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HomeMy WebLinkAboutPC RES 3821 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: 1. The Planning Commission finds and determines as follows: A. That California State Law Section 65588 requires each City to review as frequently as appropriate and to revise its Housing Element as appropriate. B. 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. C. 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. D. 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. Resolution No. 3821 Page 2 PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 28th day of January, 2002. 'EE--~SLIE A. PONTIOUS Chairperson ELIZABETH A.'BiNSACK 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 Exhibit A of Resolution No. 3821 D'ECEMBER 2001. Section TABLE OF CONTENTS INTRODUCTION TO THE HO~?T Purpose Of The Housing Element , Scope .amd Content Of Element Consistency With State Planning Law General Plan Cons~tencv Citizen Parficipat-i~n I SUMMARY OF ISSUES, NEEDS, CONSTRAINTS AND OPPORTUNITIES Summary Of Housing Needs Preservation Of Units At Risk Of Com'ersion Summary Of Housing Issues Housing Constraints Housing Opportunities HOUSING ELEMENT GOALS AND POLICIES Housi2g Supply/Housing Opportunities .Maintenance .&nd Conservation Environmental Sensitivi~' Related Goals And PoLicies HOUSING ELEMENT IMPLEMENTATION PROGRAM Five Year Quantified Objectives 2000-2005 Identification Of .affordable Housing Resources Housing Prog-rams Page 1 2 2 4 5 7 20 25 29 37 51 51 58 5~ 82 APPENDICES A - Review of Past Performance B - .affordabilitv Gap Analysis C - Public Participation _Marling List D - References TABLE H- l: T.kBLE H- 2: TABLE It- 3 TABLE H- 4 TABLE H- 5 TABLE H- 6 TABLE H- -.' TABLE H- ~ 'r:x_BLE H- 9 TABLE H- !0 TABLE H- l i TABLE H- i 2 TABI,E i1- 13 TABLE H- l~; TABLE H- 13 T.kBI.E H-: 6 'fABLE II- 17 TABI.E H- 18 TABLE H- 19 TABLE H- 20 TABLE H- 21 TABLE Ii- 22 TABEE H- 23 LIST OF TABLES Page STATE HOUS1NG ELEMENT REQUIREMENTS 3 POPULATION PROJECTIONS 8 EMPLOYMENT PROJECTIONS 9 MAJOR TL'ST..rN EMPLOYERS 10 CITY OT TUSTrN JOBS~OI."SING BALANCE I I AFFORDABLE HOUSING PROJECT SU.'k.£MARY 14 RENTAL MARKET SUMMARY 15 EMERGENCY SHELTE1K'T1LhNSISTION.-\L HOUSING FACILITIES !9 ..\SSISTED HOUSfNG ENVENTORY 22 SUMMARY OF EXISTING HOUSING NEEDS 25 ANTICIPATED DEVELOPMENT AT MCAS-TL'STIN 34 LAND INVENTORY AND RESIDENTIAL DEVELOPMENT POTENTIAL 39 PROGRESS TOWARD RHNA CONSTRUCTION NEEDS 40 VACANT AND I..~DERUTILIZED WITH RESIDENTIAI, DEVELOPMENT POTENTIAL 43 VACAN]' AND UNDERUTILZED LAND 4" CURRENT LAXD INVENTORY VS. REkL4.!NIN'G RI--INA CONSTRL'CTION NEED 48 HOUSING RELATED GOALS AND POLICIES BY ELEMENT 57 N-ET CONSTRUCTION QUANTIFIED OBJECflVES SUMMARY 1998-2065 60 REHABILITATION, PRESERVATION. ,~ND OTHER AFFORD.,kBLE HOUSING QUANTIFIED OBJECT[\;ES SL.WI>,£.\RY 1998-2005 62 SL..'MMARY OF QUANTIFIED OBJECT!\TS 2000-2005 63 HOUSING PROGRAM ILLUSTRATIVE FL'.-NDING P,.ESOURCES 2000-2005 65 ..if'FORDABLE HOUSING RESOURCES 66 HOUSING ELEMENT PROGRAMS 2000-2005 ,C:TY OFF' TUS?'~W i~OL'$i?,rG '~Li£ME:YT ii December 200! INTRODUCTION TO THE HOUSING ELEMENT The availabili~' of decent housing and a suitable living environment for every family has been of increasing concern to aJ2 levels of government. In California, this concern is addressed by the California Government Code requirement tha; each City adopt a Housing Element as a mandatory part of its General Plan. State Plarming Law mandates that jurisdictions within the Southern California Association of Governments (SCAG) region adopt revisions to their Housing Elements b)' December 31, 2000. As a consequence of this due date, a series of time frames for va2ous asvects of the Housing Element preparation are established. _There are three relevant time periods: 1989-2000: The previous planning period began on Jul)' 1.. 1989, and is currenth' scheduled to end on December 31, 2000. 1998-Ju_ne 30, 2005: a planning period for assessing short-term housing construction needs. 2000-2005: an implementation period for housing programs. The p]anrdng period for the Regional Housing Needs Assessment (RHNA) prepared bv SCAG is from January 1998 to lune 2005, a seven and one-half vear period. The implementation period covered by this element ~ July 2000 through lun,e 2005. By 2003, the Ci~', a_long 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. PURPOSE OF THE HOUSING ELEMENT The Land Use Element is concerned with housing in a spatial context while the Housing Element identifies housing programs aimed at meeting the identified housing needs of the City's population. The -l'ustin Housing Eiement includes the identification of st2'ategies and programs that focus on: 1) housing affordabilit3.', 2) rehabilitating substandard housing, 3) meeting the existing demand for new housing, and 4) conserving the exist4ng affordable housing stock. The Tustin Housing Technical Memorandum provides background information and supporting documentation. 200: SCOPE AND CONTENT OF ELEMENT The State Legislature recognizes the role of the local general plan, and particularly the Housing Element, in implementing Statew.~de housing goals. Furthermore, the Legislature stresses cont~a``uing 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 responsibilit-y in con~ibuting to the a~ainment of State housing goals; Preparation and implementation of housing elements which coordinate v,-itin State and Federal efforts in achteving State housing goals; Participation by local jurisdictions in determining efforts reouired to aP,'ain State housing goals; and Cooperation be~,een local governments to address regional housing needs. The State Department of Housing and Communi~; Development (HCD) sets forth specific requirements regarding the scope and content o:: housing elements. CONSISTENCY WITH STATE PLANNING LAIA~ The preparation of the City's Housing Element is guided by and must co~orm to Section 65580 et al of tlne California Government Code. It-, the introduction of these Government Code sections, the Legislature establishes a policy ti,at the availabilit~ of housing in a suitable environment ~ of vital statewide irnportance, and a prioris~ of the highest order. It further states that local goven~ments are to address the housing needs of all econorpJc segments, while considering the economic, environmental and fiscal factors and commmnitT goals set forth in the General Plan. The following table cites tine required components for the Housing ~ement and ctes the document and page references for the required components. .... "' ;; ........ ~; Deccm. ber 20.0; r-w'v O? TUSTiA' !:iOr.,'SL.'~'G z:,; ..... ., r~:~, - Table H- 1 STATE HOUSING ELEMENT REQUIREMENTS Required Housing Element Component Pa§e A. Housing Needs Assessment 1. Analysis of population trends in Tustin in relation to regional trends H';X4 9 & ~ Anaivsis of employment trends in Tustin m relation to regional H~.'.,X.'.. ~3 ~: trends HE S 3. Project, on and quantification of Tustins existing and projected HE25 housing needs for all L-~come groups 4. Analysis and documentation o£ Tusti::;s housing characteristi_-s including the following: a) level of housL'~ cost corn!oared to abili~' to pax': HTNi 22 b; overcrowding: h"F.x.l ~ 7 c'l housing stock condition. . I;. '. ~ An inventor' of land suitable for resident, ia! develovment including vacant sites ~u~d having redevelopment potential e~'~d an analysis of 5~e relationship of zoning, pubiic facilities and services to these sites .~alvsis of existing and votential governmental constrainL~ upon the ?iTM 53 & maintenance., improvement, or deYeiopment o.t housing for all HE3".' mcow, e lex'els Analysis o:' existing and potential non-governmental and market i t'TN~. 65 & constrain~ upo:x maintenance, improvement, or development of HE29 housing for all income levels 8. Analysis of special housing need: disabled, elderly, large families. female-headed houseb, olds, farmworkers 9. Anaivs~ concerning the needs of homeless individuals a_nd families i--.'7, 17 in TusV. n 10. Analysis of opporvanities for ener~' conservation with respect to i'l'l'M residential develovment B. Goals and Policies Identification of 5ustm's goals, ouantified ob~ec~ves and policies relative te maintenance., im!.~rovemenL and development of housing C;TY 0:: T:.,';~'TIA .... ' ..... '" December 2~0 ~. Table H- 1 STATE HOUSING ELEMENT REQUIREMENTS Required Housing Element Component Page C. Implementation Program .-kn imvlementation program should do the following,: 1. ider. ti~' adeouare sites which wiii be made available fl~ough ' :-iE58-98 appropriate aztSon with required pubbc se:x'ices and facilities for a va:-ietv of housing types for ail income levels 2. Assist in the develo?ment o.t adeouate i~ous!ng to meet the needs of F~ 58-98 Iow-and moderate-'.'ncome households 5. Identify and. when appropriate and possib';e, remove governmen:a] HE58-98 corts~aints %,~ the maintenance, !mvrovement,, and develevmen*,, hous:ng 4. Conserve and imvrove the condition of the existing ~nd affordable i-.IE58-98 housing stock 5. Promote housing opportunities for all perso~ i-iE58-98 !-2E 55-98 6. Iden~fy programs to address the potential conversion of assisted housing development.~ to market rate units .Source: C~li/onua Government Code, .~65583, et a'. GENERAL PLAN CONSISTENCY l.~hile a city must consider housing needs for all economic segments, it must also mainta~ internal consistency among other elements of the General Plan as required by state :aw. Neither the Housing Element nor any other e:ement may supersede any otlner required Tustin General Plan elements. The Housing Element relates to other elements in a variety, of ways. The Land Use Element directly relates to the Housing Element by designating areas of the Cia' in which a variety of residential types and densities exist. The HousLng Elements relationship to the Conservation, Open Space, and Recreation Element is conditioned by the need to serve a growing population's recreational needs in the areas of the Ci~' with the highest density. Also, housing needs for Iow cost land must be balanced bv the need to conserve natural resources. ,~'F.'"." OF Ti'STir',',, Ocb,., ~ ...... r.,~ ;'~ . 4 December 2001 The Circulation Element attempts to provide an efficient and well- balanced circulation system. TI-ds svstem must be designed to accommodate allowed land uses, including residentia! uses, and the intensi~, of allowable uses should not exceed the ultimate capacity to accommodate them. The Safety Element relates to the Housing Element by designating areas that are unsafe for develovment such as Alquist-Priolo Zones, floodplains, etcetera. Similar to the Safety Element, the Noise Element re]ares to the Housing Element by addressing a health related issue area. Techniques for reducing noise often im, oh, e buffers between la_nd uses. The Growth .Management Element overlaps the issues raised in the Housing Element in its efforts to ensure that the planning, management, and impiementation of traffic :.'mprovements 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 CitT's other General Plan elements and policy directions..As 1parts of the General Plan are amended in the future, this housing element will be reviewed to ensure that consistency is maintained. CITIZEN PARTICIPATION The California Government Code requires that local governments make diligent efforts to solicit public participat4on from ail segments of the corrLmunit~' in the development of the }:lousing Element. Public participation in the HousLng Element Update process occurred through the fo!lowing methods: A public workshop was conducted on january 14, 2002 to present Lhe draft Housing Element and provide an oppo:'tuniU' for interested persons to ask ouestions and offer suggestions. Notice of this workshov was published in the Tustin News and was also mailed to the Ciw's list of local housing interest groups. A cop5' o£ gne mailing lis; is h'~ciuded as Appendix C. .De ':o..n:bet' Specific implementation programs included in the Housing Element Update were also discussed at various public hearings over the last 18 months in antidpation of the Housing Element Update. These hearings include the Federal Community Development Block Grant Program public hearing held on May 1, 2000, adoption of the City's of Tustin's Comprehensive Housing Affordabiht7, Strateg5' for fiscal years 2000-2001 to 2009-2010 public hearing held on Februarv 7, 2000, and adoption of the Second Five-year Implementation Plan for the Town Center mhd South Central Redevelopment Project areas for fiscal years 2000-01 to 200-t- 2005 public hearing held on March 6, 2000. Public hearings were heid on January 28, 2002, bv the Planning Commission and on February 4, 2002, by file Citx' Council to orovide additional opportunities for public review and comment on the Housing Element Update and supporting documents. C:T'~" OF T'JSTI.V HOL'S]XO ELEY.,E;C7 6 De.:ember 200: SUMMARY OF ISSUES, NEEDS, CONSTRAINTS AND OPPORTUNITIES This section of the Housing Element summarizes Tustin's current and projected housing needs to form the basis/or establishing program priorities and ouantified objectives in the Housing Element. This sectior, also: · Estimates the number of households that meet Federal or State criteria for special consideration when discusshng specialized needs; Evaluates assisted units at risk of conversior,; · Describes cork~traints 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 o£ demand or "need': for housing in Tustin. The major 'needs" categories considered in this Element include: Housing needs resulting .-'rom increased population and employment growth in the City and the surrounding region; Housing needs resulting from household overcrowd_lng; Housing needs resulting from the deterioration or demolit2on of extsting units; 7'-Iousing neecis that result when households are pa,~ *--o more. than they can afford for housings: Housing needs resulting from the presence of "specia! needs groups" such as the elderly, large families, female-headed ho,.~sehoids, households with a disabled person, and the homeless; and Housing needs resulting from corwersion of the assisted housing stock to market rate. · ',.?IT'd 0':' ?'VS'.'TA' i;OL'SZ','O ELE:vf~£.','T ,7;c:c=mb::r 290 ..' 'V Population Growth Be~,een 1990 and 1999, the Citv:s population g-few from 50,689 to 67,153, an increase of 32.5 percent. Tustin s §row-th rate (32.5 percent) between 1990 and 1999 was faster than the coun~'wide §rowt~% rate of 15.5 percent. The California Department of Fknance (DOF) estimates a total population of 67,153 versons in the City as of January 1999:. The City's population is expected to reach 72,735 by the year 2005. A significant amount of Tustin's population growth can be attzibuted to annexations that have occurred since 1980. The remainder can be attributed to new residential construction in East Tustin, a changeover in population from smaller to larger families, rebuilding of existing developed areas, and infil] (]ex. _lovmen,. Population projections are shown in Table H-2. According to Orange County Projections (OCP; 96 Modified data, the population in the Cia' of Tust-in is expected to increase by approximately 12 percent to 74,964 persons by the year 2020. Table H- 2 Population Projection 2000 2005 : 2010 [ 2020 Percent Change : I { ' (2000-2020) 'Fustn 66,740 i 72,735 ' 73,791 . 74,964 Seurcc: CN'7. P-96 Mo,'i,i:ed, Prepared bv Center/or Demographic Researd',. Employment According to !990 Census data, the City of Tustin had 31,394 residents Jrt the labor force, of which 27,274 were in the labor market. Of these, 81% were private wages and salary workers.: The largest occupational category was admirdst-rative support occupations, Ln which a total of 5,533 were emvloved. The second ' Housing Element Technical Memorandum Table HTM-1 : !dousing Element Technical Memo:'andum Tal;le HTM-4. .... 1 ,,.~..A :~0,.~],,',~ ,,'.=.;.V.E., :" 8 December 2002 :?'v OF '" ......... ' ......... ~ ..... largest was the executive, administrative, and managerial occupations. The 1990 Censu, s ~so showed that 2,714 persons were in the Armed Forces. Those invoh,ed with farming, £orestry and fishing occupations accounted for only 0.9°.,6. in terms of indusl-ry, the retail and manufacturing sectors employed the largest number of persov, s with 4,_~1 (16.3%) and 4,008 (14.75'~) employees, respecdvely.~. 'fable H-3 provides employment projections between the years 2000 and 2020. According to OCP-96 Modified data, employment in the Cia' of Tustin is expected to increase by app~'oxh-nate]y 31 percent by the year 2020. 2000 Table H- 3 Employment Projection 2005 203 0 2020 Tusdn 42,097 45,988 49,545 55,183 5ource: OCP-96 h(odif~ed, Prepared by Center ~or ~emographic Research. : Percent Change (2000-2020) 31% Table H-4 provides a list of the largest private sector employers in Tustin in 1999. The list includes a variety of industries, including manufacturing, hea!~h care, retail, and tectn~oiog}, sectors. :' HousJ:~g Eleme~'.t Technical Memorandum Table HTM-5. D,.;ccmbcr' Table H- 4 MAJOR TUSTIN EMPLOYERS Company/A d dressfrelephon e No. Emp. Product/Service Steelcase lac - (714) ~9-8000 1.100 Office Furrdmre 1123 Warner Avenue - Tustin 92780 Ricok Elecu'ordcs. Inc. (714) 259-1220 1,038 .\:anufact-urer ~ 10~ Valencia Avenue - Tustin, 92780 Sun Health Care Group - (7'14) 544-4443 985 :-lealthcare 2742 Dow Avenue - Tustm 92780 Texas Instruments - (714) 573-6000 560 Semiconductors ~.4351 Mvford Road -Tustin 92780 Silicon Systems - (..'~ 4) 73-1-75'I0 550 integrated Circuits 14355 Mvford Road -'Fust~n 92780 MacPherson EnterFr/ses - (7]4) 832-330C 540 Auto Dealerships 2 Auto Center Drive - Tusdn 92782 ?argain Technology - (714) 832-9922. 500 Telecommunications 14402 Franklin Avenue - Tusfin 92780 Cherokee International - (7]4) 598-2000 330 Power Supplies 2841 Dow - Yust4n 92780 Toshiba A. merica Medical Systems - (714) 730-5000 300 Distributor, bledica] 244_1 Michelle - Tusfin 92780 Eouivment Crazy Shirt~ - (724) 832-5883 245 Apparel 2921 Dog' Avenue - Tustiv. 92780 ?rmtrak International - (714) 238-2000 204 Fingerprinhng Systems 1250 N. Tust-in - Tustin 92780 Revere Transducers - (714) ,~!-1234 200 Manufacturer ]4!92 Franklin Avenue - Tustin 92780 Tustin Hosvita] - (7'14) 669-5883 200 Hospita~ 14662 Newvort Bouievard- Tustin 92780 Pacific Bell Mobile Services - (7'14) 734-7300 200 Telecommunicahons 252'1 Michelie Drive ?.e, Floor - 'l'usfin 92780 F~reman's Fund insurance- (7]4) 669-0911 !90 ~nsurance :7542 17~ Street - Tusfin 92780 Safeguard Business Systems - (714I. 73,%8] 12 ] 75 Acco'anfing Services 14661 Frawkhn - Yustm 92780 Dynachem electromc .Materia.'.s - (7~ 4) 730-4200 ] 35 Chemicals 263'1 .Miche!le Drive -Tustin 92780 V!ta'.com inc.- (7-14) 546-0147 130 :','iedica: comvute:' : ~222 Del Arno Avenue - Tustin 92780 Networks 227. Electronic Assemblies 5mart.qex Systems inc. - (714) 838-8737 4312 Franklin Avenue - Tustin 92780 Duncan elec~onics - (7!4) 258-7500 15771 Red i4. il! - Tusfin 92780 125 Sensors Manufact uriugj Quality Systems - (714) 731-717i ] 7822 E. ] 7t~ St, eet. Suite 210 - '£ustin 92780 Source: Tustm Chamber of Commerce, 19,°9, 113 .Medical/Denta: Comvuter Systems S:TY OF TUS?!A' J'iOUSZ;C: E£i'~!dE:;T i O December 200] Jobs-Housing Balance The "jobs-housing balance" test is a general measure o£ a communit-v's employment opportunities with respect to its residents' needs. A balanced community would reach equilibrium beWceen employment and housing opportunities so the majority ef the residents could also work within the community. The jobs-housing balance for the City of Tustin is shown ir. Table !3-5. According to the California Department of Finance and SCAG, there were 43,873 employment oppormmties and 24,861 households in Tus~ result-Lng in a jobs/housing ratio of 1.76. in comparison, jobs/housing ratio for Orange Cou_ntv was 1.59. The jobs/housing ratio for the entire six- county SCAG region was 7.35 in 2000. This a_nalvsis demonstrates that Tustin is a job-rich communig, when compared to the countr and regional averages. Table H- 5 CITY OF TUSTIN JOBS/HOUSING BALANCE 2000 i Tustin ! Oran~.eCoun? ' SCAG Re~ion Employment 43,873 ~ 1,536,603 7,70.8,504 Housing Units ~ 24,86~ I !obs/Housin~ Ratio I 1.76 I Sources: 2Miiomat Department of Finance; SCAG. 966,086 1.59 5,726,547 .35 Overcrowding Along with the Cit~"s population growth, there has been an increase in unit overcrowding, as households "double ur" 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 fmnih' chooses to house extended family members (i.e., g-randparents or grown children and their farrdlies Eying with parents, termed doublLng); or 3) a famih' is renting iiving space to non-famih' members. 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 exciude bathrooms, kitchens, and _,,: ,.;. 7':'.'S77/V .'IOUSIA'G £LEiff?JT De:ce m b,: :' 2..9.5 f hallways, but includes other rooms such as living and dining rooms. The 1999 Regional Housing Needs Assessment (RHNA) prepared by the Southern CaLifornia Association of Governments (SCAG) figures showed 2,390 (9 percent) households liv~,g in overcrowded conditions of which 51 percent were Low-income lnouseholds. Low- income households are those earning 80 percent or less than ~e county median family income (MFI). Income levels are discussed further in the "affordabiliw" section. Substandard Units Approximately 64 percent of the Ci~"s housing stock is over 30 )'ears old. By 2010, 78 percent of the Cit~"s housing Stock will be over 30 years. This indicates a potent-iai need for rehabflitat4on and con~ued maintenance of nearly 1,,o00 dwei!ing urdts~. Affordabili .ty State and FederaI standards for rental housing overpayment are based or. an income-to-housing cost ratio of 30 percent and aboveL Households paying greater than this percentage will have less income ieft over for o~er necessities, snch as food, clo~ing and heal~ care. Upper income households are generakiy ca'oab'.'e of paying a larger proportion of their income for housing, and fixerefore estimates of housing overpayment generally focus on lower income groups. The !999 RHNA estimates si~ow 38 percent (8,569) of Tustin'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 housi2:g overpayment is important because, while homeowners may over-extend memsel~ ~s financialv to afford the option of home purchase, the owner always 4 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 represent, rog 110% of tlne median county income. Under these assumptions, overpayrnent occurs in fewer households in the City of Tustm. Source: Strategies ,for ?ianning ~:d Devdopm. enf: Cali~:rni~ A~.,'ordable ?.o's,sing h'a~dboe~:, California Redevelovment Association, 2000. _ De,.c. ra~;=r 2901 ....... ,'k' '' ' .... r. j,; maintains tine option of selling the home, thereby generally lo~'ering housing costs. In addition, home ownership affords tax benefits to reduce monthh, costs. Renters are limited to the rental market, and are generally required to pa)' the rent established in Enat market. According to the RHNA, of the total 5,494 lower income households identified as overpayers, 4,444 were renter households and 1,050 were owner households. This discrepancy is largely reflect4ve of ~e disproportionate number of rental housing tm. its in the CitT' and the tendency of renter households to have lower incomes than owner households (see Table HTM-12 in Techrdca] Memorandum). In order to understand the development parameters under which new affordable units can be produced, a review of affordable housing proiects assisted by the Orange County Housing and CorrumtmitT Development Department through the 1999 and 2000 NOFA/RFP was conducted (see Table H-6). Nine proiects were built during this cycle with a total of 841 units, with one of the projects located in the City of/ustin. The table shows that these projects ranged in size from 5 units to 220 urdts with densities from 14 to over 70 units per acre. Three of the nine projects had densities under 20 units ver acre. The weighted average density is 34 units per acre. The level of subsidy required ranged from under S4,000 per unit up to 558,000 per unit with a weighted average of about $14,000 per urdt. This analysis serves to demonstrate the feasibility of developing affordable apamnent projects at densities in the 20 units/acre rm~ge. Table H-7 contains the results of a recent survey of market-rate avartment projects in Tusfin. These projects are all located in the Tustin Ranch area and most are less than 10 years old. Average rents for studio and 1-bedroom units were fomnd to be within the Low- income category while '; and 3-bedroom units had average rents in the Moderate categor)'. The densities of these projects ranged from !3 to 24 units per acre with a weighted average of 19 units per acre. This daza supports the assumption that affordable marke, t rate apartments can be provided with densities in the range of 24 units per acre. :3 Decetnber 20,'., '~ L~ A_ffordabili .ty Gap Analysis: In addition to information related to Housing Constraints provided in the City's Housing E;ernent Technical Memora_v, dum, a Comprehensive Housing Affordabilit-v Strategy has been prepared, The report contains a detailed affordability gap anaiv$is to illustrate the "gap" between the cost of developing housing for rent and ownership and what households at a variety of income levels can afford to var toward their housing expenses, A Summary of Renter and O~mer .&ffordabilitv Gaps for certain proto~'pical unit ~'pes a_nd incomes are provided as Appendix "B.-~' Special Needs Groups Certain segments of the populat4on may have a more difficult time fLnding decent, affordable housing due to special circumstances and ma}' rec:uire 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 MCAS-Tustin, military personnel are no longer covered as a special needs group. Additionally, there are no known 'farmworkers" residing in Tust-in and, therefore, ti*ds .group is not discussed. Elderly: The special needs of r:'.,anv elderly households result from lower fixed incomes, vhvsical disabilities, and dependence needs. In 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 elderly households in Tustin and owner households revresented the majori~' at 70 percent (1,596 households). According to California State UniversiD' at Fullerton's Center for Dernograpi:ic Research Center (CDR), there was a slight increase iv. the elderly populahon in 1997 at 5,214 or 7.9 percent of the total popuiafion (See Technical Memorandun: Tabie HTM-2). As noted in the Table HTM-11 of the Tect-u~ical .Memorandum, nearly one-quarter of the elderly earn an annual income of less than $15,000 and 40 vercent earn less than 525,000 annualh.'. Thus, this population needs housing that is a,for,,a~l~ and located tn close proxlrrdt~' to public services and t~ansportatJon. '-' Summary based on data contained in Comprehensive Housing Afford3bility Strategy, 2000-2010. De'_'ember 20C ~ '(ZTY OF TL'SThY ?:.'.Df.;.?J;?G Disabled: Physical disabilities can hinder access to housing units of traditional design and po~ent_ially limit the abilig- to earn adequate income. According to the 1990 Census, there were 2,162 disabled people in the Ci~,. The disabled community, as defined by the California Department o£ Rehabfli~tion California Disab,2itv $~rve~.', includes four classifications of disabilities. These classifications and their percentages of the total disabled population can be iound in the Tecknical Memorandum Table HTM-13. Svecial housing needs of disabled individuals include wheelchair accessibility, railings, and special construction for interior living spaces. The Housing Element sets forth policies to encourage the development of disabled-accessible hous~g. Large Families: A family household containing five or more persews, as defined by the Census, is considered a large family. Large families are identified, as groups with special housing needs because of the limited availability of actequately sized, affordable housing units. Large families are often of lower income, frequently resulting in tl-te overcrowding of smaller dwelling units and accelerating unit deterioration. According to t2ne 1990 Census, 2,033 farrdlv households, or 11 percent of all households, had five or more versons. 1999 data from National Decision Systems shows 3,095 large households, representing 13.6 percent of total Cit~' households (see Housing Element Technical Memorandum Table HTM-14). Female-Headed Parent Households: Tne housing needs of female- headed households with children are genera? re]ated to affordabilit¥ since such households tTpica'.'ly have lower tha:-.. average incomes. According to the 1990 Census, the City of Tustin had ~,178 female-headed households with children less fiaan 18 years of age. The Itomeless: Measuring the extent of the homeless population specifically in Tustin remains a challenge for community leaders. To complicate the challenge of meet-ing homeless person.s' needs, fl~e issue of homeless:Less is considered regional in nature. Nomadic tendencies of homeless persons make it difficult to assess the population accurately on a cib'wide basis. Nonetheless, E, ec~?rr:ber- 20J'.: homelessness must be addressed on a counn'wide basis in conjunction with cities and local non-profit organizations. According to !999 studies prepared by. the Orange Coo_nh' Department of Housing and Cornrnuni~, Development (OCH./CD), it is estimated that there are 14,000 homeless persons in the Count-v on any given night. Two-thirds of the CounW's homeless population 'includes families with children. OCH/CD also reported that within the homeless population there are sub-populations ~See Techrdcal T_.m r~ Memorandurr, ~ =bi_ I-iTNi-! 5). City of Tustin Police Department reports and windshield surveys have shown that ti,ere are no established areas where homeless persons congregate in the Cit->', and ~at most persons migrate through Tustin rather than stay for extended periods of time. The Citv s Police Department" es~mates fi,at fl~ere are currenth' 10-12 homeless persons residing in the Ci~' at any given time. Within the CIO', there are a variety of non-profit services that vrovide direct housing and other services to homeless persons. Ti.ese include a transitional housing facility (Sheepfold), temporary housing for teenagers in cris'is (Laurel House) and a feeding program affiliated with the United Way (Feedback Foundation). Sheepfold and Laurel House are t3'pJca!ly locate3 in R-1 disP:icts and are permitted by right trader State Law related to Commmdtx' Care Facilities. The City's current code related to homeless, transitional housing, boarding houses are as follows: A gn'oup housing arrangement (where less than six (6) residents) in a single family home is not subject to CitT permits (consistent with State Lawl. A group housing arrangement of over six (6) res/dents 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 ~:,"-'+~ a multi-:'an '_ ' owe]Hug unit would fall under this d~..m,,on. · The anticipated facilities at the MCAS Tust-h~ Specific Plan wiZ permit transitional and emergency shelters by right. A number of local churches in. Tustin also provide services to the homeless including St. Cecilia's, Red_hill Lutheran, Tustin - Officer G. Valievienfe, Tusfin Police Departmenb 2000. ?resbvterian Church and Aldersgate. A list of services prov:'cied b)' these organizations is provided in Table H-8. Facility ,qheevfoJd Table H- 8 EMERGENCY SHELTER/TRANSITIONAL HOUSING FACILITIES 1999 CITY OF TUSTIN Services Provided Provides shelter, food. clothing, job-training, anc~ referral services to women wi~ children. Laurel House St. Cecilia's Redhill Lutheran Temporary housing for teenagers h: crisis. The faciiiv:' also vrov:des food, informal counseling, and access to medical care and clothing,. Distributes food supviv to needy populations. Operates emergency food program where & person can receive food suvvlv 3 tm:es a year. Collects food supplies and dis~ibutes the food to various 'l'ustin Presbyterian orgta, v, iz,~tions involved in providing homeless services. Refers interested persons to Ecumenical Services Alliance Aldersgate in Santa .Ama. Source: Caw of Tusrm Cons¢lidated ~a_r, 2000-2005 ,MCA>; is A significant port/on of the Marine Corps Air Station located within the CiW. Zne MCAS Tushn facil/tv was ident//ied by the U.S. Department of Defense for closure in Juls., 1999. in accordance with the Base Closure Redevelopment emd Home]ess Assistance .Act of 1994 (Redevelopment Act), the City of Tus~n was formally recognized as the Local Redevelopment Authority for the MCAS Tustixa. 