures arc applicable at the individual development project level, and others arc applicable to the overall program or plan. In order to coordinate implementation of the Mitigation Monitoring and Reporting Program, a regular review of the prog'ress of the program is required. Annual Review of Mitigation Monitoring and Reporting Program The overall management of the Mitigation Monitoring and Reporting Program will be managed by thc City of Tustin, as applicable to the City's jurisdiction. The City will undertake an annual review of the Mitigation Monitoring and Reporting Program as applicable to Tustin and prepare a brief progress memorandum based on that review. The City of Irvine will prepare a similar EIS/EIR.[br the Disposal and Reuse of MCAS Tustin2 Mitigation Monitoring and Reporting Program Figure 1 - Reuse Plan Area (Figure ES-3 o,fthe FEIS/F_,IR) EIS,,'EIRJbr the Disposal and Reuse oJ'M('AS I'ustin 3 Mitigation Monitoring and Reporting Program memorandum. The memoranda from each City should be transmitted to each respective agency's City Council for acceptance after completkm. The reviewer, the Community Development Director or designee, will check each mitigation measure in the Mitigation Monitoring and Reporting Program to determine whether or not that implementation measure is complete. If the mitigation measure has been completed for the project, the reviewer should line through the mitigation measure on the form, initial and date the line indicating that the mitigation measure has been completed. For measures that require a report, program, or plan, thc reviewer should determine if that report, program, or plan is due based on the progress of implementing the program to date. If the report, program, or plan is timely, that fact should be reported in the review memorandum to the head of each agency. If no such program is necessary at this time, the memorandum should so state. For measures that are ongoing measures, the memorandum should report whether these measures are actively being pursued, and if not, what action is appropriate. If the measures are no longer appropriate or necessary because the environmental effect is no longer an issue, then that fact should be reported in the review memorandum, and the discontinuation of the mitigation measure recommended, if measures arc not being implemented adequately, recommendations should be made to il-nprove the application of the mitigation measure. For measures that apply at the project level, the memorandum should report whether or not such measures are being actively applied to individual projects. If the measures are no longer appropriate or necessary because the environmental effect is no longer an issue, then that fact should be reported in thc review memorandum, and thc discontinuation of thc mitigation measure recommended. measures are not being implemented adequately, recommendations should be made to improve the application o f the mitigation measure. Implementation of Program-Level Mitigtttion Measures Program-level mitigation measures are measures that do not apply to individual development projects, but which apply at thc overall program level. They are implemented through the regular actions of the City of Tustin Community Development Department, City of lrvine Community Development Department, or other applicable departments within both cities' discretionary project review. These measures are reviewed and monitored through the annual program review discussed above. Implementation of Project-Level Mitigation Measures Project-level mitigation measures arc monitored through the appropriate City's (Tustin or lrvine) planning review process and discretionary project review. When a development project within the Reuse Plan Area is submitted for planning review to each City, each respective planning reviewer will have a copy of the Mitigation Monitoring Checklist including all pages that contain measures applicable to that project. Before approving plans, thc planning reviewer will ensure that all mitigation measures arc incorporated into building plans, site plans, public improvements plans, etc. (i.e., those that arc not project-design mitigation measures). EIS/EIR.[br the Disposal and Reuse q/'M(?