HomeMy WebLinkAbout02 FOURTH FIVE-YEAR IMPLEMENTATION PLANAGENDA REPORT
Agenda Item
Reviewed:
City Manager
Finance Director N/A
MEETING DATE: NOVEMBER 16, 2010
TO: DAVID C. BIGGS, CITY MANAGER & EXECUTIVE DIRECTOR
OF THE REDEVELOPMENT AGENCY
FROM: REDEVELOPMENT STAFF
SUBJECT: THE FOURTH FIVE-YEAR IMPLEMENTATION PLAN FOR THE TOWN
CENTER AND SOUTH CENTRAL REDEVELOPMENT PROJECT
AREAS (FISCAL YEARS 2010-2011 TO 2014-2015)
SUMMARY
Redevelopment Agency and City Council approval is requested of the Fourth Five-Year
Implementation Plan for the Town Center and South Central Redevelopment Project
Areas for Fiscal Years 2010-2011 to 2014-2015.
RECOMMENDATION
It is recommended the Redevelopment Agency and City Council open the joint Public
Hearing and after any public testimony:
1. The Agency adopt RDA Resolution No. 10-13 approving the proposed Fourth
Five-Year Implementation Plan for the Town Center and South Central Redevelopment
Project Areas for Fiscal Years 2010-2011 to 2014-2015; and
2. The City Council adopt Resolution No. 10-100 approving the proposed Fourth
Five-Year Implementation Plan for the Town Center and South Central Redevelopment
Project Areas for Fiscal Years 2010-2011 to 2014-2015.
FISCAL IMPACT
This action will have no direct fiscal impact on the Redevelopment Agency and City
Council. State Law requires the Agency to adopt a five (5) year Implementation Plan
outlining, in general terms, its intentions for the coming five years. This Plan is a
guideline only for programs; it does not actually appropriate Agency funds, nor does it
require the Agency to appropriate Agency funds in the future. Any appropriations are
done as part of the normal budget process.
City Council /Agency Report
November 16, 2010
Fourth Five-Year Implementation Plan.
Page 2
BACKGROUND/DISCUSSION
Section 33490 of the California Community Redevelopment Law (CRL) requires
redevelopment agencies to adopt an Implementation Plan every five years for each of
their redevelopment project areas in conjunction with the housing element cycle or the
implementation plan cycle. Since Fiscal Year 1995-1996, the Agency has adopted
three previous Implementation Plans for the Town Center and South Central Project
Areas. Mid-term reviews and mid-term public hearings on these previous
Implementation Plans were also required and held in 1998, 2002, and 2008.
The Fourth Five-Year Implementation Plan identifies programs, including potential
projects and estimated expenditures the Agency proposes to undertake in the Town
Center and South Central Redevelopment Project Areas during the next five year
period. Adoption of the Implementation Plan does not constitute an approval of any
specific program, potential project, or expenditure by the Agency, but should be viewed
as a policy and program document. Thus, specific sites for specific projects need not
be identified.
The proposed Fourth Five-Year Implementation Plan consists of three sections:
• Section 1 provides an introduction to the Implementation Plan identifying the legal
requirements and Project Areas covered by the Plan.
• Section ll deals with non-housing activities including major accomplishments during
the previous five years, financial resources, existing debt obligations, proposed non-
housing implementation activities and how those activities help eliminate blight.
• Section 111 deals with five-year housing activities, including an outline of specific
housing goals the Agency has previously adopted, and the housing activities the
Agency intends to implement in the coming five years.
The proposed implementation plan for housing activities aggregates new or
substantially rehabilitated units for the Town Center and South Central Project
Areas, as allowed by Section 33413(b)(2)(A)(v) of the CRL, based on the
determination that the aggregation will not cause or exacerbate racial, ethnic or
economic segregation. Much of the information, including components of the
Agency's housing implementation plan, is based on the City and Agency's previously
adopted 2008/09 - 2017/18 Comprehensive Affordable Housing Strategy and the
Housing Element of the City's General Plan adopted in June 2008.
City Council / Agency Report
November 16, 2010
Fourth Five-Year Implementation Plan.
Page 3
Questions often come when an Implementation Plan notes that an Agency is meeting its
goals for producing housing required under each Redevelopment Plan; why is the
Agency required to continue to apply its tax increment resources to providing additional
affordable housing? The reason is that under CRL, the Agency continues to be
responsible for meeting the basic purpose of redevelopment under the law which is #o
eliminate blight and to meet certain affordable housing obligations, with at least 20% of
the tax increment that the Agency receives required to be used for such purposes.
While the Five-Year Implementation Plan focuses on obligations of the Town Center
and South Central Project Areas over a five year period, the Agency's housing
obligations extend far beyond that as discussed further in this report, especially in
relation to housing to be developed at Tustin Legacy.
The Implementation Plan identifies a number of key plan limits and debt capacity issues
highlighted for the City Council and Agency which could impact future Agency activities,
and are summarized as follows:
Town Center Project Area
The last date to incur debt for the Project Area expired on January 1, 2004 for the
project area, except for any refunding of existing obligations or the legislative exemption
for activities permitted to meet the Agency's affordable housing obligations pursuant to
Section 33333.2 of CRL. The Redevelopment Plan expiration date is November 22,
2019 and the last date to receive Project Area tax increment and repay debt is
November 22, 2029. However, the Project Area also has a limit on the Agency's receipt
of tax increment of $90 million dollars that could limit the Agency's ability to receive
future redevelopment tax increment earlier than 2029. The $90 million tax increment
limitation is exclusive of payments to taxing agencies to alleviate financial burden
pursuant to Section 306 of the Redevelopment Plan. This includes payments made as a
result of Educational Revenue Augmentation Funds (ERAF) and Supplemental
Educational Revenue Augmentation (SERAF) payments made as required by the state.
As noted in Appendix E of the Implementation Plan, the Agency has received a total of
approximately $77,209,489 in tax increment through FY 2009-2010, with a total of
$2,432,230 in ERAF and SERAF payments excluded from the tax limit, resulting in a
total net increment of $74,777,259. Therefore, the $90 million cap could be reached as
early as Fiscal Year 2013-2014 (Exhibit A attached to this staff report provides a copy of
the information illustrated in Appendix E).
Pursuant to Section 3333.8 of CRL, if the Agency reaches its tax increment limit before
it meets its housing obligations, then the limit is suspended as it relates to funding these
housing obligations only. The Town Center Project Area has three housing obligations
which are further described in the Implementation Plan:
City Council / Agency Report
November 16, 2010
Fourth Five-Year Implementation Plan.
Page 4
• The Town Center Low and Moderate Income Housing Set-Aside Deferral-
authorized by CRL between FY 1985-86 and 1091-1992, total obligation is
$2,776,042.
• Obligations under the Housing Reimbursement Agreement between the City and
Agency- adopted in June 2007 and amended in January 2010, there is $16,393,177
debt remaining under this obligation which is shared between three project areas, of
which approximately $4,490,090 or 39% is an obligation of the Town Center Project
Area.
• Tax Allocation Housing Bonds, Series 2010-the annual debt service, including
principal and interest distributed across three project areas is approximately
$1,825,000 from future Housing Set Aside Funds (the 20% deposits of tax increment
for affordable housing purposes), of which approximately $412,000 is an annual
obligation of the Town Center Project Area. A copy of the debt service schedule for
this bond is attached as Exhibit B.
The Agency also has an existing Tax Allocation Refunding Bonds, issued in July 1998
which refunded the Agency's Town Center Refunding Bonds, Series 1987 and Agency's
Subordinate Tax Allocation Bonds, series 1991. The Agency's current long-term debt
according to the Agency's last adopted Financial Report was $13,117,685. In order to
take advantage of current interest rates, the Tustin City Council and Agency have
authorized the City's financing team to evaluate a potential package to refund the bonds
to reduce debt service over the next few years to realize savings and to ensure the
bonds are repaid before reaching the cap on tax increment. A bond debt service
schedule for the current bonds is attached as Exhibit C.
South Central Proiect Area
The last date to incur debt for the Project Area expired on January 1, 2004 for the
original project area and January 1, 2005 for the Added Area (amendment to the Plan
adopted in 1985); except for the legislative exemption for activities permitted to meet the
Agency's affordable housing obligations pursuant to Section 33333.2 of CRL. The South
Central Redevelopment Plan expiration date is July 15, 2018, and the last date to
receive Project Area tax increment and repay debt is July 15, 2028. However, the
Project Area also has a limit on the Agency's receipt of tax increment. The cap on tax
increment which may be collected cannot exceed a yearly average of $2.5 million
dollars which could limit the Agency's ability to receive future redevelopment tax
increment earlier than 2028. Provisions of the plan require that any dollar amounts in
excess of this average yearly figure revert back to the individual taxing agencies. Given
City Council / Agency Report
November 16, 2010
Fourth Five-Year Implementation Plan.
Page 5
the plan date limits and the $2.5 million average annual limitation, the equivalent gross
maximum potential tax increment that the Agency would be permitted to receive is
$112,500,000. As noted in Appendix E of the Implementation Plan, the Agency has
received a total of $59,699,320 in tax increment through FY 2009-2010 and may not
reach its cap until Fiscal Year 2022-23 (Exhibit D of this staff report provides a copy of
information illustrated in Appendix E).
Pursuant to Section 3333.8 of CRL, if the Agency reaches its tax increment limit before
it meets its housing obligations, then the limit is suspended until the Agency has
complied with meeting these obligations. The South Central Project Area has three
housing obligations which are further described in the Implementation Plan:
• Obligations under the Housing Reimbursement Agreement between the City and
Agency-adopted in June 2007 and amended in January 2010, there is $16,393,177
debt remaining under this obligation which is shared between three project areas, of
which approximately $409,770 or 26.46% is an obligation of the South Central
Project Area.
Tax Allocation Housing Bonds, Series 2010-the annual debt service, including
principal and interest distributed across the Agency's three project areas is
approximately $1,825,000, of which approximately $449,000 is an annual obligation
of the South Central Project Area.
Conclusion
In reviewing the Implementation Plan, the Council and Agency should take into
consideration the following:
1. The purpose of the Implementation Plan is to provide basic information about the
Agency's broad intentions over the coming five years. It is not intended to take the
place of the Agency's ability to establish priorities and direct staff accordingly.
2. By its nature, redevelopment is opportunistic and must remain fluid in order to
respond to the marketplace. The Implementation Plan does not limit the Agency
from developing additional or alternative broad programs or potential projects in the
future.
3. If the Agency wishes to alter the Implementation Plan in the future, it may do so.
4. The State has not included any penalties in CRL if the Agency does not meet
expectations of the Implementation Plan.
City Council /Agency Report
November 16, 2010
Fourth Five-Year Implementation Plan.
Page 6
5. The Implementation Plan includes more broad programs and potential projects than
the Agency may be able to fund. If the Agency cannot afford all of the activities and
programs outlined in the Plan, there is no penalty. However, Agency Staff feel it is
important to list all possible general projects and program categories, particularly in
light of the history of the State to take Redevelopment Agency dollars from local
agencies that the state believes may be unencumbered. While the passage of
Proposition 22 may limit this future possibility, there will inevitably be other legislative
threats to the Agency's ability to meet its Redevelopment Plan obligations.
State Law requires the Agency to hold a Public Hearing before adoption of the
Implementation Plan. The Public Hearing has been noticed as required by State Law.
If the City Council or Agency wishes additional changes to the proposed Implementation
Plan, these changes can be conditioned as corrections to be made by staff as part of
any adoption of the Implementation Plan.
The Implementation Plan is attached. Staff will be available at the Joint Public Hearing
to answer any questions the Council and Agency may have.
Christine A. Shinglet Jerry Craig
Assistant City Manager Redevelg~ en rq r Manager
Attachments: Fourth Five-Year Implementation Plan
Exhibit A-Town Center Project Area Tax Increment
Exhibit B-2010 Housing Bonds Debt Service Schedule
Exhibit C-1998 Town Center Refunding Remaining Debt Service
Schedule
Exhibit D-South Central Project Area Tax Increment
Redevelopment Agency RDA Resolution No. 10-13
City Council Resolution No. 10-100
EXHIBIT A
Town Center
Tax Increment Limit
FY 1976/1977 to FY 2009/2010
ERAF/SERAF Cumulative Tax
Fiscal Year Tax Increment Project - 80% Housing Set-Aside Payments Increment Limit
1976-77 $0.00 $0.00 $0.00
1977-78 $219,649.83 $175,719.86 $43,929.97 $219,649.83
1978-79 $450,997.99 $360,798.39 $90,199.60 $670,647.82
1979-80 $751,804.98 $601,443.99 $150,361.00 $1,422,452.80
1980-81 $741,147.09 $592,917.67 $148,229.42 $2,163,599.89
1981-82 $1,229,255.71 $983,404.57 $245,851.14 $3,392,855.60
1982-83 $1,168,631.64 $934,905.31 $233,726.33 $4,561,487.24
1983-84 $1,404,803.26 $1,123,842.61 $280,960.65 $5,966,290.50
1984-85 $1,563,236.73 $1,250,589.39 $312,647.35 $7,529,527.24
1985-86 $1,535,542.62 $1,228,434.10 $307,108.52 $9,065,069.86
1986-87 $1,658,198.35 $1,326,558.68 $331,639.67 $10,723,268.21
1987-88 $1,934,047.51 $1,547,238.01 $386,809.50 $12,657,315.72
1988-89 $1,257,114.99 $1,005,692.00 $251,423.00 $13,914,430.71
1989-90 $2,331,751.81 $1,865,401.45 $466,350.36 $16,246,182.53
1990-91 $2,454,293.93 $1,963,435.14 $490,858.79 $18,700,476.45
1991-92 $2,455,822.50 $1,964,658.00 $491,164.50 $21,156,298.95
1992-93 $2,035,603.11 $1,628,482.49 $407,120.62 $23,191,902.06
1993-94 $2,569,197.41 $2,055,357.93 $513,839.48 $25,761,099.47
1994-95 $2,439,874.05 $1,951,899.24 $487,974.81 $28,200,973.53
1995-96 $2,080,093.59 $1,664,074.87 $416,018.72 $30,281,067.11
1996-97 $2,156,514.99 $1,725,211.99 $431,303.00 $32,437,582.10
1997-98 $2,217,237.54 $1,773,790.03 $443,447.51 $34,654,819.64
1998-99 $2,337,427.49 $1,869,941.99 $467,485.50 $36,992,247.13
1999-2000 $2,555,057.96 $2,044,046.37 $511,011.59 $39,547,305.09
2000-01 $2,741,804.23 $2,193,443.38 $548,360.85 $42,289,109.32
2001-02 $2,951,060.56 $2,360,848.45 $590,212.11 $45,240,169.88
2002-03 $2,961,945.06 $2,369,556.05 $592,389.01 $73,940.88 $48,128,174.06
2003-04 $3,157,276.09 $2,525,820.87 $631,455.22 $187,259.12 $51,098,191.03
2004-05 $3,331,481.37 $2,665,185.10 $666,296.27 $206,474.14 $54,223,198.26
2005-06 $3,730,397.39 $2,984,317.91 $746,079.48 $266,908.80 $57,686,686.85
2006-07 $3,980,400.51 $3,184,320.41 $796,080.10 $61,667,087.36
2007-08 $4,299,226.24 $3,439,380.99 $859,845.25 $65,966,313.60
2008-09 $5,652,841.30 $4,522,273.04 $1,130,568.26 $71,619,154.90
2009-10 $4,855,751.14 $3,884,600.91 $971,150.23 $1,697,646.95 $74,777,259.10
Total: $77,209,488.98 $61,767,591.19 $15,441,897.80 $2,432,229.89 $74,777,259.10
Maximum Cumulative Tax Increment Limit: $90,000,000.00 BALANCE: $15,222,740.90
The Town Center Tax Increment Limit is defined in Section 600 -Limitations on Finances of the 1989 Second Amendment as follows:
the "limitation is exclusive of: (1) any payments to taxing agencies to alleviate financial burden made by the Agency pursuant to
Section 33401 of the Community Redevelopment Law and Section 306 of this Plan; and (2) any funds required by Section 33334.2 of
the Community Redevelopment Law to be deposited by the Agency in a Low and Moderate Income Housing Fund as a result of such
payments to taxing agencies." Based on projections by Taussig and Associates, Inc. that the annual tax increment (assuming 0%
growth) will be approximately $4,675,353, the Agency would reach its Tax Increment Limit of $90,000,000 in FY 2013/14 or earlier if
tax increment growth occurs more rapidly. Pursuant to CRL §33331.5, the Agency can extend the last date to receive tax
increment/repay debt for each year the Agency makes a Supplemental Educational Revenue Augmentation Fund (SERAF) payment as
required by the 2009-10 state budget (adoption of ABX4-26). In accordance with ABX4-26, the Agency made a SERAF payment in FY
2009-10 and is scheduled to make another SERAF payment in FY 2010-11. After Sacramento Superior Court Judge Lloyd Connelly
upheld the legality of the SERAF payments, the California Redevelopment Association filed an appeal with the Third District Court of
Appeal to overturn ABX4-26. The Agency is waiting for a decision to be made on the appeal before extending the time limits. In
determining the Cumulative Tax Increment Limit, the Agency excluded the Educational Revenue Augmentation Fund (ERAF) and
Supplemental Educational Revenue Augmentation Fund (SERAF) payments in the calculation.