'l-ne Redevelopment Act provides a process that aims to balance the needs of the homeless wi~ other development interests in the com_rnun/tSes directly affected by closure of fl~e installation. Ti~e Act requires the Local Redevelopment Authori~' to prepare a reuse plan and Homeless Ass/seance Plan (HAP), wh.ich is submitted ~o the federal Department of Housing and Urban Development (I-'IUDI. HUD reviews and determines whether the documents balance the needs of the homeiess Ln cornmunities in the vicini~' of tlae installation with the need for econon-dc development. December 2501 A Homeless Assistance Plan has been established for MCAS, Tustin that is consistent with the continuum of care model embodied in the Censolidated Plans for the Cities of Tustin and neighboring lrvine. The fundamental components of the continuum of care system to be implemented with the MCAS, Tush'in Reuse Plan would: m~a~e assessment Provide emergency skelter beds and ' ~ ' Offer transitional housing and services Provide opportunities for permanent affordable housing by the p~vate sector. Ln the MCAS Reuse Plan, four homeless service providers, includJ2~g the Sah-ation Army, Orange Coast Iuterfaith She/ter, Faro.ii, es Forward, and DOVE Housing have been approved to operate 50 family units at the former base. The Orange County Rescue Mission will also operate a 192-unit transitional/emergency shelter. Numerous other agendes provide shelter and other services to the homeless in the nearby cities of Saa~ta Aha, Irvine, and Orange. The Orange Cou_nw Homeless Issues Task Force, a non-profit homeless advocacy o','ganizafion, maintains a list of th, ese and other homeless services in Orange Count'. :~dd~hona, discussion regarding land use regulations that apply to ~n~ homeless is found in the Housing Constraints facilities serving ~' ~ section of tats document and in the Technical Memora~ndum. PRESERVATION OF UNITS AT RISK OF CONVERSION Tustin has one projezt that contains units at risk of converting to unrestricted market rate during thc? 2000-2005 plann!ng period. Tusnn Gardens is a ] 0]-uni',' ........ F,~,-~ i,,,,~ ;_.< ~,~,?;'~' "~" '~" project, with a Section 8 contract for 100 units t:'~a~ was due to expire on Jul), 13, 2000. Projects financed under the Section 221(D)(4) market rate program alone have no binding income use restrictions. Current provisions under the law allow for the ex/sting project to opt out of contTacts or for HUD to terminate such contracts. The project owners of ']'ustin Gardens have indicated that they intend to continue or to accept the conversion of the project to individual Section 8 certificates (household by household income quaiifying criteria). December 29.D£ Table H-9 is an inventory of all mulb'-familv rental units assisted under federal, state, and/or local programs, including HUD Frog-rare.% state and local bond program.s, redevelopment programs, and local in-lieu fee, inclusionan;, densiw bonus, or direct assistance programs. The inventory 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 and incentives affect the likelihood that at risk u.n_its wJ]l convert to other uses. Congress passed the Low Income Housing and Residential Homeownerskip Act (L!HPRHA) in 1991. · This measure assured residents that their homes would be preserved for their remai~zing useful lives while owners were assured of fair- market compensation. However, modifications to the Act in !996 restored the owners' right to prepayment, under the previsions that the owner would be encouraged to sell the propers' to resident endorsed or other non-profit organizations. 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 newt' constructed unks, acquiring and rehabii'itating units, and local rental subsidy assistance. Repiacement: Replacement of any lost "assisted" urdts at Tusthn Gardens wouid cost S125,883 per unit. Applying this figure to ti~e Tustin Gardens project, replacing all assisted u_nits would cost approximately S] 2,588,300. Acquisition:: Alternahveh', should these "at risk" units be acquired. the per-unit cost would be 1ess at 5100,777 per unit provided rehabilitation was required. AccordLr'.gly, tlne acauisiPlon of all tm:ts at Tustin Gardens would cyst approx'.'rr, ateiy $1C,0,77.700. C.'?' OZ: 7'".;S".'LY HOUSfNO ELEMENi' D~c ..... ct ~00~ Rental Subsidy: An option for presen'ation of at-risk units 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!ternative!v a local rental subsidy to the owner to benefit matntairdng affordable rent levels for residents. Rent subsidies can also be s~uctured to mirror the tenant-based Section 8 voucher or certificate programs. These options could be used to retain the affordable status of the units, by providLng assistance for residents when their affordable traits convert to market rate. Rent subsidies using state, local (Redevelopment Agency or City, tbLe use of HOME funds, or other funding sources) can be used to maintain the affordabiiitv of these at-risk units. The cost of providing subsidies for all 100 at-risk units at Tusti:: Gardens to maintain subsidized rents assumes that none of the at- risk units a.re preserved. The cost of providing a rental subsidy for the abrisk units is S10,700 per month, or S!28,400 per year, as shown in Table HTM-30 of the Technical memorandum document. Contract Extension: Tustin Gardens is the onh' project based Section 8 subsidized project at-risk of losing affordabiliw res~ictions during the Housing Element planning period. However, it appears urdLkely that the affordabilitv of these units will be .~2zreatened based on the determination that project based Section 8 contracts can be renewed on an annual basis. In fact, the owner has indicated ~ writing their agreernent to convert the project to a tenant-based Section 8 assistance program. Prog-rams for Preservation of At-Risk Units: The cost of acquiring and preserving the at-risk units is less tha.n repiacing the units with new construction. As discussed earlier the tota! cost of replacing the project is estimated to be S12,585,300, whereas acquk~ing the Tustin Gardens project would cost a total of $!0,077,700 (see Table HTM-28 an~d accompanying text). Ii the ".;kffordable Ga,o" were subsidized, the rec~utred commitment of resources for ~ ~ "~ pr_s~rxmo the Tustin Gardens units "at risk" by providing rental subsidies is much iower, at S10,700 monthly or $125,400 annually. -Fne City monitors at risk housing mzits to ensure that those m~its will not be lost as Low-income11o' ,,~SLrtb.' c, The Cit%' will subsidize un/ts and/or work with nonprofits in the commurdt~' to explore possible new cons~uction o:' replacement housing by nonprofits or acquisition of ex'lsting buildings with at risk mn/ts by nonprofit CiTY OF TVSTL¥ ~ !O L'Siz¥O EL£?,?.~:'~T 24 organizations. The City will make efforts to preserve units "at risk" at Tustin Gardens. Specific actions that the Cit3..' will take to vrotect (or replace) at risk units are idenPdied in the Housing Eiement implementation Program. SUMMARY OF HOUSING ISSUES Housing is a fundamental component of land use withLn a communih' necessary to support the resident population. Obtaining affordable housing has become a problem for persons of all income groups in California. The fogowing Table H-10 presents an over-view of households in the City. with special housing needs or ?roblew_~ with their existing housing, such as overpayment or overcrowded conditions. The following text highlights the issues relevant to the City of Tustin, which are addressed by the goals, poi~cies and implementation plm~s. Table H- 10 SUMMARY OF EXISTING HOUSING NEEDS CITY OF TUSTIN 1998-2005 Growth Needs :-~ Special Needs Group \:erv Low (Units) 694, Elderly Persons : Low (Units) 489~ Disabled Persons 3.843 Moderate rUnJts) Above-.Moderate (Units) 778 i ~, -arc~""~. Households2 1,337 ' Female-Hended Households lw~ Children under ]8 vea."s TOTAL 3,298~ 3.095 !.178 Overcrowding Overpavin~ ttouseholds ~ Renter ~ 2,[~60 Renter - Total 5,518 Owner I 330. Remer - <8954 .',2-'; 4 444 ' . Owner - Total 3051 ~ Owner - <80% ?,~?~ 7.259 TOTAL ; 2,~90 ' Total '. 8, z, 69 ~ Regional .:-{ou~L'~g Needs Asse.~sment, Cig' ol'Tustm, :999. : .'--louseholds aontain!n~ 5 or more peop]e. :' See discuss:o.u or. Tustln col:terns regard:nE: need methodok,:jy e,.v. vhv.'eal bv S,Z.a,,TL Sources: !990 Census. · The OCCOG re."om.m, ended: 505 units io.- :he Very Low Income households, 3~5 ur, its the Low Income households. 566 units ior ti~c Moderate !ncome house.holds, and 673 for the " ' Moderate ~ncome households for a to:al of 2,399 new ccr. strucfion nee2~. .~", DO% e ~., ; OF TUSTL¥ HOL.'S£';.-q ELE?dEA'T 25 December 209: Overpayment 70 percent of the Ci~"s lower income house- holds (households which earn less than 80 percent of the Count$/ median) are currently overpaying for housing (see Table HTM-12). Overcrowding. Household overcrowding has increased over the past decade as individuals and famiiies "double up" to save on housing costs. Over 15 percent of lower income househoids currently 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 dweliiug units in Tustin. These units are allocated among the following income categories: 2,337 above-moderate income m'dts; 778 moderate-income u_nits; 4.89 low-income units; and 694 very- low income u_nits (see Table H-10). On T~v _~, 1999, the CiP,' of Tustin appealed the draft Cons_~uction Need/\:acancy Need methodolo~' to the Orange Count' Council of Governments (Delegate Sub- Region) through the Alternative Dispute Resolution Process. The Alternative Disvute Resolut-ion Board recommended approval of ~e Cit~"s appeal to the Orange County Council of Governments (OCCOG) Board. On August 19, !999, the OCCOG adopted Resolution No. 99-03 approving the RP1NA for the Orange County sub-region. Included in that action was the recommendation that the Regional Council (SCAG) adjust the Vacanc¢ rates for MCAS, Tust~m because the Regional Transportation Plan (RTP) and tine 1990 Census data vacancy rates did not accurateh' reflect the base closure. The OCCOG recommended as follows: 505 units for the Very Low Income households, 355 un.~ts for the Low Income househelds, 566 units for the Moderate h~come h:)u.~eholds, and 973 for the Above Moderate income househoids for a total of 2,399 units new construction needs. On December 9, 1999 and june 22, 2000, the Ci~' of Tustin ao,oealed the RHNA Vacancy Need numbers that we. re used to calculate total cor~struction needs for the Ci~' of Tustin. The appeal was based on a u_r,.ique situation in that 985 housing traits located at the based were not properly counted as vacant housing units by the Department of Finance and are not refiected in the 1990 census creditea vacancy 2001 C;TY OF TUS;%U; itOL'SL¥S 2'3 methodolog}.'. The SCAG Communi~,, Economic, and Human Development (CEHD) Cornn~ttee reiected both appeals despite the recommendation by the Orange Count-v Council of Govern.menS. Accord/ngly, while the City has prepared this Housing Element using the fig-ures determZned by SCAG, the Cit~, respectfully maintains its concern over the RHNA Vacancy Need methodolog)'. Large Families. 13.6 percent of CiW's households contain 5 more persons in the households. T'ne average househoid size in the City increased from 2.7 in 1990 to 2.92, iargely due to changes in the ethnic composition. This indicates a ?otential need for larger housing units to accommodate these families (see Table HTM-14). Affordability Gap. Based upon available ,-'nformation on rental rates in the C/t?', it is difficult to find rental housing that is large enough and affordable for large, low-income families ,'see Table HTM-24 and Table HTM-25'}. Eiderh'. As the Ciw's population ages, the number of elderh' persons will increase. This underscores an increasing need to address the special housing needs of the elderiv (see 'Fable HTM-2). · Disabled. Disabled indMduals have particular housing ,'.,~,' relating to access and adaptabi_fty. Female-Headed Parent Households. Female-headed households make up an increasing percentage of the CitT's population. Mare' of tlnese households have incomes below the pox, erg- level and have s~ecial housmb needs such as access to clfildcare services. Homeless. Growing numbers of homeless persons in Southern California have created particular housing and social service needs. The closure of MCAS Tusrin provid e.s an opportunity for additfonal housing supply in the City including acconunodation of ~e needs of the homeless and the need for affordable housing (see Table HTM-!5). addition, a g~oup housing m'rangement (with less than six (6) residents) ir, a single famih' home is not sub!eot to a t'.V7?' 0i" 'I'USTI3' fIOL'Si3:'J ELEM£'TZT .77 Dece,mb,sr 200 ! Conditional Use Perrrdt (consistent witi-, State Law~. A group housing arrangement of over six (6) residents is classified as a boarding house. The R-3 and t-4 districts would allow /or boarding houses with a Conditional Use Per:~t (CUP/. First Time Homebuyers. :-Iigh housing costs have put home ownership beyond the reach of mare' votent4al first-time homebuvers. Goverrm-,ental Constraints. Governmental regulations, such as land use controls, fees, and processing procedures., can act as constraints to the maintenance and product/on of housing. Units at Risk of Conversion to Market Rate. By State law, the CiR' must identSfy and develop programs and policies to address affordab]e housing units that are at risk of converting to market rate housLng. During tlxe 2000-2005 plarm.ing period, the City of Tusfin faces the potential conversion of 100 low-income units (see Table HTM-27). Tenure. Th,,_, ~ City has a high proportion of ,~n.~r-,~- .~,, -o,.cup~- ',~'~ housing as compared to other jurisdictions tn Orange Corn:tv. i.n 1999, 59.3 percent of the Cig/s units were renter-occupied, compared to -_0./ percent renter occupied traits countywide. P:'omotion of home ownership opportunities in the City may b,.. necessary to maintain a balanced conmmunitv (see Table HTM-20). Housing Stock Condition. Over 64 percent of the City's housing stock is 30 years old or older - the age at which housing t).'pically beg/ns to require major repairs, ha addition, the lack of adequately sized affordable housing can lead overcrowding and in turn, deteriorated housing conditions. _Xlaintenance and imvrovement, o£ e::is'2ng. '~,.o~s,n~" '~ condit-ions over the '" ,e:,g term wiZl ~',::quire ongoing maintenance of existing units, rehabilitation or replacement of substandard housing and programs to maintain neighborhood quality (s,'~ Tabie ~ * '; Historic Resources. Older neighborhoods in Tustin contain several historic residences that should be preserved as part of the cormmunitv's heritage. These historic h,,,,mes were identified through an im'entorv of historic buildings in '1990. Target Neighborhoods. A large portion of the City's lower income housLng is concent::ated in the souLhwest neighborhoods. Targeted programs such as graffiti rernoval, proactive code-enforcement, loan and grant' housing rehabilitation pregram, removal of abandoned vesicles, increased police presence., removal/t~-immJng overgrown trees in public right-of-way, various physical improvements for street widening, and street lighting and alley improvements have been implemented. Energ?., Covmervafion. Due to its ciirrate, the Cit-¢ can take advantage of solar energ).' to reduce reliance on non- renewable energy supplies. HOUSING CONSTRAINTS Actual or potential constraints on t.b.e provision and cost of housing affect the development of new housing a.nd the makntenance of existing umts for all income levels. Market, goverm:nental, infrastructure, a_nd environmental constraints to housing development in Tustin are summar2ed be!ow and discussed in greater detail in the Housing Element Technical Memorandum. Market Constraints The high cost of rewriting or buying adequate housing is a vrima:'v ongoing constraint. High construction costs, land costs and market financing constraints are contributkng to Lncreases Ja~ the cos'. of affordable housing. Construction Costs: The 2000-2005 TustJn Consolidated Plan reports that tee single largest cost associated with building a new house is the cost of building materials, usuaI!y comprising bet~'een 40 ~'o 50 percent of the sales price of a home. These costs are influenced by many factors such as the cost of labor, building materials, and site preparation. Tine International Conference of BuildLng Officials (ICBO) estimates t~nat the cost of residential wood frame construction ax._aoes S6!.10 per square foot and reaches as high as S~,:.90 per square foot. Therefore, the costs at~'ibuted to construction alon~ for a t.vp'~cai 2,200 square foot, wood frame home would average SI 34,420. CZ;"':' Oi;: T:.~"'7.:';; .:.rD:.T,L:'G Dez'ember 200 J A reduction in amenities and quali .ty of building materials (above a mirdmum acceptabiiit]:' for health, safe~:, and adequate performance) could result in lower sales prices. Additionally, pre-fabricated, factory built housing may provide for lower priced housing by reducing construction and labor costs..'-tn additional factor related to cons~uction costs is the number of units built at the same time. As the number of units developed increases, construction costs over the entire development are generally reduced based on economies of scale, iZnis reduction in costs is of particular benefit when densit3' bonuses are utilized for the provision of affordable housing. Land: The scarcity of land within the develoved areas of the CiW and the price of land on the fringes axe constraints adding to the cost of housing and prici_n.g housing out of the reach of Iow- to moderate- income families. Financing: Interest rates can have an impact on housing costs. Some mortgage financing is variabJe rate, which offers an init,'al lower interest rate than fixed financing. The ability of hnctmg ins~tut-ions to raise rates to adjust for inflation will cause existing households to overextend then~elves financially, and create situations where high financing costs cons~ain the housing market..-in additional obstacle for the first-fizne homebuver is the minimum down-vavment required by lm~ding ip. sfitutions. Even "': Tustin hor'aebuvers are able to ?rovide a 3 percent down- payment and obtain an 8.5 percent 30-year loan (loan rate/or FI-IA or VA guaranteed loans for June 2000), montl~v mortgage payments on median vriced single-family detached homes in the City place such homes out of the reach of moderate and lower-income households ir'. file City. At a S.5 percent interest rate, monthh' mortgage payments on median priced condominiums and townhouses can place such units out of reach of 'l-ustin's low and very low income households :'see Tables HTM-23 and HT.M-25'~. The greatest impediment to homeownership, however, is credit wor'.'hiness. According to the Federal Housing Authorin.-, lenders consider a person's debt-to-income ratie, cash aYailab]e for downpayment, and credit h.~story, when determirdng a maximum loan amount. Many financial institutions are wi.liing to significantly decrease downpayment requirements and increase loan amounts to persons with good credit rating. December ~00 2 ~-r--,' OF T",,:STIN HOUSING ELEME?gT Persons with voor credit ratings ma), 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 lower-income residents, who have fewer financial resources with which to qualify for a loan. The FHA is genera~y more flexible than conventional lenders in its qualifyLng guide],.'?~es and al_lows many residents to re-establish a good credit history. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to report lending activin' by census tract. Analysis of available HMDA reports does not indicate documented cases of underserved lower income census tracts in the City. Profit Mar'keting and Overhead: Develover profits generagy comprise 8 to 12 percent of the selling price of single-family homes and s'.,ight!y lower for condominiums. However, in communitdes like Tustin where the market demand for housing is 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 price of homes. Governmental Constraints Housing affordabilih, is affected bt' factors in the private and vubhc sectors. Actions by the Cit-y can ~ave an impact on the price and availability' of housing. Land use controls, site improvement requiremenks, building codes, fees and other local programs intended to improve the cwerall qualit5' of housing ma}' serve as a constraint to housh~.g development. Land Use Controls: In e£for~.s to protect the public's health, safet~.', and wel/are, government agencies may place adminisb-a~ve constraints on growth througi~ the adoption and implementation o,~ land use plans and ordinances. The General Plan may resirict gro~vih if only limited areas are set aside for residential land uses, and if higher residential densities are not accommodated. ~h~ zoning ordinance may impose further restricliov, s if development standards are too rigid, or if zoning designations do not conform to existJa~g land uses. Tusfin s existing zoning ordinance allows for a range of residential densities from a maximum effective densiW o£ approximately 4.35 units Der net acre in the E-4_ Residential Estate District to 24.9 units per net acre in the R-3 Multiple Family Residential D'~strict and 10 units per net acre L,-. the MI-IP Mobilehome Park District (see Table HTM-31). The Planned Community Disnict has authorized residential subdivisions with single-famiiy lots of 3,500-5,000 square feet, which significantly increases densi~.' potential. Within the Multi-Family Residential Distu'ict (R-3), a 35 foot height limitation and 55 percent coverage precludes the development of high-rise hous'.'ng projects. In file interest of protecting adjoin~g single-family lot owners, multifamilv struct,ares above 20 feet in height require a conditional use permit when the structures are within 150 feet of single-family residentially zoned lots. ¼."nile these height iimits ma)' place some restrictions on housing development, these limits are designed to maintain compatib/l_i~' of land use intensity and to ensure proper mud effective transportation within the commmLitv and are commoniv used by local governments as a development too! to further this ideal. The Land Use Element indicates that residen~al development that supports commercial uses may also be permitted in the Ciw's Old Town Commercial area..-~ market anaivsis of the Old Town area prepared in conjunction wi~. comprehensive !?94 General Plan Amendments, indicated that new multi-family residential develovment would be an important supporting use /or the area's mixed-used commercial/retail development. As a result, the General Plan was amended to permit up to 29! additional resident-ia! units it: tile Old Town commercial area. To ensure compatibil.i~.' of residential uses with the con'umercial area, the iocation, densiu', and buiidLng Lntensitv standards for these residential un'.ts will be governed by pla~..'aed community reg-ulations or adevtion of a specific plan. The East Tustin Specific ?:'an 2rovides for single-fam."..J,.' detaci:ed products to be developed at a variety of densities. The Low Densi~' designation requires a minimum lot area of 5,000 square feet while the Medium-Low designation requires a minimum lot area of 3,000 square feet anti densities not to exceed 5 and 10 units per acre resvectivelv. The MCAS Tusti.n Specific Plan designation provides opportunities for development of a variew of residential products at varied dens~.7~ ranging up to 25 dwelJing units per acre. The Final Joint E!S.,."EIR for the Disposal and Reuse of the MCA~Tusdn (hereafter referred to as 20.9 Program E!S,/EIR for MCAS-Tustin) for the reuse of the base identifies specific improvements needed to support residential deveiopment. The buildout of ~he Reuse Plan is expected to occur incrementally over a 20+ year timeframe. The actual ievei of deveiovment within an>, g/yen phase will be P_'..ed to the avaiJabilitx' of infrastructure necessary to support such develo?ment. Implementation triggers of specific infrastructure improvements are included in the EIS/EIR for the project. The anticipated timing of reside_nt~al ~ ',, ~, ' d~xAopm~n, of the MCA~ Tust/n project is as follows: Future market demand and the complexit?' and tirpZng o£ environmental cleanup efforts are additional factors influencing the schedule of development. Current litigation sm'round~.g ti~e development of the base may also delay the construction of housing units. Other than the MCAS Tustin area, a large proportion of the small amount of vacant and underutilized land is located within Redevelopment Project areas within the Ciw or Old Town residentiai areas where infrastracture is available and no major imvrovements would be anticipated. Limited residential uses are also permitted in re'cas designated Public/institutional provided the intended occupants are associated with the primary institutional uses. Additionally, homeless facilities are permitted by right in the MCAS Tustin Specific Plan and are allowed throughout the remainder of the City eider as an outright use or with a conditional use permit depending on the number of residents in the project. Parking requirements in Tustin are generally two spaces per unit, with an additional requirement of one guest space per even' four units in multi-family development. In response to State mandated requirements and local needs, the Cit',' 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 ff 20 percent of the units are allocated for lower and moderate-income housing. One additional h~centive or financial eqttivalent (such as modified development standards or waiver/reduction applicat4on or develovment fees) is granted to all residential development meeting the 20 percent density bonus requirement for Lower income housing. In response to state-mandated requirements and local needs, the CiW allows for second dwelling -a~ts. Second u.aits serve to augment resources for senior housing and the needs of other segments of ~e population. Second dwelling units are permitted with a CondiL-iona! Use permit (CUP) in residentially zoned properties that are at 1east 12,000 square feet in size. A two-car garage ~ required. The CiW's land use regulatory 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 units offered at prices affordable to lower income households. Fees and Improvements: Various fees and assessments are charged by the C-:tv and other outside agencies (e.g., school districts) to cover costs of processing permits and providing services and facilJt4es, su~ as utilities, schools and infrastructure. These fees are assessed based on the concept of cost recovery for sen:ices provided. Tustin is urbanized with most of file necessary '.'rtfrastructure, such as streets, sewer and water fact!ties in vlace. None~Leless. site Lmprovements can significantly add to the cost of producing housing. Cost-effective site planning or use of housing set-as'.'de funds for those proiects within redevelopment project areas can minimize site improvement costs..7'he Housing Element Technical Memorandum describes Lq detail required site improvements and provides a iist of fees associated with develovment (Table HTM-33) Deveiovment fees are not considered a constraint to housL, ng. However, fees do contribute to Eno total cost of develovment and impact the fLqal purchase or rental price. Building Codes and Enforcement: The Cizv of Tustin adopts t'i:e Uniform Construction Codes, as required by State !aw, which establish m_inimum construction standards as applied to residential buildings. The City's buildfl~g codes are the minimum standards necessary to protect the pubiic health, safe~: and welfare and ensure safe housing. C)nh: local modifications to the codes are ~rade wl-dch respond to local climatic or geographic conditions and clarify adnmn'~stTative vrozedures. Although not mandated to do so, the Ciw has adopted the State Historical Code that relaxes building code requirements ci.~'wide for historic s~uctures/buildings. Adoption of codes reduces rehabilitation costs. Local Processing and Permit Procedures: The evaluation and review process required by City procedures con~ibutes to the cost of housing Lq that holding costs fi~curred by developers are ultimateh' manifested i.n the unit:s selling price. :December 2001 C.,"F',.' 05' TLT.?%'A' iiO',.,r$IN(',· :~LE,':.IE?? 3d HOUSING State law establishes maximum time limits for project approves and City policies provide for the minimum processing time necessary to comply with legal requirements and review procedures. The Communitx: Development Department serves as the coordinat/.ng agency to process development applicat/ons for the approval of other in-house departments such as Fire, Police, Public Works/Engineering, and Commurdtv Services. All pro}ectq are processed through plan review in the order of submission. The Citw has eliminated the potential increase in financing costs caused by a delay in permit processing by assigning prior/t3., to the plan review and permit issuance for low-income housing proiects. If a complete application is subm.itted, ali Design Review Committee members and plan checking departments simultaneously review t;ne plans. 'This process provides for a "on,stop" processing system. For projects of significant benefit to the low-h~come conzmurdty, costs can be waived bv the City Cotmci] or *.i~e use of redevelopment set-aside funds can reduce or eliminate these costs to the developer. Workload: Another governmental constraint is the number of staff anct amount of staff hme available for processing devek>prnent pro!ecr_s. Since the workload is determined by outside and uncontrolled forces (economy and market for housing and availabili~' of general fund revenue), a shortage of staff time may occur which could lead to increased processing time for deve]omrtent projects. OPPORTUNITIES 'Table H-12 shows the existing and potential dwelling units perrrfitted under each General Plan !and use category, as well as the potential net increase within each category. Based on the Cit,' s Land Us:: Plan, Tustin has a residenfia: holding capacity of approximately 29,57d dwelling units, providing for a ,~otential increase of 7,747 units over the current total of 21,829 units. The 'Land Use Plan provides for a mix of unit types m~d densities, inciuding low-densi~' single-family homes, medium density homes, higher density homes, and mixed- use projezts that allow /or a combination of commerciaI and resident/al uses. December' A large portion of £uture residential development in the Ci~' o£ Tustin will take place in the MCAS Tustin Reuse Specific Plan area. The other large Specific Plan com_muni~: in Tustin, Tustin Ranch (the East Tustin Svecific Plan) has been almost built out with little development potential remaining. Between 1998 and 2000, 1,375 units were corrstructed in the CiW of Tustin. A total of 162 Low- Income, 309 Moderate-Income, and 597 Above Moderate-~come units were built in Tustin Ranch; 8 Moderate-Income and 30 Above Moderate-Lncome units were built in the Warmington project (Town Cea~ter Redevelopment Project Area); and 2 Moderate-Income units were constTucted in Mountain View. With the exception of the Warmington project (8 restricted traits), none of the units are deed restTicted. Since the City has no records of the householders' Lncome level or '-'he sale and rental prices of individual units, the Ci~- ufflizeJ density levels in determining affordabilitv (i.e. Very Low = 25alu/ac, Low = 18du,.'ac, and Moderate = 8 du/ac). Since !,378 units were built behveen 1998 amd 2000, they are located under the "Ex'.sting DU's' column in Table H-12. These un_its, however, are reflected in the Quantified Obiectives for 1998-2005 (see Table H-18). December 20OJ CJT'..' OF TL'S'.'Z¥ HOr.,'S!;¢'2 TABLE H- 12 LAND INVENTORY AND RESIDENTIAL DEVELOPMEN-f POTENTIAL 20O0-2005 12) ']' ':'. '"' '":" .... ..: :"" .'