~S Tustin 4 Mitigation Monitoring and Reporting Program Project-Design Mitigation Measures A project-design mitigation measure is a measure that needs to be incorporated into the project design as part of any project approval; for axample, traffic improvements or exterior lighting plans. Such measures may be normally shown on the building plans, site plans, public improvement plans, specifications, or other project documents. The mitigation monitoring checklist will be used to check off' those mitigation measures required. If a mitigation measure is not shown on the appropriate plan sheets, plans will be sent back for incorporation of those mitigation measures or approved equivalents. Plans will not be approved until each mitigation measure is incorporated into the project design. After plans are approved, and before any component of design is approved as complete by the appropriate City in its inspection, the project proponents will submit proof that each mitigation measure shown on the plans has been installed or incorporated into thc constructed project. Verification of compliance will then be noted on the monitoring checklist and signed off, completing the process for this category of mitigation measure. The monitoring program for measures to be incorporated into project design is the same program that is currently used to verify compliance with applicable City codes in design and construction. No additional staffing is required, except that training may be appropriate to alert inspectors to the new requirements and thc use of the monitoring checklist. In case of some specific unique or unusual mitigation measures, it may be appropriate or necessary to contract with consultants for inspection or verification of mitigation measures. Construction Mitigation Measures Construction mitigation measures arc measures designed to reduce the impacts of construction, and in general arc required to be maintained in operation continually during construction. Monitoring will be verified by building, public works, or grading inspectors as appropriate during their regular visits to the sites during construction, and reported to the Public Works Director or designee. Reporting of compliance with mitigation measures should be required at least monthly, with reports of violations made immediately to thc appropriate department. Operational Mitigation Measures Operational mitigation measures are intended to verify thc implementation of mitigation measures that will continue after the project is occupied and in operation. These mitigation measures should be verified on an annual basis, and ifproblems are noted, reinspected on a more regular basis until the measure is operating effectively. Monitoring of such measures may bc certified by the applicax~ts/opcrators with yeti fication by tho applicable City. In that event, each applicable City shall exercise its independent judgement in verifying compliance. Mitigation Measures Versus Implementation Measures EIS,,EIR Jbr the Disposal anti Reuse of MCAS 7hstjn 5 Mitigation Monitoring and Reporting Program The Final EIS/EIR for the disposal and reuse ofMCAS Tustin identifies both mitigation measures and implementation measures. Implementation measures are to be required where environmental impacts are less than significant, but to support proposed development within the reuse plan area concurrent with demand, additional measures are roquired. For these purposes, both implementation measures and mitigation measures are identified in this Mitigation Monitoring and Reporting Program, and equally are enforceable. Availability of Mitigation Monitoring and Reporting Program The completed Mitigation Monitoring and Reporting Program checklist will be retained in each program and project file and will be available for public inspection on proper request. Monitoring Program Fees For major projects for which the mitigation-monitoring effort is substantial, it may be appropriate to charge mitigation monitoring fees to support the actual costs of project-level mitigation monitoring. In such cases, thc appropriate City will charge and collect from the project proponent a fee in thc amount of the anticipated actual cost to the City for monitoring all mitigation measures, including consultant services and costs of administration, for a project as described in this program. A deposit may be required by the City to be applied toward this fee, if established by City resolution or ordinance. Any unused portion of the deposit will be refunded. In the case ora project where the applicant will not be associated with the project after construction, the City will charge the anticipated cost of operation of thc Mitigation Monitoring and Reporting Program for an appropriate period in advance. Sanctions/Penalties The applicable City may levy sanctions or penalties established by resolution or ordinance for violations of conditions listed in the monitoring program. These sanctions and penalties may include: 2. 3. 4. 5. 