EXHIBIT B
Tax Allocation Housing Bonds, 2010 Series
Debt Service Schedule
Bond Year
Ending
(September 1) Principal Amount Interest Total
2010 $1,255,000 $568,787.66 $1,823,787.66
2011 $695,000 $1,131,756.26 $1,826,756.26
2012 $715,000 $1,110,906.26 $1,825,906.26
2013 $735,000 $1,089,456.26 $1,824,456.26
2014 $760,000 $1,067,406.26 $1,827,406.26
2015 $785,000 $1,040,806.26 $1,825,806.26
2016 $815,000 $1,009,406.26 $1,824,406.26
2017 $850,000 $976,806.26 $1,826,806.26
2018 $880,000 $942,806.26 $1,822,806.26
2019 $920,000 $907,606.26 $1,827,606.26
2020 $955,000 $870,806.26 $1,825,806.26
2021 $995,000 $832,606.26 $1,827,606.26
2022 $1,035,000 $791,562.50 $1,826,562.50
2023 $1,080,000 $747,575.00 $1,827,575.00
2024 $1,125,000 $701,675.00 $1,826,675.00
2025 $1,180, 000 $645,425.00 $1, 825,425.00
2026 $1,240,000 $586,425.00 $1,826,425.00
2027 $1,300,000 $524,425.00 $1,824,425.00
2028 $950,000 $459,425.00 $1,409,425.00
2029 $550,000 $411,925.00 $961,925.00
2030 $580,000 $384,425.00 $964,425.00
2031 $605,000 $355,425.00 $960,425.00
2032 $640,000 $323,662.50 $963,662.50
2033 $675,000 $290,062.50 $965,062.50
2034 $710,000 $254,625.00 $964,625.00
2035 $745,000 $217,350.00 $962,350.00
2036 $785,000 $178,237.50 $963,237.50
2037 $825,000 $137,025.00 $962,025.00
2038 $870,000 $93,712.50 $963,712.50
2039 $915,000 $48,037.50 $963,037.50
TOTALS $26,170, 000 $18, 700,156.52 $44, 870,156.52
EXHIBIT C
Town Center Redevelopment Project Area
Tax Allocation Refunding Bonds, 1998 Series A
Remaining Debt Service Schedule
Total Debt Service
Date Principal Interest of the Bonds
1-Dec-10 $1,205,000.00 $235,652.50 $1,440,652.50
1-Jun-11 $207,636.25 $207,636.25
FY 2010-11 x1,648,288.75
1-Dec-11 $1,255,000.00 $207,636.25 $1,462,636.25
1-Jun-12 $177,830.00 $177,830.00
FY 2011-12 $1,640,466.25
1-Dec-12 $1,315,000.00 $177,830.00 $1,492,830.00
1-Jun-13 $145,941.25 $145,941.25
FY 2012-13 x1,638,771.25
1-Dec-13 $1,380,000.00 $145,941.25 $1,525,941.25
1-Jun-14 $112,131.25 $112,131.25
FY 2013-14 x1,638,072.50
1-Dec-14 $1,445,000.00 $112,131.25 $1,557,131.25
1-Jun-15 $76,006.25 $76,006.25
FY 2014-15 x1,633,137.50
1-Dec-15 $1,525,000.00 $76,006.25 $1,601,006.25
1-Jun-16 $37,881.25 $37,881.25
FY 2015-16 x1,638,887.50
1-Dec-16 $1,595,000.00 $37,881.25 $1,632,881.25
1-Jun-17
FY 201 &17 x1,632,881.25
EXHIBIT D
South Central
Tax Increment Limit
FY 1983/1984 to FY 2009/2010
OCWD Housing Set- Cumulative Tax
Fiscal Year Tax Increment Payments Project - 80% Aside Increment Limit
1983-84 $0.00 $0.00
1984-85 $130,391.05 $104,312.84 $26,078.21 $130,391.05
1985-86 $138,360.92 $110,688.74 $27,672.18 $268,751.97
1986-87 $568,092.18 $454,473.74 $113,618.44 $836,844.15
1987-88 $1,051,142.30 $840,913.84 $210,228.46 $1,887,986.45
1988-89 $1,723,811.02 $1,379,048.82 $344,762.20 $3,611,797.47
1989-90 $1,635,096.61 $1,308,077.29 $327,019.32 $5,246,894.08
1990-91 $2,144,742.69 $2,000.00 $1,713,794.16 $428,948.54 $7,391,636.77
1991-92 $2,161,651.67 $2,000.00 $1,727,321.33 $432,330.33 $9,553,288.44
1992-93 $2,407,750.65 $2,000.00 $1,924,200.52 $481,550.13 $11,961,039.08
1993-94 $2,256,882.12 $2,000.00 $1,803,505.70 $451,376.42 $14,217,921.20
1994-95 $2,249,500.70 $2,000.00 $1,797,600.56 $449,900.14 $16,467,421.91
1995-96 $1,485,968.28 $2,000.00 $1,186,774.62 $297,193.66 $17,953,390.19
1996-97 $1,755,919.25 $2,000.00 $1,402,735.40 $351,183.85 $19,709,309.44
1997-98 $1,971,978.26 $2,000.00 $1,575,582.61 $394,395.65 $21,681,287.70
1998-99 $1,841,772.67 $2,000.00 $1,471,418.14 $368,354.53 $23,523,060.37
1999-2000 $1,989,547.91 $2,000.00 $1,589,638.33 $397,909.58 $25,512,608.28
2000-01 $2,247,623.40 $2,000.00 $1,796,098.72 $449,524.68 $27,760,231.68
2001-02 $2,652,016.54 $2,000.00 $2,119,613.23 $530,403.31 $30,412,248.22
2002-03 $2,483,040.62 $2,000.00 $1,984,432.50 $496,608.12 $32,895,288.84
2003-04 $2,709,779.91 $2,000.00 $2,165,823.93 $541,955.98 $35,605,068.75
2004-05 $3,282,318.44 $2,000.00 $2,623,854.75 $656,463.69 $38,887,387.19
2005-06 $3,490,842.35 $2,000.00 $2,790,673.88 $698,168.47 $42,378,229.54
2006-07 $3,844,298.37 $2,000.00 $3,073,438.70 $768,859.67 $46,222,527.91
2007-08 $4,480,710.92 $2,000.00 $3,582,568.74 $896,142.18 $50,703,238.83
2008-09 $4,555,086.41 $2,000.00 $3,642,069.13 $911,017.28 $55,258,325.24
2009-10 $4,440,994.62 $2,000.00 $3,550,795.70 $888,198.92 $59,699,319.86
Total: $59,699,319.86 $40,000.00 $47,719,455.88 $11,939,863.97 $59,699,319.86
Maximum Cumulative Tax Increment Limit: $115,000,000 BALANCE: $55,300,680
Avg Annual Tax Increment: $2,500,000
The South Central Tax Increment Limit is defined in Section 600 -Limitations on Finances of the 1985 South Central Project Area
Amendment as follows: "The average yearly tax increment which may be collected shall not exceed 2.5 million dollars." The South
Central Project Area's last date to receive tax increment is July 15, 2028, 46 Fiscal Years from the Plan adoption date of August 1,
1983. Multiplying the 46 years times the annual average of $2.5 million, equals a Cumulative Tax Increment Limit of $115,000,000.
Based on March 2010 projections by HdL, Coren & Cone that the annual tax increment (assuming 0% growth) received will be
approximately $4,412,000, the Agency would reach its Tax Increment Limit of $115,000,000 in FY 2022/23 or earlier if tax increment
growth occurs more rapidly. Pursuant to CRL §33331.5, the Agency can extend the last date to receive tax increment/repay debt for
each year the Agency makes a Supplemental Educational Revenue Augmentation Fund (SERAF) payment as required by the 2009-10
state budget (adoption of ABX4-26). The Agency made a payment in FY 2009-10 and is scheduled to make another in FY 2010-11.
After Sacramento Superior Court Judge Lloyd Connelly upheld the legality of the SERAF payments, the California Redevelopment
Association filed an appeal with the Third District Court of Appeal to overturn ABX4-26. The Agency is waiting for a decision to be made
on the appeal before extending the time limits. If the time limits are extended, the cumulative tax increment limit v~ill increase to
$120,000,000. The cumulative amount of tax increment received is determined before pass through payments and Housing Set-Aside
funds are allocated.
RDA RESOLUTION NO. 10-13
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE
FOURTH FIVE-YEAR IMPLEMENTATION PLAN FOR THE
TOWN CENTER AND SOUTH CENTRAL
REDEVELOPMENT PROJECT AREAS.
The Tustin Community Redevelopment Agency of the City of Tustin does hereby
resolve as follows:
I. The Tustin Community Redevelopment Agency (the "Agency') finds and
determines as follows:
A. The City Council adopted the Town Center Redevelopment Plan on
November 22,1976 by Ordinance No. 701, and subsequently amended
the Redevelopment Plan on September 8,1981 by Ordinance No. 855,
further amended the Redevelopment Plan on March 20, 1989 by
Ordinance No. 1021, and further amended the Redevelopment Plan on
November 21, 1994 by Ordinance No. 1141; and
B. The City Council adopted the South Central Redevelopment Plan on
August 1,1983 by Ordinance No. 890, and subsequently amended the
Redevelopment Plan on July 15, 1985 by Ordinance No. 939, and further
amended the Redevelopment Plan on November 21, 1994 by Ordinance
No. 1142, and further amended the Redevelopment Plan on November 1,
1999 by Ordinance No. 1223; and
C. The City Council, by Resolutions No. 05-48 and 05-49, and the Agency by
Resolutions No. RDA 05-01 and 05-02, on March 21, 2005, adopted
findings that the use of tax increment housing set-aside funds allocated
from the South Central Project Area and from the Town Center Project
Area for the purpose of increasing, improving and preserving the
community's supply of low and moderate income housing outside the
Project Areas and within the City of Tustin would be of benefit to both the
South Central and Town Center Redevelopment Project Areas; and
D. Section 33490(a)(1)(A) of the California Community Redevelopment Law
requires the Agency to adopt aFive-Year Implementation Plan, outlining
specific programs, including potential projects and expenditures proposed
by the Agency to be made during the next five (5) years; and
E. The Tustin Community Redevelopment Agency adopted Resolution No.
RDA 94-16 on December 5, 1994, approving the Implementation Plan for
the Town Center and South Central Project Areas for the fiscal years
1995-1996 to 1999-2000; and
F. The Tustin Community Redevelopment Agency adopted Resolution No.
RDA 00-3 on March 6, 2000, approving the Second Implementation Plan
for the Town Center and South Central Project Areas for the fiscal years
2000-2001 to 2004-2005; and
G. The Tustin Community Redevelopment Agency adopted Resolution No.
RDA 04-09 on December 6, 2004, approving the Third Implementation
Plan for the Town Center and South Central Project Areas for the fiscal
years 2005-2006 to 2009-2010; and
H. A fourth five (5) year Implementation Plan for the Town Center and South
Central Redevelopment Project Areas for fiscal years 2010-2011 to 2014-
2015 is now required; and
Section 33490(a)(1)(B) of the Community Redevelopment Law states that
the adoption of an Implementation Plan is not a "project" within the
meaning of Section 21000 of the Public Resources Code and is not
subject to environmental review; and
J. A public hearing was duly noticed, called, and by the Redevelopment
Agency on October 5, 2010, on October 19, 2010, November 2, 2010 and
November 16, 2010.
II. The Tustin Community Redevelopment Agency hereby finds and determines,
based upon substantial evidence provided in the record before it that the Fourth Five-
Year Implementation Plan for the Town Center and South Central Redevelopment
Project Areas for fiscal years 2010-2011 to 2014-2015, attached hereto as Exhibit "A", is
hereby approved.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Tustin Community
Redevelopment Agency held on the 16th day of November 16, 2010.
JERRY AMANTE
Chairperson
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA
ORANGE COUNTY
CITY OF TUSTIN
I, Pamela Stoker, City Clerk and ex-officio Clerk of the Tustin Community
Redevelopment Agency of the City of Tustin, California, do hereby certify that the whole
number of the members of the Tustin Community Redevelopment Agency of the City of
Tustin is five; that the above and forgoing RDA Resolution No. 10-13 was duly passed
and adopted at a regular meeting of the Tustin Community Redevelopment Agency,
held on October 19, 2010, by the following vote:
BOARDMEMBER AYES:
BOARDMEMBER NOES:
BOARDMEMBER ABSTAINED:
BOARDMEMBER ABSENT:
PAMELA STOKER
CITY CLERK
EXHIBIT A
FOURTH FIVE YEAR IMPLEMENTATION PLAN
<ATTACH>
RESOLUTION NO. 10-100
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, APPROVING THE FOURTH FIVE-
YEAR IMPLEMENTATION PLAN FOR THE TOWN
CENTER AND SOUTH CENTRAL REDEVELOPMENT
PROJECT AREAS.
The City Council of the City of Tustin does hereby resolve as follows:
The Tustin City Council (the "City")finds and determines as follows:
A. The City Council adopted the Town Center Redevelopment Plan on
November 22,1976 by Ordinance No. 701 and subsequently amended the
Redevelopment Plan on September 8,1981 by Ordinance No. 855, further
amended the Redevelopment Plan on March 20, 1989 by Ordinance No.