... ~i Gross ' '.Pgt~nfial .' · (1) Gross ':,. Potentiali, 'i Acres !!.i ?~E)L'd'.;.' Vs~c'i~nt & '. Effective r..`~,d v,e Exist~,g A~s ... · ~m~'" ~der .... u'~',r .... ; u~,&~:':l a~,ral Pi.,, Cate?.~,' DUs Vacant ;' ..PJacartt "." Utilized L'-. U~lized: i, 'U'ttlt~.ed .. Build-out Low Den.~it)' Res~denttal ~: ~7 25% Densin' Bonus Medmm Dens:'~' Remdenual (~-35 du,,"~c) 25.°.: DensSb., Bonus 2,8'44 1.68 '.' .'~ :...'.. ' 26.1. · :' . %.' ."-'.'1 .I. · 3 i 2~7 · 0J 0 28 .! 399 7 ~-hgh Dcmsity Residential (25-25 du./ac) 25% Density Bonus lO,CUl,5 7.38 Mobile ?~ome Park 702 ' 0 ".'-lC' du. ac': : .... :':-:'167., 9.74 I:',.,.i(...';.'s '210"1 '" : : -i . '... ;.i ' ;' Z.....' '.' .. ~, ' ':" ":Mt'." ?,.."i I.,:(.;. '.';7' ",:.;%~" , .': .,Q'~'.;. .'..;.., '-.. .','. ',1-.'"'.: I I ,".?~d':.,',,- .,. :: :,. :':. ".,'.42." !.:::".'".'!'! :'".;i~3'[','.' 95 95 9 702 MC.-%c T,'.:.qtLn SFac!irc Flan ?,-.t~, 389.2 ' 4,0~9(7) ' 4,049 '. }:T Low :.',ens:?. '1,793 36(:.3 : 2/514 0 - 9 1,314, 32(7 . ,.. M .dt~m D~,.s.t', 2,779 '. '911 '4 0 .... '-' .0 '-' 911 · Res~denti.xl I J': ', ' ." ' ' ' ' (53 Sub;om] 21,829 ' 936.32 · :.. ' 7,51t ' 11.42 ' '" 236". 7,747 Subtotal i .',' '' i : .'::,'.. . TOTAL I 21,829 I 936.32 ~, ......'.7,553'I 11.42 r, , . 295 ';' 7,8.t9i 2%678 '"..' Number of exisE.ng housing traits in the CJ~' of Tus~ based ~, Tusfin C;eneral Plan Trend Use ~ement. 23f2 - 'Fakle LU-3 · 'Future Land Use Densny..'intens:.:y mhd Papu~tion Capamty of TEe i~nd Use Pi~.. "2U~ = ciwePm5 un:rs (2 For vurveses of es~bhsbi~:g dwdim~ u~ the gross acrease :s converted :c net acrease d~ough a tahara! reduc~:c:~ ti~e gross acreage by 20 vercent tc acco'~: for ~e land area devoted to roadways. · ~3~ Potential dwe~.g mnits on under-x~hzed vamels repres~t net mc~ases over existing rots :m sim (41 29! ~we~mg um~ withkn ~e ~gh-Densi? Residmhal catego%' ~s~ed ior Cna Oid Town Co~erzial area. (5~ A2 of tkese potma~a[ dwelhng ~ts are m ~st Tus~. D~.s~he, 75ed ~-e ~om Tabie LU-2 for East Txsnn Med:u:v. = i1.8~, I~gh =17.39). Potcmhal dwe~ng ~its represent ~uil~ our capad:)' for Tusiin Ranch. ,'6' Exlsdng umts at MC.~ Tusfin have been vacated as of~u,}: '~ · ".9.aa. ~d umm' may be unmhabltable. '7) lnciudu8 292 ~,i[s o/emergency i~ousmg and 63 unit~ of trm,aitmnal fatal!} Saurze: T2stin Gen3rd Plmn Land Use Element, 2J92. CITY OF TUSi7:.' H DL,'S~:~'C: ELE.M£.¥T 39 December- 20C; Table "~' ' ' ' n-.~ illustratesTustm s prog2'ess in achieving RHNA construction needs for the 1998-2005 planning period. As of 2000, the 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 : Units Added , Need Income Cate~o~, 1998-2005 ! 1998-2000 Very-Low 694 .......... 0 __tO,".:.) · __ 694__ Low , 489 '!(;2; f33 °*.,'., 327 Net RHNA Construction Need 2000-2005 Moder~ te ' :78 3i 9: (42 ~,; I 459 Above Moderate 1,337 89,m (67%) 440 Total 3,298 ~ 1,378 (42%) 1,920 : This figure represen:s 162 umr.~ bu'.']t in Tustm Ranc?, between !998-20,00. : 7?as figure represen:s .309 units buff', m Tustin Ramch, 8 un/ts buJ~i tv. Warmingto~, and 2 units built m Mountain V:ew benveen 2998-200.:). -' Th~ figure represents 867 urars butt in Tustin I~.anZn a~nd 30 u:'dts buff: m :',:art. zing:eh be twecm 1998-2000.. Source: Civ..' of Tus;m. ]'he MCAS Tustin site presents the Ci~' with 399.2 acres suited for residential develovment that could accon~modaz.: an additional 4,049 units. Approximately half of the 7,747 potential new units .~n Tust:m wi]J be provided at ti~e MCAS Tusfin site. The MCAS Tustin site is proposed to be imvlemented th_rough both. the adop~on of a Specific Plan by the City and the adopt-ion of a Redevelo?ment Project Area. Based on State Redevelopment Law and fi~e proposed Specific Plan requirements, at least 15 'percent of the units constructed at the IX'[CAS Tustin site will b.?. a.:fordable to \'er?Low, Low, and .Xloderate-fl~come households, of which at leas~' 6 vercent must be affordable to Very Low-income households (a total of 607 units of which 243 units are required for Very Low lncome households). In addition to these inclusionarv obligation_s, the acreage and densities permitted by the MCAS-Tusfin Reuse Plan would create 232 additional for Very Low-income households (192 t~-a.nsitional housing 'm~its and 60 social sen'ices housfl~g units). In addition to _MC:\S 'i-us:in, addit-ional sites are located within existing Redevelopment vroiect areas m~d are subiect to Decerr~ber 200.; Redevelopment Law as well. As a means to ensure affordabili.Ly a_nd the use of housing set-aside funds, the City a.nd its Redevelovment Agency will require developers to Frovide at least 15 percent of all units constructed or rehabilitated at prices affordable to Vet:' Low, Low, and Moderate Income households consistent w.ith State Redevelopment Law affordable housing requirements. Through a Joint Powers Authori~: with the California Statewide Co:Trmunities Development Authority, fl~e CitT~. is also p:'oviding We issuance of tax-exempt bonds for the deveiopment of affordable housing within F. ne Ci~,. Other means would include the CiW's participation in the State and Federal programs such as the Low- Income Housing Revenue Bond Financing program, Low Income Tax Credits, CHFA financing programs, and others. FurE~ermore, a Density Bonus Ordinance is available m~d can be applied to infi!l sites to increase allowable densi~ and the Tusfin Cig' Code also provides a Planned Commurdtv District which provides flexibility in site development such as the creation of smaller lots to allow for higher densi~'. Smaller recycling and infill housing projects throughout the City will aiso contribute to the CitY's future housing stock. T_ne majorit?' of remaining capaci.~.' outside of MCAS Tustin will be achieved through recyclfl~g of m:derut-ilized High-Densit?' Residential land and irffil! on vacant High-DensiQ' Residential iand in the Old Town Commercial area (see Figure 1). According to the Land Usa Element, the Old Town Cormnercial area is abie to accommodate an overall population range for residential use of 2-54 persons per acre. Tine :_and Use Element further identifies m. potential develovrnent of 291 dwelEng un'.'ts in We Old Town Com_merzial area, whici~ wi~2 be facilitated by the proposed adoption of zon.ing reguiations and develovment standards wt~ich will allow mixed-use development (see Table H-23 Housing Element Prograrns).s This developmmt potential is supported by the market analysis of the 0id Town area. -~ See 'fable LU-3 - "Fuh~re Land Use l)ensitv "Intensity and Population Capaci~' of the Land Use Plan" i.n the City of Tustm General Pian Land Use Element, January ] 6. 200'1. 4: Z)ecerr.,be~' 2.90 ~ Table H-14 illustrates the residential development potential of the vacant and underutilized land mventon.' in the City of Tustin. Aside /rom the vacant land in ',.he MCAS Tusffn, the table indicates tl,at there are 558.5 acres of vacant and underutilized land wi~ residential development potential. The 947.7 total acres could potentially result in the construction of 7,747 un/ts, and 7,849 units wit2~ den_sitv bonus vrovisions. Additionally, 1,938 of these un/ts (2,040 with density' bonus) could be affordabie to low-income households (see Tables H-7 and H-14). Figure 1 and Table H-15 detail the zoning designations of vacant and underutilized land in Tustin. The vacant and underutilized land inventors- includes land that is currently zoned reed/urn- and high- densit-v, residential and land that could potentially be desi~ated as high-densit?, residential. However, the tables do not include vacant and underutilized land to be develoved under Pia~aned Development regulat/ons or under a Svecffic Plan designation (i.e. MCAS-Tust-in Specific Plan). Table H- 15 VACANT AND UNDERUTILIZED LAND6 CITY OF TUSTIN Parcel Number Location Acres Vacant Land Zoninfi 401-521-21 401-521-22 401-521-25 401-521-24 2 500-071-1] 401-543-03 40!-545-i0 403-543-1] 158 Mountain View 160 Mountain View ] 68 Mountain View .Mounta~ View 13941 Browning 240 Pasadena Avenue 220 Pasadena Avenue 230 Pasadena Avenue 0.]4 . R-~ 0.!4 9.24 I 2-12 0.14: 0.18 ' R-4-~ 0.3C , R-3~ 0.18 i R-34 0.29~ R-3~ 4 402-333-05 1565] B Street 0.26 R-3~ 5 432-40'I-04 1776 Nisson Road 0.71 R-3" 6 402-031-04 16471 McFadden Avenue 0.52 7' 402-30".-05, 06 ] 6801 .McFadden Avenue 0.69 C-I 8 401-623-05, 06 270 East Main Street 0.74 C-2 "C-2P~ 9 401-253-04 14082 Ender]ee Center Drive 0.85 PC Corn4 ] 0.~ 432-14]-0,c ] ] 01 Sycamore Avenue 1.76 R-3'~ ] ] s 401-532-28 101-~39 W. First Street 1.17 FSSP~ Total Vacant Land 8.12 Underutilized Land 12 59~,-08'.L-09.20, North 5!de of Eiizabe~ Way !.68 R-43 ]I, 12, 18. !9. & 20 13 401-584-04 401-584-05 401-58',--06 40~-584-07 401-584-08 250 Prospect. Avenue 155 Third Street 2-15 El Camino Real 235 El Camino Rea: ~ E1 C, amino Real 0.34 C-2/C-2P~ 0.17 C-2/C-2P~ 0.!7 C-2/C-2P: 0.17 '~ ~/c' ~,~' 0.17 C-2/C-O--TM 40]-623-08 ~-- c' ' ~ 09 ," '~/c_'~t~.', ~_, > _.~xtn Street .... -_, .... 401-623-09 n/a 0.45 C-2/C-2P~' 40~-623-10 515 El Camino Real 0.55 C-2/C-,2aTM 4L:l-6Z~-~! 449 El Cammo '.Ran! O.~.O C-2/C-2P¢ 432-131-i7 Tustln Block 5.40 CO4 432-".31-18 Tusfin Block '~ 3.23 CG4 Total Underutilized Land i 11.42 TOTAL VACANT & UNDERUTILIZED LA_ND [ 19.54 : See Fig-are ! 2 Law Densi~' :' Mediurr. Density ~ H~gh Densib' ~ Seruor housing * Excludes vacan: and underuhhzed land ill Planned Cowa~:un~ues a.nd al .MC:\S-T:~stLn Site n' a - no~ available 5ource: C:w o£ Tusv, n. December' 200 ~ Ci£Y .DF TL'~qTL'; 3 !OL'SLYG EZ..:.;.%'i£X-. 47 According to .',_he Regional Housing Needs Assessment (RHNA), the Cit~' of Tustin will need 3,298 units to accommodate the growth during ~e 1998-2005 planning period. As shown in Table H-13, 1,378 units were added bet~'een 1998 and 2000, resulting in a net remaining need of 1,920 units. Yable H-16 compares the City's current land inventory with the remaining RHNA construction need. · ~ne table indicates ti',at ti:e City has enough land to provide housing for all income levels. As noted earlier, the closure of the MCAS has presented the Cid' with a tmique oppormnit}' for new housing develovment. In addition, vacant and underutilized land in the Old Town area .,rmv accommodate additional housing affordable ~o low- and moderate-income households through infil! development. Table H- 16 CURRENT LAND IN'VENTORY VS. REMAINING RHNA CONSTRUCTION NEED Very Low Low Vacant Land 385 ~,,~-5 Density bonus 26 16 Underutilized Land 47 71 Density bonus 3(-. 24 Total with Density 694 ~,346: Bonus i Net RHNA : Construction Need 694 327 2000-2005 I Surplus (Deficiti 0 1,019 ' Source: Tables -:-~-2Z H-1 ~. and H-14; Ci~' o£ 'fusPm Above Moderate Moderate Total 1.187 4,50-i 7,51 0 .c, 42 118 0 0 1,305 4.534 7.fi49 459 442 2320 846 4,064 5,929 Al~aougk tine availability cf vacant and underatiLized ]and for the provision of housh~g is not considered a constraint for the 199B-2005 planning period, future planning periods may be marked by a lack of available land. While the Ci~"s Land Use Plan provides an adequate land capacig' to fulfill housfng needs, current development costs in Tustin may preclude the private housing market from providing affordabilitT' for iow and very low-income households wifl~out subsidies. Necessary infrash'ucture improvements and li~gation constraints n:av cause some delays in the build-out development of the MCAS Tustin Froject. December 200.7 CiTY OF TUSTiN I'fO"US!;;'C;:z,.z~,,~'r..-? r~ r ...., a The Ci~, cannot guarantee that RI-INA needs will be met given limited resources, 1Lmited vacant land, the gap between housing costs and ip. comes, and fluctuations in the local economy. Satisfaction of the CitY's quantified objectives through new construction will be heavih, dependent upon real estate market trends, coopera2on of private funding sources, and availabie fundLr,..g and pro~arp~s at the local, count),', state and federal ievels. December 200I This page inten~'onaily le.~ blank. December' ~901 HOUSING ELEMENT GOALS AND POLICIES '~'ds section of the Housing Element contains the goals and policies the City ir. tends to impiement to address a number of housing~reiated issues. To implement ~e Housing Element, the following five major issue areas are identified with related goals and policies: 1) ensure that a broad range of housing t3.-pes are ~rovJded to meet the needs of existing and future residents; 2) provide equal hous~g opportunities for all CiW residents; 3) ensure a reasonable balance between rental and owner occupied housing; 4) prese~'e existing affordable housing; 5) promote conservation and rehabilitation of housing and neighborhood identity; and 6) ensure housing is sensitive to the existing natural and butt environmenL HOUSING SUPPLY/HOUSING OPPORTUNITIES TustLn is home to persons requiring a varieW of housing options. At different stages in ~eir lives, people recmire different housing arrangements. Additional!y, the City must respond to the housLng needs of all economic segments of Eqe community and ensure that housing discrimination does not serve as a barrier. It is afso important that fi~e City maintain a balance of housing t?,pes and that the City's housing stock is not overly skewed towards the provision of one ~.'pe of housing. Finally, the continuing need for affordable housing in the region reouires the City to attempt to preserve Low- income housing units that are at r~..~k of converting to oflqer uses. 2-ne Cit7' used the foliowing goals and policies to achieve the above objectives. GOAL 1: Provide an adequate supply of housing to meet the need for a variety of housing types and the diverse socio-economic needs of all community residents. Policy 1.1: Promote ~e construction of additional dweliing units to accommodate Tusffr':s share of regional housing needs identified by the Southern California Association of Governments (SCAG), m accordance with adopted land use policies. Policy 1.2: Provide for expanded 'affordable housing oppo:'tunities through acquisi~on and rehabilitation, and new residential development in Old Town Tustin, on other infill sites, and in the MCAS Tusfi_n Soecific/Reuse Plan Area. C:TY OF' TL'STIA' HO"JSINC: ELi'2MENT Decembet' 20O J Policy 1.3: Preserve 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 £amiiy residential ct'.aracter, facilitate resident access to funding sources for preservation qf Iow income and assisted housing. Policy 1.4: Promote the dispersion and integration of housing for low- and very-low income families throughout the commurfity as opposed to within any particular geographic area, neighborhood, or project. Policy 1.5: Encourage the CounW of Orange to exercise its responsibilities for housing accommodations for Iow- and very-low income fm~iies within Tustin's sphere of influence. I'olicy 1.6: Utilize the Redevelopment Agency's au~orit.-y, where feasible, to assist in creating opportunities which will expand opportunities for development of affordable housing in the com.muniW. Policy 1.7: Allow second (attached/detached) un/ts iv. single- and multi-family districts subject to land use policy and zoning ordinance restrictions. Policy 1.8: Utilize Plamned Commrmit~' Districts and Spec/_fic Plans to autherize and promote a variet-y of lot sizes and housing ~'pes. Policy 1.9: Promote cluster housing consistent with General Plan land use density standards to reduce the cost of housing construction. Policy 1.10: Encourage the availabi]i~, of affordable housing for special needs households, including large, low-income families. Special needs households include the elder!v, large families, female-headed i~ouseholds, households witi~ a disabled person, and the homeless (see discussion under Summary of Housing Needs for Special Needs Groups). Policy 1.11: Encourage incentives to assist in the vreservat/on a_nd development of affordable housing such as 1} reducLng perrnSt processing time and waiving or reducing applicable permit fees; 2) on-site densiW bonuses when appropriate; 3) tax-exempt financing; 4) flexibility in zoning or development standards; and 5) ol2~er December 2',)0! CIT',." Ol:' 7'U$7'J:¢ HOL2~'.'.'G ELEME.\'T 52 financiai incentives usLng Redevelopment Agency housing set-aside funds and special State and Federal grant and housing programs. Policy 1.12: Use tax increment housing set-aside funds of the Soukh Central and Town Center Redevelopment Areas to assist in constructing, rehabilitating, and preserving Iow and moJeram income housing within the jurisdiction of the City. Policy 1.13: Encourage the desig-n and occapancy of housing for senior citizens and the disabled. Promote the construc~on or rehabilitation and adoption of dwelling units accessible to seniors and/or the disabled. Policy 1.14: Promote, assist, and facilitate the development of emergency and transitional housing at MCAS Tustin as was identified in the MCAS Iustin reuse planning process and provide continued support for the Count' Homeless Assistance Program and other homeless assistance programs within Iusfin and in adjacent cities. Policy 1.15: Encourage the provision of grants and techrdcal assistance to various organizations and agencies who provide 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 rehabilitation programs aimed at assisting households in need. Policy 1.17: U.:-ilize design criteria in evaluating projects to ensure compatibiiit.¥ with surrounding developments, while taking into consideration ways to minimize housing costs. Policy 1.18: Promote and encourage non-profit and for-profit private sector interests to use avaiiable federal and s:ate programs for new or rehabilitated affordable housing. Policy 1.19: Support state-enabling legislation for employers to contribute to the cost of housing for their employees. GOAL 2: Ensure equal housing opportunities for all existing and future City residents regardless of race, religion, ethnici~', sex, age, marital status or household composition. CF"Y OF 7L'ST/.¥ HOL'Si. VC, ELE'."4£:¥7 Policy 2.1: Promote equal opportunity housing programs within the communi~'. Policy 2.2: Provide active support and participation with tlne Orange CountT Fair Housing Cotmc,.'l to provide fair housing opportuni~es. Policy 2.3: Support programs to match elderly and low and moderate-income individuals who want to share housing costs in a joint living arrangement. Policy 2.4: Support public and private efforts to eliminate all forrrm of i!2egal discr;~mination in housing. Policy 2.5: Minim/ze displacement of lower income and special needs households, whenever possible, to ensure ~at displacernent is carried out' in an equitable manner. GOAL 3: Increase the percentage of ownership housing to ensure a reasonable balance of rental and owner-occupied housing within the CiW. Policy 3.1: Encourage new housing construct/on for home-ownership in a mixture of price ranges. Policy 3.2: Provide favorable home pm'chasing assistance options to Iow- and moderate-income hvuseholds, such as down-payment assistance, mortgage credit cemficates, and mortgage revenue bond ~ancing. Policy 3.3: Encourage rental unit conversion and alternative forms of homeownership, such as shared equity ownership and limited equitT cooveratives where feasible. GOAL 4: Preserve the existing supply of affordable housing in the City. Policy 4.1: Continue to use Federal and State housLng irdPlatives available for low-income households. Policy 4.2: Monitor all federal, state and local funds available to preserve and/or replace lower income traits at risk of converting to market rate housing, including tax credit bond financing and redevelopment tax increment funds. December 2091 CiTY OF TUST1Z ;i©USI;YG ELF, MF,.'.~'7' $4 Policy 4.3: Assist non-profit organizations in securing 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 AND CONSERVATION .\[aintenance and preservation of a CitY's housi2g stock prevents unhealthy living conditions; eliminates the need for furore, more costly housing rehabilitation; prevents neighborhood deterioration; and encourages corrumuni~, pride. The City 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, safeb' and well being of occupants. Policy 5.1: Through available financial incentives, encourage owners of rental housing units that are determined to be substandard, fin need of revair and a hazard to the health and safeW of the ozcupants to remove and replace or rehabilitate the structures. Policy 5.2: Promote ;' ~ m~ availability of funds for the rehabilitation o;' single-famiiy dweliings a_nd apartments. Policy 5.3: Periodicaih' evaluate housing conditions and, when appropriate, address any increase in deteriorated housing condit4ons. Policy 5.4: Continue to enforce ' '' ~ nea,tr,, safer?', and zoning codes to eiim.~nate conditions which are detrimental to the health, safety and wel fare of residents. December 2:)0 ~ Policy 5.5: Promote preservation 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. Ci~' policies and programs seek to mirdrrdze negative environmental impacts. GOAL 6: Ensure that new housing is sensitive to the existing natural and built environment. Policy 6.1: Attempt to locate new housing facilities in proximi~: to services and employment centers thereby enabling walking or bicycling to places of employment. Policy 6.2: Promote en~r~, conservation measures in the desig2a of new housing units and the redevelopment of older housing units. Policy 6.3: Require design review of lot placement in subdivisions to maximize passive soiar energy and solar access. RELATED GOALS AND POLICIES The goals and policies described in the Housing Element are related to end support the goals and policies included withLn other General Plan elements. Many goals and policies from the other elements directly or indirectly support the goals and policies of the Housing Element. These supporting goals and poiicies are identified in Table H-17. December 2007 Table H- 17 HOUSING RELATED GOALS AND POLICIES BY ELEMENT RELATED GOALS AND POLICIES BY ELEMENT Housing Issue Area Housing OFpormnities Land Use Conservation/i Public ' Growth Housing Circulation OlvenSpace : Safety i Noise Management 1.8, 10.2, 13.3, !3.4, 13.10 [' ~ ~ l.]C ; 2.5,3.1,4.1 .Maintenance 1 .l, 4.6, 5.8. " 3.4, 3.5, and Preserwttion 6.4, 6.6 ' ':' 5.4 ~ .~ 2.2 '1 ] 1.!4, 1.17, 3.5 ..~fordabie I lousing Su?part Service.,' Fair Hous:ng, 4.] Environmen!al .q. ertsjfivi~' 3.d, 9.6, 9.7, 9.8, 13.1 .'.)e'_'ember 200 ~ HOUSING ELEMENT IMPLEMENTATION PROGRAM The Housing Element Implementation Program provides specific actions the Citx, intends to undertake to achieve the goals and policies of the Element. Th_is section identifies quantified objectives, available financial resources and affordable housing resources, and provides a list of specific programs the City intends to pursue. Housing programs include those 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 performance on housing element implementation programs is contained J_n A, ppendix A of the :dousing Element. FIVE YEAR QUANTIFIED OBJECTIVES 2000-2005 State law requires the CiU.' to accommodate 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 quantified obiecfives are adopted as guidelines toward meeting Tustin s housing needs through 2005. It is important to note that while the quantified objectives of the RHN:\ are required to be part of tile Housing Eiement and the Cit~' 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 tile City's regional housing needs wfl! partially depend upon cooperation of private funding sources and the funding leveis of Count', State, and Federal programs that are used to support the needs of the very-low, low m~d moderate-income persons. Additionag.v, outside economic forces heavily influence the housing rrarket. New Construction Objectives The C!W of 'l-usfin oromotes and encourages the development of a variety of housing opportumties to accommodate current and p,'oiected housing needs wh_ich include 694 very iow-, 489 low-, 778 moderate-, amd 1,337 above moderate-income households per the Regional Housing Needs Assessment (RHNA) allocation. ~,.'Xlnile the Land Use Plan provides adequate sites to fulfill needs estabiished by RHNA, construction of new u_pJts will depend upon the tin~ng of the landowner and developer fl~ the submission of building plans to Deoernber 200,~ meet market demands. Housing subsidies will depend upon the availabilil%,, of government funds - local, Count},,, State, and Federal. Redevelopment projects are subject to the interests of ?rivate developers. The construction of secondary units depends upon he desires of the properS' owners as related to family needs for housing and economic resources. The achievements of the housing objectives are thus dependent upon the vrivate sector and other govemmerLtal agencies. The responsibili.ty of the CiR' 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. -fable H-18 provides new cons~uciion housing objectives for We period 2000-2005. In addition to units already constructed in the 1998-2000 time period, the City w411 strive to ensure that newiv constructed u_nits a.re developed at sufficient densities to assist in fulfillment of low and very Iow-income needs. C~?' 0':: F,.'.'ST~N HOUSING Pro~;ram Table' H- 18 NEiV CONSTRUCTION QUANTIFIED OBJECTIVES SUMMARY 1998 - 2005 CITY OF TUSTIN ~ V ery Total # . Low I of Units (<50%) New Construction !998-2000 MCAS Tustin ?lousing Units~ MCAS Tust4n Emergency Housing MCAS Tustin Transitional Family Housing .MCAS Tusnn Socia: ~erv~c'e. - Low : Moderate ' Upper (<80%)" (80-120%) (120%-) ..... · : ..:.'.'.'.~...:2..:,. '., :~. -.. ;.':. · ',: .'...~'.id .. '... ....... . ... 1,378 162: 519 897 2,599 !38 : 215~ 3334 1,913 !92 1921 50 50 ' Grarmv Flats New Owner Housing 60 l0 266 8~ New Senior Housing 89 89 66 116: · O. 62 40 i Densitu' Bonus ~ '~ Recycling of SFD to MFD Total Quantified Objectives 25 9 6 10, 4,,?'1 694 489 778 2,810 RI-INA 3,298 694 489 ' 778 · 1,337 Difference 1,473 0 0 0 i 1,473 ~ Df ti~e ;ota~ 4,049 potential uni:s proposed at MC.a,S 'l'us;.;n, 2,599 unit~ are expected d~zr/ng ;he pianning per~od. 2 Tiv.~se hous:t.g uruts shown as separate hne ri'ems will se.'-,,e as transil:ionai,' emergent' housing iaciL/i:es. The Ci.-v ce-arts ti;ese unt:s as new construc:ivr, as I'.:'-s_v ar,_' new additions to :he Lousing im'e.,;tor,'. : rci_~ts at :he end of plmm-'::g period. ~ ~nc}ude.q M,_:-,., 7ustin addt'~mna] negotiated i.ncluskm units :296 tL-'Otsi $o~rce: Ef'.'ecnveness cf kiousin$ Programs ~.989 - 20.'X), C_i~' of Tusth-;.; F:ve '.'ear .':nt>iementataor. Plat. ;'or '.town Center an~ 5outh Central. Rede:'eiovment !:rcnec: Areas for Fiscal Years 2.307 - 20,,32 to 2004 - 2~2'.=. Preservation, Rehabilitation, and Other Affordable Housing Program Objectives The primary beneficiaries of Preservation and Rehabilitafien and Assistance programs are renters and Iow-income homeowners. It is assumed that above-moderate-income households w:~ rehabilitate units as needed through private efforts. Tust4n's affordable housing strategy is based on the Ciw's housing needs, affordabili~, gap analysis, and available financial resources. Several broad policies establish the framework for the City's Housing strategy as applied to preservation, rehabilitation, and other housing program objectives. These include: 1. Conserve, maintain, and rehabilitate existing housing and revitahze existing neighborhoods; 2. Maximize the supply of affordable housing; 3. Increase homeownership; 4. Preserve the existing supply of affordable housing; and, Consistent with the above policies the Cig' has devised a number of program_s of housing assistance to address the preservation, rehabilitation, and other housing program objectives. Specific details on these programs can be found in the City of Tustin Comvrehensive Housing A_ffordabiliW Strategy for Fiscal Years 2000-2001 to 2009- 20!0. In addition, Table H-23 - Summary of Programs 2000-2005, outlines the City's specific housing programs during the planning period. 'fable H-19 provides the Ci~"s rehabilitation, preservation, and other affordable housing objectives during the planning period. CIT".' OF TL'STiA' ~OL'SIXG Deeervd~er 200; 6:_ Ta'bl~ H- 19 ...... REI-IABILITATION, PRESERVATION, AND OTHER AFFORDABLE HOUSING QUANTIFIED OBJECTIVES SUMMARY 1998 - 2005 CITY OF TUSTIN · Total# I Very Low i Low , l(~oderate ~ Upper Pro~ramCategoD' . of Un, its i (<a0/o) i ,(<80%) (80-120%) (120%+) ~" , ' ' .', ........ r ~ .. · .; . · ~..,...':. , ,-~'r.., ,,~.~1..o ' '~ ' ~,~J'" ' ~. ' ~' ".et' ."' ~ ,..~. ~REH.~13I"I21~T.','IO.~.:? .... ...~ .... : , I~ R - ~ ~,~'~_':;~ .-a .... :; .. ;~.-. "".;":" .'~ · ': 1'~.- ... ,. '..."-:. ~.: ......... .,..., _,. _ . .-~:;. :~- 'i~.. ..?...%-:. ~'a': Owner Occupied .:-lousing Rental Rehabilitation Loans.,,'Grants M u I t-i-Fa miiy Acquisition/Rehab,/Conversion/Resaie .Multi-Family Acquisition/Reha b./Rental 40 ~ 2O 100 200 0 ~ 0 I 30 24 48 . 48 9 , 30 ~5: , 28 90 82: Total Rehabilitation 460 30 ' 95 ; 198 · 4!..g;~.,x.'-~.o~/'..', '..,::.' '~ '., .'.:...." :2:'....", ..~ .~ '"" ..... : ..... ~" :': ....,,.~ ..... ,.,,.. · !. ~,~i/;~..~/:...-~.':', :,;...,...:' ,'?~, :;, .~-':i<-.'...... .... , ........ ... · '., ,- .L,c. · ,.':...,-.. ..... , 137z Tustin Gardens 100 ' I00 ' Rancho Alisal Rancho Maderas Rancho Tierra Affordable ..C,2rdor FIousmg - Mitchell Avel312e Senior Board & Care - Bryan ..'~venue Old Town Residential Total Preservation 69' 8! 61 ~ 54 6 48 ; 51 38 !3 ; 20 18 29 341 ]4 15 164' 148 14 15 !~t Time Homebuyer Downpayment Assistance Loans 40I ; 10 30: County b'lort~:ae? Credit Certificates Deed Restrictions 620 213 Section 8 Renta! Voucher Assistance 1,500 1.500 Shared Housing. Referra~ 75 50 ! 59 248 ' 25 194 278 . ?lomeiess Hous:n,g Partnersh/v Program 242 242 _Emergency Shelter 252 252 Total Other Pro?ams , 2,729 2,257 : These ua'uts are no: ree..pients of affordabihty rea~-:tlons or funding ass;stance. I rlA,~l'212'l~, ,, a t ,o .... ~1,. Sour:e: Ef£ectwe~ess of Housing Frogzrams 195-3 - 2()00, '.Ciw of ']".'s'."-:; F:ve X.'ear ' ' -.. ~ n'., :'or the , Center m:d Souti: Cent-ral Redeveiovmen:. Froiez: Areas ."or F:scal Yea:'s 2C;0C - 2091 ,.c.' _t~^~' - ~,.~,"~' :' Co.-r.:p:'ek an~;f','e :-!ousir. g .-\fferdabili? Su'a te~,' for Fiscal Years 2~.')-2002 :o 2(L~-2312. , December 20:7'I Summary of Ouanti£ied Obi ectives Table H-20 summarizes tee City's Quantified Objec~ves for the 2000- 2005 vefioct. Table l:I- 20 SUMMkRY OF QUANTIFIED OBJECTIVES: 2000-2005 CITY OF TUSTIN New Rehabilitation/ Other Income Group RHNA Construction Preservation ! Pro,,rams Very-Low 694 694 794 Low 489 489 243 ' 194 .Moderate 778 77,8 ~_~" v i 278 Above Moderate !,337 ' 2,$!1 152 ~ -- Total , 801 ' So,:rce: C~tv of T-asbn 3,298 4,772 .... 9 IDENTIFICATION OF AFFORDABLE HOUSING RESOURCES The City has prepared a Consolidated Plan and Comvrehensive Housing Affordabilit~, Strategy identffyhng and describing all kmding programs available to the City m~d Tustin Redevelopment Agency to assist ]n meeting the Cih"s housing needs. Included in the plan are descriptions of a wide variety of major housing assistance programs available from federal and state agendes and private lending ins~tut4ons. More spedf:'c information includLng detail regarding ei'.'gible projects and activities and funding avaiiabiiit~' can be found in the document The foliowin§ is a surrm-~arv of this information along with updates to reflect new state and federal progra,?~s. Table H-21 provides an iliust~:at-ive example of the estimated amount of localh' identified resources that could be avaLlable to finance housing program objectives on mx annual basis over the five-year plarmtng period. The amounts shown are estimates, actual revenue amounts, and the timLng of theLr availability could be more or 1ess and wouid adjust over time. Specific decisions are made on a_n annual basis as part of the City and Redevelopment Agency budget process. /"ne City's anticipated revenue si-ream indicates that the bulk of housing revenues wil! start accruing in fiscal year 200~-2002 with a substantial iru~usion from an anticipated tax increment bond issue and HUD Supportive Housing Program funds. Therefore, most housing programs will begin to assist greater numbers of households in the early }'ears of the planning period but will begin falling off to,Yard the end of the five-year time flame due to a shortage of available local funds. As needed and as shown on Table H-21, the City and its Redevelopment Agency will aiso use State HELP program funds and Federal CDBG funds. The City ~¥ill also utilize other State and Federal resources to leverage local resources as these funding sources match the City's programmatic objectives. Table H 22 is a summary of ,.