6. Civil penalties/fines according to City codes. "Stop work" orders. Revocation o f permits. Itolding issuance of Certificate of Occupancy until completion of work. Forfeiture of performance bonds. Agency implementation of measuros with appropriate charges to the applicant based on Mitigation Monitoring and Reporting Program agreements. EIS/EIR for the Disposal and Reuse of MC4S Tustin 6 Mitigation Monitoring and Reporting Program Dispute Resolution in the event of a disagreement between the City and project applicants/operators regarding the monitoring program, including manner of payment, penalties for noncompliance, and financial security arrangements, thc following procedure, or other appropriate procedure as provided for in the applicable Tustin or lrvinc Municipal Code, or CEQA Guidelines, will be follo~vcd: Thc applicable City's representative will attempt to resolve thc disagreement. If the disagreement cannot be resolved, the applicable City's representative will prepare a report documenting the source of thc dispute and the City's position. The applicable City's representative will take the report before the Community Development Director, who will determine the rosolution of thc disagreement. Thc decision of thc Community Development Director may be appealed to the City Council on payment of the City's standard fee for appeal. The decision of thc City Council shall determine thc outcome of the appeal. EIS/EIR fi~r the Di,v~osal and Reuse of MC~IS l'uslin 7 Mitigation Monitoring and Reporting Program ,. >.~"" '- N--~'- ~ ~ ~ --" ~ ~ '~ ~ ~ c . =EEc / < ~ Attachment 3 Planning Commission Resolutions No. 3820 and No. 3821 5 6 9 Il 12 13 14 15 I- 114 19 20 21 22 2-: 27 26 2- 2.~ 29 RESOLUTION NO. 3820 A RESOLUTION OF THE TUSTIN PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL ENVIRONMENTAL IMPACT REPORT/ENVIRONMENTAL IMPACT STATEMENT FOR THE REUSE AND DISPOSAL OF THE MCAS-TUSTIN AS COMPLETE AND ADEQUATE FOR THE HOUSING ELEMENT UPDATE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: Ao Implementation of the Housing Element Update's goals includes proposed housing development within the MCAS-Tustin Reuse Plan area and infill areas outside the Reuse Plan area throughout the City. Since the majority of future housing units described in the Housing Element Update would be located within the MCAS-Tustin Reuse Plan area, an Initial Study was prepared to determine if impacts to the environment of such housing were analyzed and addressed in the previously approved Final EIS/EIR for the Disposal and Reuse of the MCAS Tustin (Program EIS/EIR for MCAS-Tustin); and Bo Marine Corps Air Station (MCAS) Tustin has been determined surplus to the needs of the Federal government and has been approved for disposal by the United States Department of the Navy (DON) in accordance with the Defense Base Closure and Realignment Act (DBCRA) of 1990 (10 USC 2687) and the pertinent base closure and realignment decisions of the Defense Base Closure and Realignment Commission approved by the President and accepted by Congress in 1991, 1993, and 1995; and, The City of Tustin has been approved by the Department of Defense as the Local Redevelopment Authority (LRA) for MCAS Tustin and is responsible for preparing a Reuse Plan describing the reuse of the installation and providing recommendations to the DON for disposal of the former base to various public agencies and the homeless. The goal of base disposal and reuse is economic redevelopment and job creation to help replace the economic stimulus previously provided by the military installation. The LRA submitted the Reuse Plan for MCAS Tustin to the Department of Defense in October 1996 and an Errata amending the Reuse Plan in September 1998; and, On January 16, 2001, the Tustin .City Council certified the Joint Final Environmental Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal and Reuse of the Marine Corps Air Station (MCAS) Tustin (the Program EIS/EIR for MCAS-Tustin). The United States Navy issued a Record of Decision on the Program EIS/EIR in March 2001. The MCAS Tustin examined in the Program EIS/EIR was 1606 acres; and, 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Resolution No. 3820 Page 2 In accordance with Section 15132 of the State Guidelines, and the Council on Environmental Quality Regulations (40 CFR parts 1500-1508), the Final EIS/EIR consists of: The initial Draft EIS/EIR, revised Draft EIS/EIR, and Final EIS/EIR including Comments and Responses on the revised Draft EIS/EIR and all appendices and technical reports thereto; 2. Comments and Responses on the Final EIS/EIR; 3. Redevelopment Agency staff report to the Planning Commission dated November 28, 2000; 4. Minutes of the City of Tustin Planning Commission, dated November 28, 2000; Redevelopment Agency staff report to the City Council dated January 16, 2001, including the letters submitted to the Planning Commission, a letter submitted to the Tustin City Council and the City of Tustin's written responses, and all other attachments; 6. Minutes of the Tustin City Council, dated January 16, 2001; and Pursuant to CEQA Guidelines Section 15153, the Tustin City Council must consider the approved Final EIS/EIR for the Disposal and Reuse of MCAS Tustin, prior to project approval, certify that the Final EIS/EIR for the Disposal and Reuse of MCAS Tustin has been completed in compliance with CEQA, certify that the Final EIS/EIR for the Disposal and Reuse of MCAS Tustin reflects the City's independent judgement and analysis, make necessary findings, and certify that the Final EIS/EIR for the Disposal and Reuse of MCAS Tustin is complete and adequate for Housing Element Update; and, Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15163, the City of Tustin has completed an Initial Study and determined that all effects associated with the implementation of the Housing Element Update were evaluated in the Program EIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. II. The Planning Commission of the City of Tustin does hereby find that the proposed project is within the scope of the Final EIS/EIR for the Disposal and Reuse of MCAS Tustin (Program EIS/EIR for MCAS-Tustin), an EIR approved 9 I0 11 12 3 4 5 16 ? 