1021 and further amended the Redevelopment Plan on November 21,
1994 by Ordinance No. 1141; and
B. The City Council adopted the South Central Redevelopment Plan on
August 1,1983 by Ordinance No. 890 and subsequently amended the
Redevelopment Plan on July 15, 1985 by Ordinance No. 939, and further
amended the Redevelopment Plan on November 21, 1994 by Ordinance
No. 1142, and further amended the Redevelopment Plan on November 1,
1999 by Ordinance No. 1223; and
C. The City Council by Resolutions No. 05-48 and 05-49, and the Agency by
Resolutions No. RDA 05-01 and 05-02, on March 21, 2005, adopted
findings that the use of tax increment housing set-aside funds allocated
from the South Central Project Area and from the Town Center Project
Area for the purpose of increasing, improving and preserving the
community's supply of low and moderate income housing outside the
Project Areas and within the City of Tustin will be of benefit to both the
South Central and Town Center Redevelopment Project Areas; and
D. Section 33490(a) (1) (A) of the California Community Redevelopment Law
requires the Agency to adopt aFive-Year Implementation Plan, outlining
specific programs, including potential projects and expenditures proposed
by the Agency to be made during the next five (5) years; and
E. The Tustin Community Redevelopment Agency adopted Resolution No.
RDA 94-16 on December 5, 1994, approving the Implementation Plan for
the Town Center and South Central Project Areas for the fiscal years
1995-1996 to 1999-2000; and
F. The Tustin Community Redevelopment Agency adopted Resolution No.
RDA 00-3 on March 6, 2000, approving the Second Implementation Plan
for the Town Center and South Central Project Areas for the fiscal years
2000-2001 to 2004-2005; and
G. The Tustin Community Redevelopment Agency adopted Resolution No.
RDA 04-09 on December 6, 2004, approving the Third Implementation
Plan for the Town Center and South Central Project Areas for the fiscal
years 2005-2006 to 2009-2010; and
H. A fourth five (5) year Implementation Plan for the Town Center and South
Central Redevelopment Project Areas for fiscal years 2010-2011 to 2014-
2015 is now required; and
Section 33490(a)(1)(B) of the Community Redevelopment Law states that
the adoption of an Implementation Plan is not a "project" within the
meaning of Section 21000 of the Public Resources Code and is not
subject to environmental review; and
J. A public hearing was duly noticed, called by the City Council on October
5, 2010, October 19, 2010, and November 2, 2010 and November 16,
2010.
II. The City Council of the City of Tustin hereby finds and determines, based upon
substantial evidence provided in the record before it that the Fourth Five-Year
Implementation Plan for the Town Center and South Central Redevelopment Project
Areas for fiscal years 2010-2011 to 2014-2015 attached hereto as Exhibit "A" is hereby
approved.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the
City of Tustin held on the 16th day of November, 2010.
JERRY AMANTE
Mayor
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA
ORANGE COUNTY
CITY OF TUSTIN
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin,
California, do hereby certify that the whole number of the members of the City Council
of the City of Tustin is five; that the above and forgoing Resolution No. 10-100 was duly
passed and adopted at a regular meeting of the City Council of the City of Tustin, held
on November 16, 2010, by the following vote:
BOARDMEMBER AYES:
BOARDMEMBER NOES:
BOARDMEMBER ABSTAINED:
BOARDMEMBER ABSENT:
PAMELA STOKER
CITY CLERK
EXHIBIT A
FOURTH FIVE YEAR IMPLEMENTATION PLAN
<ATTACH>
~ _.
FOURTH FIVE-YEAR
IMPLEMENTATION PLAN
FOR THE
TOWN CENTER AND SOUTH CENTRAL
REDEVELOPMENT PROJECT AREAS
(FY 2010-2011 to FY 2014-2015)
~.
'.~,
a I i'F"' ~ 7 ~Yi
~ ustin community Redevelopment Agency
October, 2010
TABLE OF CONTENTS
1.0-FIVE YEAR IMPLEMENTATION PLAN INTRODUCTION ............................................. 1
2.0 - FIVE YEAR IMPLEMENTATION PLAN FOR REDEVELOPMENT NON-HOUSING
ACTIVITIES
2.1 Background ......................................................................................................6
2.1.1 Town Center Redevelopment Plan .................................................. ... 6
2.1.2 South Central Redevelopment Plan ................................................. ... 9
2.1.3 Summary of Town Center and South Central Plan Limits ................ ... 11
2.1.4 Adopted Project Area Benefit Resolutions ...................................... ... 12
2.2 Major Accomplishments ............................................................................... ... 13
2.2.1 Town Center Project Area ................................................................ ... 13
2.2.2 South Central Project Area ............................................................... ... 22
2.3 Redevelopment (Non-Housing) Program Financial Resources .................... ... 31
2.3.1 Projected Revenues ......................................................................... ... 31
2.3.2 Existing Debt and Other Financial Obligations ................................. ... 33
2.4 Agency Five Year Non-Housing Implementation Activities ............................. 38
2.4.1 Introduction ........................................................................................ 38
2.4.2 Cash Flow ......................................................................................... ... 41
2.4.3 Proposed Agency Programs, Potential Projects and Expenditures ....42
3.0-FIVE YEAR IMPLEMENTATION PLAN FOR REDEVELOPMENT HOUSING ACTIVIT IES
3.1 Introduction ................................................................................................. .... 59
3.2 Background .................................................................................................. ....60
3.2.1 Implementation Plan Housing Goals ............................................... .... 60
3.2.2 Consistency of Implementation Plan Goals with the Housing Element
.................................................................................................................. .... 61
3.2.3 Agency Benefit Resolutions ............................................................ .... 61
3.3 Deferrals of Deposits to the Low and Moderate Income Housing Fund..... .... 62
3.4 Recent Legislation Affecting Housing Activities .......................................... .... 63
3.5 The Low and Moderate Income Housing Funds Available .......................... .... 63
3.6 Housing Programs, Projects and Expenditures ........................................... .... 66
3.6.1 Preservation of At-Risk Affordable Housing Rental Units ............... .... 68
3.6.2 Rehabilitation of Existing Housing .................................................. .... 69
3.6.3 New Housing Construction ............................................................. .... 69
3.6.4 First Time Homebuyer Assistance and/or Foreclosure Negotiated
Purchase .................................................................................................. .... 71
3.6.5 Homeless Assistance and Supportive Services ............................... .... 72
3.6.6 Administrative Program Support/Indirect Costs ............................. .... 72
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ i
TABLE OF CONTENTS (continued)
3.7 Annual Distribution of Units to be Assisted .................................................... 73
3.8 Expenditure Plan for Housing Funds ............................................................... 75
3.9 Affordable Housing Compliance Plan .............................................................. 78
3.9.1 Housing Production ............................................................................. 78
3.9.2 Past Production of Affordable Units in the Project Areas .................. 79
3.9.3 Housing Units to be Developed .......................................................... 81
3.10 Replacement Housing Obligations ................................................................ 84
3.11 Addressing Blighting Conditions through Housing Activities ........................ 85
LIST OF FIGURES
FIGURE 1-1 Summary of Legal Requirements .............................................................. 1
FIGURE 1-2 Physical and Economic Blight Defined .................................................. .... 3
FIGURE 1-3 Town Center Redevelopment Project Area Map .................................. .... 4
FIGURE 1-4 South Central Redevelopment Project Area Map ................................ .... 5
FIGURE 2-1 Redevelopment Goals and Objectives -Town Center Project Area .... .... 7
FIGURE 2-2 Town Center Redevelopment Plan Summary ....................................... .... 8
FIGURE 2-3 Redevelopment Goals and Objectives -South Central Project Area ... .... 10
FIGURE 2-4 South Central Redevelopment Plan Summary ..................................... ....11
FIGURE 2-5 Town Center and South Central Redevelopment Plan Limits ............... .... 12
FIGURE 2-6 Town Center Implementation Plan Goals and Objectives .................... ....43
FIGURE 2-7 South Central Implementation Plan Goals and Objectives ................... .... 51
FIGURE 3-1 Fourth Five-Year Implementation Plan Housing Goals and Objectives .... 60
LIST OF TABLES
TABLE 2-1 Town Center Summary of Recent Private Sector Projects (FY 2005/06 -
2009/10) ....................................................................................................19
TABLE 2-2 Town Center Summary of Prior Implementation Plan Private Sector
Projects (FY 1994/95 - 2004/05) ................................. ............................. 20
TABLE 2-3 South Central Summary of Recent Private Sector Pr ojects (FY 2005/06 -
2009/10) ....................................................................... ............................. 28
TABLE 2-4 South Central Summary of Prior Implementation Plan Private Sector
Projects (FY 1994/95 - 2004/05) ................................ .............................. 29
TABLE 2-5 Town Center Five-Year Non-Housing Financial Resources & Debt
Obligations .................................................................. .............................. 39
TABLE 2-6 South Central Five-Year Non-Housing Financial Resources & Debt
Obligations .................................................................. .............................. 40
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page I ii
LIST OF TABLES (continued)
TABLE 2-7 Town Center Use of Funds ........................................................................41
TABLE 2-8 South Central Use of Funds .................................................................. .....42
TABLE 2-9 Town Center Relationship Between Goals & Objectives and Blight
Elimination ........................................................................................... ..... 49
TABLE 2-10 Town Center Relationship Between Programs & Projects and Blight
Elimination ............................................................................................ .... 49
TABLE 2-11 South Central Relationship Between Goals & Objectives and Blight
Elimination ............................................................................................ .... 58
TABLE 2-12 South Central Relationship Between Programs & Projects and Blight
Elimination ............................................................................................ .... 58
TABLE 3-1 Town Center Five-Year Housing Financial Resources & Debt Obligations 65
TABLE 3-2 South Central Five-Year Housing Financial Resources & Debt
Obligations ............................................................................................ .... 66
TABLE 3-3 Town Center Use of Housing Funds ...................................................... .... 67
TABLE 3-4 South Central Use of Housing Funds .................................................... .... 68
TABLE 3-5 Estimated Annual Distribution of Assisted Units & Households .......... .... 74
TABLE 3-6 Fair Share Adjusted Affordable Housing Expenditure Goal .................. .... 76
TABLE 3-7 Ten-Year Proportional Expenditure Compliance (2005/06 - 2014/15) ....77
TABLE 3-8 Project Area Inclusionary Housing Production (2005/06 - 2009/10)... .... 80
TABLE 3-9 Prior Five-Year Housing Activities (2005/06 - 2009/10) ....................... .... 81
TABLE 3-10 Future Project Area Inclusionary Housing Production ......................... .... 83
TABLE 3-11 Summary of Replacement Housing Obligations ................................... .... 85
TABLE 3-12 Housing Goals & Objectives and Blight Elimination ............................. .... 87
TABLE 3-13 Housing Programs and Blight Elimination ............................................ .... 87
APPENDIX TABLES
APPENDIX A Affordable Housing Production Tabulations ........................................... .. 88
APPENDIX B Replacement Housing Tabulations ......................................................... .. 94
APPENDIX C Town Center Project Area Loans Between RDA and City ....................... .. 97
APPENDIX D South Central Project Area Loans Between RDA and City ...................... .. 99
APPENDIX E Town Center and South Central Tax Increment Limit ............................ 103
APPENDIX F 1998 Town Center Tax Allocation Bonds Debt Service Schedule .......... 106
APPENDIX G Tax Allocation Housing Bonds, Series 2010 Debt Service Schedule...... 108
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page I iii
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1.0 Introduction
INTRODUCTION
This document has been prepared by the Tustin Community Redevelopment Agency ("Agency")
pursuant to Article Section 33490 of California Community Redevelopment Law ("CRL") (FIGURE 1-
1). It is the Fourth Five-Year Implementation Plan ("Plan") for the Redevelopment Plans
("Redevelopment Plans") for the Town Center and South Central Redevelopment Projects
("Project(s)" or "Project Areas") in the City of Tustin (the "City").
Redevelopment Agencies are required to adopt an Implementation Plan every five years. The
Implementation Plan may include more than one project area. On December 5, 1994, the City
Council approved the initial Implementation Plan that incorporated both the Town Center and
South Central Project Areas. Subsequently, the Agency's Second Five-Year Implementation Plan
was adopted in 2000, and the Third Five-Year Implementation Plan in 2004. A Mid-Term Report on
the Third Five-Year Implementation Plan, which provides a review of progress midway through the
five years, and a public hearing occurred in June 2008.
FIGURE 1-1
SUMMARY OF LEGAL REQUIREMENTS
California Community Redevelopment Law, Article 16.5, Section 33490
Section 33490(a) of the California Community Redevelopment Law requires each redevelopment agency to adopt an
implementation plan every five years that includes:
• The Agency's specific goals and objectives for its redevelopment project areas.
• Specific programs, including potential projects, and estimated expenditures for the next five years.
• An explanation of how these goals, objectives, projects, and expenditures will eliminate blight in the Project Areas.
• An explanation of how these specific goals, objectives, projects and expenditures will implement the low and
moderate-income housing requirements mandated by law, including the following:
1. An annual Housing .Program for the five-year term that provides sufficient detail to measure performance
of the Low and Moderate Income Housing Fund requirements.
2. An estimate of the number of housing units to be rehabilitated, assisted, price restricted, or destroyed
during the term of the redevelopment plan for the Town Center and South Central redevelopment project.
3. An outline of the Agency's plan in using the Low and Moderate Income Housing Fund including annual
deposits, transfer of funds, or accruals for special projects.
4. An identification of programs and projects that will result in the destruction of existing affordable housing
(if any) and the proposed locations for replacement housing.
5. The Agency's Ten-Year Housing Affordability Compliance Plan as required by California Community
Redevelopment Law, Sections 33413(b)(4) and 33490 (a)(2).
The Plan is comprised of two major components: A Five-Year Implementation Plan for
Redevelopment Activities (non-Housing) and aFive-Year Implementation Plan for Housing Activities.
The purpose of the Fourth Five-Year Implementation Plan for Redevelopment activities is as follows:
• Revisit the goals and objectives of the Redevelopment Plan.
• Define the Agency's strategy for achieving the goals and objectives of the Redevelopment
Plan.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page I 1
• Identify anticipated programs, projects and estimated expenditures for the next five-year
period (Fiscal Years 2010/2011 through 2014/2015).
• Describe how these programs, projects, and expenditures will eliminate blight in the Project
Area.
The Fourth Five-Year Implementation Plan should address the Agency's housing activities as
follows:
• Demonstrate how the statutory requirements for the set-aside and expenditure of tax
increment for housing purposes will be met including programs, projects and expenditures
directed towards increasing, improving, and preserving the community's supply of low and
moderate-income housing.
• Identify how residential development will be implemented in the Project Area per the
Agency's established goals and incompliance with the CRL.
The elimination of blight as summarized, which follows in FIGURE 1-2 below, is a fundamental
purpose for redevelopment under CRL and is discussed more fully in Section 2 of this Plan. The
provision of affordable housing is another fundamental purpose under the CRL, and is addressed in
Section 3 of this Plan. While identification of specific programs, including projects, and estimates of
expenditures proposed to be made is required under CRL, the Implementation Plan should be
viewed as a policy and program document. The intent is not to restrict the Agency's activities since
the conditions, expectations, resources, and needs of the Project may change from time to time.
Rather, this Plan outlines the current expectations of the Agency for the next five years. This Plan
will be subject to a mid-term review by the Agency Board of Directors.
Blight
A primary requirement of a Redevelopment Project and an Implementation Plan is to address the
elimination of and the prevention of the spread of blight. FIGURE 1-2 provides a definition of
physical and economic blight conditions under the CRL existing at the time of adoption of the Town
Center and South Central Redevelopment Plans. The CRL has been amended since the adoption of
the Plans, but the operative definitions of blight, for purposes of the Plan, are as set forth in FIGURE
1-2. Some of the conditions continue to exist in the Town Center and South Central Project Areas
and are addressed in Section 2 and Section 3 of this Implementation Plan.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 12
FIGURE 1-2
PHYSICAL AND ECONOMIC BLIGHT DEFINED AT TIME OF ADOPTION
At the time the Town Center and South Central Redevelopment Projects were adopted, Section
33032 of the Law (which was repealed in 1994) provided that a blighted area was one which was
characterized by, among other things: The existence of inadequate public improvements, public
facilities, open spaces, and utilities which cannot be remedied by private or governmental action
without redevelopment. A blighted area is currently defined as one that exhibits both physical and
economic blight, and is characterized by the existence of inadequatepublc improvements, parking
facilities, or both.