-fffordabie housing resources. Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN .~o~e~~,.,,~.,~.~:.~,,. ~~,,~.:..-.~,,,t,~.~.~,.~,~-~....~.,~ ,. ~.~ , : Eligible Pro~ram ; Descrivtion, I . Activities Mu]ti-Family I Assistance to owners of · Rehabilitation Residential Rehab- ~ multi-family project~ Loan/Grant Program ' occupied by iow- to moderate-income versons. First Time Low interest Rates and · First 'i-ime Homeb-ayer Homebuyer Program Down~avmen/assistance Single-Family Assistance to owners of & Rehabilitation Residential Rehab- single-family projec~ Loa~Grant Pro,am occupied by low-~come DersoRs. New Construction Financial assis~nce for · New Const~c~on new affordable kousing Dr~iec~5. Rental Housing Pi:~an~a~ ~ssistance for · Acqu~s~on Pro,am affo:'dab[e mulfi-famdv · Rehabi~ita~cn rental project. · New Cons~uchon Density Bonus · Densi~' Bonus The City allows an increase fl-. density to developers who set-aside at least 20% of tEeir project to low- income persons. i)ecernb.3r ~O,9 J Table H- 22 AFFORDABLE HOUSING RESOURCES1 CITY OF TUSTIN Tax- ~Exempt Bonds The Redevelopment Agency and the Cia' have the au~:oritv to iss;:e tax- exempt bonds. The Cih, is also a member of Cali£omia Storewide Communities Development Authorit?'. Bond proceeds are used to develov afford,blt housing. If available and appropriate, Ci,~.' or Redevelopment Agenc)' owned land may be made i available · New Housing Development · Rental .... Rehabilimtmn CiD,/Agency Owned Land · Housing · CommuniW Facilities · Predevelopment · Site development · New construction · Rehabilitation · Acquisit'ian and rei~abilitation · Downpayment assistance · Mortgage f'-.nan cirtg · Homebuver. counseling · Tech.r'dca~ assistance .;or sehr-hetp projects or shared housing. A. share of bunds is allocated for the rehabiEtation, replacement and revair of man'ar'actured ~lolnes. Grants to local public agencies and nonprofit developers to assist indMdual households fixrough deferred-payment loans. Direct. forgwable loans to assist development projects revolving mulhple ownershiF units, including s:ngle-/amily subdivisions. C~Home California Self-Help Housing Program (CSHHP) Grants are made to svor~sor organizations that provide tecimical assistance to .varEcipatfl~g own?.r- buiider fam!iies. Tramlng and suvervision of low and moderate income se}f- b. eip home-builder.~ or repairers ,'TiFY OF '-' .....~" ~, '., ,.r= 'V'~ ~ ,, o ;.. ~ H"D USL",'G - ~:~:,,% . Table H- 22 AFFORDABLE HOUSING RESOURCES~ Downtown Rebound Planning Grants Program CITY OF TUSTIN Fund local plc_nnmg/or infill housing, adaptive reuse (convers,Jon) of commercial and industrial svace into residential units, and the development of other forms of i~gh density housing wifllin existing urbanized areas. Emergency Housing Assistance Program (EHAP) · lnfill site inventories, deveJovmem feasibiliw stud/es, strategic action plans to remove harmers and promote imtil! housing, mixed- use 5evelopments and ~ansit corridor development · Uvdates of general p/ans and zoning ordinances to enccurage adav~ve reuse, higher densiw residential development, mixed- use development, residen~al development within walking distance of transit nodes, empioyment centers and other urban amenities · Seismic and structural £easibilitv studies on candidate buiidings for adavt'ive reuse. G ran ts for emergency sheiters, transiP~onal housing, and suppvrhve services for homeless individuals and families. · Rehabilitation, constru ction, renovation, expansion of existing facilities · Site acquisiL4on fincluding lease or :~urchase of an exist'ing rote or facil;~') · Equipment purchase, vouci~ers, operatmnal costs, direct and indirect client services · Admmistra.tion of the award (limited to 5 percent). December 2001 Cd7'Y OF 7'L,'S',~L:; HOUS:NG £LEA:E3'T 65 Jobs-Housing Balance Incentives Table H- 22 AFFORDABLE HOUSING RESOURCES~ Mobilehome Park Resident Ownership Prog-ram (.MPROP~ CITY OF TUSTIN Financial incentives to cities and coun.fies that demonstrate an increase in the number of new residential units. Grant amounts aR based on an increase in the number of ne~' housing u~its £cr ' which residential buildmg verrnits were issued during calendar 2001. comvared to the average number of permits during the most recent measurable 36- month period prior :o 2001. Funds awarded can be used fvr an}' ?rciect, sen'ice, or other local need determined by re cim, to be in the comanunita"s best ~nterest, !ncluding traffic improve:v, ents, neighborhood Farks, bike paS-~s, libraries, school facilities, play areas, community cell[ers, police and flre stat'ions, etc. Loans to finance the vreservation of affordable mobilehome parks by conversion from private ownership to ownership or control by res:dent orgav3za~ons, nonprofi: housing sponso'.'s, or loca~ pubhc agencies. · Purchase (conversion) o£ a mobilehome park by a resident organization, nonprofit entity or local public agency; rehabihta t-ion or relocatSon of a purchased park · ?urchase by a iow income remden', of a share or space in a converted Fark. December 2092 fi:fi",.' 0':: TU,'3TiA' ~'fO:. 'S'.';'.'G ,39 Multifamily Housing Program (MHP) Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN Deferred payment loans assist new construction, re}',abilita tion and vreservation of permanent and transitional rental housing for lower h~come househoids. New construction, rehabilitation, or acouisifion and rehabilitation et' per:r, anent or h'ansitional rental housing, and ~,he conversion of noru-es~d ent'ial str-acfures to rental housing. Eligible costs include ti~e cost of ckild :are, Mter-schoo] care and social service faciii~es in~,egraliy linked to the assisted housing units; real ?roper9' acouisitior,; refinancing to reta~ affordable rents; necessary onsi~,e and offs:re improvemenLs; reasonable fees and consulting costs; and c~pitalized reserves. Urban Predevelopment Loan Program (PDLP} Shorgterm ]oarts to provide predevelopme:x: cavlta] to finm~ce ,q~e s~art of Iow- income housing prolecm in Predeveiopment costs include, but are not llmi~.ed to. site control. site acquisition for future iow-income housing developments, engineering studies, arckitect~ral p;ans, appiica:ion fees, legal services, petrol'.s, i-:~:ng and site preparation. December 200: Urban Predevelopment Loan/Preservation Program (PDLP-P) Urban Predevelopment Loan/Jobs-Housing Balance Program (PDLP-J} Table H- 22 AFFORDABLE HOUSING RESOURCESt CITY OF TUSTIN Short-term loans to finance the initial costs of preserving existing affordable housing deve]ovments for ex,tin§ tenants. Short-tern', loans to finance the initial costs of const~acQng, converting, preservmg or rehabilitating assisted housing developmen~ near transit stat-ions. · Capi~i assessments to establish a project's condigon and netenfial rehabilitabon costs · . Purchase Ol.,~on agreemen~ · Professional sen'ices sucl~, as consultant, architect, engineering and legal · PermP. and apphcatJon fees · Bonding fees; etc. Land purchase, options to buy land, ovgorts or deposits to buy or vresen, e existing vubliclv assisted rental housing to preserve ~e affordabiiitr of the ual:s, professional services, permit and application fees. bonding, site preparation, related water or sewer deveiopmen:, etc.. for affordable housing projects withLn one-bMr mile of an existing or .w}a,m~ed transit station. 21TY OF TUS?7.¥ ½!O.',,'SfN;~; .::,LE.;[£3' 7' December 209.1 Proposition lA Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN Proposition !A Lncludes provisions to establish a Downpayment Assistance Program and a Rent Assistance Program using school fees collected from affordable housing pro!ects. Fotential buyers or tenants of affordable housing proiects are ehgib]e to receive assistance in the form of downpayment assistance or rent subsidies from the State at amounm equivalent to tile schoo: fees void by the affordable housing developers for that project ii: oueshon. · Downpayment Assistance · Rental Assistance This ?rograms structure and implementat-ion strategy has not.vet been determ!ned by the State o£ Califo.mia Emergency Shelter Grants awarded to non- · Support Sen'ices Program profit organizat/ons for shelter sut>port services Cai iforni a Housing Finance Agency (CHFA) Multiple Rental Housing Programs California Housing Rehabilitation Program Below market rate financing offered to builders and developers of multfivle family and elderh' housing. Tax-exempt bonds provide below-market mort§age money Low interest loans for the rehabilitation of substandard homes owned and occupied by iower- income households. City and non-profits spcmsor housing rehabi!itat/an projects. · New Cons~uctmn · Rehabilitation./ Acquisit/en · Rehabilitation · Repair of Code Vmlarions · ?roperS' hu'~rove:nencs December 2001 ClT'." OF 7USTIN .:-iOL'S!N".; 72 California Housing Finance Agency Home Mortgage Purchase Program Table H- 22 AFFORDABLE HOUSING RESOURCES: CITY OF TUSTIN Cf-IFA sel~s tax-exemvt : · bonds to provide below- market loans to first hmo homebuvers. Program operated through participaang lenders that originate loans purchased by CFIFA Homebuver .~s:stance California Housing Finance Agency HELP Program Unsecured loan £rom CH.FA to provide affordable housing opportunities through program partnership with local government enhties. · Acquisiison · Rehabilitation · In.fill · Predevelopmen'. · i~'ew co,',$tru ciior: · Code Enforcement Low h~come Housing Ta_x Credit (LIHTC) Tax credits available Lndividuais and corporations that invest low-income rental housing. Tax credi~ are sold to corporaaons and people wi'.h !~igh tax iiabilitT, of which ~,he proceeds are u~lized for housing development · Rehabilitaticn,," Acquisition · New Consrruct'icn County Statewide Communities Program The City of Tustin is now a direct member of the program through a joint Powers Authori.~' and can participate direct, iv. · Multi-family Housing · Frivate Mortgage Revenue Bonds · Acquisition · Rehabiiitahon CL"Y OF TU3TIN )lOUSiNG £LE~,H¢NT 73 Deco. ruDer z Table H- 22 AFFORDABLE HOUSING RESOURCES1 California Debt Limit AJlocation Committee (CDLAC) CITY OF TUSTIN Allocatdon of private activie,' bond (tax-exempt mortgage revenue bond) to single-family housing. Low interest loan for multi- family housing rehabilitation or acquisition, or boils. Provides limited term housing assistance combined with case management, employment services, childcare and other supportive sen'ices to welfare rec;pi~nts. Mortgage Credit Certificate Multi-farrd!y pm'ate mortgage revenue bond Land lease Payment .New ConsL-ucfion · Pre-development costs · Employee Housirg of five or more empiovees · infil! · Code En£orcement · First Time Homebuvers · Acouisi.;ion · Rehabiiitadon Grants, loans, and mortgage assistance to and moderate-income families improving properS' with ihe:r own labor. Loans for pre-development or "seed" money to nonprofit corpora~ons and local governments. Construction, maintenance, use, and occupancy o.r privatel), owned and operated employee- housing facilities. Provides unsecured loan ior affordable housing ~l'()iec~. December 200] Table H- 22 AFFORDABLE HOUSING RESOURCES: CITY OF TUSTIN CDLAC continued I Low interest loans for i housing construceion for ' iv. clio/duals and families I with special needs. Low interest and downpayment pro.am for Iow and moderate-income first/-ime homebuvers. Permanent financing ne~r construction, '. acquisition/rehabilitation, i and acquisition o£ mu]t/- ! family projects ~.' "~ '~' . ~'~"~ .... '~ ~.~ , ~"'.~'..' ~,'~.. r · ~'. ~. · '..' '- ,. [ En~ement program ~a~ is CommuniLy Development Block Grant (CDBG) Mortgage Credit Certificate (MCC) i awarded to t. he CiW op, a I formula basis. The' · o~ectives are to fund housing act/vities and expmad economic opportunit/es. Projects must meet one of t?u'ee national objectives: benefit low- and moderate-income persons; aid ir, the prevent/on or elimination of slums or blight; or meet other ursent needs. Federa! tax credit for low- and moderate-income homebuvers who have not owned a home in the past three },ears. Allocation/or MCC is provided by the State through the Count' of Orange. Section ~.08 Loan i Revavments · H./stork Pre. servation · Admin. & Planmng · Code Erdorcement · Public Facilities Improvement.s · Housing Activities · Economic Deveiopment · Rehabilitation First '.-ime Home Buyer Assistance December 200i IIOME investment Partnership (HOME) Program Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN Grant program for housing. The intent of this program is to expand the supply of decent, safe. and sanita~' afforda hie housing. HOME ~s designed as a partnership program between the federal, state, and local governmenls, non-profit · and for-profit housing east-les to finance, ', build./rehabii:tate and . manage housing .,'or lowe:'- I income owners and renters Multi-Famih- AcquisiP, on/Rehab 5ing]e-Famiiy Homebuver .Assistance CHDO Assistance Administration Rental Assistance Emergency Shelter Grants (ESG) Annual grant funds are allocated on a formula basis. Funds are intended to assist with the provision of shelter and social services for homeless · iiomelessness 2reve]:~on (acquisition, l:ew construction, rehabilitation, conversion} · Supporth'e Sen'ices · Overating Exvenses Housing Opportunities for Persons with AIDS (HOPWA) Funds are made available coun~'wide for suppcrtive social ser~'ices, affordable housing development, and rental assistance. · Rental .Assistance · Supportive Social Services · ..'~dministration Shelter Plus Care Supportive housing and · Renal .Assistan:e Program {5+C) services for versons with disabiI.ities-grants for renta[ assistance offered with suppor~ve services to homeless with d~abilities · and disabled households. ...~ ~-.~' ~ ..', '," ,',a .,~ :,. ~,~ ~,~,,~...,~-~.... ?,,. : ~ ,~:',.,;.~ ,.~,~:..{.:,u:,:..o,,,: ,,~. ~.q,.~ .~, .~,~. ~,..,.,: ~",:.t' ,.- ".-...' ;,"W.e~eriil. J~esaurces~.-..'~..0mpetit;t;i~~. ~.. .... '.. ~ .... >:'.~ .'..~.,,~:~.:.',.'.'..:c.~,~,...':,......: ::' ... Supportive Iiousing Grants tc improve t!uai:~' · .:..czuisitScr, Grant ' m' exis~ng shelters and · Rehabilitation transitional housing. · New Cons'.ruc'.lon Increase shelters and transitiona~ housing facilities for the immeless CITY Oi"' TU.gTZY 3ffOU.~IA:G 75 December 2..)0! Section $ Rental Assistance Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN Rental assistance program which provides a subsidy to very Iow-income families, individuals, seniors and the disabled. ~ Participants pay 30 nercent of their adjusted income toward rent. The Orange Count}.' Housing Authod9- pays the balance of rent to propert}' owners, and · administers the vrogram. Grants to non-profit developers of supportive housing for the elderly Section 202 Section 811 HOPE McKinney Act Supportive Housing Program (SHP) Grants to non-profit developers of supporhve housing for person with disabilities, including group homes, independent living facilities and intermediate care facilities · Renta~ Assistance · Acquisition · Rehabilitation · New Construction · Rental Assistance · Suppo,'ff, Services · Acquisition · Rehabilitation · N'ew Consu~ucSon · Rental A.sstsmnce Homeownership as~isiance awarded on a competitive basis recuires non-federal matching ~unds. · Homeownerslaip of Multi-family ::::its tlqOPE 2) · }-iomeowncrship or' Singie-famiiy i~vme$ iHOPE 3) Grants to develop supportive housing and services and services that will enable iaome]ess people to live as independently ~LS possibJe. 'rransi~ona] Housing Pe:manent Housing Fo: Homeless With Disabilities Supp,.-.:'Sve such as child care, employment assistance and outvatJent sera'ices £or the homeiess Section 8 Moderate Rehabilitation Single Room Occupancy Program (SRO-Section 8) ~unds to rehabilitate single-room units within a building of up to 100 uni~. The provision of supportive services is optmnal. · Reha b,.'JitaSon · New Construction ',i:1';'I' (;:-: 7'L','.-,'7'IN .:-ffOUS2,'G Decembe,?' ?.53'. 77 Small Projects Processing {5PP)- (221 (d)(4) and 223 (f) Section 108 Loan HUD Mortgage Insurance for Purchase/Refinance HUD RehabiIitation Loans for Multifamily Projects Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN Mortgage Insurance program for small mul.fi- £amily new construction or substantial rehabihtat-ion (221)(d)(4) and small mu]ti- famih' rehabilitation Provides loan guarantee to CDBG entitlement iurisdictions for pursuing large capital improvement or other projects. The Jurisdiction must pledge ils ."u.-ure CDBG a!locat~ons for loan repayment. _¥laximum loan amount can be up to five times the entitlement jurisdiction's most recent approved annual allocation. Maximum loan term is 20 twenty years. · Acquisit'~on · Rehabiiitation New Cansn'uctien · Acouisition · Rehabilitation · Home Buyer Ass:stance · Homeiess Assistance · Public improvement · Economic I)evelopment · Relocation. clearance, site improvements Mortgage Insurance for purchase or refinance o'.' existing mul',ffamilv project:s. Provides mortgage insurance for improvemenm, repairs, or additions to multi-£amih' projects. · Energy Consen'atic',n · Rehabihtat'ion Disposition of HUD Mulit-farrdly Housing 'i o disvose of multi-fanuiv housing owned or financed by HUD that is deiinquent, under workout or foreciosed with mechanisms demgned tv preserve fl~e Iow- and moderate-income housm~ stock. · Acquisition · New Construc:ion · Operat:on Administration · Presen'ation HUD Single-Family Property Disposition Program Sells HUD-acquired single- £amiiy properties to expand homeownership opportunities and strengthen neighborhoods. Up to 10% of HUD-help single-family properties are made available for lease use in komeless programs. Rent is $! vet year. · Acquisitmn · Rehabilitation C.'7'Y 07 TL'STLY H,O.LWL'~:G ELE'ME;.'7 78 Table H- 22 AFFORDABLE HOUSING RESOURCES~ Homeless Providers Grant and Per Diem Program C1TY'OF TUSTIN Provides grants to develop programs ~at help veterans recover from homelessness, including establishing transitional hous~g and supparfive services £or homeless veterans. · Acqmsfiuon · Operation AdmLmst'ra tion · Single Room Occupancy Hotels · Social Services · Transitional Housing · Communit3' Holne · i-[omebuver Ass:stance Buver Program - Fixed rate Mortsages · Commun_i.~- Home Improvement Mortgage Program - Mortgages for both vurchase and rehabilitation of a home · Farurrie Neighbor- Under served Iow- income minoritie~ are eligible for low down- payment mortgages for the purchase of single iamih' homes Federal National ;Mortgage Association (Fannie Mae) · .:-."omebuver Assistance,," Rehab · Expand Home Ownershiv/or Minorit-ic~ Federal Home Loan · Purchases/secures high · Homebuver Assistance Mortgage ', ;oan to value ratio single- · Acquisition Corporation [ family home purcEase loam o Rehabilita~fion (Freddie Mac) i lo assist Iow income [ £amilies i Rehabilitation Morlgages Program insured mortgages for property · accuisi~on and i rehabiiitat'.on December California Communi~, Reinvestment Act (CRA) Table H- 22 AFFORDABLE HOUSING RESOURCES~ CITY OF TUSTIN Assistance to low income minorit3,, neighborhoods', including ',he construction. rehabilitation, bridge and acquisition finance: needs of developers of affordab:.e rental and for-sale housing, as well as first t-ime, low and moderate income homebuyers, Provides funds to qualified i affordable housing projects that wouid not meet i customary criteria or existing seconda:~' mortgage market requirements or for which there is no secondary market · New Construction · Rehabilitation · Acquisition Provides interest rate at 20 basis point below 11t~, District cos;s of funds. Federal Home Loan Bank Affordable }lousing Program California Organized Investment Network (COIN) McAuley Institute Direct subsidies to non- vrofit and for-vrofit '.. ! developers, and public i agencies for affordable iow-income ownership and rental projects Provides financing for- affordable rental or owner~bdp housing. Revo!v:ng Loan fund and techmcal assistance to build or reixabilitate housm$. · New Coast-ruction · Exvand I-lome Ownership/or Lower income Persons · Affordable housing financing · Accuisitien · Homeless .Shelters · New Construction · i~eb. abilimtion · Sel:'-I'.~ei p Housing · Single Room Occupancy Hotels · Transi~ona1 Housing _ December C:TY OF TL'STI?~' '~ ....... '~: "~" ...... Mercy Loan Fund Table H- 22 AFFORDABLE HOUSING RESOURCES~ Neighborhood Housing Services CITY OF TUSTIN Makes loans to proiects in which conventional £inancmg is not available or not affordable and vromotes innovahve and effective financing arrangem eats. .~H5 is a three-way partnership among neighborhood resident.q, local governments and local businesses. 'Fne Neighborhood Reinvest~nent Corporatnon vrovides direct tecl'mical assistance, expendable grants, and capital grants :o N.:'~, which makes loans for rehabilitation. Acquisition · Group Homes/' Congregate Care · ;nirastruc~re Development · Mobiiehome Park Purchase Assistance · New Construction Prese.wation · Rehabilitation · SeLF-H e!p .'-rousing · Single Room Occupm~cy [-toteis · Tra nsit:iona.'. :-iousinF. · Energy Conservation · Operation Administration · Rehabilitatmn World/BRIDGE Initiative Provides lower-interest construchon financing for a££ordable or mixed- income renta" housing or uffordable home .',wnershw through a consortJum of World Savings.; Calpers.; Welis Fargo/Bank of America · New Cons,~-uchon · Rehabili'.'a tion · Acqmsition C;.':'5' 'D.r 7':..'S7 ,'.Y HGL'.b'i.':G zT:,,ZZZ;¥..','7' 8.' December 205 ~. Non Profit Organizations Table H- 22 AFFORDABLE HOUSING RESOLTtCES1 CITY OF TUSTIN According to the State Department of Housing and Community Deveiopment, ti~ree nonprofit agent:es .~n Orange Count}.' have expressed interesl in purchasing and or managing ~'. risk or replacement units in the 'fustin area. Acquisition and rehabilitation Management of multf- famih' units Orange CounQ' Non-profit ]ender · Construction Financing Affordable Housing conscr&un: · Fermanent Ftnancfng Clearin~house 1 ']'he Replacement Housing, Housing Rehabilitafien, Housing Production and Land Cost Write-Down programs all use the Redevelopment Agency's iow- to moderate- kncome housing set-aside funds to leverage other regional, state, and federal funding sources. These sources include, but are not Hmited to: Orange County Housing funds, Cal'.'fomm Housing Finance HELP funds, Department of Housing and Urban Development HOME funds, along with housing revenue bond hnancing and iow income housing tax credits. Such sources held to ensure an adequate leve! of funding to satisfy ~'~e Ci~"s affordable housing production reomrements. Source: City of Tustin Redevelopment Agency Comprehensive Housing Affordab"ii~' Strafe .~.' 2000-2010 In addition to these resources, there are also potential pubhc and vrivate resources that may be available to the City. HOUSING PROGRAMS The followfl~g matrix identifies exist2ng and new housing programs to be implemented durLng the 2000-2305 period and the !995-200:) transitional period. Table H-23 is a comprehensive summar)' of the City's auantidied objectives set fo:'th for each program for the plamxing period !998-2005. The programs a:'e organized according to the goals described previously. De:ember' 200i Cf'."]" OF TL'ST'!A' .'-iOUS;.VG ELEMEArT 82 "2 -~. .,,5' .'~ -' - ,.- ~ ~'~ · '-~ .;~. - ~ ' ~'= ~ >, '~; Appendix to Housing Element APPENDIX A REVIEW OF PAST PERFORMANCE .~ecerabeT' 200i Appendix to Housing Element This page intent¥onally left blank. December 200 ~ Appendix to Housing Element REVIEW OF PAST PERFORMANCE State law establishes a five-year cycle regula g housing eiement updates, in compliance with the SCAG cycle, the Tust-in Housing Element was uvdated in 1989 and 1994, and found to be in compliance w:th State !aw. The Ci~, of -rustin processed in 2000 a Housing Element amendment to address the Reuse/Specific Pim~ for the development of the MCAS and to ensure consistency with t~e General Plan. In March 2000, the State HCD rex-iewed and found fi:is update to be in compliance with State law. Review of Past Element 1989-1997 Objectives 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 low-income households, 488 for ;ow income, 484 for moderate income and 724 upper income. The following discussion highlights the progress, effectiveness and appropriateness of 1989-1997 Housing Element Objec~ves and the progress achieved during the 1998 to 2000 time period. Table i-IT_M- 35 in the Technical Memorandum provides a summary of the City's overall accomplishments for the vears 1989-2000, broken into three time periods. As indicated in Table HTM-35, the City was successful in accomplishing the majori~: of the objectives established for the past planning period. According to City Staff, the following object-ives were met or exceeded: New construction 3,920 units were constructed during the 1989-1994 Ri-INA period, with an addit'ional 1,771 constructed betYveen ~.99-'.-1997, and 3 granny units, for a total of 5,694 units, exceeding the City's objective of 5,000 units for the planning period. Although t.he overall objective was exceeded, the quantified objec~ve for construci:ion of units affordable to Very Low-income households was not achieved. During 1998-2000, the Ci~' has achieved the constr..uction of 2,378 units towards the new planning period. CiTY OF TL'STIA' HO'L'SZ';G December 200 ', Appendix to Housing Element Mobile homes The objective to maintain existing units was accomvlished. Tenant protection An objective of 20 residents was significantly exceeded with ],700 residents receix~g assistance during 1989-1994 auld 1,457 residents receiving assistance during 1995-97, for a total of 3,157 residents..'am additional 634 temnts received assistance between 1998-2000. Deed restricted affordable units The objective of requiring 100 deed restrict-ions by 1994 was met. Deed restrictions associated with the assistance of any public or Redevelopment Agency funds were imposed on an additional 231 units during 1995-1997..~rt additional 207 deed restrictions were established between 1998-2000 towards the new pla,re'zing period. Enforcement of building codes Code Enforcement activities were vigorous and approached t.he objective of 1,500 actions over the planning period. Housing rehabilitation Utiiizing CDBG and Redevelovment Agency Set-Aside funds, the 80 unit objective was exceeded by 104 units in the !989-1994 RHNA period, with an additional 201 units rehabilitated under fi~e Owner Occupied, Rental Rehabilitation Loans and Grants, and Multi-farnily Acquisition/Rehabilitafion,/Conversion programs bebceen !995 to 19z;7.3 u,~its have been rehabilitated during !998-2000. Shared housing The Shared Housing prog-ram exceeded the objective of 25 cases by 1994 by 35 units, and meeting the objective of 10 cases per year between 1995 through the end of 1997. There have been 25 cases during 1998-2000. Decembc~.r 2,001 CiTY OF .,~.JS'TH~' :'-iOLr..qLYG ELEME:I'.- 104 Appendix to Housing Element Use of RDA Set-Aside funds, provision of land cost write downs and other financial assistance Behveen ~989-1997, 182 households were assisted with affordable housing utilizing tax increment financing in a number o£ projects wiff~in the Redevelopment Project areas. One project, Tustin Grove, was assisted by a land cost write-down, although the actual 2.5 M targeted amomat for allocation during the planning period was not met. However, an additional 2.1 M was allocated during 1998-2000 for the Warrr&ngton Ambrose Lane project. An additional 40 households have been assisted between 1998-2000 towards the achievement of the objective for the new planning period. Retrofits for disabled households The objective for 25 new and retrofitted units to accommodate the disabled was exceeded by 10 units during the 1989 to 1997 time period..An additional 6 units have been created beaveen !998-2000. Preservation of units at-risk of conversion to market rate 150 of the Orange Gardens units were preserved between "~989-1997. .-\lthough the objective was to preserve 160 units of assisted housing, the 10 unit shortfall was due to loss of units resulting from Calh'ans widening of the Santa Aha (I-5) freeway. Preservation efforts continued with the preservation of 100 units at Tustin Gardens. Homeless and transitional shelter facilities S[-udies for assisting homeless providers have been completed. Funding has been allocated to implement the vlans with t-wo separate programs at the MCAS-Tusfin. Rehabilitation of housing in Cultural Resources District The number of rehabilitated units exceeded the 25 unit objective by 1994..kn additional 20 units were rehabilitated between ~995-98, bringing ~e total achieved to 49 m-tits. Nine units were rehabilitated towards tine object4ve of 20 units in the new plarming period. CJT'Y OF TL'STiK HOL'SU,'O P.L£M. EFT 105 December :200i Appendix to Housing Element Zoning studies A density bonus ordinance was adopted in 1999, and mixed use zoning adopted in ",_he Old Town district. Waiver of fees for projects with affordable rates Fees were waived for 25 proiects bet~veen 1989-1997. One project has been processed with reduced fees bet-ween 1998-2000. Section 8 vouchers Although the number of Section 8 vouchers utilized ir'. the Ciw was not available for the 1989-!994 period, 778 vouchers were implemented by fl~e end of the 1989-!997 period. This number assumes that the number of vouchers applied in the City increased by at least 10 units over the total plannLng period..An additional 652 vouchers were initiated between 1998-2000 towards the objective 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-!994 plarm_ing period failed to meet the targeted amount by S464,000. A~mual allocations between 1994-2000 have also failed to meet the objective for the new plarming period. However, th,ls shortfall was bridged with the allocation of redevelopment funds. Second units 10 units were ~argeted for the 1989-1994 RHNA period. The targeted number fell short by 8 units, as 2 units were constructed. A third unit was constructed in the 1995-97 time period. Despite incentives provided bx' the Cib', this ~'pe of housing unit has proven not to be a popular method of supp!ymg housing. In addition, it is difficult for the City to monitor the affordabilRv of such units as the units are on private properS' and fl~ere is no way to gnaarantee whether these units are for relat-ives or are used as rentals. The costs of construction and the economic downt-urn of the early !990's max' have also deterred propertT,.' own2rs from participati::g. Although a CUP is Dece.mber -°001 C:7'Y OF TUSTL'~' HOUSE~'G 106 Appendix to Housing Element required to implement, the zoning regulations are flexSble. The City will continue to encourage such projects and aRernpt to ensure maintenance of affordable u~ts through CC&Rs that guarantee affordabiiitv of the unit in perpetuity. One unit has been processed betwe~n 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 income un/ts 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 for low-income households were developed through 1994. In addition, a number of market-rate apartment units were built that the Ci~, has not tracked as to income categom,'. Based on current market statistics, man}, of those are also assumed to be within tine lower- income categories. First time homebuyers The objective for providing homebuyers assistance has been met, but not at leveis anticipated. I.'