8 19 20 21 22 24 25 Resolution No. 3820 Page 3 from earlier project, and that bhe Program EIS/EIR for MCAS-Tustin adequately describes the general environmental set~ing of the Housing Element Update, the significant environmental impacts of the implementation of the Housing Element Update, and alternatives and mitigation measures related to each significant effect. III. The Planning Commission of the City of Tustin recommends that the Tustin City Council find that the Final EIS/FEIR for MCAS Tustin, adopted and certified by the City Council, is adequate, complete, and prepared in compliance with the requirements of CEQA and the State Guidelines, is the controlling environmental document for this project, and that this project is in compliance with the Final EIS/FEIR prepared for MCAS Tustin; and IV. The Planning Commission hereby recommends that the City Council find that the environmental effects of the Housing Element Update identified in the Initial Study have been substantially lessened in their severity by the imposition and incorporation of certain previously approved mitigation measures as identified in Exhibit A. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 28~ day of January, 2002. ,, ELIZABETH A. BINSACK Planning Commission Secretary "'L.E~LIE A. PONTIOUS Chairperson STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Recording Secretary of the Planning Commission of the City of Tustin, Califomia; that Resolution No. 3820 passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of January, 2002. ELIZABETH A. BINSACK Planning Commission Secretary 8 I0 11 12 13 1.4 I (, I' 20 2~ 22 23 2-1 26 2~ 29 RESOLUTION NO. 3821 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 02-001, UPDATING THE TUSTIN HOUSING ELEMENT PURSUANT TO GOVERNMENT CODE SECTION 65588. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: That California State Law Section 65588 requires each City to review as frequently as appropriate and to revise its Housing Element as appropriate. That a public workshop was held on January 14, 2002, to familiarize the general public with the purpose and intent of the Housing Element Update. Co That a public hearing was duly called, noticed, and held on said application on January 28, 2002, by the Planning Commission to consider and provide further opportunity for the general public to comment on and respond to the proposed Housing Element Update. That pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15153, the City of Tustin has completed an Initial Study and determined that all effects associated with the proposed project were adequately evaluated in the Program EIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. II. The Planning Commission hereby recommends that the City Council approve General Plan Amendment 02-001, updating the Tustin Housing Element as identified in "Exhibit A" attached hereto. 8 I0 Il 12 13 14 15 I- 19 2O 21 24 2,~ Resolution No. 3821 Page 2 PASSED AND ADOPTED by the P~lanning Commission of the City of Tustin, at a regular meetin~l on the 28 day of January, 2002. /' , i .. / 'LE-~3LIE A. PONTIOUS Chairperson Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 3821 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of January, 2002. Planning Commission Secretary Attachment 4 Respons~ to Comments THE KENNEDY COMMIS. ION 2.3861 El Toro Read, Suite 401 ,Lake I~res~ CA 92530 Phone (949) 471)-9L34 Fax (949) 8ag-g277 JanuaB~ 24, 2002 Mayor Thomas and Coancll Members O~ of Tustin City Hall 300 Centennial Way Tustin, CA 92780 Re: DJ, aft Housing Element Update (December 2001 version) 2. Dear Mayor Thomas and Council Members: The Kennedy Commission is a collaborative of ~,~er 40 organizations and individuals whose mission is to create systemic change supporting the construction of housing for those earning less than $20,000 a year. The felk~ing serves as The Kennedy Commission's comments on the Tustin Draft Housing Element Update. We are very concerned that the CH is not doin~l enough to address the housing needs of very Iow anti Imv-inceme large families, espe~ally sinoe the City did not meet its RPINA requirements for the constru~ion of very l~rw-income dwelling units during the Jest planning period. According to recent Censt~ data.used in your assessment, the City of Tustin has experienced a 33% Increase '~ popalation since 1990 to reach