PHYSICAL AND ECONOMIC BLIGHT REVISED PER
CALIFORNIA COMMUNITY REDEVELOPMENT LAW, ARTICLE 3, SECTIONS 33030 AND 33031
CRL Sections 33030 and 33031 define blight to include:
Physical Conditions that cause Blight:
Unsafe/Dilapidated/Deteriorated Buildings. Buildings in which it is unsafe or unhealthy for persons
to live or work. These conditions. can be caused by serious building code violations, dilapidation or
deterioration, defective design or physical construction, faulty or inadequate utilities, or other
similar factors.
Physical Conditions that. Limit the Economic Viability and Use of Lots and Buildings. Factors that
prevent or substantially hinder the economically viable use or capacity of buildings or lots. These
conditions can be caused by a substandard design, inadequate size given present standards and
market conditions, lack of parking, or other similar factors.
Incompatible Uses. Adjacent or nearby land uses that are incompatible with each other and which
prevent the economic development of those parcels or other portions of the project area.
Lots of Irregular Shape Inadequate Size and Under Multiple Ownership.. The existence of
subdivided lots of irregular form and shape and inadequate size for proper usefulness and
development that are in multiple ownership.
Inadeauate Public Infrastructure/Facilities. The existence of inadequate public improvements,
parking facilities, open space, or utilities.1
Economic Conditions that cause. Blight:
Depreciated/Stagnant Property Values• Impaired Investments. Depreciated or stagnant property
values or impaired investments, including, but not necessarily limited to, those properties
containing hazardous waste that required the use of agency authority as specified in Article 12.5
(commencing with Section 33459).
High. Business Turnovers and Vacancies/Low Lease Rates/Abandoned Buildings/Vacant Lots.
Abnormally high business vacancies, abnormally low .lease rates, high turnover rates, abandoned
buildings, or excessive vacant lots within. an area developed for urban use and served by utilities.
Lack of Commercial Facilities. A lack of necessary commercial facilities that are normally found in
neighborhoods, including grocery stores, drug stores, banks, and other lending institutions.
Residential Overcrowding/Excess Bars, Liquor Stores Adult Businesses. Residential overcrowding
or an excess of bars, liquor stores, or other businesses that cater exclusively to adults that has led
to problems of public safety and welfare.
High Crime Rates. A high crime rate that constitutes a serious threat to the public safety and
welfare.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 3
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Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 5
2.0 Five-Year Implementation Plan for Redevelopment Activities
2.1 BACKGROUND
2.1.1 TOWN CENTER REDEVELOPMENT PLAN
The Town Center Redevelopment Project includes approximately 360 acres in the center of the City,
an area which includes the historic "Old Town" and civic center and a majority of the commercial
properties within the central portion of the City. The Town Center Redevelopment Project contains
commercial, service-commercial, neighborhood commercial and residential land uses. Although a
precise breakdown of land uses is not available, the predominant land use in the Town Center
Redevelopment Project is primarily commercial retail and service-oriented uses, which is estimated
to approximate 90% of the total area. Residential and public/institutional uses account for
approximately 5% each of the Town Center Redevelopment Project's land. Residential uses are
mostly multi-family with a very small proportion of the Town Center Redevelopment Project
containing single-family and mobile home uses. Public institutional uses include two parks
(Columbus Tustin and Peppertree), the Civic Center, the Tustin Library, the Tustin School District
administrative offices, Tustin Senior Center, Columbus Tustin Intermediate School, and the Tustin
Post Office. The Town Center Redevelopment Project is generally bounded by portions of Beneta
Avenue and Irvine Boulevard on the north, Interstate Highway 5 (Santa Ana Freeway) on the south,
portions of Prospect Avenue and "B" Street on the west, and portions of Newport Avenue and Main
Street on the east.
The general objectives of the Town Center Redevelopment Plan are the elimination and prevention
of blight in the Town Center Redevelopment Project. The Town Center Redevelopment Plan calls
for constructing and improving streets, utilities or other public improvements; acquiring, disposing
of and redeveloping real property; participation of owners and tenants in the Town Center
Redevelopment Project; management of property under Agency ownership and control; and
demolition, rehabilitation or removal of buildings. In the Town Center Redevelopment Project, the
Agency's goal was to eliminate existing blight and prevent the spread of blight and deterioration as
described in FIGURE 2-1:
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 16
FIGURE 2-1
REDEVELOPMENT GOALS AND OBJECTIVES-TOWN CENTER PROJECT AREA
• Providing for participation by owners and residents of the Town Center
Redevelopment Project by extending to them preferences to remain or relocate
within the redeveloped areas should their present structures be suffering from
deterioration requiring assistance;
• Rehabilitation of :structures and improvements by present owners, their
successors, or the Agency;
• Redevelopment of land by private enterprise or public agencies for uses in
accordance with the Town Center Redevelopment Plan;
• Installation, construction or reconstruction of streets, utilities and other public
improvements such as center islands, street trees and landscaping:
• Acquisition of certain real property for public improvements or to help expedite
private development;
• Relocation assistance to displaced residential and non-residential occupants;
• Demolition or removal. of certain buildings and improvements;
• Management of any property acquired under the ownership and control of the
Agency; and
• Disposition of any property acquired by the Agency for uses in accordance with
the Town Center Redevelopment Plan.
The Tustin City Council in adopting the Town Center Redevelopment Plan also declared that its
purpose and intent with respect to the Redevelopment Area was as follows:
• The creation of a mixed use town center area that combines commercial, office, residential
and public uses which will serve the needs of the community as well as encourage the
healthy growth of the town center area to expand the hours of activity downtown, and
make it more attractive as a place for shopping and entertainment.
• To improve traffic circulation and access in the town center area as a means of reducing
congestion, encouraging business development, attracting new customers to the area,
alleviating pass-through traffic congestion and conflict, improving safety.
• Revitalization and development of amenities in the project area, both public and privately
financed, as a means of aiding the revitalization of the EI Camino Real section in particular.
• To increase the level of capital improvement such as the development of Columbus-Tustin
Park, parking facilities, sidewalk and street landscaping, street improvements and related
public improvement projects.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 7
• To increase controlled development of the area to aid in the harmonious and efficient
development of the Redevelopment Area.
• To encourage residential development by actively seeking private development in the
Redevelopment Area to provide an increased market for the business community in this
area.
FIGURE 2-2 provides a history of amendments to the Town Center Redevelopment Plan.
FIGURE 2-2
TOWN CENTER REDEVELOPMENT PLAN SUMMARY
Adopted: November 22, 1976
Ordinance #701
Redevelopment Plan Amendments
Date Ordinance Summar
Y
No.
Amended the limitation of finances and bonded
Sept. 8, 1981 #855
indebtedness.
Involved 32 comprehensive amendments to change,
delete or add certain language to the Redevelopment Plan
including the revision and update of the list of public
Mar. 20, 1989 #1021 improvements needed to further the goals and objectives
of the plan, the extension on the time limit on the use of
eminent domain and increases in the Plan financial
limitations.
Extended the time limit of the effectiveness of the Plan
through November 22, 2016 and extended the time limit
Nov. 21, 1994 #1141 for payment of indebtedness and receipt of property taxes
through November 22, 2026.
Extended the time limit of the effectiveness of the Plan
through November 22, 2017 and extended the time limit
Feb. 22, 2005 #1291 for payment of indebtedness and receipt of property taxes
through November 22, 2027.
Extended the time limit of the effectiveness of the Plan
through November 22, 2018 and extended the time limit
Oct. 17, 2005 #1306 for payment of indebtedness and receipt of property taxes
through November 22, 2028.
Extended the time limit of the effectiveness of the Plan
through November 22, 2019 and extended the time limit
Feb. 5, 2008 #1348 for payment of indebtedness and receipt of property taxes
through November 22, 2029.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 18
2.1.2 SOUTH CENTRAL REDEVELOPMENT PLAN
The South Central Redevelopment Project, established in 1983 (the "Original Area") with additional
land area added to the Project boundaries in 1985 (the "Amended Area"), encompasses
approximately 398 acres and is generally bounded by a small portion of Bryan Avenue on the north,
portions of Orange Avenue, Red Hill Avenue (south of the Santa Ana (I-5) Freeways) on the east,
Valencia Avenue on the south, the Costa Mesa (SR-55) Freeway on the west and northwest.
The South Central Redevelopment Project was created in response to the need for basic public
improvements in the area, concern for deteriorating conditions of the residential neighborhoods,
and the circulation deficiencies in the South Central Redevelopment Project. The Amended Area
was included in the South Central Redevelopment Project because development of the area was
constrained until proposed public improvements for the South Central Redevelopment Project were
funded and completed, particularly the Newport Avenue extension and a new on/off ramp at
Edinger and the Costa Mesa (SR-55) Freeway. Portions of the area lack right-of-way improvements
such as street lights, sidewalks, adequate street capacity and circulation. The City adopted the
Pacific Center East Specific Plan (located in the South Central Redevelopment Project) to provide for
an extension of Newport Avenue and much needed improvements to the Costa Mesa (SR-55)
Freeway off-ramp at Edinger Avenue. The South Central Redevelopment Project will include
residential, commercial, office, hotel and limited industrial technology land uses. The only public
institutional uses within the South Central Redevelopment Project include the Tustin Unified School
District's Lambert school site and the small McFadden Parkette.
The general objectives of the South Central Redevelopment Plan are the elimination and prevention
of blight in the South Central Redevelopment Project. The South Central Redevelopment Plan calls
for constructing and improving streets, utilities or other public improvements; acquiring, disposing
of and redeveloping real property; participation of owners and tenants in the South Central
Redevelopment Project; management of property under Agency ownership and control; and
demolition, rehabilitation or removal of buildings. In the South Central Redevelopment Project, the
Agency's goal was to eliminate existing blight and prevent the spread of blight and deterioration as
described in FIGURE 2-3.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 9
FIGURE 2-3
REDEVELOPMENT GOALS AND OBJECTIVES -SOUTH CENTRAL PROJECT AREA
• Providing for participation by owners and residents presently located in the
South Central Redevelopment Project by extending to them preferences to
remain or relocate within the redeveloped areas should their present structures
be suffering from. deterioration requiring assistance;
• Rehabilitation of structures and improvements by present owners, their
successors, or the Agency;
• Redevelopment of land by private enterprise or public agencies for uses in
accordance with-the South Central Redevelopment Plan;
• .Installation, construction or reconstruction of streets, utilities and other public
improvements such as center islands, street. trees and landscaping, extensions
of major arterials and required grade crossings;
• Acquisition of certain real property for public improvements or to help expedite
private development;..
• Relocation assistance to displaced residential and non-residential occupants
should the need arise;.
• Demolition or removal of certain buildings and improvements;
• Management of any property acquired under the ownership and control of the
Agency;
• Disposition of any property acquired by the Agency for uses in accordance with
the South Central Redevelopment Plan; and
• Assistance to low and moderate income families by providing housing at
affordable costs pursuant to CRL § 33334.2.
FIGURE 2-4 provides a history of amendments to the South Central Redevelopment Plan.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 10
FIGURE 2-4
.SOUTH CENTRAL REDEVELOPMENT PLAN SUMMARY
Adopted: August 1, 1983
Ordinance #890
Redevelopment Plan Amendments
Date Ordinance Summary
N o.
August 5, 1985 #939 Expanded the project boundaries south from Edinger
Avenue to Valencia Avenue.
November 21, 1994 #1142 Amended the limitation on finances and bonded
indebtedness.
November 1, 1999 #1223 Made certain changes to the text of the Plan, including
reestablishing the Agency's eminent domain authority for
a period not to exceed 12 years.
February 22, 2005 #1290 Extended the time limit of the effectiveness of the Plan
through July 15, 2016 and extended the time limit for
payment of indebtedness and receipt of property taxes
through July 15, 2026.
October 17, 2005 #1307 Extended the time limit of the effectiveness of the Plan
through July 15, 2017 and extended the time limit for
payment of indebtedness and receipt of property taxes
through July 15, 2027.
April 3, 2007 #1333 Described the Agency's program to acquire real property
by eminent domain.
February 5, 2008 #1349 Extended the time limit of the effectiveness of the Plan
through July 15, 2018 and extended the time limit for
payment of indebtedness and receipt of property taxes
through July 15, 2028.
2.1.3 SUMMARY OF TOWN CENTER AND SOUTH CENTRAL PLAN LIMITS
FIGURE 2-5 summarizes the Project Area's description, plan elements, plan limits, and debt capacity
for the Town Center and the South Central Redevelopment Plans.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 11
FIGURE 2-5
TOWN CENTER AND SOUTH CENTRAL REDEVELOPMENT PLAN LIMITS
Redevelopment Plan Town Center South Central
Limits
Original Area Added Area
Redevelopment Plan November 22, 2019 July 15, 2018 July 15, 2018
Expiration Date Ordinance #1348 Ordinance #1349 Ordinance #1349
Last Date to Establish January 1, 2004 January 1, 2004 July 15, 2005
Debt' Ordinance #1141 Ordinance #1142 Ordinance #1142
Last Date to Receive November 22, 2029 July 15, 2028 July 15, 2028
Project Area Tax Ordinance #1348 Ordinance #1349 Ordinance #1349
Increment/Repay Debt2
Expiration Date for April 20, 2001 December 1, 2011 December 1, 2011
Eminent Domain Authority Ordinance #1021 Ordinance #1333 Ordinance #1333
Bonded Indebtedness $35,000,000 $20,000,000
Limit Ordinance #1021 Ordinance #939
Cumulative Tax Increment $90,000,000 $2,500,000/annually
Limit Ordinance #1021 Ordinance #939
1 Except for the legislative exemption for activities permitted to meet the Agency's affordable housing obligations, California
Community Redevelopment Law - §33333.2(a)(1)(A)
Z Pursuant to CRL §33331.5 and the State adoption of ABX4-26, the Agency can extend the last date to receive tax
increment/repay debt for each year the Agency makes a Supplemental Educational Revenue Augmentation Fund (SERAF)
payment (statutorily applies to the 2009-10 and the projected 2010-11 payments). After Sacramento Superior Court Judge
Lloyd Connelly upheld the legality of the SERAF payments, the California Redevelopment Association filed an appeal with the
Third District Court of Appeal to overturn ABX4-26. The Agency is waiting for a decision to be made on the appeal before
extending the time limits. With the passage of Proposition 22, the Agency is waiting for a legal opinion as to whether or not
the State will be allowed to require future ERAF or SERAF payments for the balance of the Implementation Plan.
3 Town Center Limit is defined in Section 600 -Limitations on Finances of the 1989 Second Amendment as follows: the
"limitation is exclusive of: (1) any payments to taxing agencies to alleviate financial burden made by the Agency pursuant to
Section 33401 of the Community Redevelopment Law and Section 306 of this Plan; and (2) any funds required by Section
33334.2 of the Community Redevelopment Law to be deposited by the Agency in a Low and Moderate Income Housing Fund
as a result of such payments to taxing agencies." The Agency has made significant payments to taxing agencies in the form
of Educational Revenue Augmentation Funds (ERAF) and Supplemental Educational Revenue Augmentation Funds (SERAF)
and these payments, in accordance with the 1989 Second Amendment, are excluded from the total amount of tax increment
received to date (See APPENDIX E).
"South Central Limit is defined in Section 600 -Limitations on Finances of the 1985 Amendment as follows: "The average
yearly tax increment which may be collected shall not exceed 2.5 million dollars." The total amount of tax increment
received to date and calculated as an annual average can be found in APPENDIX E.