~2zile no households were assisted during the !989-1997 time period, the Ci~ has made first time homebuvers assistance a priori~' in their Consolidated Plan and Redeveiopment Area Five Year Plan through the movement of funds supporting the Mortgage Credit Certificate Program. Through the implementation of the Do~mpayment Ass'.'stance Program, assistance was made to 8 households between 1998-2000. In addition, 48 Mortgage Credit Certdficates were '~ssued through the County o,:' Orange bet~veen 1997 and 2000. Bond financed projects The studies for analysis of available programs were completed within the plam~ing period. Ti:ree projects were financed using this method. Due in part to the c~ownturn in the housing market in '" '~ early 1990s, the Hampton Square Apart-merits were the only project financed during the planning period by Mortgage Revenue Bonds in October 1996. The project contains a total of 150 low-income restricted units. In addition, the Orange Gardens and Flanders Pointe projects were financed between 1998 and 2000. The Ci~' will seek CiTY 'DF 7L'S'FI.'.7 HOUS!K$ Dezem~ber 2001 Appendix to Housing Element opportu.~ities to implement ~,is form of f~nancing for the construction of new housing with affordab/hD' components. The Cit3,' 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 Only one u_nit was developed fl-a-ough the recycling o,~ single-family units Ja~ R-3 zones to multi-faxxfil;' units. There appeared to be a lack of interest in the community to recycle land to higher densities, as vacan~ land was still available, and the economic status in California was depressed during a large portion of the planning period. As available vacant land dimi~shes, this will become a more atfTacfive option to properS, owners. The City should continue to promote lot consolidation and req'ciing potential. It is clear tha.~ the Cit~' was successful in implementing a :~umber of programs. However, the greatest shortfall in reaching objectives occurred in the provision of opportunities for recycling of underutilized land to higher residential densi~es. C~?¥ OF T'.,'STI.¥ HOUSiS'G !08 Appendix to Housing Element APPENDIX B AFFORDABILITY GAP ANALYSIS C.1T. Y Of-' TUSTI.¥ 2-iOUS!,','G ELEME,¥T !09 December 2~01 Appendix to Housing Element This page in tentionally left blank. December 2001 Appendix to Housing Element APPENDIX C PUBLIC PARTICIPATION MAILING LIST CJTY OF TL:$TL',~ ~' !13 December 2001 Appendix to Housing Element This page intentionally left blank. ".,4 December 20G ~ APPENDIX C PUBLIC PARTICIPATION MAILING LIST Appendix to Housing Element Kathleen Malonev Mercy Charities Housing 500 S. Main Street, #110 Orange, CA 92868 Maria .:. lx.'.arquez Interim Division Manager Adult Mental Health Services 405 West Fifth Street, Suite 550 Santa Ama, CA 92701 Maurv Ruano 5{ercv Housing 500 S. Main Street #ll 0 Orange, CA 92868 Randy Gibeaut Corem-anita' Housing Resources 74~1 North Broadway _Canta Aha.. CA 92706 Nia Tang City of Gardm~ Grove 11222 Acacia Parkway Garden Grove, CA 92842 J..isa Hill CDFI Clearing House 23861 El Toro Road #401 ,.ak~ Forest, CA 92630 949-859-3600 (W) 714-259-1236 (H) Lisa Ramirez 14901 Newport Avenue #143 Tust4n, Cd., 92780 7! 4-9574647 Lvnne Fishel, CEO BiA Orange County Chapter 9 Executive Circle, Suite 100 Irvine, CA 92614 Bart G. Hess Affordable Home Owners Alliance 2 Park Plaza. Suite 100 Irvine, CA 92614-5904 (949) 476-2242 ext. 219 David Levv OC Faix Housing Council 201 S. Broadway Santa Aha, CA 92701 Jim Palmer, Pre_sident Orange Count' Rescue Mission 1421 Edinger Avenue, Suite B Tustin, CA 92780 714-258-446C Public Law Center 600 Civic Center Drive West Santa Aha, CA 92701-4002 Karen Re?er ?.'omeless issues Coordinator County of Orange 10 Civic Center Plaza, 3.'a Floor Santa ,'\ha, CA 92701 Paula Burrier-Lund, Director Orange Count, Housing/Community Development Dept. 1770 N. Broadway Santa Aha, CA 92706 Appendix to Housing Element Captahn Lee Lescano The Salvation Arm}' ]0200 Pioneer Road Tustin, CA 92780 714-832-7!00 Maya Dunne, Asst. \rice President S.~HS Fotmda~on & Communib, Outreach 500 S. Main St., Suite 1000 Orange, CA 92868 Dara Kovel, Associate Director Mercy Charities Housing Caiffomia 500 S. Main St., Suite ]10 Orange, CA 92868 Cynthia Campbell Human Options, inc. (DOVE Housing) P.O. Box 9376 Newport Beach, CA 92658 -- . '"~ 0009 ~ 14-4o.- .... Margie Wakeham Families Forward P.O. 53093 In,ine, CA 92619 949-552-2727 joan B. Margol Orange Coast Interfaith Shelter &35 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.'V? OF TUS77N HOUSD;G EL'ZMENT December 200i Veteran:s Service Dept. 4220 Lemon Street Riverside, CA 92501 Dayle McIntosh Center 150 W. Cerritos, Bldg. 4 Anaheim, CA 92805 Orange Coast Lnterfaith Shelter 1963 Wallace Street, Apt. A Costa Mesa, CA 92627 YMCA Commurdtv Counseling Services 2 Executive Circle, Suite 280 Irvine, CA 92714 Assistance League ef Tust/n P.O. Box 86 Tust/n, CA 92780 Families First 12012 Magnoha Street Garden Grove.. CA 92641-3346 Tustin .&rea Historical Society & Museum 395 El Camino Real Tustin, CA 92780 Lega! Aid Society of Orange County 902 N. Main Street Santa Aha, CA 92701 Community.' Services Program 16842 Von Karman, Suite 425 Irvme, CA 92714 Probation Community Action Assoc. 1111 N. Main Street, #176 Santa Ana, CA 92701 Mardan Center of Educational Therap)' I Osborn lrvine, CA 92604 Susan Alexander New Horizons ] 382] Newport Avenue Tustin, CA 92780 Helen Anderson Hunger Coalitions ] 4-~,~_ Wi]deve Lane '"ust-in, CA 92780 Allen Baldwin OC Communit.v Housing Corp. 1833 E. 17th Street, Suite 2~7 Santa Ana, CA 92701 joan Basile Mary's Shelter 17671 Anghn Lane Tustin, CA 92780 Barbara Benson Tustin Area Council fo:' Fine Arts P.O. Box 145 'l ustin, CA 92781 Doug Bistr}' O.C. Affordable Housing 23861 E1 Toro Road, Suite 207 Lake Forest, CA 92640-4733 Helen Brown Civic Center Barrio 1665 E. 4th Street, #210 Santa Aha, CA 92701 Vanessa Bruner Learning for Life 3590 Harbor Gateway North Costa Mesa, CA 92626 Jerry Caminit4 Disability Awareness Coalition 3773 University Drive, -~118 ]rvine, CA 92612 Patrick Carroll Life Share ! 1421 Garden Grove Boulevard Garden Grove, CA 92643 Shiriev Cohen Feedback Foundation, inc. 1200 X. Knollwood Circle Anaheim, CA 928Cl Donna Core Meals on WheeLs 100] N. Tustm Santa Aha, CA 92707 Julie Damon The Seed Institute 6271 Tarssa Lane Mission Viejo, CA 92691 Pat Davis &f, Brothers & Sisters of OC 14131 Yorba Street Tust4n, CA 92780 John Drew Family Solu t-ions 203 N. Golden Circle Drive, #'101 Santa Aha. CA 92705 Jennifer Feldstein Women Helping Women 425 E. ]Sth Streel: ~.]4 Costa Mesa, CA 92627-3161 John Von G!ahn Family Service :\ssociation '1800! Cowan, # c-d Irvhxe, CA 9271.'--6~0'i Meiinda Gu!naido Assessment & TreaWaent Services Center !981 Orchard Road Xewvor: Beack, CA 92660 Suzarme Guthrie Four H Clubs of Orange Co:mt~- 1045 A rlin~¢on d rive Costa Mesa. CA 92626 ~.;arv ~ 2adley Info Line Orange County 2081 Business Center Drive, suite 130 Irvine, CA 92715 Lar~' Haynes Mercy House Transitional Living Ctr. P.O. Box 1905 Santa Ana, CA 92702 CoLin Henderson Friendship Shelter, Inc. P.O. Box 4252 Laguna Beach, C,4, 92652 Elmer Hothus Christian Temporal' Housing Facilib' 704 N. Glassell Street Orange, CA 92867 Warren Johnson Salvation Arm)' 10200 Pioneer Road Tust-in, CA 92780 Judy Johnson ESA/Corporate Office 23861 El Toro Road, Suite 207 Lake Forest, CA 926404733 Beck)' johnson Alliance for the Mentally Ill 621 S. 'B" Street, Suite B Tustin, CA 92780 Elizabeth jones C.O.P.E.S. 2025 N. Broadway Santa Ana, CA 92706 loArm Ruden Tustin Public School Foundat-ion 17411 Irvine Boulevard, #I Tustin, CA 92780 Susan Knopick Children's Bureau of So. Calif. 50 S. Anaheim Boulevard Anarrheim, CA 92805 Robyn Class Orange Children & Parents Together 3550 E. Chapman Avenue Orange, CA 92869 Doris La Magna The Villa Center. Inc. 910 North French Santa Aha, CA 92701 Lila Lieberthal jamboree Housing Corp. 2081 Business Center Drive irvine, CA 92714 Eiaine Linimer OCSPCA-Paws 5660 Avenida Antigua Yorba Linda, CA 92687 Jim Lynch Tustin Chamber of Commerce 399 EI Camino Real Tustin. CA 92780 T'heresa .M a n."~ Legal Aid of Orange Count5.' 902 N. Main Street Santa Aha, CA 9270'1 Wendv Marohnic I-Iuman Options Second Stet) P.O. Box 9445 South Laguna, CA 92677 Brenda Marffn Laurel I-louse 13722* Fairmont Way Tust-in, CA 92780 Rowana McCoy Easter Seal Society. Inc. 1661 X. Raymond Ave., Suite 100 .Smaheim, CA 92801 Sherry ,McCullev Legal Aid SocieB' of Orange County 902 N. Mare Street Santa Aha, CA 92701 Pamela McGovern OC Council of Aging 18552 McArthur Boulevard, =42.5 lrvi~ne. CA 92715 JLm N:iller Shelter for the Hmneless 15161Jackson Street Midway C~,~-, CA 92655-1432 Roger .Moore Lutheran Social Srvc. of Southern Calif. 704 N. Glassell Street Orange, CA 92867 Beverly Nestande ()live Crest Homes 2130 E. Fourth Street, Suite 20.0 Santa Aha, CA 92705 Cliff Poiston Boys &: Girls Club of Tustin 580 la,:. Sixtt~ Street Tustin, CA 92780 David Quezada Fair Housing Council of O.C. 1666 N. Mare Street, Suite 500 Santa Aha, CA 92701 Barbara Resnick Western Dev..;or Affordable 112 E. Chapman Avenue Orange, CA 92867 joyce Riiev l,earning Disabilities of Souther C. aiff. ILO. Box 25772 Santa Aha, CA 92799 Jon Schiemmer St. \.'incent de Patti Center for Reconciliation 2525 N. Grand Avenue, .aN Santa Aha, CA 92702 Orange County l--lomeless Issu:~; 2'asi.: Fore2 1833 E. 17th S:reet Santa Ana, CA 92705-8629 ~.'!ar.v ~' ~.kinson Smith The B~nd Children's Learning Center 18542-B VanderliF Avenue Santa Ana, CA 92705 Susan Stokes Turning Point Center for Families 2101 E. 4th Street, #150-B Santa Aha, CA 92705-3814 Donald Taylor Veteran Charities of Orange Count' 201 S. Sullivan Street Santa Aha, CA 92704 Sister Marie Therese Lestonnac Free Clinic 1215 E. Chapman Avenue Orange, CA 92869 Lvnne '£suda Central Orange County YWCA '146 Xorth Grand Street Orange, CA 9286.3 jean Wegener Serving People in Need 2900 Bristol St., Suite H-106 Costa Mesa, CA 92626 Clyde Weinman Irvine TemporaU' :-lousing 6427 Oak Canyon Irvine, CA 92620 Karen Weisenberger Consumer Credit Counseling Service P.O. Box 11330 Santa .4.na, CA 92711 Tim Wells Episcopal Se~'ice Alliance 1872 Drew Way Orange, CA 92S69 Randv Wenz Orange Coung' Council 3590 Harbor Gateway North Costa Mesa, CA 92626 Thomas Whaiin§ Shelter for the Homeless 2462~ Ridgewood Circle Lake Forest, CA 92630 Kimberlee White The Eli Home, inc. 3128 E. Chapman Avenue Orange, CA 92869 Carol Anne Williams Interval }louse P.O. Box 3356 Seal Beach, CA 90740 Bob Winand v Pilgrimage Family Therapy 27405 Puerta Ileal, Suite 180 Mission Viejo, CA 92691-6314 This pag~ intentionaF~y left blank. Appendix to Housing Element APPENDIX D REFERENCES Appendix to Housing Element t-his page ira. eh tionali~/ left bim:k. Appendix to Housing Element REFERENCES A. Documents 1. Cit-v of Tustin Comprehensive Housing Affordabilitv Strategy, February 2000. 2. 1990 Census Report. U.S. Department o£ Commerce, Bureau of the Census. 3. California State Department of Finance, !990, 1999. Demographic Profile and Survey of Homeless Persons Seeking Services in Orange Count'. The Research Committee of the Orange CounD' Homeiess Issues Task Force, 19, ,. 5. Southern Cahfomia Association of Governments, Regional Housing Needs Assessment, !999. 6. C~ty of Tustin, Zoning Ordinance. 7. City of Tusti.n, General Plan, as amended January 16, 2001. 8. x,'.'2am3-Kuebelbeck & Associates, Old Town Market Anal)'sN, October 16, 199!. Second Five-Year Implementation Plan for The Town Center and South Central Redevelopment Project Areas (FY 2000-01 to 2004-2005), Tustin Com_rnuni~- Redevelopment Agency, .lanuary 2000. 9. Comprehensive Housing AffordabiiiW St'rate~' for Fiscal Years 2000-2001 to 2009-2010, Tustin Communit'v Redevelopment Agency, February.. 2000. 10. Final Environmental Impact Statement/Environmental Impact Report (EIS/EiR) for the Disposal and Reuse of MCAS-Tustin (Program EIS/EIR for MCAS-Tusti_n), January 16, 2002. !1. City Council Staff Report, January 16, 2001. ]2. Response to Comments, Final Volume 2 and 3 of Final Environmental Irnpact Statement/Environmental irnvact Revort · ,,.~.< ..... ., for the Disposal and Reuse of MCAS-Tustin. Appendix to Housing Element 13. Marine Co~s Air Station (MCAS) Tust/n Specific Plan,/Reuse Plan, October !996 and September 1998 Amendments. 14. Masterplan MarLne Corvs Air Station Tustin, DON 1989. 15. State of California, Department of HCD, Web-site. B. Persons and Organizations Mary Ann Barajas, Manager Christian 'i'emporary Shelter, Tusfin (714) 771-2969 Barbara Bishop, Receptionist Aldergates (714) 544-3653 Kathy Novak The Sheepfold Shelter, Tust/n (1714) 669-9569 4. Susan Oakson, Executive Director Orange County Homeless Issues Task Force Christine A. Sh_ingleton, Assistant Cit7' .Manager Tusfin Cormmtmitv Redevelopment Agency (714) 573-3107 Elizabeth A. Binsack, Cornmm-dty Development Director Community. Development Department, Tust/.n ,,, 14., v,' .-.-3031 Lois Jeffrey, Ci9' Attorney 701 S. Parker S~eet, Suite 8000 Orange, CA 92868-4760 o Tim Draughon, Redevelopment Prog-ram Manager Tustin Commu:~itT Redevelopment Agenc,' (714) 573-312i Appendix to Housing Element Just/ha Willkom, Assodate Planner Commuv~itv Development Department, Tustin (714) 573-3174 ~. 0. Grace Schuth, Receptionist Tusfin Presbyterian Church (714) 544-70f0 11. Officer G. Vallevienie Tustin Police Department (714) 573-3200 12. jean Willia,-rm, Receptionist St. Cecilia's Church (7!4) 54.4-3231 · .'.. ',"' MEMO~NDUM '"' : DeCen:tber 200!" Section TABLE OF CONTENTS !NTRODUCHON STATE LAW A.N'D GENERAL PLAN GUIDELINES SOURCES OF INFORMATION SUMMARY OF HOUSING ISSL-ES, NEEDS, OPPORTUNITIES, AND CONSTRAINTS ?IOUSING N~EDS ASSESSMENT POPU LATION/EMPLOYMENT TRENDS HOUSEHOLD CHARACTERISTICS HOUSING STOCK CHARACTERISTICS ASSISTED HOUSING PRESVRVAT!ON ANALYSIS CONSTRAINTS '10 THE DEVELO?,¥1ENT, LM_PROVEMENT ,-M"CD MAINTENANCE OF HOUSING GOVERN.MEN-TAL CONSTRAINTS MArC<ET CONSTRAI NTT ENERGY CONSERVATION SUM.N."ARY OF P~ZEVIOUS HOUSING EI.EMENT PROGRA.MS PROGRESS IN !:MPLEMENTING THE 1989 GOALS AND OBJECTIVES RE\;IEW OF PAST PERFORMANCE REr-TRENCES Page 1 6 7 9 30 40 53 53 65 70 72 HOUS.WG ELEYIENT DECE'.I~BER 2 O01 LIST OF TABLES Table ] iTM-1 Populabon Growth '1980-1999 C.;~' of Tusfin, Surrounding jurisdictions and Orauge Count, Table HTM-la Population Projections Table HTM-2 Age Trends 7990 - 1997 Tab}e ]-ITM-3 Race and Ethnicitv: ] 980, 1990, 1997 Table I-I-?M-~ Employment b,y Occupation ~ 990 Table HTM-5 Employment by indusL~, 1990 Table l~q-.M-6 i lousehold 'fype: !980 - 1999 Table HT.M-7 Housei~old Size 1980 Through !999 Table HT.M-8 Households in Overcrowded Conditions 1999 Table iqTM-9 Median Household Income: Tustin and Surroundiug Areas 1990 Table 1-1T.M-10 Estimated Household Income Distribution: 1990 and ~999 Table HTM-'J 1 Estimated Household income Distribution by Age of Head of Household 1999 Table JqT,\'[-12 1 Iousehoi,is Overpaying for Shelter '1999 City of 'fushn '."'abie k-.' .-M-13 IDisabili~' Classification :'able HTM-14 Household Size Distribution !999 City of Tusfin Table 1 If M-2 5 Homeless Sub-Population Groups 1999 Orange Counh' Table tqTM-16 Emergency Shelter/Transi'.ional !-lousing Facilities 199,9 Table I-IfFM--17 Housing Growth Trends !980 - ~ 999 Tusti:: and Surrounding Areas Table I-rFh".-18 Tushn Residential Unit .Mix 1990 - 1999 Table i-ITNI-'I 9 Vacancy' rat'es 1999 Table H'I'M-20 Tenure !990 and 1.o9,9 Table H-1'.¥1-22 Age of 7-Ious,ng S~ock Table I-iTM-22 Distributicn of Owner-Occupied i fousing Units by Value 1999 'Fable HTM-23 Resale Price of Hemes and Coladominiums 'Tustin and Neighboring jurisdictions December, !999 Table H'i'M-2d Average Rental Rates 2000 'Fable I~:TM-25 Maximum Rent and Purchase Price by Income Category ~. 999 Page 10 !3 14 15 16 16 18 2O 2O 21 23 25 26 29 30 31 $! '32 33 35 37 37 CITE' OF TUSTI_~'- DP. AFT TP~CHNICAL M?.MORANDL~Vi ii i'fO USING ELEM~ENT DF~CEMBER ~001 Table HTM-26 2000-2005 Housing Needs Table HT_M-27 .-~t Risk For Conversion in 2000-2005 Table I~-I'M-28 Assisted Hous,-'-'~g Inventory Table I~-1-M-29 Cost of Replacing and Ace. uisition/Rehabilitation of Assisted Units Table i-IT.M-30 Fair Marke~ Value - Orange County Table HTM-3] Cost of Providing Rental Subsidy [er Very Low Income HousehoJds Table HTM-32 General Plan Residential Land Use Categories 'Fable I-1TM-33 Summary of Residential ZovAng Regulatmns Cid' of Tust~n Table HTM-34 Comparative Deveiopmen~ Fee Summa~' ~ ?'able :-I-i'M-35 Sum_mary Table Effectiveness o£ Housing Element Programs: 1989-2009 Table HTM-36 Ef£ectiveness of Hous.:ng Element Programs 1989 - 2000 Table HTM 37 Progress Towards objectives 1989 - 2000 39 48 49 50 54 57 73 74 94 CII'Y OF TUSTL¥- DRAFT TECHNICAL ME, MORA.¥DUM HOUSffV'G ELE~VIEIVT DECEMBER 2 O01 This page intentionally left., blank. CITY OF TUSTIN - DRAFT TECHNICAL MEMORA,¥DUM HO USING ELEMENT DECEMBER 2001 INTRODUCTION This memorandum is a reference document intended to provide background data that wH serve as a partial basis for policies and programs in the Housing Element. In accordance x~-ith State law a significant amount of data is required in th.is 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 Techn/cal Memorandum wfli be appended to it. State law largely determines the content of this Technical Memorandum. Five sect-ions follow the introduct/on. The Summary of Housing Issues, Conditions, Opportunities and Constraints provides an overview of the kev issues facing the Ci~,, which are addressed bv the Goals, policies and programs of the Housing Element. The Hous~g Needs Assessment section addresses housing needs..More specifically, it discusses how the population has gro~ 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 CiB-. The third section addresses govemmentaI and non-governmental constraints, such as market concl/t4on, and natural environment, to housing development. The fourth section addresses energy conservatior,. Finally, the fifth section summarizes the housing issues, opportunities, and constraints that have emerged through background research and public meetings and which must be addressed in the Housing Element. STATE LAW AND GENERAL PLAN GUIDELINES The State of Caiifornia provides very specific requkements a2~d guidelines for preparLng Housing Elements. Th/s secSon describes those requirements and explains the relatSonship bet~.veen t'his element and the rest of the General Plan. Legislative Requirements ]'he State of California requires that each jurisdiction prepare and adopt a Housing Element. The State Requirements for J~:[ousing Elements are fax' stTicter and more detailed than for an}' other General Plan Element. CITY OF 'I'USTI~"- DRAFT TECHNICAL MEMOIL4A"DUM HOUSEVG ELEi'V'[ENT DECEMBER 2 O0 2 State Planning law requires local governments to review their housing elements as frequently as appropriate and to revise the elements as appropriate, not less ~an 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 bv this element is Jul}, 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 co~ist of an identification and analysis of existing and projected housing needs and a statement of goals, pohcies, quantified objectives, and scheduled prograrns for the preservation, improvement, and development of housing. The Housing Element shall identi~.., adequate sites for housing, including rental housing, factorv-btfilt housing, and mobile homes, and shall make adequate provision for the existfftg and projected needs of ail economic segments of the commurd~,. More specifically, t2ne Housing Elem~nt must meet the requirements outlined below. A. An assessment of housing needs and an h~ventorv of resources and constraints relevant to meeting ~ese needs. The assessment and inventory shall include the £ollowing: Analysis of population and employment trends and documentation of the locali~."s existing and projected housing needs for ail income levels. 'Vnese existing and projected needs shall include the localitv's share of the regional housing needs in accordance with Section 65584. Ana!vsis and documentation of household characteristics, including level of payment compared to ability to pa>', housing characteristics, including overcrowdi_ng, and housing stock condition. 3. An inventory of land suitable for residential development, including vacant sites and sites having potential for CITY OF TUSTIN- DRAFT TF_,CHNICAL MEMOP, A_¥DUM 2 HOUSING t~LEMENT Di~,CEMBF~R ~,001 redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. Analysis of ?otential and actual governmental constraints upon the maintenance, improvement, or develo?ment o£ 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 permif procedures. .Anah'sis of potential and actual non-govermnentaI corL~traints upon tine maintenance, improvement, development of housing for ail income levels, ~cluding the avaJlabilit-y of financing, the price of land, and the cost of construction. Anah'sis of any spedal housing needs, such as .',hose of the handicapped, elderly, large families, farmworkers, families with female heads of households, and famiiies and persons in need of emergency shelter. 7. Analysis of opportunities for energy conservation wdth respect to residential development. A statement of the corm'nunitv's goals, quantified objectives, and polities 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 community's ability to satis~, this need within the content of the general plan requirements. Under these circumstances, the quantified objectives need not be identical to the identified existing housing needs, but should establish the maximum number of housing units that can be constructed, rehabih.'tated, and conserved over a five-year time frame. A pro,am which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake in order to implement the voLicies and achieve the goals and objectives of the housing element through the admin:.stration of land use develovment controls, prove, sion of regulatory concessions and incentives, and the utilization bf appropriate federal and state financing and subsidy programs when available. In order to CITY OF TUSTIN - DRAFT TECHNIC.&L MEMOP~4.¥DUM HOUSING ELE?JENT DECEMBER .2 O01 make adequate pro;~ion for the housing needs of all economic segments of the communitS,, the program shall do ail 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 variety of ~'pes of housing, factory-built housing, mobile homes, emergency shelters and transitional housLng in order to meet the communit~"s housing goals. 2. Assist in the development of adequate housing to meet the needs o£ low- and moderate-income households. Address and, where appropriate and legal]}' possible, remove governmental constraints to the maintenance, improvement, and development of housing. 4. Conserve and improve the condition of the existLng affordable housing stock. Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestn', national origin, or color. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions and the means by which consistency will be achieved with other general plan elements and communit}.' goals. The local govenunent shall make a diligent effort to achieve public participation of all economic segments of the coma'nun/tx' in the development of the housing element, and the program shall describe ti,is effort. in addition, an amendment to housing element law (Chapter 2451, Statutes of 1989) requires all housing elements to include additional need analvses and programs to address the potential com, ersion of all Federal, State and locally assisted housing developments that are eligible 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 TUSTI;¥ - DtA4FT TECHNICAL MEMORAA'DE,5't( 4 HOUSIArG ELE.¥IENT DECEMBER .2001 Relationship to Other General Plan Elements The preparation of the City's Housing 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 vital statewide importance, and a priori~, of the highest order. State polk?, requires local gove:'m'nents to address the housing needs of all economic segments, while conside,-ing the economic, em,ironmentaI and fiscal factors and community goals set forth in the General Plan. V~ile 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 varie~' of ways. The Land Use Element direct, ly relates to the Housing Element by designating areas of the Cit'v in wkich a variet'y of resident/al t-5'pes and densities ma)' exist. The Housing Element's relationship to the Conservation, Open Space, and Recreation Element is conditioned by the need to serve a growing population's recreational needs, especially in *.he areas of the Ci~, wit. b, the highest density. ,"'he Circulation Element attempts to provide an efficient and well- balanced drculation system. This system must be designed to accommodate allowed land uses, including residential uses, and the intensity of allowable uses must not exceed the ultimate capacit?' of the circulation system. The Safe~, Element rela+.es to the Housing Element bv designating areas that 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 by addressing a health related issue area. Techniques for reducing noise often involve buffers bet~veen land uses to reduce noise. The Growth Management Element overlaps the Lssues raised in the HousLng Element Ln its efforts to ensure that the pianrti.ng, CITY OF TUSTIN- DRAFT TECHNICAL MEMORANDUM 5 HOUSING ELEME.¥T DECEMBER 2 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. More current est4mates of population characteristics are provided by the Center for Demographic Research at California State Universit}', Fu!]erton. In t2~e absence of more recent data, extrapolations were made based upon 1990 Census data. The 1999 SCAG Regional Housing Needs Assessment provided information regarding existing needs and projections regarding future housing needs. Data regarding housing costs have been obtained from local newspapers, local developers, and financial institutions. Other data sources are iisted in the Reference section of this document. CITY OF TUSTIN - DRAFT TECHNICAL MEMOtL4NDUM HOUSING ELEMENT DECEMBER 2001 SUMMARY OF HOUSING ISSUES, NEEDS, OPPORTUNITIES, AND CONSTRAINTS The following issues, needs, opportunities, and constraints 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 Count-y overall. Historic Resources. Historic homes that add character and charm to the CiW may be Ln need of ongoing maintenance and rehabilitation. Home Ownership Affordabili~, Gap. C~vnership housing costs are increasingly beyond the reach of the Cita"s lower- and moderate-income households. Housing Condition. Man}, owner- and renter-occupied units in the Cit?, need rehabiEtation, including minor and rnaior repairs. Landlords and owners of these units may need financial assistance in order to make necessary revairs. Units at Risk of Conversion to Market Rale. By State law, the Ci~, must document and develop programs to address affordab!e housing units in the Cit~, that are at risk of converting to market rate housing between 2000-20', 0. For the 1998-2005 plannLng period, the Regional Housing Needs Assessment indicates that there is a need to vrovide ~60 housing units affordable to lower income households tn the Cita,. Large Households. The Hispanic population in Tustin has increased from about 21 percent of the population in !990 to about 24 percent in !997. Since H'.'spanic families tend to be larger, a potential need exists for larger hous,,'ng units to accmra-nodate these families. Overcrowding. The average household size in the City increased from 2.67 in 1990 to 2.92 'in ~999. A, Iso, overcrowding has increased significantly since 1990 in both owner- a_nd renter-occupied ur, its. CITY OF TUST. h¥- DILaF£ TECHNICAL ME, MORAA;DUM 7 HOUSING ELEMENT DECEMBER 2 O0 ! Rental Affordabili~ Gap. Based upon a review of rental units advertised in the Classified section of the local newspapers, it is difficult to find apartments in the City with more ~&an ~'o bedrooms, and those that are available are beyond ~e price range of low-income households. Therefore, large fandlies with low incomes (less than $26,000) would have difficui~' finding affordable housing in Tust/n. hrousing Problems. According to t_he Regional Housing Needs Assessment, in 1999 the City had 5,494 iower income households overpaying (paying more than 30°,° of their income) for housing. T~s represented about 24 percent of the Ci~?s households. Elderly. As the City's population ages, ~he number of elderlv persons will increase. This underscores an increash~g need to address the special housing needs of the elderly. Age of Housing Stock. Even though the Ci~"s housing stock is relat/ve]y young and Ln good condition, in year 2000, over 64 percent of the Ci~"s housing stock was over 30 ),ears old-the age at which housing typically begins to require major repairs. CiTY OF TUSTIN - DR.4FT TECHNICAL MEMORANDUM 8 HOUSIArG ELE.rvlE.YT DECEMBER ~00 I HOUSING NEEDS ASSESSMENT Since the 1960s, the Cit-y's population has soared from about 2,000 persons to 67,153. .'gnus, file vast majori~' of fine City's housing stock is less than 40 },ears old. Unlike most of Orange Count),', where half of the housing stock consists of single- family detached homes, nearly two-flxirds of Tustfin's housing stock is multi-£amih' or single-family a~.ached (i.e., condominlums/townhouses). Tustin aiso has a proportionately higher percentage of renters compared to Orange Cotmh- as a whole. During the last decade, the CiB"s population has been impacted by many of the same trends observed reg-ionally: a substantial increase in minority, populations, especially LaP_nos; an increase in the average size of households; and, a surge in housing costs. As the City 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 City since 1990 that affect housing needs. The chapter includes four main sections: population/employment trends, household character':stics, housing characteristics, and assisted housing preservation. The Population/'Empioyment Trends section anah'zes how the population has grown and explores resident employment pa~erns. The Household Characteristics section looks at changes in househoid size and composition, examines income and overcrowding, and evaluates housing affordabili~, and special housing needs groups. The Housing Stock Characteristics section examines changes in the housing stock, particular!y the number of units, condition, and tTpe. The fourth section concerning assisted housing preservation responds to State legislation that requires local jurisdictions to prepare an inventory and km?iement programs to promote the preservation and/or replacement of governmen:-assisted lower- income housing. POPULATION/EMPLOYMENT TRENDS This section examines population growth, age characteristics, racial/ethnic composition, and employment characteristics of Tustin's population. CITY OF TUSTh¥- D I~iFT TECHNICAL MEMO.NA_YD UM 9 HOUSING ELEIPI. E, NT DECtP, MB£R 2001 Population Growth As shown in Table HTM-1, between 1990 and 1999 the Cit3:'s population grew from 50,689 to 67,7153, an increase of 32.5%. The City of Tustin's growth rate between 1990 and 1999 was faster than the coun~'wide growth rate and surrounding cities. Recent projections cited in the Comprehensive ,Affordable Housing Sh-ateg}, 2000-2010, indicate that Tustin's population will increase by an annual rate of 1.5% during the next five years, bringing the total population to 72,735. Table HTM-1 compares the City's growth rate between 1980 and 1999 with other Orange Count},' cities and the Cotm~' 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 variety of other factors, including shifts in family structures from smaller to larger families, redevelopment of existing developed areas, ix-frill development, and new residential construction in East Tustin. Substantial population and housing growth will continue during this planning period with the conversion of the Marine Corps Air Station (MCAS) Tustin to civilian uses. TABLE HTM-1 POPULATION GROWTH 1980-1999 CITY OF TUST1N, SURROUNDING JURISDICTIONS AND ORANGE COUNTY 1980 1990 ] ,932,709 1999 2,410,556 %Growth Jurisdiction Tustin 36,119 a 50,689 67,153 32.5% .knaheim 219,311 266,406 307,749 15.5 % Garden Grove ~23.307 143,050 157.276 9.9% Im,ine 62,134 110330 !37,2~1 24.3% Santa Aha 203,713 296,742 316,467 6.6%'. Orange Count' 2.788,767 15.7% ~ 1980 U.5. Census 21,o90 U.S. Census, ~ Deparm~ent of Finance Eshmates, ]anuaQ' 1999 : 1980-90 1990-99 40.3% 21.5% 16.0% 45.7% Povulation projections are shown in Table I4TM-la. According to OCP-96 Mod:ned data, the population in the Cit~, of Tustin is CITY OF TUSTi:'V- DRAFT TECHNICAL Af/~MORA.