a total ,population of approximately 67,000, Much of th~ increase is explained by the increase in the number of persons per household. The ns. tuber of persons per household in Tustin Increased to 2,.92 persons per household[, tram 2.4.3 in 1980, Furthermore, 14% of the City's households m'e lam. e famflies (5 or more persons) indicating a 65% increase in the number of large families since the 1990 Cerises. The 1999 ,=triNA estimates show that 38% of Tustin's h~usehol~ m/er-pay for housing costs, of which 3,446 households are very iow-income, These indicators further the call to the City to look towards production of new units for new and existing large families of very iow and Iow-income levels in the In order to meet the RHNA obje~ives (and assaming that the MOAS will be developed during the planning period), 254 dwelling unlts for verT-Iow income households and 903 dwelling units for iow and moderate-in=om,e households must be Pullt outside of the MOAS site. The City has not adequately ictentlflecl sites for the conmru~ion of the units that will meet the RHNA obje~ives. Please identify for us the sites that are available for constru~ion of very Iow. iow end moderate-income dwelling units and how many large family units will be constructed on these sites. What programs will the City implement "q.c:;I-FIKIT~IH'=I-I~ 'l'~,lr]4-1H b.b-b'l:':t~gt ;:~l, C,~ kJHr' Mayor Thomas and Coundl Members The City of Tustin. January 2zt, 20Q2 2. (such as an affordat31e housing ordfnaneel zone ct~anges, etc.) that will encourage the construction of these housing units? What forms of financial assistance .will the City make available to help facilitate the construction of these units? Furthermore, we are particularly concerned that the City is assuming that a large number (440 dwelling units as per Table H-1 B) ~f very law-income units will be built on the former MCAS site during the plannirlg period. We believe that It is unrealistic to. think that these units wil[ be built on the ~ormer base in the next three years. Please clarify for us the timeframe for the consb'uction ef these units, in addition to a realistic construction timeframe, what 17ps and size of untts will be built on the site? Will amenities and services be provided that meet the needs of very iow-income large families? Thank you for considering out comments and recommendations. If you have questions or ~oncem. s regarding this letter, please ¢ali T. he Kennedy Commission Executive Director Scott Darrell or ms at (949) 470-913¢. Sincerely, THE KENNEDY COMMISSION Ttinh LeCong President, Board of Directors CC: Leslie Pontious, City of Tustin Planning Commission Douglas Davert, City of, Tustin Ple, nning Commission Andrew Hamilton, Clty of Tustin Planning CommisSion Linda Jennings, City of Tustin Planning Commission Eliz~eth Binsack, Community Development Director, City of Tustin Justina Willkom, Associate Planner, City of Tustin Cathy Creswell, California Department ~ Housing and Community. Development Paul Dirksen, California Department of Housing and Community Development Sen. Joseph Dunn Paula Burrier-Lund, County cf Orange Housing & Community Develooment Dap;. Maya 'Dunne, St, Joseph Health System Kenneth Babcock, Public Law Center RESPONSE TO KENNEDY COMMISSION HOUSING ELEMENT REVIEW COMMENTS COMMENT: We are very concerned that the City is not doing enough to address the housing needs of very Iow and Iow-income large families, especially since the City did not meet its RHNA requirements for the construction of very Iow-income dwelling units during its last planning period. The current census data calls to the City to look towards production of new units for new and existing large families of very Iow and Iow-income levels in the City. RESPONSE: Prior Planninq Period The SCAG Regional Housing Allocation Model indicated a new construction need in Tustin by 1994 of 2,085 units, of which 390 units were for very Iow-income households, 488 for Iow income, 484 for moderate income and 724 upper income. Table HTM-37 on page 94 of the Housing Element Technical Memorandum provides a summary of progress toward RHNA quantified objectives. During prior planning period, the City accomplished 10 units for Very Low-income households, 2,194 units for Low-income households, 2,081 units for Moderate-income households, and 1,409 units for Upper-income households. A total of 5,694 units were constructed during prior planning period, exceeding the City's overall objective of 5,000 units. As evidenced in Table HTM-36 on page 74 through 93 of the Housing Element Technical Memorandum, the City implemented programs identified in prior Housing Element. However, the production of housing units, especially affordable housing units, depends upon market demand, timing of the landowner and developer in the submission of building plans to meet market demands, and the availability of housing subsidies. The City during the prior planning period has made