2.1.4 ADOPTED PROJECT AREA BENEFIT RESOLUTIONS
• Resolution No. RDA 05-01
On March 21, 2005, the Tustin Community Redevelopment Agency determined that the
expenditure of monies from the Low and Moderated Income Housing Fund outside the South
Central Redevelopment Project Area and throughout the city for purposes authorized under the CRL
would be of direct benefit to the Project Area.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 112
• Resolution No. RDA 05-02
On March 21, 2005, the Tustin Community Redevelopment Agency determined that the
expenditure of monies from the Low and Moderated Income Housing Fund outside the Town
Center Redevelopment Project Area and throughout the city for purposes authorized under the CRL
would be of direct benefit to the Project Area.
• Resolution No. RDA 03-10
On June 2, 2003, the Tustin Community Redevelopment Agency determined that the expenditure of
monies from the Low and Moderated Income Housing Fund outside the MCAS Tustin
Redevelopment Project Area and throughout the city for purposes authorized under the CRL would
be of direct benefit to the Project Area.
2.2 MAJOR ACCOMPLISHMENTS
2.2.1 TOWN CENTER PROJECT AREA
A complete description of the programs, activities and expenditures included in the Third Five-Year
Implementation Plan focused on four major areas: Economic Development Programs; Community
Facilities Programs; Public Infrastructure/Street Improvement Programs; and Agency Administrative
Program Support and Indirect Costs based on the following Implementation Plan goals and
objectives.
Implementation Plan Goals and Objectives
• Provide business assistance for rehabilitation, expansion and retention of existing and new
businesses in the Project area.
• Rehabilitate substandard and deteriorating structures to improve building conditions,
increase functionality and desirability, and to integrate area-wide design characteristics with
the aim to create a cohesive commercial district.
• Provide development assistance for new retail commercial uses to expand the community
serving commercial core in the Project Area.
• Upgrade substandard public infrastructure systems and public facilities, and provide for the
installation and construction on new public improvements to meet the requirements of
existing and new development in the Project Area.
The accomplishments made in implementing programs and activities since the adoption of the Third
Five-Year Implementation Plan can be summarized as follows:
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 113
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A summary of private sector redevelopment activities during the Town Center's Third Five-Year
Implementation Plan is identified in TABLE 2-1. A summary of private sector redevelopment
activities during the Town Center's First and Second Five-Year Implementation Plan is also provided
in TABLE 2-2:
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 18
TABLE 2-1
Town Center Redevelopment Project Area
Summary of Recent Private Sector Projects (FY 2005/06 - 2009; 10)
Project Area / Date New / Bldg. Building Agency/ Private/Public Est. Permanent Est.
Project Permit Rehab Sq. Ft. Permit Public Inv. Ratio Jobs Annual Sales
Major Permit Issued Valuation Assistance Created Tax to be
Activity Generated
(Sales/ft)
Makena Retail 8/05 New 7,400 $592,000 $0 1/0 18 $4,000
Center
14001 Newport Ave.
Walgreens 9/05 New 12,610 $546,013 $0 1/0 26 $300/ft
13052 Newport Ave.
Prospect Village1 3/06 New 46,586 $3,105,508 $912,832 3.4/1 25 N/A
270-292 Prospect 38,106 $2,494,362
Ave. 8,480 $611,146
191 E. Main St.
Silverado Senior 8/06 Rehab 17,185 $364,666 $0 1/0 N/A
Living
240 E. Third St.
Chipotle 10/06 New 2,500 $194,500 $0 1/0 18 $400/ft
13348 Newport Ave.
Vons 3/07 Rehab 41,426 $879,060 $0 1/0 82 $400/ft
SSO E. 1" St.
Starbucks 4/07 Rehab 1,635 $120,000 $0 1/0 12 $300/ft
13681 Newport Ave.
Beach Pit BBQZ 8/07 Rehab 4,268 $450,000 $10,080 44.6/1 17 $300/ft
560 EI Camino Real
Sprouts Market 2/08 Rehab 26,852 $569,799 $0 1/0 54 $300/ft
14945 Holt Ave.
Kohls- 07/08 Rehab 78,670 $1,669,377 $0 1/0 157 $400/ft
18182 Irvine
Boulevard
Synergy- 07/08 Rehab 7,000 $148,540 $0 1/0 N/A N/A
300 EI Camino Real
Prospect Village 08/08 Rehab 3,220 $68,328 $0 1/0 13 N/A
(Office god floor)
191 E. Main Street
Prospect Village 06/09 Rehab 560 $11,883 $0 1/0 2 N/A
(Emrick Consulting)
191 E. Main Street
#26
Prospect Village 01/10 Rehab 650 $13,793 $0 1/0 3 N/A
(Office)
191 E. Main Street
#2C
Prospect Village 02/10 Rehab 1,968 $120,000 $0 1/0 4 $200/ft
(Free Soul Cafe)
191 E. Main Street
Cafe Rio- 02/10 Rehab 2,890 $69,367 $0 1/0 18 $300/ft
1140 Irvine
Boulevard
Dr. Mehta Dental 03/10 New 5,311 $416,039 $0 1/0 21 N/A
Office -
740 EI Camino Real
1Prospect Village - $880,000 + 38 parking spaces @ $36 month/space for 24 months (July 1, 2008 -June 30, 2010); 38,106 square feet of live-work units
with 5,400 square of retail (Sales @ $150/sq. ft.); 8,480 square feet of commercial includes a 3,000 square foot restaurant (Sales @ $300/sq. ft.).
ZBeach Pit BBQ- 10 parking spaces @ $36 month/space for 28 months (March 1, 2008 -June 30, 2010)
SOURCE: KMA -Jobs: Retail 2 per 1,000 sq. ft., Restaurant 2 per 1,000, Office 4 per 1,000; Sales -Major Retail $400/sq. ft., Grocery 35% taxable sales,
Drug Stores $300/sq. ft., Coffee Shop $300/sq. ft.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 19
TABLE 2-2
Tawn Center Redevelopment ProjectAren -
Summary of Prior hnplementation Plan Private Sector Protects (FV 1994/95 -2004/05)
Project Area /Project Bldg. Building Agency/ Private/Public Est. Permanent Est.
Major Permit Activity Sq. Ft./or Permit Public Inv. Ratio Jobs Annual Sales
Units Valuation Assistance Created Tax
(Sales/ft)
Tustin Plaza 137,000 $8,148,560 $439,000 18.5/1 450 $93,000
13681-91 Newport Ave.
Plaza La Fayette 50,807 $3,070,169 $1,816,000 1.7/1 145 $61,000
13011-051 Irvine Blvd
Larwin Square
494 E. First, 5,000 $80,000 $0 1/0 83 $26,000
225 Centennial, 13421 15,000 $341,700
Newport Ave. 3,030 $155,000
Steven's Square
210-50 Main 6,038 $1,900,400 $50,000 38/1 24 N/A
445"C" 246 spaces $880,000 $600,000 1.46/1
Tustin Village Center $0 1/0 85 $14,500
1081-91 Main 25,546 $608,000
13612 Newport Ave. 3,994 $109,400
Tustin Courtyard $0 1/0 278 $221,000
18182 Irvine Blvd., 671 E. 72,000 $1,680,000
First, Holt/First, 14901- 25,000 $600,000
14945 Newport Ave. 30,000 $694,500
$995,000
Tustin Heights Center 364,000 $1,786,200 $0 1/0 104 $130,000
1096-1212 Irvine Blvd.
Tustin Tire N/A $91,407 $0 1/0 N/A Confidential
135 S. Prospect
Home Savings 12,200 $641,000 $0 1/0 41 N/A
18536 Irvine Blvd.
Tustin Plaza Auto Wash 4,866 $325,240 $0 1/0 17 Confidential
240 E. First St.
Marshall's Center 31,141 $285,000 $0 1/0 89 $93,000
600-712 EI Camino Real
Commercial 4,000 $120,000 $0 1/0 12 N/A
600 EI Camino Real
Cerniche Office 15,450 $1,249,000 $0 1/0 60 N/A
730 EI Camino Real
Tustin Motor Lodge 4,000 $281,350 $0 1/0 5 Confidential
750 EI Camino Real
Retail Shops 4,720 $160,000 $0 1/0 14 Confidential
220 EI Camino Real
Burnett-Ehline $0 1/0 264 $2,400
18231 Irvine Blvd. 18,600 $558,000
18302 Irvine Blvd. 47,224 $1,750,000
Lewis Properties 10,500 $493,000 $0 1/0 42 $600
14772 Plaza
Commercial Center 6,000 $145,000 $0 1/0 17 $5,400
18331 Irvine
Craddock 6,605 $275,000 $0 1/0 26 N/A
18301 Irvine
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page (20
TABLE 2-2
Town Center Redevelopment Project Areo
Summary of Prior Implementation Plan Private Sector Projects (FY 1994/95 - 2004/05)
Project Area /Project Bldg. Building Agency/ Private/Public Est. Permanent Est.
Major Permit Activity Sq. Ft./or Permit Public Inv. Ratio Jobs Annual Sales
Units Valuation Assistance Created Tax
(Sales/ft)
Commercial/Office 32,879 $768,500 $0 1/0 109 N/A
14251-71 Plaza
Office 53,000 $314,100 $0 1/0 212 $1,000
161 Fashion Lane
Clock Towers 11,000 '$489,80 $0 1/0 44 N/A
14742 Plaza
Wellington Plaza 26,800 $865,190 $0 1/0 76 $3,500
505-16 First Street
Hummel Bldg. 4,286 $131,150 $0 1/0 17 N/A
13732 Newport Ave.
Prime Construction 43,056 $1,300,000 $0 1/0 123 N/A
150 EI Camino Real
Spirit Development 5,035 $205,000 $0 1/0 20 $1,500
145 Main St.
O'Connor 15,000 $600,000 $0 1/0 60 N/A
160-190 Prospect Ave.
La Mancha 5,000 $126,995 $0 1/0 14 N/A
450 E. First St.
Klages 3,421 $172,000 $0 1/0 14 $2,300
181-185 EI Camino Real
Office 9,000 $425,000 $0 1/0 36 N/A
185-195 EI Camino Real
Office 8,400 $341,360 $0 1/0 34 N/A
175 "C"
China Palace 7,000 $150,000 $0 1/0 20 N/A
13444 Newport Ave.
Faraday's 5,400 $198,180 $0 1/0 15 N/A
13102 Newport Ave.
Don Jose's 7,000 $200,000 $0 1/0 20 N/A
14882 Holt
Rafi's Cuban Cafe N/A $82,790 $0 1/0 N/A N/A
425 EI Camino Real
Packer's Square 23,662 $1,838,243 $0 1/0 94 $14,000
13112-52 Newport Ave.
Townhouses 13 units $687,075 $0 1/0 N/A N/A
1042 Walnut
Apartments S units $188,600 $0 1/0 N/A N/A
545 S. "B"
Ambrose Lane 38 units $9,603,500 $1,665,500 5.8/1 N/A N/A
Tract #15797, Sixth Street $ units restricted
Ford Retail Center 8,611 $258,650 $190,000 1.4/1 5 N/A
715-765 EI Camino Real
Old Town Plaza 7,000 $123,750 $87,500 1.4/1 7 N/A
301-307 EI Camino Real
Dr. Helm Chiropractic 2,700 $500,000 $0 1/0 6 N/A
215-217 EI Camino Real
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 21
TABLE ?-2
Town Center Redevelopment Project Area
Summary of Prior Implementation Plan Private Sector Projects {FY 1994/95 - 2004/05)
Project Area /Project Bldg. Building Agency/ Private/Public Est. Permanent Est.
Major Permit Activity Sq. Ft./or Permit Public Inv. Ratio Jobs Annual Sales
Units Valuation Assistance Created Tax
(Sales/ft)
Albertson/Sav-on Drug 54,153 $2,826,785 $0 1/0 42 N/A
13270 Newport Ave.
Armstrong Garden Center 6,400 $500,000 $0 1/0 12 N/A
505 EI Camino Real
Office Rehab 9,000 $1,530,000 $0 1/0 24 N/A
535 E. First St.
Office Rehab 16,800 $400,000 $0 1/0 38 NA
161 Fashion Lane
SOURCE: Third Five-Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2005-2006- to FY 2009-2010)
In addition to the completed private projects listed in TABLE 2.2, the following public infrastructure
projects were also completed in the Town Center Project Area during the time frames of the First
and Second Five-Year Implementation Plans:
• General street widening
• Holt Avenue/Irvine Blvd. storm drain improvements
• Irvine Blvd. intersection improvements
• Main Street Banner Pole Project
• Restriping of Irvine Boulevard
• Street rehabilitation of Newport and Prospect Avenues
• Traffic control improvements (i.e., increased lighting, signalization, traffic signs and left turn
phasing lanes)
• Traffic signal installation at 15Y and B Streets
• Undergrounding of utilities
• Tustin Water Yard Improvements
• Old Town Commercial District Streetscape Enhancement Project (street lighting, decorative
paving, landscaping, furnishings, and signage)
• Street widening acquisitions and construction documents preparation for Irvine Boulevard and
Newport Avenue intersection widening improvements
2.2.2 SOUTH CENTRAL PROJECT AREA
A complete description of the programs, activities and expenditures included in the Third Five-Year
Implementation Plan focused on four major areas: Economic Development Programs; Community
Facilities Programs; Public Infrastructure/Street Improvement Programs; and Agency Administrative
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 122
Program Support and Indirect Costs based on the following Implementation Plan goals and
objectives.
Implementation Plan Goals and Objectives
• Provide direct assistance to support and facilitate development, to preserve the City's
employment base, and to provide for an integrated business park environment which
capitalizes on market opportunities and which is compatible with adjacent land uses.
• Provide assistance to the private sector through the construction of circulation
improvements designed to facilitate access to underutilized sites.
• Upgrade substandard public infrastructure systems and public facilities, and provide for the
installation and construction on new public improvements to meet the requirements of
existing and new development in the Project Area.
The accomplishments made in implementing programs and activities since the adoption of the Third
Five-Year Implementation Plan can be summarized as follows:
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 23
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Fourth Five-Year Implementation Plan. Town Center & South Central Redevelopment Project Areas Paee 127
A summary of private sector redevelopment activities during the South Central's Third Five-Year
Implementation Plan is identified in TABLE 2-3 and a summary of private sector redevelopment
activities during the South Central's First and Second Five-Year Implementation Plan is provided in
TABLE 2-4:
TABLE 2-3
South Central Redevelopment ProjecCArea
Summary of Recent Private Sector Projects (FY 2005/06 - 2009/10)
Project Area / Date New / Bldg. Building Agency/ Private/Public Est. Est.
Project Permit Rehab Sq. Ft. Permit Public Inv. Ratio Permanent Annual Sales
Major Permit Issued Valuation Assistance Jobs Tax
Activity Created (Ann. Sales/ft)
Strata Tustin 7/05 New 10,472 $453,438 $0 1/0 21 $1,800
Center
14081 Newport
Ave.
Pacific Office 7/06 New 66,578 $3,154,986 $0 1/0 266 N/A
Plaza
1412 Edinger
Ave.
OCTFCU 3/07 Rehab 59,828 $2,760,717 $0 1/0 240 N/A
15222 Del Amo
Ave.
OCTFCU 11/07 Rehab 23,062 $489,376 $0 1/0 92 N/A
15442 Del Amo
Ave.
Cranbrook Senior 2/08 Rehab 56,300 $111,000 $0 1/0 N/A N/A
Living
1262 Bryan Ave.
Unidentified 3/08 Rehab 50,906 $986,000 $0 1/0 N/A Unknown
Commercial
Building
1301 Santa Fe
Common Ground 09/08 Rehab 3,745 $79,468 $0 1/0 N/A N/A
14051 Newport
Avenue
Jim's Music 11/08 Rehab 9,124 $193,611 $0' 1/0 18 $27,000
14061 Newport $300/ft
Avenue
Tustin Freeway 12/09 New 2,565 $111,064 $0 1/0 5 $2,500
Center - $100/ft
14111 Newport
Avenue
' Although the Agency did not provide financial assistance, the Agency did provide site location assistance and expedited permit and plan review
processing.