-'%rDLU~f 10 HOUSING ELE.~/IENT DECEMBER 2001 expected to increase by approximately 12 percent to 74,964 persons by the year 2020. Table HTM- la Population Projection 2~0 2~5 ' Tusfin I 66,740 Source: 0P-96 Modified j 72,735 2010 2020 73,79! 74,964 Percent Change (2000-2020) Age Characteristics Table HTM-2 shows the proportions of the Cit3"s population represented by age groups in 1990 and 2000. The table shows that fl~e proportions of the population in each age group have remained faMv constant over time. A~ge Group TABLE HTM-2 AGE TRENDS 1990 - 2000 CFFY OF TUSTIN 1990 % Total 2000 5,815 4.464 8.8% Total 8.6°,° !5-24 9,127 ~ 8.0 % 8,685 l 2.8 % 25-34 3 2,254 ~' ~° = ....~ 13,798 20.4% 35-54 11,898 23.5% 19,710 29.2% ~3-64 3,187 6.3 °,~ 4,~6 7.1% 65-74 2,292 4.5% 2,745 4.1% 75+ 1,551 i 3.1% 2.059 3.1% Total 50,689: ? 00.0% 67,504 Sources: U.S Bm'eau of Census, 20~Yd; ~enter fo.- D,'mm:ravhic Research (CDR). 2001. 100.0% Race and Ethnicity -I'he City's racial and ethnic composition has changed sibmificantly since 1980. As shown in 'Fable HTM-3, the Hispanic population ]-,as CITY O.P TUS, TI_.¥- DRAFT TECH.'.¥ICAL .ME. MORA.¥DLV~,I IJ HOUS. HVG ELE.~,,I.E, NT DECE, MBER 2001 increased from about 9°,6 of the total population in 1980 to about ' °'' in 2000. Asian/Pacific Islanders and Blacks non,' make up about 15.1% and 2.6% of the population, respectivel)'. These shifts in racial and ethnic composition ma}, have important implications in terms of household characteristics and income. For example, Hispanic households are h..'picalI.v larger than other households; therefore, an increase in the number of Hispanic households may indicate a need for larger housing units. Also, to the extent that minority populations tend to have lower incomes than their Caucasian counterparts, there ma), be a greater need for affordable housing for these groups. CfI'Y OF TUSTIA'- DRAFT TF~CHNICAL MEMORA.¥DUM 12 HOUS~VG £LE.~IENT DECBMBER ~001 TABLE HTM-3 RACE AND ETHNICITY: 1980, CITY OF TUSTIN i [ % ! Race and Ethnici~ t Population i Total i Population White [ 31,654 i 87.6% i 37.127 Black 957; 2.6% ~ 2,895 American Indian ; 237 I 0., ,o I 274 ' 1,683 i 4.7% . 5.260 1990,2000 % Total 73.2% 5.7% 0.5% 10.4% 2000 Population Total s 30.264 44.8 % !,785 2.6% Asian/P~-cific IZnnder 10,!94 15.133 Other ~ 1,588 I 4.4% [ 5.133 I 10.1% . 2,151 3.2% Hispanic a (3,085) ' (8.5%) ' ('/0,5D8) ' (20.7%) ' 23,110 =, vo Total I 36,119 I 100% I 50.689' 100%: 67.504. 100% : 1980 2 2990 Census -~ 2000 Censtm ~ The Census contains a separate question related to whether Lhe householder was of Spanish." Hispanic "ori_~:Ln". Origin is ciefi.-~ed as the ancestry, na~onaiit)' group, lineage, or co~nu~' m which the verson'$ ancestors were bom vrior to their arrival Lo the United States. Persons of Spanish origin cou!d be af any of :he five racial categories. 5 Ce=..ter .,'or Derno,,.:raphDc Research, 2ff. 30. CDR reported the Hispmxic ~:pula.:ion ior !998 as s d,~:i,nct ethnic group. It a!s¢ repc:r:e~ Asian and Pa~fic Islander as one group, and in~uded .,\mencan indian within "Other" c~tej~e:~'. Employment According to 2990 Census data, the City of TustDn had 3~,394 residents in the labor force, of whi~ 27,274 were in the labor market. Of these, 81% were private wages and salary workers. Table HTM4 shows the number of employees bv occupation. The largest occupational category was administrative support occupatiorm, in which a total of 5,533 were employed. The second largest was the executive, administrative, and managerial occupations. The 1990 Census also showed that 2,7!4 persons were in the Armed Forces. Those involved with farrrfing, forest.,'}' and/is!ning occupat-ions acco,muted for oniv 0.90,;.. CITY OF TUSTIN - DRAFT TECHNICAL MEMORANDUM !3 HOUSING ELEI~f.E, NT DECEMBER 2001 TABLE HTM-4 EMPLOYMENT BY OCCUPATION 1990 CITY OF TUSTIN Occupational Cate]~o~, [ Number Executive, administrative, and marmgeriaI occupations ] 4,679 Professional 5vecialtv occupatiom : 3,583 Techrdcians and related sur, port occupations Sales occupations % 17.2% 13.1% Admirdstrative support occupations, including cJerical Private housei~old occuva-:ions 996 3.7% 3,506 12.9% 5,533 Protective service occupations 133 Sen'ice occupations, excevt vrotective a_nd household 3~ Farming, £orestrv, and fishing occupations Precision production, craft, and repair occupations Machine overators, assen:b]ers, and inspectors 2,514 239 2,850 1.473 20.3% 0.5% 1.4 % 0.9% 10.4% Transpor'mfion and material moving, occupations Hm~dlers, equipment cleaners, helpers, and Jaborers Total Source: 1990 Census 676 2.5% 721 27,274 2.6% 103.0% in terms of indus~y, the retail and manufacturing sectors employed the largest number of persons with 4,44! (16.3%) and 4,008 (14.7%) employees, respectively. Table HTM-5 is a surnmary of the number of employees by indus~v. Due to its favorable location, demographics, a_nd buMness enviromnent, Tustin is home to several best known employers. Appendix C lists major em?foyers in the Ci~' of Tusth~. The City's top ten employers include: Steelcase Inc., Ricoh Electronics, Inc., Sun Health Care Group, Texas Inst, uments, Silicon Systerns, MacPherson Enterprises, Pargain Teclmolo~,, Cherokee International, Toshiba America Medical Systems, and Crazy Shirts. CITY OF TUSTIN- DRAF'£ TECHNICAL MEMORANDUM !4 HOUSING ELEMENT DECEMBER 2001 TABLE HTM-5 EMPLOYMEN~r BY LN'DUSTRY 1990 CITY OF TUSTIN lndust~ i Number Ag. riculture, forestry, and fisheries 267 !.0% Mining 26 .7 % Construction 1,631 6.0% Manufacturing, non-durable goods i 1.446 5.3% Manufacturing, durable goods 2'ransvormtion Communications and other public utilities Wholesale trade 4,008 1.023 3.8% 455 ~.7% 1,53] I Retail trade 4,441 ~ ] 6.3 ~c Finance, insurance, and re~l estate 3,026 i 11.~, % Business and repair services 1,694 6.2% Persona] sen'ices 949 3.5 % Entertainment and recreation services 385 !.4% Health services 1,764 6.5 % Educational services 1,329 4.9 ~,~ Other professional and related services 2,268 8.3°,;. Public adm~istraeion 1,031 I 3.8% Total Source: 1990 Census -',' ,2~= ! 100.0% HOUSEHOLD CHARACTERISTICS This sect/on addresses household composition, size, overcrowding, income, affordabiliD', and special needs grouFs. Definitions The Census Bureau uses several terms wi~~. respect to housing wkich are important to understand. A housing ur, it is defined as a house, apartment, mobile home or trailer, group of room.q, or single room occupied or intended for occupancy as sevarate i/ring quarters. A household is an occupied housing ur2t. Households are further broken down into family households a_nd non-family households..4, famiJy household is a household shared by two or more persons related bx' birth, marriage or adoption. A non-famih- household is one consisting of a single individual or urn'elated persons living toged"mr. CITY OF TUSTIN - DP. AFT TECHNICAL '1¢EMORANDUM J5 HOI..ISI>'G E, LEg(ENT DECEMBER 2 O01 Household Composition According to the U.S. Census, the Ci~ of Tustin contained 18,332 households in 1990. California Departmeent of Finance estimates shows that the number of households increased to 22,755 in 1999, representing an increase of approximately 24%. TABLE HTM-6 HOUSEHOLD TYPE: 1980 - 1999 CITY OF TUSTIN 1980 '- 1990 2 19995 Household No. of % of No. of ! % of No. of % of T.vpe Households Total Households i Total Households Total Family 8.840 61.7% ]2,317 ' 67.2% ]5,291 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% z U.S. DepL of Commerce,, Bureau o£ the Census, 1980 Cevsus. 2 U.S. Dept. of Commerce, Bureau of the Census.. 1990 Census $ Total populations based on Department of Finance estimates, November 1 .~)9; percentages for ,household tx'ye b~ed on !990 Census. Table HTM-6 shows that 12,317, or about 67%, of the CitY's households were classified as fa_rally households in 1990. The percentage of households remained the same in 1999. Moreover, as sho~m in Table HTM-7, Cue average household size in Tustin has increased from 2.77 persons per household in 1990 to an estimated 2.92 persons per household in 1999. This increase may be at~ibuted to a variety of factors, ~mcluding: more doubling-up, or shar,.',-~g, of units in order to defray increased housing costs a.nd an increase in the supply of larger units, especially new un.its in East 'I'ustin. TABLE HTM-7 IIOUSEHOLD SIZE 1980 THROUGH 1999 CITY OF TUSTIN Jurisdiction 1980 '- 1990 2 1999 ~ Tus~-~ 2.43 2.77 2.92 Orange Co~n~' 2.78 2.87 3.04 U.S. Dept. of Commerce, Bureau of the Census, !980 Cens.,ts Report. U.S. Dept. of Commerce, Bureau of the Cens'as, 1993 Census Report. Callforrda Department of Fkna~ce (DO~, 1999 CITY OF TUSTI,X - DRAFT TECHA"iCAL MEMORAIVDUM HOUSING ELEMENT DECEMBER .2001 Overcrowding Along with the Ciw's population growth has been an increase i,n m~it overcrowding, as households "double 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 to house extended £amily members (i.e., grandparents or gu-own children and their families living with parents, termed doubling); or 3) a family is renling living space to non-famih' members. Both State and Feder~ 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 bathroom would be considered overcrowded if more than t~:o persons occupied it. The 1999 Regional Housing Needs Assessment (RHNA) prepared bv the Southern CaLifornia Association of Governments (SCAG) figures showed 2,390 (9 percent) households 1Mng in overcrowded conditions. Of the households living in such conditions, 86% were renters, of which nearly 38% were Extremely- or Verv-Low income households. Table HTM-8 i11us2'a~es the numbers of ag Tustin households living in overcrowded conditions. Income Nousehold income directly affects housing affordabflit¥. In general, upper income households have more discretionary income to spend on housing, while low and moderate-income households are more limited in the range of housing they can afford. C~/'Y O? TUSTLV- DRA?I' TECH;¥ICAL MEMOP,.AN DUM 17 HOL:ShYG ELEME.NT DECEMBER 2001 According to the 1990 Census, the median household income for the City of Tustin was S38,433. Table HTM-9 compares median household and family incomes between the City of Tustin 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 CounW as a whole. Table HTM-9 demonstrates ~at at 538,433, Tustin's 1990 median household income was below the Orange County median ($45,922). This trend was consistent as well for median family income in the above- mentioned jurisdictions. TABLE HTM-9 MEDIAN HOUSEHOLD INCOME: TUSTLN AND SURROUNDING AREAS 1990 Median Percent Median [ Percent :~Household AbovedBelow i Family Above/Below ,lurisdiction Income Court? Median , Income : Coun,W Median Tustin ~ $38,433 -16.3% $42,840 -16.3% Anaheim $39.620 , -13.7% $43,133 -15.7% Garden Grove : $39.822 { 13.3% 541,930 -18.1% Irvine i 556,3071 22.6% $64.717 26.5% -32.1% Santa Aha [ S35,162 j 23.4% Orange County I S45,922 I --- State of Califort. ia S35,798 : -22.0% Source: U.S. Deva.-.maen'. of Cenu-n. erce. Bureau o.; Census. 199.0 $34,760 551,167 $40,559 -20.7% TABLE HTM-10 ESTIMATED HOUSEHOLD INCOME DISTRIBUTION: 1990 AND 1999 CIT~' OF TUSTIN l-lousehold 1990 1999 Income Ran~,e Number { Percent Number I Percent S0.0(X)-$14,999 2,126 I 11.6% !,995 8.4% $15,000-S24,999 _,7u6 $25,000-534,999 3,321 $35,000-$49,9,o9 3,636 S50,ffD-$74,999 3,706 !4.8% 2,319 18.~ % 2,742 19.8% 4,633 20.2% 4,669 8.7% 2,806 10.2% 12.0% 20.5% 20.5% S, ~.000-599., 99 1,591 1 2.3 % S!00.00 or more 1,252 I 6.8% 3,682 16.2% Total 18,338 ! 100% 22,756 100% Sours: Comprehensive .-~fordable Ho.asin~ Stra'te,?,' 2000 - 2010. CITY OF TUSTLY- PRELIMI:YARY' DRAFT TECHNICAL MEMOR. ANDUM 20 HOUSING ELEMENT D~_,CE"~BER .2001 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 sunzmed tn two categories: 51% of the households failing in the income brackets of $49,999 or less; and 49% falling in the income brackets of $50,000 or more. Further, households headed bv the ve.~,, young and the elderly comprised the largest groups in the low-income catego.D'. In this sense, nearly one-quarter (24%) of the households headed by persons aged 65 or older earn less than S15,000 avmually, as compared to only 4.6% of the households head by persons aged 25 to 64. The majo.dt3., of the 25 to 64 age group (60%) were in the S35,000 to 57-1,999 income bracket and 42% were earning 575,000 or more annually. Table HTM- 11 is a summary of income distribution by age. TABLE HTM-11 ESTIMATED HOUSEHOLD INCOME DISTRIBUTION BY AGE OF HEAD OF HOUSEHOLD 1999 CITY OF TUSTIN Household ~ ! 'l-oral-All Income Under 25 Years ! 25 to 44 Years 45 to 64 Years 65+ Years Households Range No. j % No. ~ % No. I % No. % ! No. $0,000-$14,999 158 ! 12.1% ', 568 ! 4.9% 470 I 6.8o,; 708 24.0% 1,904 i 8.4% $~, 5,00C~ , ! I $24,999 316'. 24.3o,;` 1,006 8.7% 535. 7.8% 4~3 15.7%: 2,320. 10.2'% s2_~,00o- i ' i i I S34,999 2731 21.C% ~ 1,446 12.5% 654! 9.5% 369 12.~% · 2.742~ 72.1°..o S35,030- ~ ~ : ,.c49,999 267 20.5% 2,757 23.7% L187 17.25; 4~ 14.3% 4,634: S50,000- S74.999 182 14.0% 2,'583 23.1% 1,403 20.4% 398 13.5%. 4,666i 20.5% 575,030- j S99,~99 66 5.1% 1,445 12.4% 1,039 15.1% 256 8.7% 2.806 · 12.3% $10g,O0 or ; m(:re 39 3.0% ~,704 14.7~,~ 1,605 23.3~.~ 335 ll.3SL .3,683 i !6.2% Tota! 1,301 100% 11,609 ! 100% 6,893 100% 2,952 100% I 22,755 ', 100% I Sourze: Comprehensive Affordab!e Houstn? Strate,,~,' 2000 - 2010. CITY OF TUSTIN- PRELTMINARY DP~4FT TECi-INICAL MEMOi~4;¥DUM 2I HO USING ELE~ENT DECEMBER 2 O01 Housing Affordability The U. S. Department of Housing and Urban Development (HUD) defines ne threshold of overpayment for housing as 30 % or more of household income. That is, when households pay more than 30% of their income for housing, fiLey have insufficient remaining funds for other necessities such as food, cloning, utilities and health care. HUD recognizes, however, that upper income households are generally capable of paying a larger proportion of their income for housing, and therefore estimates of housing overpayment generally focus on lower income groups',. The 1999 RHNA identifies housing overpayment for lower-income households based on income data from the 1990 Census. Lower- income households are those earrdng less than 80% of the Count),, median income. Lower-income households include very-low-income (<50% of median) and low- income (51%-80% of median) groups. Table I-~M-~2 reflects SCAG's 1999 report, which estimates ~at 8,569 of Tustirt households were overpaying for housing of which 5,494 or 64% were very low and low-income households. Among the overpaying lower income households, about 29% were extremely iow income, 34% were very low income, and 37% were lo,c-income households. Table i-{TM-12 also distinguishes be~'een owner and renter households overpaying for housing. Tkis dis~nction is important because while homeowners ma)' over-extend themselves financially to afford the option of home purchase, the owner maintains the opt-ion 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 file lower income households in the City overpaying for housing, 4,444 or 81% ~'(?re reIlters. : Some agencies and organizations consider .Moderate Income households to be overpaying when housing costs exceed 35 percent of gross Lncome, wi~ the maximurn income represent'lng 110% of the median count~' income. Under these assumptions, overpayment occurs in fewer households in the City of Tustin when compared to figures presented in t_his document that are based upon State atnd Federal standards. Source: C-:ra~.egies.f'or Planntng and Devefopment: Cai:?omia A.','..rcrd~b:.e Housing l~.~?:fbeo;:, California Redevelopment t%ssociation, 200~. CITY OF TLt~L¥- PRF. LIMINARY DP~FT TECH.¥ICAL MF~'MORA~¥D[L~.f 22 HOUSING ELEMrENT DECEMBER ~001 TABLE HTM-12 HOUSEHOLDS OVERPAYLNG FOR SHELTER 1999 CITY OF TUSTIN Tenure Owner Re. nter Extremel}, Low I Very Low Overpay I Total i Overpay.! Total 307 i 517 392 ~ 1,862 1,290 , 1,505 } 1,457 i 653 Total ,1,597 . 2,023. i. 1,849 !2,514 tol~,' Overpay 351 Total 2,531 9,245 1,697 814 1,074 i 7,450 5,518 : ]3,327 2,048 3,325 3,075 . 12,354 ' 8,569 i 22,572 Moderate & ~ I Above Total ' Total All Overpa,v ' To.~al'Overpay Households 2,001 ~ 7,261 ~ 3,05! Source: SouLhern Califo.'Tda Associa~on of Gove.mments (SCAG'I Regional Hous, in~; Needs Assessmen:. !999. Special Needs State Housing Law requires that the speciaI needs of certain disadvantaged groups be addressed. The _-needs of the elderly, disabled, large lam/lies, female heads of household, the homeless and farm workers are important in relation to overall commm~tx' health. These groups may mainta/n special needs related to housing construction and location. The Elderly: As noted previously (Table HTM-2), in 1990, 3,8:13 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 Tustin. According to Calfforv~ia 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, nearh, one-quarter of this age group earns an annual income of less than ~15,000 and 40% earn less than $25,000 armually. Although t2ne senior population may often be living in a single-family home too large for their needs, with little or no mortgage payment, selling the home and buying a smaller unit may be too expensive. Thus, this population needs housing that is both affordable and located in close proximi~' to public services and transportation. The Disabled: According to the 1990 Census, there were 2,162 disabled people in the City. The disabled cornmunit3', as defined by the California Deparwnenr of Rehabilitation California Disability Surve)', includes four classifications of disability. -1-hese classifications and their percentages of 'the total handicapped population are as follows: CITY OF TUSTIN - P.b?.ELIMhYARY DRAFT TECHNICAL MEMORANDL:%f 23 HOUSIiv'G ELEME~¥T DECEMBER 2 O01 TABLE HTM-13 DISABILITY CLASSIFICATION Musculoskeletal or Circulaton' 59.4% Chronic, Internal (Respiratory, Disestive, Neurological) i 25.6% Sensory (Visual, Hearing, Speech) i 9.1% Mental (Retardation, Emotional, Substance Abuse) j 2% Not-Classified Source: Ca~iforrda Devartment of Re.habflitation 3.9% According to these figures, the majorits.' of people with disabilities (FWD) have musculoskeietaI disabilities. Units for persons, with musculoskeletal disabilities must provide access and be adaptable to their needs, such as wheelchai_r accessibilia'. Disabled persons often require specially designed dwe '-fl/rog units to permit access not ordv within tl~e dwelling unit, but also to and from the un.it. Special modifications to permit free access are very important in maintaining independence and digni~'. California Administrative Code Title 24 Requirements set forth access and ada?tabilit-y requ/rements for the physically disabled. These regulations apply to public buildings such as motels, and require that ramp ways, door widths, restroom mod/f/cations, etc., be designed to enable free access to the handicapped. While such standards are not mandatory for new single-family resident/al construction, they do apply to new mult2-familv residential construction. Most existing housing units in Tusti.n have not been designed with consideration for these requirements of adaptabiliD' and access. The ma~ori~, of housing units are either single-family or two-story apartments wi~ no elevator access. The adaptabilit?' of un/ts to meet the needs of disabled persons remains a challenge for Tust/n and other communities. However, as additional housing units are provided in the East Tustin area, accessibility is considered as part of a project's design as required by law. Additionally, as un/ts in multiple-family areas are rehabilitated, uni~ may be retrofitted to acco.,xu-nodate the handicapped. New construction may offer some relief because the mandatory requirements are evenh' applied to all projects. According to t_,5e Uniform Building Code, rental projec~ of 20 units or more in size reauL.-e accessibflitT and adaptabili~' in at least one unit. The use of mixed development b'pes and higher densit3: limits in the East CITY OF TUSTL¥- PRELIMI~:ARY Dt~4FT TECH~¥ICAL MEMORAKDUM 24 HOUSING ELE.¥~EA'T DECEAfB~R ~001 Tustin area will ~rther require development of even more handicapped-accessible units. Large Families: Under the Census guidelines, a famih' household containing five or more persons is considered a large famih,. Large family households generally require larger dwelling units with more bedrooms to meet their housing needs. But family households five or more persons often face limitations in being below rational poverty levels, and often experience difficult,,, securing adequate housing suitable for ~eir expanded needs. Moreover, because multifamily rental units are 9,pically smaller than single-family units, larger families who are also renters face more difficulties in securing housing large enough to accommodate all members of the household. In 1990, 11% of Tustin households had five or more persons residing in a unit. 1999 data shows a slight increase in the number of households with five or more persons at to.o,o of total households. -rable HTM-14 is a summary of Tustin's household sizes. TABLE HTM-14 HOUSEHOLD SIZE DISTRIBL'rION 1999 Household Size CITY OF TUSTIN Number of Households % of Total Households Person 5,2~ 1 22.9% Persons 7,191 31.6 Persov, s 4,141 18.,: Perso;'z 3fl 17 ~ 3.7% or more Persons 3,095 Total Households 22,755 100.0% Sour.~e: Com?rehensive A£fordable Housin.g Strate~. 2000, - 2,)19. The primary need bf large ~mrdlies is to provide enough rooms for each member of the family to avoid overcrowd~g. In 1990, 15% of the CitY's housing units contained four or more bedrooms. Of owner- occupied housing traits, 12.9% contained four er more bedrooms. Rental-occupied units accounted for 1.6% of units with four or more bedrooms. Taking into account that much of Tustin's housing stock consists of apartments, and that the rnajorit3' of Tustin's large CITY OF' TUSTL¥ - PRELIMIi~24R Y DRAFT TECHNICAL .ME:~I.D](4A DL' :'rI 25 HOUSLYG ELE.¥fENT DECEMBER 2001 families are renters, this rising trend in large families suggests a need for more specious apartment units to accommodate such families. Female-Headed Parent Households: The housing needs of female- headed parent households are generally related to affordabilitj' since such households typically 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 transportation. The Homeless: Measuring the extent of the homeless population specificagy in Tustin remains a challenge for communi~, leaders. 'Fo 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 citvwide basis; therefore, homelessness should be addressed on a counb,wide basis, Ln conjunc~on with cities and local non-profit organizations. According to !999 studies prepared by the Orange County Department of Housing and Community Development (HCD), each night there are an estimated 14,086 homeless persons in the County. Sixty-six percent of the homeless population includes persons in fa_a'dlies with children. Orange County, also reported statistics on homeless populations, as shown in Table H/M-15. TABLE HTM-15 HOMELESS SUB-POPULATION GROUPS 1999 ORANGE COUNTY Sub-Population Cb. ronic Substance Abusers Severely Mentally 111 Dually Diagnosed Veterans Estimated Number of Persons 6,0P3 1,539 2,482 4,964 .:kIDS Afflicted Persons 5,149 \.'ictims o~ Domestic Violence and their Children 5,860 Homeless You t.h 2,168 Physically Disabled 5,341 Estimated Total Homeless Population~ , 14,086 ~ 5omo persons fall wi~in more -ahan one identified sub-population, therefore the sun: of sub-popula~ons exceeds the ~otal home]ess es'imate. Sou. ce: Co-an~' of Oran,~e, Continuum of Care Summa~', 1999. CITY OF TUSTIN- PRELLVIIA:ARY DtL4FT TECHiVICAL MEMOtL4.¥DU'M 26 HO O'SIiVO ELEMENT DF-,CF__,MBER .2001 There are numerous factors tinaf contribute to homelessness in/ustin and Orange Count,. /-ne known causes of homelessness Lnclude unemploym~.nt, limited skills, and a breakdo~m in the fanfilv as a social and economic unit. Additionally, cutbacks in social service programs and the de-inshlu~onal~za~on of the mentalh' ill during the 1980s have contributed to the homeless popu]ation. A new trend, however, is emerging as a significant contribut-Lng element to homelessness: a fasf-growfng lack of affordable housing, which could exacerbate any of the above condition_% but ma}- increasingly become a s.mnd alone cause of homelessness. In a 1999 national study by the Center on Budget and Policy Priorities.. Orange County ranked last of 45 ..Metropolitan Statistical A_reas in providing affordable housing oppor~hmities. Compared to a national average of 1.7 low-income renters compet/ng for every low- cost apartment, four Orange Count.., low-income renters competed for each iow-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 Count, Department of Housing and Community' Developmen.~ applied to HUD for Continuum. of Care (COC) Homeless Assistance funds on behalf of the Count},', cities and non- profit organizations. ~rte Cont~._nuum of Care is the County's major umbrella fu.nding source for homeless abatement, wkich d'isperses funding to cit/es and non-profit groups to provide shelter and emergency care to the homeless. COC is the Count~"s primary defense against home]essness. Citx~ of Tustin police revorts and windshield surveys have shown that there are no established areas where homeless persons congregate in the Cit3.,, and that most persons migrate through Tustin, rather than stay for extended periods of t/me. The City's Police Department esti~rmtes that there are 10-12 homeless persons residing in the Ci~' at any given ~me. Of the shelters in Tustin, the 45-bed Sheepfold shelter provides shelter, food, clothing, iob training, and job-referral services primarily to battered women and children. Guests are admitted on a first-come, first-served basis. Usually all beds are full}, occupied. The shelter ser,,ices a large area including man5, porfior~s of Orange and San Bernardino Counties. CITY OF TUSTIN- PRELIMI:YARY DP. AFT TECHNICAL ME}JORANDUM 27 HOUSLYG ELE3/IENT DECEMBER 2001 Within the Ci%, of Tus~fir., there are a variety of Non-Profit Organizations (NPOs) that provide direct housing and related sen, ices to homeless persons. These include Sheepfold, a feeding program affiliated with the United Way, and Laurel House, an emergency shelter arid transitional housing provider for homeless youth in the Ci~,. Additional programs will also be provided at the former Marine Corps Air Station (MCAS) Tusfi.n site. A significant portion of the MCAS is located w'i~/zin the Citx'. The MCAS Tustin facility was identified bv the U.S. Department of Defense for closure in Jul5, 1999. Ln accordance with the Base Closure Redevelopment and Homeless Assistance Act of 1994 (Redevelopment Act), the Ci ,t-y of Tustin was formally recognized as the Local Redevelopment Authori~' (LRA) for the MCAS Tustem The Redevelopment Act provides a process that aims to balance the needs of the homeless with other development interests in the communities directly affected b~r closure of the instal/at/on. The Act requires the LIL,k to prepare a reuse plan and Homeless Assistance Plan (HAP), which is submitted to the federal Depar.~-nent of Housing and Urban Develovment (HUD). HUD reviews and determines whether the documents balance the needs of the homeless in conununities in the vidni~, of the installation with the need/or econorrdc development. A Homeless Assistance Plan has been established for MCAS, Tust4m that is consistent with the continuum of care model embodied in Cae Consolidated Plans for the Cities of Tust-in and neighboring h'vine. The fundamental components of the continuum of care system to be implemented with the MCAS, Tustin Reuse Pla~n 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 Plan, the LRA will own sites and four homeless service providers, including the Sah'ation Arm},, Orange Coast Interfaith Shelter, Families Forward, and DOVE Housing have been approved to operate 50 family un/ts at the former base. The Orange Countx, Rescue Mission will also operate a 192-unit transitional/emergency shelter. CITY OF TUSTIN- PRELIMLYARY DR. AFT TECH. NICAL MEMORA.~,rDUIJ 28 HOUSING E£~MENT DECEMBER 2001 Numerous other agencies provide shelter and other sen, ices to the homeless in the nearby cities of Santa Ama, Irvine, and Orange. The Orange Court .fy Homeless Issues Task Force, a non-profit homeless advocacy organization, maintains a list of these and other homeless services in Orange County. Table HTM-16 is a li~t of organizations Ln Tustin that provide homeless sen, ices. The Sheepfold and Laurel House are located h~ R-1 districts and are permitted by right under the State Law related to Communi~' Care FaciLities. The facilities at ~e MCAS Tustin ~411 be verrrdtted by special discretionary approvals such as conditional use perm'.ts. The City's current code related to homeless, transitional housing, and boarding homes are as follows: · A g-roup housing arrangement in a single family home is not subject to City permits (consistent with State Law). The R-3 and R-4 districts would allow for boarding homes w±th a Conditional Use Permit (CUP). A group home serving clients in a mul~-famih' dwelling would fall 'under this definition. Sheepfold Laurel House TABLE HTM-16 EMERGENCY SHELTER/TRANSITIONAL HOUSING FACILITIES 1999 CITY OF TUSTLN Facility ~ Services Provided . Provides shelter, food, clofi~ing, job training, and [ iob-referrai se,wices to women with ch,~ldren. · Temporary housing for teenagers iix crisis. The facility, also provide~ food, informal counseling. . and access to medical care and clothing. St. Cecilia's . Distributes foo8 suvph' to needy povula~ons. Operates emergency food program where a Redhill Lutheran person can receive food suvph,' 3 times a vear. Collects food supplies and distributes the food to various orgartizations involved !n providing Tustin Presbyterian homeless services. Refers interested persons to Ecumenical Services Aldergate Alliance in Santa Aha. Source: Cttv of '/ustir, 1999. ClTY OF TUSTIN - PREZ£MI?$AR Y DRAFT TECHNICAL MEMORA.¥DO%%I 29 HOUSI:VO ELzA/I£:\ ~ DECEMBER 2001 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 occupancy (SRO) hotels are aE t-5.,pes of housing units. This section examines housing unit growth, age, tTpe, tenure (owner v. renter), and costs in Tust/n. Housing Growth Like many other communities in Orange Count', 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, 1999 DOF estimates). Table HTM-17 compares the growth in housing units in Tustin to nearby cities and the County as a whole. It should be noted that much of the City's housing ru~it growth is attributable to annexations that occurred during the 1980s and 1990s. TABLE HTM-17 HOUSING GROPvTH TRENDS 1980 - 1999 TUSTIN AND SURROUNDING AREAS Number of Housing Units Jurisdiction 1980 '- 1990 2 1999 ~ Tustin 14,892 19,300 24,531 30% 2~,.b Anaheim 87,7~ 93,l,-7, 99,351 ! 130,; 7% Garden Grove 42,846 45,957 46,606 7% 1% Irvine 22,514 42,221 48.764 ' 88 % ] 6 % Santa Aha 67,180 75,000 74,932 12~,~ -.10% Oran.ge Coun? 721,514 875,105 954,882 21% 9°,0 '- U.S. Department of Co~'a-nerce, Bureau of the C~nsus, 1980 Census .Report. 2 1,o90 Census Report. s State of California. Department of Finance. Population Estimates 1999. Percent Change 1980-90 1990-99 Housing Unit Type Table P1TM-18 demonstrates the mix of housing ~,pes in Tustin. ~l]~e 1999 composition of housing units in the Ciq~ includes 30.6 percent single-family detached, ~0.8 percent single-family attached, 12.8 percent multi-family (2-4 units), 43.0 percent multi-family (5+ units), and 2.9 percent mobile homes. Comvared to Orange County as a whole, Tustin has a significantly higher proportion of multi-family b. ousing. According to 1999 CITY OF TUSThY - PRELL¥IINARY DJL4FT TECHNICAL MEMORANDUM 3O I-tOUSIA:G ELEMENT DECEMBER .2001 o1.= percent Department of Finance Estimates, the County, contained ' ~ single-family detached/attached units and 35.2 percent multi-family units, where as Tusfin contained 55.8 percent multi-family u.nits. TABLE HTi~I-18 TUSTIN RESIDENTIAL UNIT MIX 1990 - 1999 Housing Type Single-Family Detached CITY OF TUSTIN Number of Housing Units 1990 5,351 Percent Change 1990-1999 - 30.6% 40.2% % 1999 27.7% 7,503 73.1% 2,646 16.0% 3,132 Single-Fa mily 2.530 10.8 % 4.6 ?