every effort to pursue available resources in meeting the RHNA quantified objectives. The Kennedy Commission erroneously refers RHNA as a "requirement." The RHNA quantified objective is a projection of housing needs provided by SCAG to cities and counties to contribute to the State's housing goal. This projection is utilized by cities and counties to establish local goals, objectives, and programs in meeting the regional housing needs. Cities and counties are not mandated by the State law to provide or construct the projected housing needs. Cities and counties, however, are required to identify local goals, policies, quantified objectives, financial resources, and programs in contributing to the attainment of the State housing goal. Current Planninq Period As evidenced on page 58 of the Housing Element, the City of Tustin promotes and encourages the development of a variety of housing opportunities to accommodate Housing Element Update Response to Comments Page 2 current and projected housing needs which include 694 very Iow-, 489 Iow-, 778 moderate-, and 1,337 above moderate-income households per the Regional Housing Needs Assessment (RHNA) allocation. Table H-18 on page 60 of the Housing Element provides new construction housing objectives for the period 2000-2005. In addition to units already constructed in the 1998-2000 time period, the City will strive to ensure that newly constructed units are developed at sufficient densities to assist in fulfillment of Iow and very Iow-income needs. While the Land Use Plan provides adequate sites to fulfill needs established by RHNA, construction of new units will depend upon the timing of the landowner and developer in the submission of building plans to meet market demands. Housing subsidies will depend upon the availability of government funds - local, County, State, and Federal. In the Housing Element the City identifies projected financial resources that may be available to support the specific implementation programs identified in the Element, as well as, identifying the variety of other regional, state, and federal programs and resources that are currently anticipated to be available. Redevelopment projects are subject to the interests of private developers and solicitations the City makes on properties where owners are not interested in participating in redevelopment activity. The construction of secondary units depends upon the desires of the property owners as related to family needs for housing and economic resources. The achievements of the housing objectives are thus dependent upon the private sector and a variety of governmental programs at the local, regional, state, and federal levels. The City's responsibility is to encourage the construction of affordable housing by providing programs and assistance to developers and to assist in its creation by facilitating the review and approval of development permits. The City is fulfilling this responsibly. COMMENT: In order to meet RHNA objectives, 254 dwelling units for very-low income households and 903 dwelling units for Iow and moderate-income households must be built outside the MCAS site. The City has not adequately identified sites for the construction of the units to meet the RHNA objectives. Please identify the sites that are available for construction of very-low, Iow, and moderate-income dwelling units and how many large family units will be constructed on these sites. What programs will the City implement that will encourage the construction of these housing units? What form of financial assistance will the City make available to help facilitate the construction of these units? RESPONSE: Housinq Inventory Table H-18 on page 60 of the Housing Element identifies new construction quantified objectives for the City of Tustin during the planning period. Beside the units identified for MCAS-Tustin site, 254 units for very Iow-income households and Housing Element Update Response to Comments Page 3 238 units (rather than the 903 units cited by the Kennedy Commission in error) for Iow and moderate income households are identified for areas outside the MCAS- Tustin site. Figure 1 and Table H-15 on page 45 and 47 of the Housing Element detail the zoning designations of vacant and underutilized land in Tustin. The vacant and underutilized land inventory includes land that is currently zoned medium- and high- density residential and land that could potentially be developed at higher densities. In addition, Table H-16 on page 48 of the Housing Element compares the City's current land inventory with the remaining RHNA construction need. The table substantiates that the City has enough land to provide housing for all income levels. Programs To encourage the development of housing units for Iow income households, the City has identified various programs as evidenced in Table H-23 of the Housing Element. To illustrate, the following are examples of programs that the City will