SOURCE: KMA -Jobs: Retail 2 per 1,000 sq. ft., Restaurant 2 per 1,000, Office 4 per 1,000; Sales -Major Retail $400/sq. ft., Grocery 35% taxable
sales, Drug Stores $300/sq. ft., Coffee Shop $300/sq. ft.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 28
TABLE 2-4
South Central Redevelopment Protect Area
Summary of Prior Implementation Plan Private Sector Projects (FY 1994/95 - 2004/05)
Project Area /Project Bldg. Building Agency/ Private/Public Est. Permanent Est.
Major Permit Activity Sq. Ft./or Permit Public Assistance Inv. Ratio Jobs Annual Sales
Units Valuation Created Tax
(Ann. Sales/ft)
Primrose 8,000 $193,000 $0 1/0 27 $1,500
13882 Newport Ave.
La Mancha 9,750 $275,000 $0 1/0 33 N/A
Apartments
13842 Newport Ave.
Colco 9,600 $456,000 $0 1/0 27 $5,900
13812
Newport Ave.
Tustin Royale Senior 58 units $2,754,000 $0 1/0 15 N/A
Apartments
1262 Bryan Ave.
Tustin Village 140 units $232,000 $0 1/0 N/A N/A
Apartments
275 Sixth St.
Pasadena Apartments 11 units $945,708 $0 1/0 N/A N/A
15642 Pasadena Ave.
Newpoint Apartments 144 units $5,699,000 $0 1/0 N/A N/A
14901 Newport Ave.
Condominiums 6 units $67,000 $0 1/0 N/A N/A
15582-92 "B" St.
Sand Dollar 24 units $915,000 $0 1/0 N/A N/A
Apartments
15712-22 "B" St.
MicroCenter 45,600 $1,120,000 $638,000 1.8/1 200 Confidential
1100 Edinger Ave.
Pacific Bell 224,500 $10,572,000 $0 1/0 748 $33,000
1252-1472 Edinger
Ave.
Norden 61,190 $2,710,000 $0 1/0 204 $10,600
15222 Del Amo
Scantron 75,900 $1,760,000 $0 1/0 253 $18,500
1361 Valencia
Resco 67,570 $2,113,000 $250,000 8.4/1 223 $38,500
1421-81 Edinger Ave.
Solmar 12,000 $828,000 $0 1/0 40 N/A
1302 Industrial
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 29
TABLE 2-4
South Central Redevelopment Project Area.
Summary of Prior Implementation Plan Private Sector Projects (FY 1994/95 - 2004/05)
Project Area /Project Bldg. Building Agency/ Private/Public Est. Permanent Est.
Major Permit Activity Sq. Ft./or Permit Public Assistance Inv. Ratio Jobs Annual Sales
Units Valuation Created Tax
(Ann. Sales/ft)
Tustin Freeway Center 35,103 $1,544,641 $0 1/0 117 $17,400
14041-14061 Newport
Ave.
Tustin Grove 145 units $17,154,603 $1,041,337 16.5/1 N/A N/A
Tract # 14934
Newport Ave. 3s units
income
restricted
EI Camino/ Newport 18,773 $854,045 $6,277 136/1 20 $15,732
Center
13982, 13942-62
Newport Ave.
Sycamore Gardens 116 units $175,000 $0 1/0 N/A N/A
14831 Newport Ave.
Newport North Substantial $0 1/0 N/A N/A
Apartments Rehab
15811 Pasadena Ave.
Heritage Place Tustin 54 units $6,779,859 $350,000 19.4/1 N/A N/A
1101 Sycamore Ave.
53 units
i
ncome
restricted
SOURCE: Third Five-Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY 2005-2006- to FY
2009-2010)
In addition to the completed private projects listed in TABLE 2.4, the following public infrastructure
projects were also completed in the South Central Project Area during the time frames of the First
and Second Five-Year Implementation Plans:
• Alley pavement improvements for alleys between Newport and Orange Avenues, south of San
Juan Street and Newport and Bonita Avenues
• Edinger Avenue widening between SR-55 and Red Hill Avenue
• Engineering and environmental assessment of widening Valencia Avenue
• Extend Newport Avenue to Edinger, grid eventually, Valencia Avenue
• General lighting improvements
• Improvements to Del Amo Avenue in conjunction with the new off-ramp for SR-55 at Newport
Avenue
• Installation of traffic signals at McFadden and Walnut Avenues
• Mitchell Avenue pavement and right-of-way improvements
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 30
• Newport Avenue road improvements from Sycamore to McFadden Avenues
• Street improvements coordinated with housing rehabilitation programs to fund off-site
improvements (i.e., alley and right-of-way improvements)
• Studies, plans, engineering and construction of a new off-ramp from SR-55 at Newport Avenue
• Widening, pavement improvements, and reconstruction of San Juan Street from Newport
Avenue to Orange Avenue
• Street widening acquisitions and construction documents preparation for Edinger Avenue
"Smart Street" project from SR-55 to Red Hill
• Right-of-way acquisitions and construction documents preparation for Northbound Ramp SR-55
and roadway improvements
2.3 REDEVELOPMENT (NON-HOUSING) PROGRAM FINANCIAL RESOURCES
The programs, projects and expenditures to be implemented over the next five years will depend
on the level of financial resources available to the Agency. Available financial resources are
available tax increment, less the Agency's required 20% deposit to the Low and Moderate Income
Housing Set-aside Fund and less existing debt and other Agency financial obligations. As identified
in FIGURE 2-5, the Agency is limited in the amount of tax increment it can collect and during the 4tn
Five-Year Implementation Plan it appears the limit could be reached in one of the Project Areas,
impacting available financial resources. Further detail is provided below under Section 2.3.1.
2.3.1 PROJECTED REVENUES
TABLE 2-5 and TABLE 2-6 identify the projected tax increment revenues that may be available to
fund Town Center and South Central Project Area programs, project and expenditures over the next
five years. In the Town Center Project Area, the tax increment limit is $90 million, and in the South
Central Project Area, the tax increment limit is $2.5 million averaged annually.
The Town Center tax increment limit is defined in Section 600 -Limitations on Finances of the 1989
Second Amendment as follows: the "limitation is exclusive of: (1) any payments to taxing agencies
to alleviate financial burden made by the Agency pursuant to Section 33401 of the Community
Redevelopment Law and Section 306 of this Plan; and (2) any funds required by Section 33334.2 of
the Community Redevelopment Law to be deposited by the Agency in a Low and Moderate Income
Housing Fund as a result of such payments to taxing agencies." The $90 million tax increment
limitation is exclusive of payments to taxing agencies to alleviate financial burden pursuant to
Section 306 of the Redevelopment Plan. This exclusion includes Educational Revenue
Augmentation Funds (ERAF) and Supplemental Educational Revenue Augmentation Funds (SERAF)
payments required to be made by the state. As noted in APPENDIX E, the Agency has received a
total of $77,209,489 in tax increment through FY 2009-2010, with a total of $2,432,230 of
ERAF/SERAF payments excluded from the tax increment limit, resulting in a total net increment to
date of $74,777,259. Based on projections by Taussig and Associates, Inc. that the annual tax
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 131
increment (assuming 0% growth) received will be approximately $4,675,353, the Agency would
reach its Tax Increment Limit of $90,000,000 in FY 2013/14 or earlier if tax increment growth occurs
more rapidly.
The South Central tax increment limit is defined in Section 600 -Limitations on Finances of the 1985
South Central Project Area Amendment as follows: "The average yearly tax increment which may be
collected shall not exceed 2.5 million dollars." As noted in FIGURE 2-5, the South Central Project
Area's last date to receive tax increment is July 15, 2028, 46 Fiscal Years from the Plan adoption
date of August 1, 1983. Multiplying the 46 years times the annual average of $2.5 million, equals a
Cumulative Tax Increment Limit of $115,000,000. Based on March 2010 projections by HdL, Coren
& Cone that the annual tax increment (assuming 0% growth) received will be approximately
$4,412,000, the Agency would reach its Tax Increment Limit of $115,000,000 in FY 2022/23 or
earlier if tax increment growth occurs more rapidly. Pursuant to CRL §33331.5 and the State
adoption of ABX4-26, the Agency can extend by one year the last date to receive tax
increment/repay debt for each year the Agency makes a Supplemental Educational Revenue
Augmentation Fund (SERAF) payment as required by the 2009-10 state budget (adoption of ABX4-
26). The Agency made a payment in FY 2009-10 and is scheduled to make another ABX4-26
required payment in FY 2010-11. After Sacramento Superior Court Judge Lloyd Connelly upheld the
legality of the SERAF payments, the California Redevelopment Association filed an appeal with the
Third District Court of Appeal to overturn ABX4-26. The Agency is waiting for a decision to be made
on the appeal before extending the time limits. If the time limits are extended, the cumulative tax
increment limit will increase to $120,000,000. The cumulative amount of tax increment received is
determined before pass through payments and Housing Set-Aside funds are allocated.
Although the Agency may exceed its tax increment limit for the Town Center Project Area during
the Fourth Five-Year Implementation Plan, the Agency, pursuant to CRL §33333.8, will continue to
receive and use Housing Set-Aside tax increment until the Agency has fully completed its housing
obligations. The starting fund balance for each Redevelopment Project Area was based on fund
balances identified in the Agency's audit for FY 2008-2009. Specific debt service and other financial
obligations which affect the availability of Agency funds for future non-housing agency programs,
projects and expenditures and activities are summarized in Section 2.3.2 and identified in TABLE 2-5
and 2-6.
It is expected that some amount of new development will occur in the Town Center and South
Central Project Areas over the next five years. However, current economic conditions have caused
delay in initiation of many projects. Since it is difficult to determine or project the values that future
developments will add to each Project Area and when this new value will be added, potential values
of new development have not been reflected in the projections in TABLES 2-5 and 2-6. Further, no
assurances are provided by the Agency as to the certainty of the projected tax increment revenues
shown in TABLES 2-5 and 2-6. Actual revenues may be higher or lower than projected and can be
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 132
subject to valuation changes resulting from new developments or transfers of ownership, actual
resolution of outstanding tar. appeals, future filing of tax appeals, and/or the non-payment of taxes.
There is one additional source of revenue that could become available during the Fourth Five-Year
Implementation Plan, the repayment of the City's $18,881,750 Promissory Note with the Agency.
On December 31, 2008, the City entered into a Promissory Note with the Agency to reimburse the
Agency for payments made towards the purchase of the AA&E property at Edinger and State Route
55. The property was needed to construct the Newport Avenue/State Route 55 Northbound Ramp
Reconfiguration Capital Improvement Project. Unless the obligation is extended by the City and
Agency, as may be authorized under provisions of the Promissory Note, the Note would be due on
December 31, 2013, with payment distributed equally into the Town Center and South Central
Project Areas as shown in TABLES 2-5 and 2-6. Payments are expected to be made from anticipated
land sale proceeds realized by the City from sale of the former AA&E property.
The Agency's financial resources for funding affordable housing activities are discussed in the
housing activities section of this Implementation Plan.
2.3.2 EXISTING DEBT AND OTHER FINANCIAL OBLIGATIONS (NON-HOUSING AND HOUSING)
The existing non-housing financial obligations for the Town Center and South Central Project Areas
are generally shown in TABLE 2-5 and TABLE 2-6. Existing housing financial obligations for Town
Center and South Central Project Areas are shown in TABLE 3-1 and TABLE 3-2. Housing and non-
housing financial obligations are described as follows:
A. TOWN CENTER EXISTING OBLIGATIONS
• Tax Allocation Bonds
On July 1, 1998, the Agency issued $20,805,000 Tax Allocation Refunding Bonds to refund the
Agency's Town Center Area Refunding Bonds, Series 1987 and the Agency's Town Center
Subordinate Tax Allocation Bonds, Series 1991. Net proceeds were used to purchase
Government Securities for the Series 1987 and Series 1991 Bonds which were deposited in an
irrevocable trust to provide for all required future debt service payments when the Series 1987
and 1999 Bond are called for redemption. According to the Agency's Annual Financial Report,
June 30, 2009, the long-term debt Balance on the 1998 Tax Allocation Refunding Bonds was
$13,117,685 for the debt which was expected through Fiscal Year 2015-16. In order to take
advantage of current interest rates, the Tustin City Council and Agency have authorized the
City's financing team to evaluate a potential bond refunding package in order to reduce the
debt service over the next few years. The current debt payments are shown in TABLE 2-5 and
the current debt service schedule is in APPENDIX F.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 33
• Housing Reimbursement Agreement Between the City and Agency Related to Affordable
Housing Responsibilities
On June 5, 2007, the City of Tustin and the Tustin Community Redevelopment Agency entered
into a reimbursement agreement for related housing responsibilities assessed to the Agency
(the "Reimbursement Agreement"), subsequently amended on January 1, 2010. The
Reimbursement Agreement will reimburse the City for advancing funds to assist the Agency in
carrying out its affordable housing obligations under the MCAS Tustin Redevelopment Plan. The
Agency may elect to utilize not only Low and Moderate Housing Set-Aside tax increment funds
but other Agency tax increment revenues to retire this debt, at its discretion.
• Low and Moderate-Income Housing Set-Aside Requirements
Section 33334.2(a) of the CRL requires that that not less than twenty percent (20%) of annual
gross tax increment revenue be set-aside to facilitate the development of housing for persons
with low and moderate incomes. The Agency may choose to expend more than the mandatory
20% on an annual basis, as determined necessary, to meet existing affordable housing
obligations. Additional details on Low and Moderate Income Housing Set-Aside Funds are
described in the Housing Section of this Implementation Plan.
• Town Center Low and Moderate-Income Housing Set-Aside Deferral.
Between fiscal years 1985-86 and 1991-92, the Agency deferred depositing a total of $2,776,042
into its Low and Moderate-Income Housing Set-Aside Fund in order to pay existing obligations
including bond debt service described above. Given that the Agency is approaching its tax
increment limit, the repayment of this debt is programmed to occur during Fiscal Years 2011-12,
2012-13, and 2013-14 of the Five-Year Implementation Plan.
• Tax Allocation Housing Bonds, Series 2010
In order to finance a portion of the Agency's obligations under the Affordable Housing
Reimbursement Agreement, $26,170,000 in housing bonds were issued and closed in March
2010. The annual debt payments, including principal and interest, to be distributed across three
Project Areas will be approximately $1,825,600 and total $9,128,000 during the Plan's five year
period. Debt payments will be allocated to the Low and Moderate Income Housing Set-Aside
tax increment revenues from three Project Areas: Town Center; South Central; and MCAS
Tustin.
• Supplemental Education Revenue Augmentation Fund (SERAF)
As part of the 2009-10 state budget (adoption of ABx4 26), redevelopment agencies statewide
were required to transfer $2.05 billion in local redevelopment funds over the next two years.
The Agency transferred $6,197,557 to the County Auditor during FY 2009-10. The Agency is
required to transfer an additional $1,274,732 during FY 2010-11. When Sacramento Superior
Court Judge Lloyd Connelly upheld AB X4 26, the state budget bill, precedent was established
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 134
for the state to include future takes of redevelopment funds in their state budget. As the
Agency moves forward with programs and projects during the Fourth Five-Year Implementation
Plan, the Agency will be working with the California Redevelopment Association to monitor and
fight future raids of local revenue. The Agency is awaiting a court decision from the California
Redevelopment Association's court appeal on the State's legislation requiring the SERAF takes
in 2009-10 and 2010-11 and the legal opinion on Proposition 22 as to whether the City will
continue to be required to make the FY 2010-11 payment or any future ERAF or SERAF
payments during the Implementation Plan.