~ Attached 3,089 12.8 % ] .4 % Multi-Fami.iy (2-4 u~ts) .\Iu:ti-Familv 7,678 39.5% 10,548 (5+ u_nits) Mobile Homes I 707 3.6% 702 Total I 19,300 99.9%* 24,531 ' Totals do not equ. al 100% due to roundL-~g error. Source: Caiifo.'-rda De.partment of Finance 43.0% 35.3% 2.9% O°.,4 100.1°/,'* N/A Tustin's current vacancy rate is 7.2% (1999 Department of Finance), comparatively higher than the County average of ' '~°' v., ,o. 'i'able HTM- !9 shows the 1999 vacant' rate by tenure. The high vacancy rate, partimlarly among rental units, L'~dicates that a significant resource of housing units already exists to meet abe housing needs of tahe Ci~'. However, available vacant units may not always meet a household's ability to pay the asking rent and/or the size needed. TABLE ITI'M-19 VACANCY RATES 1999 CITY OF TUSTIN Housin~ Tenure Number Vacant Rental Units 1,188 Percent 4.8% \"acant Sale Uni ts 204 0.8 % Seasonally Vacant Units 61 $.2% Vacant-other 323 1.3% Subtotal-Vacant Units '.,~6 7.2% .Occupied Units 22.755 92.8% Total HousL,~ Units 24,531 100% 5ource: Compr~ens!ve Affordable Housin~ Strate~.- 2ff30 - 2010. CITY OF TUSTIN- PRELIMLh'ARY DR. AFT TECHNICAd, MEMORANDUM 31 HOUSI. NG ELEMENT DECEMBEN 2001 Housing Tenure The tenure (owner versus renter) distribution of a commurdtY's housing stock influences several aspects of the local housing market. Residential mobiiit3: is influenced by tenure, with ownersl,.ip housing ~'pically sustaining a much lower t-a.mover rate than rental housing. I4ousing overpayment, while experienced by many households regardless of tenure, is far more prevalent among renters. Ownership and rental preferences are primarily related to household income, composition, and age of the householder. J_n 1990, 40.9°.,; of *die CJ~"s 18,332 occupied housing mzits were owner-occupied, with fi-m remaLnder renter-occupied. Compared to the CounW as a whole, which had 57.5% owner-occupied un/ts and 37.6°,/; renter-occupied un/ts, the Ci~' of 2-ust'2'. had a relatively high proportion of renter occupied un/ts. This is sigr'~dicant 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 CPa'. Housin~ Tenure TABLE HTM-20 TENURE 1990 AND 1999 CITY OF TUSTIN 1990 I Number Percent' I 1999 Number '. Percent ' 40., Owner-Occuvied 7,504 40.9% . 9,261 59.1% 1~,494 59.3% 100.0 % 22,755 Renter-Occuvied 10,8",28 Total Occuoied Units 18.332 Svurre: 1999 SCAG FO-INA Existtn,e Needs. Age and Condition of Housing Stock Housing age is a factor for determinh~g the need for rehabilitat/on. Without proper maintenance, housing units deteriorate over time. Also, older houses may. not be built to current housing standards for fire a.nd earthquake safety. CITY OF TUSTIN- PRELL?'dI.~L4R Y DRAFT TECHNICAL M£MORA.NDUM 32 HO USIA'G ELEME:YT DECEMBER 2001 Table HTM-21 indicates the period in which housing units were built in TustJn based upon !999 Department of Finance estimates, hx 2000, approximately 64% of the City's hous/n§ stock was over 30 years old. However, in 10 years, 78 % o£ the City's housing stock will be over 30 years old. This indicates a potential need for rehabilitation and continued maintenance of approximately 19,300 dwe~2ing units by the year 2010. TABLE HTM-21 AGE OF HOUSING STOCK CITY OF TUSTIN Time Period Units Built Number of Units % of Housin~g Stock 2 990 or Later 5,Z:~'/ 22.3 2980 to 1989 3.401 23.9% 1970 to !979 6.170 25.25; 1960 to 1969 7.863 32.1% 1950 to ~.959 1,195 4.9% 1940 to !949 374 1.5% 1939 or earlier 297 1.2% Total 24,531 10lY!,b 5ource: Comprehens,lve Affordable :-lousing Stra regs...' 2t~[k9. - 2010; Department Fir~-~ce. 1999. Housing Costs This section discusses ownership and rental housing costs in Tus~n and evaluates the affordabEit3, of this housing to the Cit-v's various income groups. TABLE HTM-22 DISTRIBUTION OF OI~.~ER-OCCUPIED HOUSING UNITS BY VALUE 1999 Crib' OF TUSTIN Cit~, of Tustin Orange Count~' Property Value Number , Percent Number I Percent Less than Sl0O,000 I 185 [ 2.00`° 7,33~ ' 2.05; $100,000 to S124,999 I 287[ 3.1% 8,064 2.2% $~ 25,000-$149,999 [ 685 I 7.4?~ 15,028 4.1% $150,000-199.999 ! 1,074 I 1'..6% 57,179 15.6% $2~0,000-S299.999 : 3,445 I 37.2°`; 136,349 37.2?° 5390.000 ore More 3,585 i 38.7% 142,580 38.9% To'.al 9,26~ I 100% Median Pro]'Jert.v Value. 5272,970 i Source: Comvrehenstve Alfordab2e Housin~ Stratem' 2003 - 2¢10. 366,531 100% $266,7~ CITY OF TUSTIN- PRELIMr:YARY Dt~4FT TEC_HNICAL _.%,IEMOP,_AND[,.~, I 33 HOUSING ELEMENT DECEM'BER 2 O01 Based on data derived from the National Decision Systems, 76% of the owmer-occupied un/ts are valued at $200,000 or higher. The median value for the owner-occupied units is S272,970, which is higher than the Count' as a whole where the median value is $266,771. Table HTM-22 is a summary of home value in the Ci~. Ownership Housing: According to Dataquick, an on-line research firm, the December 1999 median price for an exist~mg home in Orange Count' was $258,000, while median price for condomini'arr~ was $159,000. The median resale home prices for zip codes in the Ci~, of Tustin ranged from $210,000 to $386,000. In comparison, the median resale home prices for cities presented in Table HTM-23 ranged from $95,000 to S395,000. Overa!l, median resale home prices in Tustin were sLmfiar to those occurring tkroughout Orange Comity. CITY OF TL:STL¥- PRELIMINARY D.P. AFT TF?,CHNICAL MEMORANDUM 34 HOUSING ELE_¥IF, NT DF_,CEMBE, R .200 Tustin Tustin TABLE HTM-23 RESALE PRICE OF HOM'ES AND CONDOMINIUMS TUSTIN AND NEIGHBORING JURISDICTIONS DECEMBER, 1999 I Median Home Price- % Change i Zip Code December 1999: 1998-7999 ' 92780 5210,000 -12.1% 92782 386,000 32.6% Anaheim Garden Grove 92801 $ ] 82,009 92802 S159,000 92804 SI 86,000 92805 S176,500 92806 $210,500 92840 92841 92843 92844 92~A5 92604 $200,0~0 $202,500 $182,750 $170,000 5235.500 5231,500 4.6 % 2.6 % 10.] % 7.0 % 4.2% 17.5% 2 9.1% ]0.$% 21.9% 6.] %. -13.3% Il'vii'It) Orange Sa.ma Aha 92606 92612 92614 92620 S337,500 S311,250 S257,000 $357,500 92865 92866 92867 92868 9~69 92701 92703 92704 92705 92706 92707 $2] 8,750 S235,000 $275,000 S159,750 S2220,500 $95,000 $146,000 $165,500 5395.000 2 $250,000 SI 48,750 Data include all home sales, new and resale, and condo..,v.:,niums. Inc;udes Lemon,' Cowan Hei§hts 5ouzce: Data?ick, 2000 30.0%- 23.6% 4.9% 13.9.% -5.9% -0.8 % _18.2°.= -25.8% -2.7% 4.7% 29.7% 39.7% 4.0% Rental Housing According to the 1990 Census, the median rent for 'i-ustin was $746. The majority (76%) of studio and one-bedroom rental units had monfffly rents between S500 and $749. Over 60 percen~ of t-wo- bedroom rentals had monthly rents of $750 and above while nearly three-quarters (74%) of units with fi~ree-or-more bedrooms h~d CITY OF TUST.~r- PRELI'~¢IN'ANY DRAFT TECH1VICAL MEMONAND UM 35 HOUSING ELEM~ENT DECEMBER .,? O01 montklv rents in excess of 5750. According to RealFacts, the average rent for the City of Tustin was $1,067 in March 2000. Table HTM-24 presents a surrumary of the rental rates. The table shows that the average monthly rental rate for a s~dio was 5875 and $869 for a one-bedroom u~dt. Two-bedroom units ranged between $957 and 51,251 while three-bedroom u_nits ranged beP,¥een S1,418 and 51,641. The lowest rental rates were 5856 for a one- bedroom unit 5949 for a two-bedroom unit, and S1,416 for a three- bedroom unit (RealFacts, March 2000). I.~'nen a household (adjusted for family size) pays more than 30% of its goss income for housing, it is considered an overpayment. Based on HUD's figures on affordabilit}.', households in Se Very Low- income category have annual incomes of S34,150 or less. Accordingly, Se maximum rent affordable to such household is S853 per month. In Tustin, the average rent for a one-bedroom un.it is S869. It is also important to note that many of the households in the Veq:-Low income category are large families, thus a one-bedroom unit at 5869 would not only be in excess of wl~.at t'nev could afford, but would also be inadequate in size. Households in the Low-Income category (51%-80% of County median) can afford 51,366 per month for housing. The rental survey shows that all two-beciroom un,ts 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 only large, investment- grade rental properties and did not report prices of smaller rental properties. According to Cit), staff, smaller rental properties represent a large segment of the rental market and offer three- bedroom units that are affordable to low-income households. In summary, the preceding information suggests that, while rental housing is avaiiable in the Ci~' at rents that are affordable to al! income groups, certain types of rental housfl~g, such as single-family homes and condominium/townhouses, are generally not affordable to the Ci~-'s lower- income households. Perhavs most importantly, rental rates for units with two or more bedrooms 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. CITY OF TO~TFiV- PRi~LIMI'.¥ARY DNAFT T£CH,.¥ICAL ME?vlORANDL'M 36 HOUSING i?,LE,VIE.¥T DECEMBER 2001 Number of Bedrooms TABLE HTM-24 AVERAGE RENrfAL RATES 2000 CITY OF TUSTIN Total 1 bd / 1ha 2.373 732 2bd ~ 254 'I ,054 53 .".95 2bd / 1 ba 736 975 5957 2bd/2ba 2,080 1,0!9 51.251 3bd ~-{ 56 1,441 51,418 3bd/2ba 252 1.202 51,641 897 Number of Average Average Units Square Footage , Rent 499 $.~7'~ 5,915 51,067 So-m-ce: RealFacts, March 2000 'Rental sun'ey represents dam only for large, investment ~ade re, nra] proFerfies. Smaller rea:a: Fropert~es represent u !arge segment of Se rental market an~ offer iar?r, more affordable rm':ts. TABLE HTM-25 M,kXIMUM RENT AND PURCHASE PRICE BY INCOME CATEGORY 1999 CITY OF TUSTIN Maximum Maximum Annual Affordable Affordable Income Cate~,o~' Income ~ ! Rent Pavment 2 Purchase Price ~Verv Low (50%) 534,150 '.5853 5103,00 Low(51-80%) , $~4,141-54,640 i 51~366 S1&3,000 Moderate (81-120%) [$54,641-81,959 [ $2,049 5250,000 Above Moderate(>120%) . >581,960 : >S2,049 >5250,'300 __ Median , 568.300 : Based or. ..... ~ncome ,tm.s, ]anuar 1999. 2 Ca!culated as 30% of ~cvme divided by 22 monks. ~ Assumes 10% down payment, an 8.5% interest rate, 1.25% mx and homeowners insura~ce, and 28% debt ratio. , Source: The Pla.nv£'~ Center. 1999 Share of Re~on's Housing Needs Section 65584 of the Government Code requires each localitv's share of the existh~g and future housing needs to be determined by the appropriate council of governments. Each jurisdiction's agocation represents its fair share of the regfional housing needs. ]'he Cit Tus~_n's current and projected housing needs are derived from the Regional Housing Needs Assessment (RHNA) prepared by Southern California Assoc_/aEon of Governments. CITY OF TUSTIN- PRELIMINARY DRAFT TECHNICAL MEMORANDUM 37 HOUSING ELEYIENT DECEMBER 2 002 /he components of the RHNA are divided between "exisli~ng needs" and bature "construction needs.:' Existing needs were discussed earlier in the housing affordabih,'3,' section of this report. Construction needs are defined as the number of units that would have to be added to accommodate the 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 demolitions and to achieve an "ideal" vacancy rate. Const-ruction need includes ali income groups (from very low to upper) and not just those households that require assistance. The total need figure is then distributed among the four income groups. The allocations of housing needs by income group are adjusted to avoid Lower-Income "impaction" - the over-concentration of Lower-Income households in a jurisdiction. SCAG's RHNA 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 units; and housing unit less adjustment of 112 units. The closure of the MCAS presents the Ci~' of Tustin with a total of 947.7 acres available for residential re-use and development. Amongst other tTpes of uses, the City plans to add a total of 4,049 housing uni~ of mixed density, and housing type throughout the area. The City of Tustin proposes to also create a Redevelopment Project Area for the .MCAS-Tust4n project. Based on State Redevelopment Law requirements, at least fifteen (15) percent of the units consh'ucted within a Redevelopment Project ,~rea must be affordable to Very Low, Low, and Moderate-income households. Accordingly, from the potential new units to be built on the ~4CAS site, the creation of a redevelopment project area would result in up to 495 uni;.s (243 units plus 192 transitional housing units) being allocated for Very Low-income housing and an additional 364 units be created for !.o~t'- and Moderate h~come households. To meet its fair share of the region's housing needs during the 2998- 2005 planning period, the City estimates it must add 3,298 housing units (refer to Table I-tTM-26). Of these, 21% must be affordable to Very-Low-income households (earning less than 50% of the County median), 15% must be affordable to Low-Income houseI-tolds (earning between 50% and 80% of the County median), and 65% to the moderate and above moderate income groups. (earning over 80% of County median income). Table HTM-26 is a summary of housing need distribution for the 2000-2005 planning period. CiTY O? TUSTI:¥- PRELIMLYARY DI~4FT TECHNICAL MEMORANDUM 38 HOUS1BrG ELE.~IENT DECEMBER ~001 TABLE HTM-26 2000-2005 HOUSLNG NEEDS CITY OF TUSTIN Income Cate~or),, i # of Units \."err Low (<50% County Median) i 694 Low (50% - 80% County MeclJani 489 Moderate (80% - 120% Count,,' lvtedian~ i 778 Above Moderate (120% CounW Median) i 1,337 Total 3,298* Source: RJ-LNA a11oca~orb 2000. Note: Cumulative percentages do not equal to 100% due to rounding. ' .cee below for das~ssion on City's av!veais of ~A al.location. % of Total 15% 2= ,~ 41% 100% On July 26, 1999, the Cit',, of Tustin appealed the draft Construction Need/Vacancy Need methodolog3, to the Orange County Council of Governments (Delegate Sub-Region) ~rough the Alternative Dispute Resolution Process. The Alternative 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 Count~: subregion. Included in that action was the recommendation that the Regional Council (SCAG) adjust the Vacancy rates for MCAS, Tust-in because the Regional Transportation Plan (RTP) and the 1990 Census data vacancy rates did not accurateh' reflect the base closure. The OCCOG recommended as follows: 505 units for the Very Low Income households, 355 units :'or the Low Income househoids, 566 units for the Moderate Income households, and 973 for the Above Moderate Income households for a total of 2,399 u,nits new construction needs. On December 9, 1999 and June 22, 2000, the City of Tusfin appealed the RHNA Vacancv Need numbers that were used to cal,.~,ate total construction needs for the City of Tustin. The appeal was based on a unique situation in that 985 housing units located at the based was not properly counted as vacant housing units by the De?artrnent of Finance and are not reflected in the 1990 census credited vacancy methodology. The SCAG Community, Economic, and Human Development (CEHD) Committee rejected both appeals despite the recommendation by the Orange County Council of Governments. Accordingly, while the Ci~:v has prepared this Housing Element using the figures detenrdned by SCAG, the Ci~' respectfully maintains its concern over the RHNA \:acancv Need methodology. CITY OF TUSTIN - PRELL'VIINAR Y DRAFT TECH.¥ICAL :I, fE MORA.¥D UM 39 HOUShYG ELEM~ENT DECEMBER 2 O01 ASSISTED HOUSING PRESERVATION ANALYSIS State law (Chapter 1451, Statutes of 1989) requires all housing elements to include needs analyses and programs to address the potential conversion of Federal, State, and local/), assisted housing developments (' units at r~.sk'') to market rate housing. For example, the federally subsidized loarrs provided to many low-income housing projects during the 1970s contained provisions that allow the owner to "prepay" the loans after 20 years, thereby removLng the low- income subsidy from the project. As part of the "tmi~ at risk" analysis, the State requires that local jurisdictions perform the following tasks: Needs Analysis: to include an inventon., of uniS at risk of com, ert-ing to market rate housing during 2000- 2010; an anah, sis of the potemtial for loss of affordabilih' controls; a cost anah,sis of preserving or replacing the at-risk u_nits; identificaton of agencies willing to acquire and manage these projects; and, identification of funding sources available to preserve or replace them. Quantified Object4ves: A quantification of the units to be conserved, and explanation of any difference between the number of units at risk and the number to be conserved. Housing Prograrm~: 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. -I'ustin Gardens is a 101-unit Section 221(D)(4) project with a Section 8 conh'act for 100 units due to expire before Jul)' 2000. Projects financed under the Section 221(D)(4) market rate program alone have no binding income use restrictions. The conversion of this project will have m~ adverse impact for the elderly who may face substantial rent increase or possible displacement. Table HTM-27 lists all of the Federal, State, and locally assisted low-income housing projects located in the City of TustLn due to expire by 2005. CITY OF TUSTL¥- PRE, LIMINARY DRAFT TECHNICAL .¥?EMORA,YDUM 4O HOUSING ELEA¢ENT DECEMBER 2001 Table HTM-28 is an inventom- of all multi-family rental units assisted under federal, state, and/or local programs, including MUD programs, state and local bond programs, redevelopment programs, and local in.-lJeu fee, inclusionary, densi~' bonus, or direct assistance programs. The inventory 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. CITY OF TUSTIN - PNELIMINAN. Y DRAFT TECHNICAL MEMONANDUM 41 HOUSI:¥G ELEM~E-~T DECEMBEN ~00.~ This page in ten tiona[Iy Ie. Ft blank. CITY OF TUSTIi¥- PR£LIMINARY DP, AFT TECHNICAL MEMOtL4NDUM 42 HOO:SING ELEMr~EJ~YT DECEMBER .~ O01 I Cost of Replacement/Acquisition and Rehabilitation Analysis: This section analyzes and compares the costs of acquiring "at risk" projects versus the cost of building replacement units, should the projects convert and be lost as low-income housing. In the Comprehensive Affordable Housing S~rateg?, 2000-2010, two different alternatives in addressing "at risk" units were evaluated, including replacement of existing units bv means o£ newly cons~ucted urdt_5, and acquiring and rehabilihafing units. The replacement of lost "assisted" units would cost $125,883 per unit. Applying this figure to all four projects, replacing all 100 assisted units would cost approximately 512,588,300. Alternatively, should these "at risk" units be acquired and rehabilitated, the per unit cost would be less at $100,777 per unit. Accordingly, the acquisition and rehabilitation all 100 units would cost approximately $10,077,700. The costs associated the replacement/acquisition/rehabilitation are detailed in Table HTM-29. CITY OF TUSTiN- PR£LIMINARY DRAFT TECHNICAL .~J£MOIL4NDUM 47 H O USIzY G EL£.V~E~YT DE CEMBER ~ 0 01 TABLE HTM-29 COST OF REPLACING AND ACQUISITION/REHABILITATION OF ASSISTED UNITS Construction/Replacement (60 .Acquisition/rRehab. -Large Cos*. Items Unit~ for Seniors) ! Project (80 Units) Total Net Square F.e, 37,100 65,603__ RaBo Net/Gross SF 85?-3 Tom' Gross Sq. Ft. Buildin~ Area Land and Building AcauJsiBon Relocation Costs Demolition Costs 43.647 S967,742 Off-Site Improvements: 90,000 Site imvrovements Ur,it Construction Hard CosN; '.'4ard Cost Conffa'tl~encv Arch./Eng./Co~. Supervision I.c~al Perm/ts and Fees Citw Bld~ Permits~ Sewer, Water, Utii:~esq School Fees Alta Survey Environmental Phase I and Ii: 720,000 2,527.,882 259,831 202,Z31 150,000 663332 3.000 85% 77, i76 $5,200,(k30 77'i ,765 61,74i 30,8,'1 200,~)0 30,000 40,000 Soils Testing 10.000 10,000 Construcbon Loan Fees 58,707 79,182 Permanent Loan Fees 9! ,068 129,044 Construcbon/Lease-Uv Interest 5,,;5,051 557,061 ?'rovert'~' Insurance 12,6.39 3,859 Provertv Taxes During Ccns,.~ruct:on 10,000 5,000 Cons~-uctl,~n Loan T:tle and Closing .Rvvrmsa2 Fees Real Estate Leb, a~ _ Organizational Ccms~--mction Mana~,er Development .' .'Bond 'Fmm~cial Adv. Market Study Fos*.-Cm:struction Au&t M ~ke rmg."Lease-u~ / Start-Ur Furnit-are/Eouivment 15,030 19.030 50,003 50,300 30,000 I 0,fi30 75,000 25,003 25,000 15,000 3 00,000 50,000 60,000 Soft Cost Contingent' 22.282 ,C. pera~mg Resen'e 9%000 Operal~nb,' Defici: Guarantee F~ Develomnent/Acirrdn. Fee 755,296 T__o--ad Project Cost $7.55.%961 Cost Per Unit S125,883 ~Off-site !rnprovementq estLmated at Sl,500/' urut. ~ ~ncludes cory. tv. un!tv room costs, with a 1000 Sq. Ft. room./or '3-,e ~ Y'ermit fees estimated at SZSC~/'unit. ~ No fee for :ehabf. i:ation ?rojeci& s Based on SB03/unit cost. 50,~}0 3,443 144.090 806,218 S8,062,184 5100,,%77 sen.lot protoB'pe. CITY OF Tr.i'STIJV- PRELIMINARY DtL4FT TECHNICAL MEMORAA:DUM 48 HOUSING ELE,~ENT DECEMBER ~001 Local Rental Subsidy..An option for preservation of at-risk traits assisted by either project based Section 8 funds and/or bond financing would be a local rental subsidy to residents. This option could be used to retain the affordable status of the units, by providing assistance to residents when their affordable units convert to market rate. Rent subsidies using state, local (Redevelopmen~ Agency, the use of HOME funds, or other funding sources) can be used to maintain the affordabflitv of these at-risk units. Rent subsidies can be structured to mirror the section 8 program. There are several funding sottrces that could be used to provide subsidies to residents. Under the project based Section 8 program, HUD pays owners the difference between what tenant~ can pay (defined as 30,% of household income) and what HUD and the local Housing Authori,~, estimate to be Fair Market Rent (FMR) on the unit. Section 8 assistance is onh, available to very low-income households earning less than 50% of the Coun9- median income. The 1999 HUD median income in Orange Count~, is 568,300. The anah'sis also assumes the average very Iow-income household has an actual income of 50% of the Count3,, median income, adjusted for household size. The cost of providing subsidies for all 100 at-risk units with potential to expire during the planning period to maintain subsidized rents assumes that none of the at-risk m~its are preserved. The cost of providing subsidies is based on a comparison be~,een fair market rents (FMR) and rents that are affordable for Iow and very low- income families. ?dfordabilitv is defined as rents tlnat do not exceed 30% of a household's monthIv income. The 1999 FMRs for Ora_nge Count>..', which encompasses the Ci.~.' of Tustin, are shown in Tab]e HTM-30. TABLE ItTM-30 1999 FAIR MARKET VALUE - ORANGE COUNTY Efficiency~ i 1 Bedroom I 2 Bedroom ~ 3 Bedroom I 4 Bedroom $645 ! $704 ' S871 , *F. fficienc$,' ~ Stuflio Apartment FMRs include utility costs Source: Federal Reizister, Vol. 59, #187, Rules and Re~tiations Sl,212 ] $1,349 A comparison of Fair Market Rents with rents affordable to both low income and very Iow-income households indicates that a subsidy program would only apply to very iow-income households. This is CITY OF TUSTIIV - PRELIMLYARY DRAFT TECHNICAL MEM'ORAA'DUM 49 HOUSLYG ELE,.VIENT DECEMBER 2 O01 due to the high income levels occurring in Orange Count3,,, which create higher income limits for low and very-low income households. As shown, Fair Market Rents are considered to be t2ueore~icallv within the range of affordabiliS' for Iow-income households. Based on 1999 HCD income data for Orange Count', affordable rents for low income households would theoretically be approximately $956 for a ~'o person household in a one bedroom unit, and $],195 for a four person household in a two or three bedroom unit. These numbers assume that families occupy the units and would be adiusted slightly for smaller or larger households in fl~e same trait size. Under that scenario, based on the 1999 income data, the maximum affordable rent a two-person low income household can theoretically afford sfi.ll exceeds the }:MR for a ~vo bedroom unit. 'l-able HTM-30 shows FMRs in t_,he 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 h~ the subsidy anah'sis. Very low-Lncome 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 S597 for a serdor one bedroom, $682 for a famih, one bedroom, $854 for a two bedroom, and S922 for a three bedroom. To simplify tine analysis, ~e one bedroom units at-risk in Tustin Gardens (100 one-bedroom traits) are assumed to be senior units and comprised of one-person households. Unit FMR Senior l Bedroom $704 5597,' 3 Bedroom $704 5682 2 Bedroom S871 5854 · 0 TOTAL : Af:'erdable re. hr includes all utilities ~urce: !999 .r-IUD Income Limits for Ora_'~,e Count),'. TABLE HTM-31 COST OF PROVIDING REN'TAL SUBSIDY FOR VERY LOW INCOME HOUSEHOLDS Affordable , No. I Total Rent 1 ! Urdts ' Difference i .Monthly [ A_nnual I 100 ' 5107 ~ S10,,700 i 5128,400 I 0 522 IS0 $0 i S17 IS0 50 [ S10,700 $~25,400 The costs of providing a rental subsidy for all ~00 at-risk units affordable to very low income households is shown i.n Table HT.M-31 CF/'Y OF TUSTIJV- PREI. IMINARY D RAF'F TECHNICAL .MEMO RA :YD U.'Vi 50 HOUSIIVG BLE.%4ENT DECEMBER ,200 to be approximately 510,700 per month and 5128,400 armualiy. Actual subsidies required would vary from this estimate, as some households earn below the assumed 50'.% of the Count: median and therefore require higher subsidies, while other households may be comprised o£ a different number of persons and there£ore, the assumed baseline affordable rent may be higher or lower, depending on household size. CFFY Oie TUSTIN- PRELIMINARY DRAFT TECHNICAL MEMORAiVDUM 51 HOUSING ELEMI~NT DECEMBER 2001 This page intenffonaiIy left blank. CiTY OF TUSTIN - PRELIMLYARY DRAFT TECI-L%YCAL MEMORANDUM 52 HOO'SIA~G ELEMiE:¥T DECF~MBER ~001 CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT AND MAINTENANCE OF HOUSING This chapter examines the various constraints to housing development in Tust~_n. These include governmental constraints and non-governmental constraints GOVERNMENTAL CONSTRAINTS Sections 65583(a)(4) of tile Government Code reouire the Housing Element to include an anaivsis of potential and actual govermrrental constraints upon the maintenance, improvement or development of housing for all income levels. The following analysis fulfills this requirement. Land Use Controls Tb.e State Planning and Zoning Law (Sec. 65860) requires consistency of the zoning or ,dmances with the General Plan. After completion of the General Plan update, the City will anah'ze and reconcile am.' ]and use/'zonmg inconsistencies. The existkng Land Use Element of the General Plan establishes single-family, multi-family and plarmed resident4al districts. The zoning ordip, ance is consistent with the Land Use Element in that areas of the City are designated for SLngle- Family, _Multi-Farvily, and Planned Communiw districts. An analysis of residential development poten~al will be provided in the Housing Element. As shown in Table HTM-32, the Cit,-y's existing General Plan allows a range of residential densities, from a range of I - 7 dwelling units per acre in the Low Density Residential designation up to 25 dwelling units per acre in the High Densi~, Residential designation, which corresponds to the R-3 Mul~ple Family Residential District in Zoning Code. Up to 10 units per net acre are vermitted in the Mobile home Park District. The Zoning Code standards in the residential zones establish a front yard setback requirement of a range between 15 and 20 feet, the side yard setback requirement is 5 feet for interior side yards and 10 feet for comer lots, and the rear yard setback requirement ranges between 5 and 25 feet. CITY OF' TUSTI_¥- PRELIMIA~'ARY DRAFT TE, CHNICAL ME:IfOP, A_'VDUM 53 HOUSING ELEM.~NT' DECEMBER 2 00.I. Desisnation Low Density Residential TABLE HTM-32 GENERAL PLAN RESIDENTIAL LAND USE CATEGORIES CITY OF TUSTIN :Effective iDwelling iUnit per Descripti on Acreage Detached single-family dwellings 5.61 Densi~, Range 1-7 Medium Multi-family dwellings including 25.0 8-15 Densi~- duplex, condominiums, towrthomes, Residential and apartments. High Density Multi-family dwellings including 21.53 !5-25 Residential duplex, condominiums, towrthomes, and apartments. Mobile Home Mobilehome$ 6.31 ' ~-10 Park '. Low, medium, and high-densi:y residential developments. P!armi~g CommuniP,' !footnote. - .Maxm~.um densi~' in dwelling urdts per acre is prescribed by mchvidual Pianned Commu~9' Documents. ~fective dwelling units per acre/or iow, me',iiura, a_nd ?dgh densig' rasidenfiai are 4.49, 11.8, and 17.39, re. spec~vely. Source: CIV., of TustZn. Land Use El~.ememt, 1994. According to the General Plan build-out table .,fl-.able LU-3) in the Land Use Element, a total of 29,623 dwelling units are anticipated witl ~n the Cib,' limits. The Department of Finance (DOF) reports 24,531 dweIling units have been constructed (as of January 1999) within the City. AffordabiLitv can be deterrrAned by permitted densi~, of development. According to the State Housing and Community Development Department, affordabflitv standards are as follow: Veu'-Low income - minimum 25 units 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 pIa2 provides goals for future land development within the Ci~'. These goals and policies are reflections of the direction and images the Ci~' seeks for the furore. The goals and policies include: CITY OF TUSTIN- PRELIMINA_RY DRAFT TECHNICAL MEMORANDUM 54 HOUSING ELEMENT DECEMBER 200 i Achieve balanced development; Ensure that compatible and complementary development OCCU.FS; Revitalize older commercial, industrial, and residential development; Promote economic expansion and diversification; Coordinate development with the provision of adequate public facilities and services; S2engthen 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 ]ow-income ho~asing could be developed in the absence of land use controls related to density. It is tTue that the reduction or absence of land area requirements Der hous£ng units would result in lower land costs per unit, ~ all factors were constant. However, an anah'sis of development costs shows that the value of the land is related to its potential yield. For example, mn acre of Izu~d that was authorized for four (4) dwelling units wfii be priced at a lower value than an acre of land authorized for six (6) dwelling units. The same analogy holds for mul~-fami]v sites whereby the land costs are related directly to the potential yield in terms of unit density. In the absence of arbitrary density standards of one and four acre lots, land use density controls are not accredited with beLng a constraint upon the development of low- and moderate-income housiz~g. Tustin has a high percentage of multi-family units where only 30.6% of the housing stock is devoted to single-family detached units and 66.6% ~'o attached and multi-famih' units. Current land use controls restrict development in sing]e-family residential zones to one dwelling unit on parcels less than 10,000 square feet in the E-4 zone and parcels less thmn 7,200 square feet in the R-1 zone. However, ~e Platmed Commurdtv District has authorized residential subdivisions with single-family lo.rs of less than 5,000 square feet, which has significantly increased dez-rsity potential to approxLmately 8-!3 m~its per acre. CITY OF 7'USTIAr - PRELIMIN,4~ Y DP,.AFT TECHNICAL MEMOI~4NDUM HOUSING ELE?cI. ENT DECEMBER 2 O01 Within the multi-£amfly district (Ro3), a 35 foot height limitation and maximum 65% lot coverage precludes the development of ,high-rise housing projects. In the interest of protecting adioining single-t:amfiy lot oxvners, multi-family s~ructures above 20 £eet in height require a conditional use permit whexx the structures are v,,ithin 150 feet of single-£amil)' residentially zoned lots. While these height limits may place some restrictions on housing development, these limil:s are designed to maintain compatibiii~' o£ land use .~ntensitT and are commonly used bv local governments as a development tool to t:urther this ideal. Projects are also able to take advantage oi: the Planned Communit?' District application process where special considerations are needed. Table H ...TM-33 is a summary of the City's residential zoning regulations. CITY OF T[.,rSTL¥ - PRELIMIA54R Y DN. AFI' TECI-IAUCAL MEMORANDr._,rM 56 HOUSI.,¥G ELEME~%'T DECEMBER 2001 I Building Codes As required by State law, the Cit?