undertake: Program 1.1 (Available Sites) encourages the utilization of Planned Community Districts and Specific Plan to authorize and encourage mixed use developments to assist in the development of new affordable housing. Program 1.4 (Deed Restriction) requires appropriate deed restrictions to ensure continued affordability for Iow and moderate income housing constructed or rehabilitated with the assistance of public or Redevelopment Agency funds. Program 1.6 (Permit Processing for Low- and Moderate Income Housing) ensures that processing of permits for Iow- and moderate-income housing are fast-tracked and given priority over other permit applications. Program 1.8 (Tax Increment Financing) provides housing set aside tax funds generated from the redevelopment projects to assist in providing housing ac- commodations for Iow- and moderate-income households in rehabilitation or new construction projects. Program 1.14 (Bonding Program) allows for the City to issue Redevelopment tax- exempt bonds, as necessary, to accomplish Five-year Quantified Objectives with such issuance conditioned on having projects ready to move forward. The City would also utilize other housing revenue bond financing resources and Low Income Housing Tax Credits on new construction and acquisition/rehabilitation projects that help meet the City's affordable housing needs. Program 1.16 (Senior Citizen Housing) continues to identify sites that are suitable for senior citizens housing projects. These sites will be promoted for private development and applications will be made for any available subsidy funds. Housing Element Update Response to Comments Page 4 Program 1.21 (Zoning Studies) would initiate studies to consider new programs to encourage and promote affordable housing. These studies include: 1) creation of zoning provisions which will accommodate mixed uses in portions of the City, particularly in the Old Town Commercial Area; and 2) consider relaxation of certain development standards and incentives that could be provided for projects which include affordable housing units. Program 1.25 (Fees, Exactions, and Permit Procedures) considers waiving or modifying various fees or exactions normally required where such waiver will reduce the affordability gap associated with providing housing of the elderly and for very-low and Iow-income households. Program 1.27 (Density Bonus) promotes density bonuses to facilitate the construction of affordable housing. Under State law, applicants may file for density bonuses when projects incorporate 20 percent of units for Iow-income persons; 10 percent of units for very Iow-income units; or 50 percent of units for senior citizens. Program 3.1 (Condominium Conversion) requires developers converting apartments to condominiums to process a conditional use-permit, provide relocation assistance, and/or to provide incentives and assistance for purchase of the units by Iow- and moderate-income households. Program 3.2 (State Home-Ownership Assistance) provides a First Time Homebuyers program utilizing housing set-aside funds. The Redevelopment Agency also applies for and will explore the use of other funding opportunities such as HELP, HOME funds, and other State and Federal programs. Program 4.1 (Replacement Housing) ensures rehabilitation or construction of an equal number of replacement units when Iow and moderate income residential units are destroyed or removed from the market as part of a specific redevelopment project consistent with the California Community Redevelopment law. Program 4.3 (Housing Authority) allows the City to contract with the Orange County Housing Authority, where necessary, for the development and operation of federally assisted Iow- and moderate-income housing programs. Program 4.4 (Rental Assistance) encourages the availability of Section 8 rental assistance certificates and voucher certificate program assistance funds through the Orange County Housing Authority. To encourage the maintenance of existing and establishment of new certificates, support the County's efforts to obtain continued Federal funding. Housing Element Update Response to Comments Page $ Financial Assistance The City has prepared a Consolidated Plan and Comprehensive Housing Affordability Strategy identifying and describing all funding programs available to the City and Tustin Redevelopment Agency to assist in meeting the City's housing needs. Included in the plan are descriptions of a wide variety of major housing assistance programs available from federal and state agencies and private lending institutions. More specific information including detail regarding eligible projects and activities and funding availability can be found in the document. Table H-21 on page 65 of the Housing Element provides an illustrative example of the estimated amount of locally identified resources that could be available to finance housing program objectives on an annual basis over the five-year