• City Loan Repayments
The City has made loans to the Project Areas including advancing funds as an investment tool,
advancing funds for operating expenses, support services and capital improvements which are
to be reimbursed to the City depending on the provisions of each operating loan agreement.
The operating advance loans are generally reimbursed to the City on an annual basis in
conjunction with the budget adoption process. APPENDIX C provides a summary of Town
Center Project Area loans for both capital and services between the City and Agency. A
repayment schedule does not currently exist.
B. SOUTH CENTRAL EXISTING OBLIGATIONS
• Low and Moderate-Income Housing Set-Aside Requirements.
Section 33334.2(a) of the CRL requires that that not less than twenty percent (20%) of annual
gross tax increment revenue be set-aside to facilitate the development of housing for persons
with low and moderate incomes. The Agency may choose to expend more than the mandatory
20% on an annual basis, as determined necessary, to meet existing affordable housing
obligations. Particulars regarding the estimated amount and planned usage of the set-aside
funds are described in the Housing Section of this Implementation Plan.
• Supplemental Education Revenue Augmentation Fund (SERAF)
As part of the 2009-10 state budget (adoption of ABx4 26), redevelopment agencies statewide
were required to transfer $2.05 billion in local redevelopment funds over the next two years.
The Agency transferred $6,197,557 to the County Auditor during FY 2009-10. The Agency is
required to transfer an additional $1,274,732 during FY 2010-11. When Sacramento Superior
Court Judge Lloyd Connelly upheld AB X4 26, the state budget bill, precedent was established
for the state to include future takes of redevelopment funds in their state budget. As the
Agency moves forward with programs and projects during the Fourth Five-Year Implementation
Plan, the Agency will be working with the California Redevelopment Association to monitor and
fight future raids of local revenue. The Agency is awaiting a court decision from the California
Redevelopment Association's court appeal on the State's legislation requiring the SERAF takes
in 2009-10 and 2010-11 and the legal opinion on Proposition 22 as to whether the City will
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 135
continue to be required to make the FY 2010-11 payment or any future ERAF or SERAF
payments during the Implementation Plan.
• Housing Reimbursement Agreement Between the City and Agency Related to Affordable
Housing Responsibilities
On June 5, 2007, the City of Tustin and the Tustin Community Redevelopment Agency entered
into a reimbursement agreement for related housing responsibilities assessed to the Agency
(the "Reimbursement Agreement"), subsequently amended on January 1, 2010. The
Reimbursement Agreement will reimburse the City for advancing funds to assist the Agency in
carrying out its affordable housing obligations under the MCAS Tustin Redevelopment Plan. The
Agency may elect to utilize not only Low and Moderate Housing Set-Aside tax increment funds
but other Agency tax increment revenues to retire this debt, at its discretion.
• Tax Allocation Housing Bonds, Series 2010
In order to finance a portion of the Agency's obligations under the Affordable Housing
Reimbursement Agreement, $26,170,000 in housing bonds were issued and closed in March
2010. The annual debt payments, including principal and interest, to be distributed across three
Project Areas will be approximately $1,825,600 and total $9,128,000 during the Plan's five year
period. Debt payments will be allocated to the Low and Moderate Income Housing Set-Aside
tax increment revenues from three Project Areas: Town Center; South Central; and MCAS
Tustin.
• City Loan Repayments
The City has made loans to the Project Areas including advancing funds as an investment tool,
advancing funds for operating expenses, support services and capital improvements which are
to be reimbursed to the City depending on the provisions of each operating loan agreement.
The operating advance loans are generally reimbursed to the City on an annual basis in
conjunction with the budget adoption process. APPENDIX D provides a summary of South
Central Project Area loans for both capital and services between the City and Agency. A
repayment schedule does not currently exist.
• Tax Sharing Agency Agreements
At the time that the South Central Amended Area was adopted, the Agency entered into three
agreements. The agreement with the Orange County Water District requires that the Agency
pay the District $2,000 per year from the Amended Area tax increment. The Agency also
entered into agreements with the South Orange County Community College District (formerly
known as Saddleback Community College District) and with the Tustin Unified School District.
The agreements provide that certain tax share payments would occur to each agency after the
Agency has expended a certain expenditure amount for construction of facilities within the
South Central Project Area Amended Area and/or it has retired bonds or other debt for such
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 136
construction. There is no limit on the amount of debt that may be incurred in connection with
the agreements. The Agency has determined the amount of outstanding debt on an annual
basis in the South Central Project Area Amended Area, resulting in no tax share payments being
required. The Agency does not currently anticipate that these two agreements will require tax
share payments be initiated during the current limits on repayment of debt for the South
Central amended area.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 137
2.4 AGENCY FIVE YEAR NON-HOUSING IMPLEMENTATION ACTIVITIES
2.4.1 INTRODUCTION
The Implementation Plan is a document designed to be a strategic planning tool to guide Project
Area activities. Non-housing implementation activities for both Project Areas will be generally
associated with the following major focus areas:
• Neighborhood Improvement
• Economic Development
• Infrastructure and Community Facilities
• Administrative Program Support and Operating Costs
Programs must often coincide and be overlaid to produce successful projects. Infrastructure and
community facility improvements may work in concert with a private development project to
ensure the desired economic development objective is achieved. Traffic flow improvements can be
used to protect and enhance neighborhoods while at the same time serve to stimulate private
investment and economic expansion. Projects may also need to be modified significantly during the
next five years in reaction to market conditions and private development interest.
The Agency's five-year implementation activities for the Town Center and South Central Project
Areas are based on the availability of funding from available future tax increment sources as
projected in TABLE 2-5 and TABLE 2-6, and as not already committed to existing debt service and
financial obligations. While not included in the tax increment available financial resources
identified in TABLES 2-6 and 2-6, the Agency would also expect to make use of various other
methods of financing redevelopment activities, where such funding sources are available and
supported by the Agency. These other methods and funding sources may include: (1) loans, grants,
and contributions from local entities (such as the City), state and federal programs; (2) advances
from developers; (3) potential assessment district or community facilities district financings; (4)
public/private partnerships; and {5) other i~~veraging of tax increment revenues when possible.
Private sector investment will be critically r~E~cessary as a means of resolving the various problems
and conditions of blight in each Project Area.
The proposed projects, programs and the corresponding expenditures over the five-year period are
designed to achieve the Goals and Objectives for each Project Area contained in this
Implementation Plan and the elimination of blighting conditions. Financial resources are expected
to be insufficient to complete implementation activities within the five-year time period.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 138
.:
• . •
~~ ~~
2010/11 2011/12 2012/13 2013/14 2014/15 TOTAL
"• ~ ~ ~' $13,896,962 $15,447,179 $16,271,996 $17,098,508 $22,351,555
t
II $13,896,962
Estimated Net Tax IncrementlZl $3,740,283 $3,740,283 $3,740,283 $610,788 $0 ~ $11,831,637
Promissory NotePaymentl3l $7,631,374 ~ $7,631,374
Interest~4~ $182,400 TBD TBD TBD TBD $182,400
Subtotal $3,922,683 $3,740,283 $3,740,283 $8,242,162 $01 $19,645,411
~-. i
i
• i
~
i
•.
i
Town CenterBonds~sl $1,648,289 $1,640,466 $1,638,771 $1,638,073 $1,633,138; $8,198,737
SERAF~6~ $349,177 TBD TBD TBD TBD $349,177
Housing Deferralsl'I $0 $900,000 $900,000 $976,042 $0 ~ $2,776,042
ReimbursementAgreementlel TBD TBD TBD TBD TBD; UNK
City Loan Repayment i
~
(Services)I91 $375,000 $375,000 $375,000 $375,000 $375,000 $1,875,000
City Loan Repayment (Project ~
(10)
Purposes) ~
UNK UNK UNK UNK UNKI
UNK
Subtotal $2,372,466 $2,915,466 $2,913,771 $2,989,115 $2,008,138 $13,198,956
Estimated Available
Resourcesillj $15,447,179 $16,271,996 $17,098,508 $22,351,555 $20,343,417 ` $20,343,417
Ill Debt service and capital fund projected balances as ofJune 30, 2010.
IZI Includes Subtraction of S6 2557 Administrative Fee to Countyand 20% transferto Housing Set-Aside funds. Projections by David
Taussig & Associates Sept. 2010. See narrative under Section 2.3.1 Projected Revenues regardingthe Agency reaching its $90 million
tax increment limit in Fiscal Year 2013/14.
"~ Promissory Note reaching maturity Dec. 31, 2013. The City to repay the Agencyfor payments made towards the purchase ofthe
AA&E property at Edinger and State Route 55 as part ofthe Newport Avenue/State Route 55 Northbound Ramp Reconfiguration Capital
Improvement Project.
~0~ Interest assumed in baseline at 1.75% of beginning fund balance rounded per Finance Department. Interest in subsequent years
will be function of fund balances, afterall expenditures.
~s1 Reflects current Town CenterTaxAllocation Refunding Bonds, 1998 Series A.
~6~Supplemental Education Revenue Augmentation Fund for 2009-2010 and "2010-2011 are statutorily required. With the passage of
Proposition 22, the Agency is waiting for a legal opinion as to whether or not the State will be allowed to require future ERAF or SERAF
payments for the balance ofthe Implementation Plan.
I'IAgencyowes $2,776,042 to Housing Set-Aside Funds for deferrals authorized by state law. Annual payment is a function of
availablebalances and increment generated.
I$~Agency may direct any resources to retire this debt and is currently lookingat the debt and repayment across the 80% and 20%
accountsinadebtschedule.
~'ICity Loan for services occurs on an annual basis, with no interest. Amounts shown are for the Fiscal Year incurred onlyand do not
reflect cumulative loan encumbrances (see APPENDIX C). Numbers may fluctuate each year based on size of budget and at a rate of
approximately 8% ofAgency-budgeted expenditures.
~10~ City Loans for project purposes have not yet been repaid. Agency can retire this debt an anytime or if no funds are available,
repayment may not be necessary. SeeAppendixCforannualloanamounts.
~"Available resources could be affected by any additional debt repayments as a result ofFootnotes (6j, (7j, or (9 ).
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 39
••
• • . •:
• . • •
~r, ~-
2010/11 2011/12 2012/13 2013/14 2014/15 TOTAL
"• ~ ~ ~' $21,374,262 $24,467,564 $27,136,564 $30,004,564 $40,501,938 $21,374,262
Estimated Net Taxlncrementl~I $3,472,000 $3,471,000 $3,470,000 $3,468,000 $3,468,000 $17,349,000
Promissory Notei3l $7,631,374 $7,631,374
Less TaxSharingi4l $2,000 $2,000 $2,000 $2,000 $2,000 $10,000
Interestlsl $280,540 TBD TBD TBD TBD $280,540
Subtotal $3,750,540 $3,469,000 $3,468,000 $11,097,374 $3,466,000 $25,250,914
~-.
•
•.
SERAFI6I $337,238 TBD TBD TBD TBD $337,238
ReimbursementAgreementl'I TBD TBD TBD TBD TBD TBD
City Loan (Services)I$I $320,000 $800,000 $600,000 $600,000 $600,000 $2,920,000
City Loan (Project Purposes)I'I UNK UNK UNK UNK UNK UNK
Subtotal $657,238 $800,000 $600,000 $600,000 $600,000 $3,257,238
Estimated Available
Resourcesl10l $24,467,564 $27,136,564 $30,004,564 $40,501,938 $43,367,938 $43,367,938
Ill Debt service and capital fund projected balances as ofJune 30, 2010.
IZI Includes Subtraction ofSB 2557 Administrative Fee to County a nd base year adjustment to certain taxing agencies and 20%
transferto Housing Set-Aside funds. Projections by HdL, Coren & Cone, March 2010. See narrative under Section 2.3.1 Projected
Revenues regardingthe Agency's $2.5 million annual average taxincrement limit.
I31 Promissory Note reaching maturity Dec. 31, 2013. The City to re pay the Agency for payments made towards the purchase of the
AA&E property at Edinger and State Route 55 as part ofthe Newport Avenue/State Route 55 Northbound Ramp Reconfiguration
Capital Improvement Project.
Ial Orange County Water District receives $2,000 per year pursuant to an agreernent on the Amended Area, dated March 20, 1985.
isl Interest assumed in baseline at 1.75% ofbeginningfund balance rounded per Finance Department. Interest in subsequent years
will be function of fund balances, afterall expenditures.
I61 Supplemental Education Revenue Augmentation Fund for 2009-2010 and 2010-2011 are statutorily required. With the passage of
Proposition 22, the Agency is waitingfor a legal opinion as to whether or not the State will be allowed to require future ERAF or SERAF
payments for the balance ofthe Implementation Plan.
I'IAgencymay direct any resources to retire this debt, at its discretion and in addition to Housing Set-Aside Funds.
I81 City Loan for services occurs on an annual basis, with no interest. Amounts shown are for Fiscal Year incurred only and do not
reflect cumulative loan encumbrances (see APPENDIX D). Numbers may fluctuate each year based on size of budget and at a rate of
approximately 8%ofAgency-projected expenditures.
I'ICity Loans for project purposes have not yet been repaid. Agencycanretire this debt an anytime or ifnofunds are available,
repayment may not be necessary. See AppendixD for annual loan amounts.
I10IAvailable resources could be affected byany additional debt repayments as a result of Footnotes (6), (7), (8) or (9).
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 40
The CRL requires afive-year implementation plan regardless of economic conditions during the
future five-year period. It should, however, be understood that the funding of identified programs
and projects is greatly influenced by economic conditions and the ability of the private sector to
respond to Agency initiatives. Projects and expenditures rely on the private sector's ability to
obtain funding, as well as the Agency's ability to maintain and increase tax increment revenues. If
the Agency's revenues are depleted because of higher than projected expenditures or new
requirements imposed by the State, it is unlikely that all of the projects and/or programs listed will
be implemented.
Achievement of the Implementation Plan Goals and Objectives for each Project Area, and the
implementation of the programs, projects, expenditures outlined in this Implementation Plan will
assist in eliminating blight within the Town Center and South Central Redevelopment Project Areas.
2.4.2 CASH FLOW
An illustrative five year cash flow for the Agency's non-housing redevelopment activities is provided
in TABLE 2-7 and TABLE 2-8 which includes the proposed programs and project expenditures that
are identified and described in more detail in the following section (Section 2.4.3).
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 141
2.4.3 PROPOSED AGENCY PROGRAMS, POTENTIAL PROJECTS AND EXPENDITURES (Non-Housing
Activities)
A. TOWN CENTER REDEVELOPMENT PROJECT AREA
Over the next five years, the programs, projects and expenditures proposed in the Town Center
Project Area will focus on a response to the following Five Year Implementation Plan Goals and
Objectives outlined in FIGURE II-6.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 42
FIGURE 2-6
TOWN CENTER PROJECT AREA
FOURTH FIVE-YEAR FMPLEMENTATION NON-HOUSING PLAN GOALS & OBJECTIVES
1. Pre-plan and redevelop portions of the Project Area to accommodate healthy grovvth and to
address areas which are stagnant or improperly utilized..
2. Encourage consolidation of commercial uses into well defined centers and development of
mixed use developments that combine commercial, office, and/or residential uses which
serve local needs of the community and which create job opportunities for residents,
converting underperforming commercial uses to other uses or mixed uses.
3. Improve traffic circulation and access. in he Project Area as a means of reducing congestion,
encouraging business`deveiopment, attracting new customers to the area, alleviating pass-
through traffic congestion and conflict, and improving safety.
4. Rehabilitate substandard and deteriorating structures to improve building conditions,
increase functionality and desirability, and to create a more cohesive Project Area.