- of Tustin has adopted the "1997 Uniform Building Code" and the "1997 Uniform Mechanical Code" published by the international Conference of Building Officials. Other codes adopted by the Ci~, include the 1997 Uniform Plumbing Code and the 1996 Electrical Code. Wh,_'le the codes are intended to protect the public from unsafe conditions thev result in an increase in the cost of housing in various ways. The codes establish specifications for building materials and incorporate seismic safe~' standards that add to construction costs. The technical details of const:v,~ction, requirements for state licensed contractors to perform the work, plan check, permit processing and field inspections ali 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. I~rhere individuals are permitted to construct shelter to their own specifications and within the limits of their individual construction skills, there will be a much greater proportion of low- income housing available than in those areas which adopt and enforce uniform building codes. It is noted, however, in these areas that have not adopted and enforced building codes, the Iow-cost housing has resulted in the creation of undesirable conditions that threaten the health and safety of the residents. Unquestionably, building codes are a governmental constraLnt to the construction of low-income housing. The ouestion to be resolved is the conflicting values between health and safe~' and low-cost shelter. In 1988, the City of Tustin adopted the State Historic Code as required by State law. The State Historic Code requires relaxation of Uniform Building Code requirements for hLstoric s.~'ucmres. Thts will reduce rehabilitation costs and may encourage rehabilitation of housing u_nits which have historic val'ue and preserve much needed housing units in the Old Town Area. Site Improvements The restricted and limited ability to tax propert-y in an amount equal to the cost of sen-ices and public improvements has shJ.fted site improvement costs to the developer who passes them on to the housing consumer. The philosophy is expressed that no new development should impose a financial liability upon the existing CJTY OF TUSTIK- PRELIMI:¥ARY DRA b'J' TECHNICAL M£MORAND UM 59 HOU'Si,.¥G ELEME~YT DECEMBER 2 O01 cornmunit7 residents. The voters have expressed this conviction through the adoption of growth control measures and Proposition 13. .An increased awareness of environmental amenities creates a public demand for improvements of not only the building site but of the surrounding enviroranent which consists of drainage channels, landscaped parkways, arterial roads to serve the area, recreation facilities, preservation of open space, school facilities, and recreation amenities, all of which add to the cost of housing. Site development standards and rec~uirements in the City of Tustin include clearing and grading the land; dedication and improvement of public fight-of-way to include paving, curbs and gu~ers, sidewalks, drainage, street trees, streetlights and fire hydrants. On- site improvements include the under grounding of cable TV, water, sewer, gas, telephone and e!ech'ic utilities. Subdivisions and multi- family developments are required to provide landscaping, drainage, perimeter walls, covered parking, landscaping, irrigation systems, and to submit materials and project design for review to assure architectural compatibility. Mul~-famflv structures of 20 units or more are required to provide housing and parking accommodations for the disabled pursuant to State law. The review vrocess is used to facilitate the land use and development compatibili~' objectives of the CjiT and provide developers the opportnni~: to explore project alternatives, which could decrease development costs in the long run by avoiding costly mistakes. In the development of subdivisions, the developer is required to dedicate and improve roadways to serve the area; to provide or improve area drainage channels; to extend water, sewer and other utilities to the site; to dedicate land or pay in-lieu fees for parks and open space for private use in multiple-family projects; and to dedicate land or pay in-lieu fees for public facilities such as schools and fire stations. Developers are allowed to cons2uct private streets or to modify street standards to reduce construction costs, and this encourages mad will encourage affordabilit)' of housing units in East Tustin and MCAS Tustin. Installation of private streets or on-site improvements may be autlnorized in other areas to encourage affordable development. An additional cost of site development results from the installation 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 railroads, freeways and arterial highways for sites that are located within 65 dB (CNEL) Noise Levels. Some of CITY OF TUSTIN- PRELI,'~h¥'ARY DP~.FT TECHNICAL MEMORA.¥DUM 6O HOUSING ELEdk~E.IVT DECEMBER ..,~ 001 these costs can be reduced by the use of housing set-aside funds in Cid, Redevelopment areas and special State and Federal grant funds to produce low- and 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 telephone and cable backbone systems that serve future housing sites will need to be constructed. All housing sites will also have to pay their proportionate share for new backbone utilities, roads, and traffic improvements required in conjunction with development of the MCAS Tustin site and as mitigation for the adopted Final Joint Environmental Impact Statement/Environmental Impact Report for the Disposal and Reuse of MCAS-Tustin. The constraints upon the construction of low-income housing due to the cost of site improvements are a question of values. Is ti.ere a justification for infrastructure improvements and environmental control requirements that create communi~' amet~ities beyond the bare minimum necessary to protect the basic health, safety a.nd general welfare? HousL'~g could be developed without the necess,.'~~ of paved streets, but neither HUD nor private financial instit~at:ions would finance such developments. Additionally, Federal and regional air quality standards would preclude such developments. It is contended that equity requires new developments to pay [he cost of site improvements in direct proportion to the benefits received; however, they should not be required to bear all of the cost of new community-wide facilities. If it is acknowledged that new developments should pa), the costs of site improvements, ff:e challenge is one of reducing these costs through more cost-effective site planning or use of housing set-aside funds for those projects within redevelopment areas, or special State and Federal gran.', funds. Fees and Exactions Bv law, the City's building and development fees are restricted to the costs of performing the services. 'Fne building and planning fee schedules of the City of Tust-in were last revised in 1999. These fees still remain considerably below those of surrounding communities Ln the County. The City's fee schedule is provided in Table H~i.'MI-34, which illustrates Cae fees and exactions that may be assessed to a CITY O? TUSTflV- PRF. LIMLYARY Dt~4?l' TECHNICAL MEMOILZLYDUM 61 HOUSING ELEMZAYT DECF. MBER 2001 residential building development project in comparison to other nearby communities. These fees may be waived by the Ci~- Council for proiects where extraordinary benefits are derived such as Iow- income housing projects, but are typically required to offset Cid' expenses. As noted, fees are substantially lower than those charged by other cities and the County of Orange. The fee schedule adopted by the Cih,.' of Tustin has a minimal impact upon the cost of housing within the Ci~. The argument car. 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, safeS, and welfare of the futazre inhabitants and is partially borne by the general revenues of the City. Additional revenue sources are increasingly important since the passh~g of Proposition 13. Recognizing that housing for the elderh' and iow-income families is a communi~, objective, the park land dedication ordinance provides the option to the Council to waive these fees for qual~'ing projects. The City might also consider exploring fast-tracking (preferential scheduling) or fee waivers for critical projects sud~ as those providing affordable housing or housing which addresses special housing needs. C£FY OF TO. TI,\r - PRELIMLYAR Y DRAFT TECHNICAL MEMOR. A~rDUM 62 HOUSING ELEMENT DECE, AfBER 2001 TABLE H'I .'M-34 COMPARATIWE DEVELOPMENT FEE SUMMARY l Fee Char~es Planning; Fees I Tustin An-helm ! Costa Mesa Environmental Iv. ifial DeterminaLion Ne8ative Declaration EIR Processing-minor EIR Processin ~.-maior Planning General Plan .~mendmer, t 595 5125 $Z500 $4,000 5985 S430 N/A N/A $,'~/hr time and :ma terials $Z350 + S25/ac after I't acre S295 Corr~ultant cost - ~0% $230 SZ109 der - ho~r~v rate S2,100 der hourh' rate Zone .Change $950 5940 - S24/a: S20/urdt 5885 ;$i0.,'a: al:er 1't acre Tentative Tract Map 5'1,205 5785 ~- SZ7/iot $23/umt $2,139,.; 525,,'sc D~i ,fin Review 5985 N ~A N/'A 5280 PJanned Develo.~ment Review N., A N/A $48/' unit N .' A Conditicrrm] Use Permits and N/A 5660 - $75/code N/A .N./A Va:'iances waiver + $27 / acre (>5/acres) En~4neerinl~ & Subdivision Final Tract Map $45:: unit S380 + S96/hr Provided bv 554-S1'12/hr Cram:5, Sewer Plan Check SS! ..,' uni: $350/ac - N ..'A 55".--$i 12/,ha' 550,,'hr Wa ter P'an Cne,"k S106." ttv:t 564 .,' i'u- N.' A $54-5112,' hr Sto.,'rnck~air, Plan Check $296.91/unit $96/hr 5100-$215.," unit S54-$212/hr Street Plan Check 5296.91/trait S64.,'hr $54-$~ '12/kr Surface Dr ;a. ma~e Plan Check N "A N/A N/A N .'A Grading Plan Check S754/a: - N / A $50 /hr N/A $ 54-$112/'ur Cavital Facilities & Connections Water ffix:ure unik~) $400.. unit S663./tmit N/A $150.. unit Sewer (fixture units) $600/un/t S2,360 .'u.vdt $3,000,"unit 575,,'urfit Sanitation District .Knnex N/A $582/unit N .' A N '.i Drainage [one tim, e fee to 5984,/ unit 51,000/a~e 5650-.'.-;4,637 praper,-v) Transvorta fion Corrid or 53.851 - Zone A $Z725,.' u nit $2,626/' um t S2,31 O," un] t 52,725-Zone S S~nal Assessment N/A $88/unit N,'A N :A Park Facilities Fa:r .Market Vaiue S4,316.83., urut S5,48~ .72/'anlt $Z31() of land School Fadlines $5.125,,' urtit S7,012/unit $4,600/',.mi: $5A 25/ 7ustm. Santa .-'ma, and hvme (52.C.5/$F) Unified School Dist,-ict Orav.,g,e Count' Sanitation Dist:4ct 52.! 65/unit N/A N ."A N ,"A Comparative fees based on hypothetical 30 acre subdiv:sion of 50 detached units at perrrdtted density of 5 dweFdng ..u-tim per acre. "Other fees" var). cons:derabiy by jurisdiction and are no: included in fl:is anah'sis Som'ce: C~W of Tustin, 1999; BuSding Industry Association, 1,o99/and I)evelopment Fee Sm, er for Orang?. .c. o: _.¢.,t;c, C1TY OF TUSTIN- PRELIMI:'VARY DRAFT TECHNICAL MEMORANDUM 63 HOUSING ELE:VIENT DECEMBER 0_, O01 Processing and Permit Procedures The City recognizes that the myriad of agencies and vermit approvals required for a development results in a time-consuming and expensive process. It is documented that the value of land will double when all necessan,- permits have been obtained for a construction pr~ect. State law establishes maximum time limits for project approvals and City policies provide /or the minimum processing time necessary to comply witll legal reouirements and review procedures. A standard chart is provided with every design review application that outlines the procedures and requirements for proiect approvals. The Community Development Department serves as the coordinating agency to vrocess development applications for the apprcval of other in-house departments such as Fire, Police, Public Works/Engineering, and Parks and Recreation. These departments work together to simultaneously review projects to ensure a timeh' response to developers and act as the CitT's Design Review Committee. Pre-application conferences with the Community Development Department vrovide the developer with i:~format~on 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 Desiocm Review Process. Application packages are provided to developers and include the processing chart and covies of pertinent kfformation such as street improvement construction standards, subdivision and landscape requirements that aid developers in the preparation of their plans. All projects are processed through vlan review in the order of submission. Recognizing that profit margins are reduced and risks are increased by processfl*~g delays, the Citx' has assigned priority to 21an review and permit issuance for low-income housing projects. Additionally, contracts for plan check services provide addit4onal staff to process projects in a timely fashion. If a complete application is submitted, plans are simultaneously reviewed by all Design Review Committee members and plan checking departments rather t'.."~an 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 mirdmize development costs. Additi,'mally, for projects of significant bm~efit to the low-income commu_nity, such costs can be CITY OF TUSTI'.Y- PRELIMi."(ARY DRAFT TE, CHIVICAL MEMOIL4NDUM 64 HOUSI~¥G ~gLE.VIENT DECEAfBER 2001 waived by the Ci~, Council or the use of redevelopment set-aside funds can further reduce or eliminate these costs for low-income projects. Workload Another governmental constraint is the number of staff and amount of staff time available for processing development projects. Since the workload is determined by outside forces (economy and market for housing), a shortage of staff time ma), occur during strong economic conditions which could lead to increased processing 5me for development projects. MARKET CONSTRAINTS The availabiLitT of housing is affected bv the interrelation_ships within the market place of price, income of buyer, and interest rates. 71~e non-governmental constraints upon the maintenance, improvement or development of housing in the City relate primarily to low- and moderate-income families. High-income families have the option of selecting housing accommodations that meet their preferences. Since envirorumental amenities such as hillsides with views and beach access ate'act high-value developments, high- income families gravitate to the foot_hills and beach communities. The provision for housing opportmnih,~ to all income segments is further emphasized in the East Tustin development whereby single-family attached and detached homes are proposed for moderate- a2~d higher-income households. Additionally, multi-family projects such as apartments and condominiums in East Tusfin are provided for ~e low- and moderate-income groups. A potentially significant constraint on housing prices is the difference between the cost to comtruct units versus the actual price charged to the buyer. In Orange Count)', where the market demand for housing is high, the price of units does not necessarily correlate to the cost to build the unit. Therefore, regardless of the decrease in land use and other govenzmental controls, the externaI market ~'pically drives the cost of housing rather than the cost of construction driving the price. Financing Interest rates can have an impact on housing cos~. Some mortgage financing is variable rate, which offers an i_v~ifial lower interest rate CITY O.F TU'.S'TIN - PRELIMLYAR Y DRA.b~I' TECH.¥ICAL M. EMORANDO2~ 65 HOUSrNG ELF. A~ENT DECEMBER 200! 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 hous!ng market. An additional obstacle for the first-time homebuver is the minimum down-payment required by lending institutions. Even if Tustin homebuyers are able to provide a 3 percent down- payment and obtain an 8.5 percent 30-year loan (loan rate for FI-IA or VA guaranteed loans for June 2000), monthly mortgage payments on median priced single-family detached homes in the Ci~, place such homes out of the reach of moderate and lower-income households in the Cit~-. At a 8.5 percent interest rate, monthly rnortgage payments on median priced condonirdums and townhouses can place such un/ts out of reach of Tustin:s low 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 consider a person's debt-to-income ratio, cash ax'affable for downpayment, and credit history, when determining a maximum loan amount. Many financial institutions are wiliing to significantiy decrease downpayment requirements and increase ioan mnom~ts to persons with good cred2t rating. Persons with poor credit ra~q_ngs ma)' 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 lower-ix~come residents, who have fewer financial resources with which to quaIffy for a loan. The FHA is generally more flexible than conventionai lenders in its qualifying guidelines and allows man), residents to re-establish a good credit h2storv. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to report lending activity by census tract. Anah'sis of available HMDA reports does not indicate documented cases of underserved lower income census tracts in the City. Profit, Marketing and Overhead Developer profits generally comprise 8 to 12% of [he selling price of single-family homes and slightly lower for condominiums. I~-Io'a'ever, in certain areas such as East Tustin where market demand ts high in Ci'.I'Y OF 7'UST'EV- PRELIMINARY DRAFT TECH3,TCAL YiEMORANDUM 65 HOUSING ELE.VIENT DECEMBER 2001 comparison to the available housing supply, developers are able to command higher prices and realize greater margins of profit. 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 ~ne greatest impact on the price of land is location. To a lesser degree, the vrice of land is governed by supply, demand, yield, availabil,lty, cost of the infrastructure, and the readiness for development as related to governmental permits. Within ~ne developed infill areas of the Ci~', there is a scarcit3., of land avaJlable for residential development. The supply of land is largely limited to the East Tustin Specific Plan area. Land zoned for cormmercial or industrial development is not appropriate for residential deveiovment. The development of additional housing accommodations within the urbarkized area will require the demolition and/or redevelopment of existing structures, since there are yen..' few vacant lots remaining. Based upon recent cost inforrnafion about new development projects in East Tustin~ land costs are approximatel)' $~8 per gross scmare foot for single-family zoned property and $28 per square foot for Iand zoned for high-densitT (i.e., R-3) develovment (Source: The Irvir. e Company). The unavailability of land within the developed areas of the Cit,~' and the price of land on the friv. ges are constraints adding to the cost of housing and pricing housing out of the reach of iow- and moderate- income families. Cost of Construction One import~ont remarker-related factor iv. the actuaI cost for new housing is construction costs. These costs are Lnfluenced by many factors such as the cost of labor, building materials, and site preparation. The 1998 International Conference of Builciing Officials (ICBO) estimates t,hat the cost of residential wood frame construction averages S61.10 ver square foot and reaches as high as S83.90 per square foot. Therefore, the costs attributed to const~'uct-ion alone for a CITY OF TUSTIAr- PRELIMI'.¥ARY DRAFT TECHNICAL MF_,MORANDUM 67 HO US£NG ELEAf~NT DECEMBER 2 O01 [3,pical 2,200 square foot, wood frame home would be at minimum $134,420. CITY OF TUSTI.¥- PRF, LIMINARY DI~4FT TECHKICA£ MEMORA.~¥D[~%¢ 68 HOO'SII¥O ELEM£:¥T Di~CEMBER ~°001 This page intenffonally left blank. CITY OF' TUSTIN'- PRELIMLYAR Y DRAFT TECHNICAL ME, MOR~4NDUM 69 HOUS1NG ELE-,VIENT DECEMBER 2 O01 ENERGY CONSERVATION As the price of power continues to rise, households have through necessih,' been devoting more of the household income to energ-y cost. ~is condition has further eroded the affordabflity of housing. No relief is in sight, as one representative from Southern California Edison reinforced in a recent news article: "higher rates are necessary to assure reliable supplies of electrici~' in the years ahead." There are energy consen:ation measures the Cis, of Tustin can promote m~d others that are mandated by State laws. The State of California has adopted energy conservation standards for residential building in Title 25 of the California Adrrtinistrafive Code. Title 25 applies to new residential construction or an addition to an existing housing unit. Active solar systems for water heating can be enco,~aged but the}, are still ~'ather expensive and can only be used as a back-up to an electric or gas system. They are cos~ efficient in the long run but pose a short-term impact to affordable housing. CITY OF TUSTIN - PR£LIMI~¥ARY DRAPT TECI-INICAL MFdWORA'¥DUM 7O HOUSING ELE, A~fENT DECE, MBER ~001 This page intentionally le. ft blank. CITY OF TUSTIAr- PR£L£MINARY DRAFT TECHNICAL M~MOi-~41¥D[IM 7! HOI,~SING ELE.¢fE.¥T DECEMBER 2 O01 SUMMARY OF PREVIOUS HOUSING ELEMENT PROGRAMS To develop appropriate programs to address the housing issues identified in this 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 programs in delivering housing services. 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 strategy., 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 anah,sis provided the basis for developing the compreher'aive 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 ,.k!TM-35 presents a compar'~son of the quan~ied objectives of the previous element and acmaI ackievements since 1989. Table HTM-35 contains a list of projects by program area during the 'J 989- 2000 period. Tables I4TM-36 and HTM-37 summarize the performance of the 1989 Element's goals and objectives. The time period covered in this analvsis is jul)' 1989 to June 30, 1994, July 1994 to December 1997, and january 1998 to January 1, 2000. CITY OF TUSTI.¥- PRELIMINARY DRAFT TECHNICAL MF_dVIORANDL,?vI HOUSING ELE.~¥IE~YT DECEMBER ~001 TABLE HTM-35 SUMMARY TABLE EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS: 1989-2000 Income Group Ven.'-Low New Construction Moderate Above Moderate ! 1,409 Total ' 5,010 I 5,694 GoaP Actual 10 2,194 2,081 Rehab/Preservation Goal~ Actual 713 715 ~ ,049 80 1040 4.287 Housing Assistance GoaB Actual 1,548 556 203 2,135 ~ Although goals were not allocated to sp.~zif-i: income group, tl3e Cit-}.' a~empted to utilize RHN :'.. percentages to b..'l.qi RHNA obje."tSves. Source: Tne Ci~' of Tustiv~ Housing, EJement 2997; ~.ffec~veness of .'-iousin,~ E~ement Pro~ra.ms, 2000. REVIE3A: OF PAST PERFORMANCE State law establishes a five-year cycle regulating housing element updates. In compliance with the SCAG cycle, the Tustin Housing Element was updated in 1989 at which time it was found to be in compliance with State law, and was updated again in 1994. In 1997, the City of Tustin initiated a comprehensive Genera/ Plan update, and the Housing Element was again updated to accowm~odate the MCAS Reuse Plan and to ensure corusistencv with other General Plan Elements, as well as to address recent changes in State law. These amendments were adopted on January 16, 2001. Review of Past Housing Element Objectives The 198,9 SCAG Regional Housing Ai]ocation Model indicated a new construction need in Tustin bx.' ~994 of 2,085 units., of which 390 units were for ver~' low income households, 488 for low income, 484 for moderate income and 724 upper income. The following discussion is a brief highlight of ~e progn'ess, effectiveness and appropriateness of the past Housing Element Objectives. CITY OF TUSTIN- PRELIMINARY DP~4FT TF~CHNICAL MEMORANDUM HOUSING £LEMENT DECEMBF~R 2 O01 I '1 .,1 Z TABLE HTM 37 PROGRESS TOWARDS OBJECTIVES 1989 - 2000 CITY OF TUSTIN [Quantified I : Unit T~'pe_fDescri~otion ' Obiectives . Accomplishments: Ve~, Low i Low N'EIi: CONSTRUCTI ON I Moderate ! Upper Adequate Sites i 5,000, 5,546 ~ 2,187 ,.,0, = i 2,285 Granm~ Flats i0 3 i 2 1 ~ .New O~.'ner :-lousing ' Replacement Housin§ 145 -~ 8 6 7 124 Subtotal 5,010 5,694 10 2,194 2,081 ' 1,409 REHABILITATION Housing/or the D~sabied (retmfif. 25 41 22 20 Zocie Violations 4 288 188 967, Rental RehabflJ ua b,m Loans/Gran:s Multi-?am.fly Acq-~/sition .' F, ehab/' Cern, vet s~.on HousL'ag Rehabilita~on (Single Family) Subtotal ~C 5 2lC 1,443 1- 346! 20 64 2 4 89 5 42 ] 24 100 3,7661 537 96 40 5 5 50 19 3~ 1,021 [ 50 PRESERVATION East Tus~n Affordable i-Jousmg _Pr,~k~ram Orange Gardens ..\fivr'2able Senior Housing $.:i:i::- ~::':rd & Ca:e C~Ih~ral F. esaurces T~stin Gardens Subto:al 109L 500M 174 169 150 20 1!2 23 18 25 58 92.5 i 515: 52 1~ 16 134 168 387 18; 28 3O 28 30 FIN ANCiAL ASSISTANCE l n: Ti:,'ne Homebuvar Down Payment .t,~ ssi s:.artce ]_oa.n 5 McrtEage Credit Cer~ficates Section 8 .Rental Voucher ..'~ssisra. nce Shared l-!ous~ng Referrals 50. 2 8~ 1.416. 25" 115. Deed Res.-rictions 100 538 _'-!orneies5 Housing '°artve:'shi?. . . Program Emergenq' Shelter 24 115 4!5 10 15 16 !6 Subtotal 201 2,135 [ 1,548 556 31 OTI-IER Lot Ccnsolidahon 25 0 [ N/A N,/A N/A .N./A F!exib~t.x in Housing Desiip~ 3,641 ! N/A N/A N/'A N/A Tenant Protectizn 20 3,791 [ N.."A N/.-\ N/A N.'A CITY OF TUSTIN- PRELh'I,HArARY DIL4FT GENERAL PLAN AMEArDME1VT 94 HO USING ELEAJE,¥T DECEMBER 2 001 TABLE HTM 37 PROGRESS TOWARDS OBIECTI~rES 1989 - 2000 CITY OF TUSTIN ! Quantified , i i : Un.it T~v]~efDescription ,i Obiec,fives' i Accomplishments '-I Very. Low , Low ,' Moderate ~, Upper Perrrdt Pr~essk~S 5~) I 54 N/'A N., A I .~/"A N./A Energ')- Conservabon I 6,878 i N'."A N,"A m N,'A N,"A ,-M-~ual Renorts 5 2: N.."A N..'A I N.,"A N."A Subtotal N/A N',/A i 6236i 14,108 { 2,263 3,465 3,161 1,489 Total RHNA (1989) Z085 ! 390 488 484 '- Nurr. ber of Uruts. 2 Lagu.'~a Garderm. 1 ~ Shea Hemes (Tustm Groves). x; Represents code inspections; 1 jud§ement h~.. 5 A goal of 80 un/ts was esrabhshed fivr al! rehabilitation and activities, inclusive of single ~ami2)' and mult%£a.~ly rehabi'itataon. ~nerefore. the 80 units is ev. ly reflected m the quantified objective total one time. 5ou.rces: (I) --_ffecflven. e.qs of Housing Programs 1989 - 2000, CiD, of 'i'u$~.~n; (2) Five ~. e~r im:,iementation ~an for fine Town Center rt and Sou th Central Redevelovmm~t ?ro~ect Areas for FLsc~ Years 2000 - 2901 to 2004 - 2005 724 CITY OF TLrSTIN- PRELIMI.~L4RY DIe. AFT GENERAL PLAIV AMEKDMENT 95 HO U.~ING ELEMr. E]VT DECEMBER 2 O01 APPENDIX A AFFORDABILITY GAP ANALYSIS CITY OF TUSTIN- PRELIMI:¥AI~Y DJE~FT GE.¢ERAL PLA,'~' AMEi~:DME.~'T 96 HOUSING ELEMEA~T DECEMBER ~001 T'nis page intentionally left blank. CITY OF TUSTIiY- PI~ELI~'~I_¥Ab?Y DP. AFT OE,¥E[~AL PLAi¥ AMENDMENT .97 HOUSING ELEMENT DECEMBER 2 O0 ~_ APPENDIX B REFERENCES CITY OF TUSTIN- PNELIMIiVANY D.~4FT TECI-INICAL MF_,MORANDUM 1 O0 HOUS~WG ELE:¥"XENT NDECEMBER200 i This page intentionally left blank CII'Y OF TUSTI.¥- PRELIMINARY DRAFI' TECH~'v'ICAL MEMORANDUM .1 O! HOUSI¥O ELEM'ENT NDECEMBER~ O0 i REFERENCES Documents 1. City of Tusth~ Comprehensive Housing AffordabfliW S~ategy, February 2000. 2. 1990 Census Report. U.S. Department of Commerce, Bureau of the Census. 3. California State Department of Finance, 1990, 1999. Demographic Profile and Survey of Homeless Persons Seeking Services in Orange Countw. The Research Comrrdttee of the Orar. ge County Homeless Issues Task Force, 1999. 5. Southern Califom_ia Association of Governments, Regional Housing Needs Assessment, 1999. 6. Cita' of Tustin, Zoning Code. 7. City of Tustin, General Plan, as amended Januau- 16, 2001. 8. Williams-Kuebelbeck & Associates, Old Town Market Analysis, October 16, 1991. Second Five-Year Implementation Plan for 'i-he Town Center and Sou~ Central Redevelopment Project Areas (FY 2000-01 to 2004-2005), Tustin Commu.n.iW Redevelopment Agency, January 2000. 9. Comprehensive Housing A.ffordability Strategg, for Fiscal Years 2000-2001 to 2009-2010, Tustin Communi~' Redevelopment Agency, February, 2000. 10. Final Envirommental Impact Statement/Environmental Impact Report (EJS/EIR) for t_he Disposal and Reuse of MCAS-Tustin (Programr.,~,,'-'w ..-,z,~,,,, for MCAS-Tustin), January 16, 2001. 11. City Council Staff Report, January 16, 2001. 12. Response to Comments, Final Volume 2 and 3 of Final Environmental impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal and Reuse of MCAS-Tus~n. 13. Marine Corps Air Station (MCAS)Tustin Specific Plan/Reuse Plan, October 1996 and September 1998 Amendments. CITY OF TUSTIN- PREL£iI:fh\(4RY Dt?.A. FT TECHNICAL MEMORANDUM 102 HOUSJ},rO ELE,~zENT NDECEMBER.2 0 01 14. Masterplan Marine Corps Air Station Tustin, DON 1989. 15. State o£ California, Department o£ HCD, Web-site. B. Persons and Organizations Ma~' .aa-m Barajas, Maria get Christian Temporary Shelter, Tustin (714) 771-2969 Barbara Bishop, Receptionist Aldergates (714) 544-3653 Kathy Novak The Sheepfold Shelter, Tustin (714) 669-9569 4. Susan Oakson, Executive Director Orange Count~: Homeless Issues Task Force Christine .-k. Shingleton, Assistant Ci~' .Manager Tustin CommuvJty Redevelopment Agency (7.'14) 573-3107 Elizabeth A. Binsack, Cornmu~t¥ Deve!ovment Director Communig- Development Department, Tustin (714) 573-3031 Lois E. Jeffrey 70! S. Parker St., Suite 8000 Orange, CA 92868-4760 (714) 558-7000 Jim Draughon, Redevelopment Program Manager Tustin CommurdW Redevelopment Agency (714) 573-3121 lustina Willkom, Associate Planner Con~-nuni~' Davelopment Department, Tustin (714) 573-3174 CITY OF TUSTIA.'- PRELIMIKARY DRAFT TECHNICAL MEMOP, A:YDUM 103 HOUSI.¥G ELEM. ENT IVDECE. MBER2 O01 10. Grace Schuth, Receptionist Tusfin Presbyterian Church (714) 544-7070 1~. Officer G. Vaklevienie Tustin Police Department (7]4) 573-3200 12. Jean Williams, Receptionist St. Cecilia's Church (714) 544-3131 CITY OF TL"STL¥- PRELIMINARY DI~iFT TECHAVCAL MEMORAND~Z'I ; 04 HOUSIiv'G ELEMENT · NDECEMBER200 J APPENDIX C MAJOR EMPLOYERS IN TUSTIN CITY OF TUSTIN- PRELIMINARY DRAFT TF. CHNICAL MEMOIL4i~DUM 105 HOUSING ELE,'VI~NT NDECEMBER2 0 0 ! This page intenffonally left blank. - T , CITY OF TUSTIN PRB,.,IMINARY DRAFT TBCH_NICAL M£MO!L~NDLh~ 1_ 06 HOUSI..¥G ELE_V~ENT NDECEMBER2 0 01 LIST OF MAJOR EMPLOYERS IN TUSTIN, CA Company/Addressfrel ephone No. Emp. Product/Service Steelcase Inc - (714) 259-8000 1,100 Office Fumit-ure 1123 Warner Avenue - Tustin 92780 Ricoh Electronics, inc. (714) 259-1220 1,038 Manufacturer 1100 Valencia Avenue - Tusiin, 92780 Sun Health Care Group - (714) 52-! 4443 2742 Dow Avenue - Tustin 92780 Texas Instrument~ - (714) 573-6000 14351 Mvford Road - Tustin 92780 985 Healthcare 560 Semiconductors Silicon Systems - (714) 731-7110 550 Integrated Circuits 14351 Mvford Road - Tusfin 92780 MacPherson Enterprises - (714) 832-3300 540 Auto Dealerships 2 Auto Center Drive - Tustin 92782 Pargam Technology - (714) 832-9922 500 Telecommunications 14402 Franklin Avenue - -l-u stin 92780 Cherokee international - (714) 598-2000 330 Power Supplies 2841 Dow- Tustin 92780 Toshiba America Medical Systems - (714) 730-5000 300 Dis~.~buWr, Medical 2441 Michelle - Tusfin 92780 Eouipment Crazy S~r~ - (714) 832-5883 245 Apparei 2911 Dow Avenue - Tustin 92780 Printrak International - (714) 238-2000 204 YL~gerprintmg 1250 N. Tustin - Tustin 92780 Systems Revere Transducers - (7!4~ 731-12~I 200 ManufacParer '14192 Franklin Avenue - Tustin 92780 Tushn Hospital - (714) 669-5883 200 Hospital 14662 Newport Boulevard - Tusfin 92780 Pacific Bell Mobile Services - (7!4) 734-7300 200 'i'elecommu nication~ 2521 Michelle Drive 2-~e Floor - Tusffn 92780 FJrema_v,'s Fund Insurance - (714) 669-0911 190 Insurance 17542 17~b Stxeet - Tustin 92780 Accounting Services Safeguard Business Systems - (714) 730-8112 ~ 75 14661 Franklin - Tu$t:in 92780 Dynachem electronic Materials - (714) 730-4200 i ~35 2631 Michelle Drive - Tustin 92780 . Vitalcom inc.- (714) 546-0147 15222 Del Arno Avenue - Tustin 92780 Smartflex Systems Inc. - (71.4) 838-8737 14312 Franklin Avenue - Tustin 92780 Duncan electronics - (714) 258-7500 15,'-71 Red Flill - TustLp. 92780 130 Quali~' Systems - (724) 731-7171 113 1782 E. 17:h Street, Stfite 210 - Tustm 92780 informa~on provided by the Tusttn Chamber of Commerce, 1999. 399 El Camino Real - Tustin, CA 92780 - (714),544-5341 Chemicals Medical computer Networks Electronic Assemblies Sensors k Ianufacturin g ..... Medical ,' Denta ! Computer S?'stems CITY OF TUST~? - PRELIMiN.4RY DR,4~'W' TECHNICAL MEMOP~4NDLSI~ 107 HOUSING ELEMIENT .¥DECEMBER2 O01