planning period. The amounts shown are estimates, actual revenue amounts, and the timing of their availability could be more or less and would adjust over time. Specific decisions will be made on an annual basis as part of the City and Redevelopment Agency budget process. However, it is clear from any review of the information in Table H-21 that there are significant projected revenues that are anticipated to support implementation of Housing Element objectives. COMMENT: We are particularly concerned that the City is assuming that a large number of very Iow-income will be built at the former MCAS site during the planning period. We believe it is unrealistic to think that these units will be built in the next three years. Please clarify time-frame, what type and size of units will be built on the site. Will amenities and services be provided that meet the needs of very Iow income large families? RESPONSE: The MCAS Tustin Specific Plan designation provides opportunities for development of a variety of residential products at varied densities. The Final Joint EIS/EIR for the Disposal and Reuse of the MCAS-Tustin (hereafter referred to as Program EIS/EIR for MCAS-Tustin) for the reuse of the base identifies specific improvements needed to support residential development. The buildout of the MCAS site is expected to occur incrementally over a 20+ year timeframe. The actual level of development within any given phase will be tied to the availability of infrastructure necessary to support such development. Table H-11 shows the anticipated development timing at the MCAS-Tustin site. More specifically, the provision of 192 units of the 440 very-low income is currently in progress (Rescue Mission). The Rescue Mission project is a transitional housing project. In September 1999, the City of Tustin and Department of Navy executed an interim lease for the site with the City subsequently subleasing the site to the Orange County Rescue Mission. Pursuant to the intedm lease, the Orange County Rescue Mission has begun building renovation on the site. On December 3, 2001, the Tustin City Council authorized execution of a quitclaim of the of the site from the Department Housing Element Update Response to Comments Page 6 of Navy at no cost and authorized a long-term Ground Lease between the City of Tustin and Orange County Rescue Mission. The quitclaim and Ground Lease for the site where executed on approximately December 28, 2001. On December 10, 2001, the Planning Commission approved additional zoning entitlements for the Rescue Mission project that will allow additional new building construction on the site, in addition to, the building renovation that was already underway. In addition, the County of Orange Social Services Agency is currently in the design stage for the provision of 60 additional very Iow-income units. An additional 50 units of MCAS Tustin Transitional Family Housing will shortly proceed upon conclusion by the Navy of its conveyance strategy for the site which is expected in the very near future. Other units Very Low, Low and Moderate Income Units will occur in conjunction with development of individual sites at the former MCAS Tustin. Market Demand data indicates that there is a strong market for housing at all income levels almost immediately once properties at MCAS Tustin have been conveyed by the Navy which is expected in the very near future. In anticipation of the City's acquisition of certain housing parcels at MCAS Tustin from the Navy, the City has already begun developer solicitation. Through a Request for Qualification process, the City is short-listing residential developers for initial residential development on sites the City is acquiring from the Navy, will subsequently review specific Business Plan proposals from these developers, and enter into exclusive negotiations and disposition and development agreements (DDA) so that development can proceed in a very timely manner, permitting development within the time frames identified in the Housing Element. Amenities The Final Environmental Impact Statement/Environmental Impact Report for the Disposal and Reuse of MCASoTustin (Program Final EIS/EIR for MCAS-Tustin) evaluated the needed services and amenities to accommodate the needs of the potential households at MCAS site. This includes the provisions of adequate public services such as schools, police and fire protection, parks and recreation, libraries, recreational bikeways/trails, and public transit, pedestrian, and bikeway systems. The program EIS/EIR also identifies implementation measures to ensure that adequate amenities and services would be provided at the MCAS-Tustin site. The MCAS Tustin Reuse Plan and Final EIS/EIR identifies the development thresholds that require construction in a phased manner of supporting infrastructure and services that support development at MCAS Tustin \\COT_PRIMARY~CDD-RDA\Cdd'JUSTINA~H~ing E~erner~-I~slng EJement R~ to Co~n~md~