5. Upgrade substandard public infrastructure systems and public facilities, and provide for the
installation of new public infrastructure to meet the requirements of existing and new
development.
6. Enhance the image of the area and create a sense of -identity by revitalizing existing
commercial uses, establishing an attractive streetscape and community gateway entry
program, establishing and implementing design guidelines that will provide unity and
integrity to neighborhoods within the Project Area, developing amenities in the Project Area,
both publicly and privately financed.
7. Improve connectivity within the Project Area and between other neighborhoods in the City,
including provision of improved bike lane routes.
8. Provide assistance for rehabilitation, expansion and retention of existing businesses and to
facilitate the attraction of new development and businesses in the Project Are.
9. Develop a comprehensive marketing. and communication program to market and promote
the Project Area as a destination for new businesses and business expansion.
10. Strengthen existing partnerships and develop new ones with organizations whose activities
can enhance the growth and development of the Project Area.
Linkage of each goal above with conditions of blight within the Project Area is demonstrated in the
matrix included as TABLE 2-9. Proposed Agency programs and projects for the Town Center Project
Area are, by necessity, broad in nature. Specific refinements of planned programs and projects will
be developed by the Agency, generally in connection with adoption of the Agency's annual budget
which will include the Agency's participation in the City's Seven Year Capital Improvement Program.
The Agency's focus during the next five-year period for the Town Center Redevelopment Project
Area is to concentrate on the following program areas and project categories: Neighborhood
Improvement, Public Infrastructure and Community Facilities, Economic Development, and
Administrative support. Dollar amounts shown in parenthesis after each program area is the
anticipated proposed expenditures over the Five-Year Implementation Plan time frame.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 43
1. Neighborhood Improvement Program and Projects
The purpose of the Neighborhood Improvement program is to make the Town Center Project
Area a clean, safe, and welcoming environment. The Program will include, but will not be
limited to the following typical projects:
• Grants and loans for improvement of commercial properties for building and code
compliance, building renovation and facade improvements, historic preservation, security
and lighting, and to enhance the attractiveness of the Project Area.
• Graffiti removal.
• Continuing participating in a City-wide Neighborhood Improvement Task Force within the
Project Area to plan and carry out solutions to problems that require an interdepartmental
partnership.
• Follow-up re-planning efforts within the Project Area including funding and advising the
Community Development Department on the completion of appropriate General Plan,
Zoning and environmental documents to implement recommendations indentified in the
"Neighborhoods of Tustin Town Center: A New Beginning" Study, including development of
design guidelines.
• New housing construction as a funding supplement to Housing Programs described in
Section 3.6.3.
2. Economic Development Programs and Projects
The purpose of the Economic Development Program is to focus on the retention of existing
businesses within the Project Area and the attraction of new businesses. The City would
encourage developers and property owners to develop sites within the Project Area, assisting
where necessary so that the financial gap of a project can be met as a means to attract such
development.
• Developer/property owner assistance programs designed to support restoration,
modernization and improvement of the Town Center Project Area including the City's
historic Old Town and also Key Opportunity Sites identified in the "Neighborhoods of Tustin
Town Center: A New Beginning Study" (the "Tustin Town Center Study"). Projects will
include development strategies to encourage mixed use development and clustering of
commercial activities around identified nodes. Additional types of assistance may include,
but not be limited to, acquisition and assembly of properties for development consistent
with the uses specified in the Neighborhoods of Town Center Study and Town Center
Redevelopment Plan, land write-downs, land preparation, off-site improvements, fee
assistance, relocation assistance, design and engineering assistance, grants and loans (as
may be allowed under the law), and development of parking facilities.
• Business assistance, marketing and outreach programs and projects to support the
retention of existing businesses and attraction of new businesses.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 144
• Expenditures would include, but not be limited, commercial broker incentive programs,
commercial real estate listings, website updates, collateral marketing materials, establishing
memberships and relationships with other organizations where activities will enhance the
growth of the Project Area
3. Public Infrastructure and Community Facilities Programs and Projects
The Public Infrastructure and Community Facilities Program is designed to implement projects
to improve public infrastructure, community facilities and public services within the Project
Area, which will increase the livability of the Project Area and attract private sector investment.
These projects may include:
• Completion of remaining improvements and fixture purchases for the Tustin Library project.
• Street and Streetscape rehabilitations and new improvements and community gateway
enhancements at key locations, including, but not limited to those, identified in the Tustin
Town Center Study. Work will include, but not be limited to, studying right of way
constraints and identifying specific Streetscape improvements, associated costs, and
implementation priorities
• Newport Avenue Bicycle Trail Reconstruction Project between Main Street and Irvine
Boulevard. The project includes bicycle trail reconstruction, drainage facility improvements,
and landscaping along Newport Avenue from Main Street to Irvine Boulevard.
• Storm drainage infrastructure to alleviate flooding.
• Lighting and traffic control installations, as determined needed to upgrade existing street
lighting, traffic signal synchronization or phasing, or new traffic control installations as
needed. Traffic Control Projects
• Utility undergrounding where necessary to improve the safety and aesthetics of the Project
Area.
• Improvements to Columbus Tustin Gymnasium and Columbus Tustin Park and Sports Fields
• Stevens Square Parking Structure -the provision of additional pedestrian access.
4. Agency Administrative Program Support and Indirect Costs
The purpose of this program is to administratively support the Agency's program and project
activities.
Administrative and direct costs will be ongoing during the term of the Implementation Plan.
The services include, but are not limited to, the following:
• Due Diligence activities -third party and in-house services associated the disposition and
development of sites located in the Town Center Project Area.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 145
• Legal Services -comprehensive legal services related to activities within the Project Area
and activities outside the Project Area in which a finding of benefit has been established
including City Attorney services and Special Counsel services.
• Management of Real Estate Assets - in-house and contracted third party property
management services.
• Planning and Design - in-house and contracted third party services associated with planning
and design activities.
• Day-to-day operations, including, but not limited to, staff personnel costs, the leasing of
Office Space and Equipment, Telephone, Printing, Audit/Accounting, Office Materials and
Supplies, Meetings and Training, Membership Dues and Subscriptions, and Computer
Software and Hardware
• Financial planning and actions related to the Project's remaining life and existing debt.
The Agency may also make payments to reduce the Low and Moderate Income Housing Deferral
discussed in Section 2.3.2 and Section 3.3. In addition, the Agency may make payments out of 80%
tax increment funds (not just Low and Moderate Income Housing Funds) towards Reimbursement
Agreement obligations which permit the use of 80% non-housing funds to retire the debt
obligations, if tax increment funds are available during the Plan's five year period. Funding
availability and distribution is determined on an annual basis by the City's Finance Director and the
City Manager as part of the annual budget process.
Proposed Projects, Proerams and Expenditures Relationship to Blieht
The CRL requires an explanation of the relationship between proposed projects, programs and
expenditures to the elimination of blight with the project area during the period of the Plan. At the
time the Town Center Redevelopment Plan was adopted, the Town Center Redevelopment Plan
largely identified the health and safety conditions of buildings, and the factors that characterize
economic dislocation, deterioration or disuse.
The Implementation Plan Goals and Objectives represent the Agency's near-term direction to
continue its efforts to eliminate blight by providing assistance to strengthen the business
environment of the Town Center Projer_t Area. Specifically, the Implementation Plan Goals and
Objectives will help the revitalize the building stock by improving deteriorated building conditions
and correcting deficiencies among aged buildings. Goals and Objectives to upgrade and install
public improvements and facilities, and to provide assistance to existing businesses, new
businesses, and new development will help foster economic growth and correct or prevent
conditions that may result in depreciated values, impaired investments and economic
maladjustment, while facilitating the construction of necessary public infrastructure.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 146
Although both Agency-assisted and private sector redevelopment activities have made major
contributions to an improvement in the building stock in the project area and to an improvement to
the prevalence of depreciated values, impaired investments and economic maladjustment in the
Project Area, some of the blight conditions still remain to be addressed under this Fourth
Implementation Plan.
The following are the major blighting characteristics identified in the Town Center Redevelopment
Plan and how the proposed Agency activities during the next five-year period will eliminate or
prevent the spread of these blighting conditions within the Project Area:
• Deterioration, Age, & Obsolescence. Several buildings, retail centers, and properties in the
Project Area remain characterized by deterioration, age and obsolescence. These properties do
not appear to meet the changing needs of the commercial/retail sector and are no longer
economically competitive in today's markets. The Neighborhood Improvement Program will
address these blighting conditions through commercial rehabilitation programs, graffiti removal
and implementing recommendations from the "Neighborhoods of Tustin Town Center - A New
Beginning" Study. The Commercial Rehabilitation Program will renovate older buildings,
provide updated fagades, and restore Historical commercial buildings. The Economic
Development program is proposed to correct physical/building conditions, address functional
and economic obsolescence, and eliminate blighting conditions in the Project Area by
optimizing the use of underutilized parcels through monetary support of private improvement
efforts provided under Developer/Property Owner Assistance Programs and through various
Business Assistance efforts.
• Inadequate Public Improvements & Utilities. While there is newer development along
Newport and Irvine along with traffic control improvements, additional traffic controls and
street improvements are still needed to improve access and the flow of traffic, and to address
deficiencies in Project Area infrastructure and community facilities which will increase the
desirability of the Project Area for private sector investment. Public Infrastructure and
Community Facilities Programs, including the Newport Avenue Bicycle Trail Reconstruction
Project and lighting and traffic control installations, will assist with improved access and the
flow of traffic. Public parks serving the surrounding community are in need of upgrades and
renovation. The Agency will maintain its level of commitment to improving the public
infrastructure serving the Project Area by continuing a Public Infrastructure and Community
Facilities Program. The Public Infrastructure and Community Facilities Program may address
improvements to Columbus Tustin Gymnasium and Columbus Tustin Sports Park and Sports
Fields. Streetscape rehabilitation, community gateway enhancements at key locations and
Stevens Square Parking Structure improvements will enhance the areas adjacent to
underutilized land. Developer/property owner assistance programs can provide assistance with
off-site improvements, addressing inadequate traffic flow and developing additional parking
facilities.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 147
• Depreciated Values, Impaired Investments, & Economic Maladjustment. The lack of any large
scale revitalization activities has led to the Town Center's inability to keep pace with business
growth trends. New investment in the Project Area is critical to stopping further decline.
Although conditions have improved because of redevelopment activity in the Project Area,
there are properties incompatible with existing and proposed land uses. The Neighborhood
Improvement Program will provide funding and advise the Community Development
Department on the completion of appropriate General Plan and Zoning documents intended to
incentivize development within the Town Center Project Area. Potential General Plan and
Zoning changes as a result of the "Neighborhoods of Tustin Town Center - A New Beginning"
Study could provide property owners with opportunities to develop their properties in a
manner compatible with surrounding properties. Economic Development Programs will
promote the Town Center Project Area and will address depreciated values, impaired
investments and economic maladjustment by supporting monetary investment by the private
sector, supported by the Agency. For example, Developer/property owner assistance programs
will facilitate the development of vacant and underutilized land by providing assistance with
acquisition and assembly of properties.
All of the Programs and Expenditures proposed under this Fourth Five-Year Implementation Plan,
including Agency Administration Program Support and Indirect Costs, will address these blighting
conditions. The matrix provided in TABLE 2-9 summarizes the linkage and relationship between the
Town Center Implementation Plan's goals and objectives and blight. TABLE 2-10 identifies the
linkage between the Plan's proposed Programs, projects, and expenditures to blight. It is the
Agency's intent to implement proposed programs and project which will attain the goals and
objectives of the Project Area and which will addressor remove conditions of blight identified when
the Project Area was adopted.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 148
~ ~ ~ ~
~ ~ ~ ~ ~
Blight Conditions ~
Deterioration, Age, &
Obsolescence Inadequate Public
Improvements & Utilities Depreciated Values, Impaired
Investments, & Economic Maladjustment
Goal #1 X X
Goal #2 X X
Goal #3 X
Goal #4 X X X
Goal #5 X
Goal #6 X X X
Goal #7 X X
Goal #8 X X
Goal #9 X X
Goal #10 X X
~: 1
• ~• ~ •
• •• ~•
Blight Condition s
Deterioration, Age, & Inadequate Public Depreciated Values, Impaired
Obsolescence Improvements & Utilities Investments, & Economic Maladjustment
Neighborhood
Improvement X X X
Economic
Development X X X
Public
Infrastructure X X X
and Community
Facilities
Agency
Administrative X X X
Program Support
& Indirect Costs
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 49
13. SOUTH CENTRAL REDEVELOPMENT PROJECT AREA
Over the next five years, the programs, projects and expenditures proposed in the South Central
Project Area will focus on a response to the following Five Year Implementation Plan Goals and
Objectives are outlined in FIGURE II-7.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 50
FIGURE 2-7
SOUTH CENTRAL PROJECT AREA
FOURTH FIVE-YEAR IMPLEMENTATION PLAN NON-HOUSING GOALS & OBJECTIVES
1. Pre-plan and redevelop portions of the Project Area to accommodate healthy growth and
to address areas which are stagnant or improperly utilized....
2. Encourage consolidation of commercial uses into well defined.. centers and development of
mixed use developments that combine commercial, office, :and/or residential uses which
serve local needs of the community and which create job opportunities for residents,
converting underperforming commercial uses to other uses or mixed uses.
3. Redevelop vacant and underutilized sites and consolidate and reorganize lots of irregular
form, shape and size for proper utilization and development, thereby creating employment
opportunities and increased. property values.
4. Improve traffic circulation and access in the Project Area as a means of reducing
congestion, encouraging business development, attracting new customers to the area,
alleviating existing traffic congestion and conflict, and improving safety. Provide for better
emergency response service, increased traffic capacity available on north-south arterials,
relieve traffic congestion at freeway interchanges and reduce the traffic demand on Red
Hill Avenue by providing for the extension of Newport Avenue north of Edinger and
construction of grade separations for Newport Avenue and Red Hill Avenue at the
Southern California Regional Rail Authority right-of-way.
5. Upgrade substandard public infrastructure systems and public facilities and provide for
installation of new public infrastructure to support the growth of existing businesses and
new development.
6. Enhance the image of the area by revitalizing residential, commercial and industrial uses,
establishing an attractive streetscape and community entry .program, establishing and
implementing design guidelines that will provide unity and integrity to the Project Area,
developing amenities in the Project Area, both publicly and privately financed.
7. Improve connectivity within the Project Area and between other neighborhoods in the City,
including provision of improved. bike lane routes.
8. Provide assistance to support and facilitate rehabilitation, retention, expansion and to
facilitate the attraction of nevv development and business in the Project Area.
9. Develop a comprehensive marketing. and communication program to market and .promote
the Project Area as a destination for new businesses and business expansion.
10. Strengthen existing partnerships. and develop new ones with organizations whose activities
can enhance the growth and development of the Project Area.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 51
Linkage of each goal with conditions of blight within the Project Area is demonstrated in the matrix
included as TABLE 2-11. The proposed Agency programs and projects for the South Central Project
Area are, by necessity, broad in nature. Specific refinements of planned programs and projects will
be developed by the Agency, generally in connection with adoption of the Agency's annual budget
and will include the Agency's participation in the City's Seven Year Capital Improvement Program.
The Agency's focus during the next five-year period for the Town Center Redevelopment Project
Area is to concentrate on the following program areas and project categories: Neighborhood
Improvement, Public Infrastructure and Community Facilities, Economic Development, and
Administrative support.
1. Neighborhood Improvement Program and Projects
The purpose of the Neighborhood Improvement program is to make the South Central Project
Area a clean, safe, and welcoming environment. The Program will include, but will not be
limited to the following typical projects:
• Grants and loans for improvement of commercial properties for building and code
compliance, building renovation and facade improvements, historic preservation, security
and lighting, and to enhance the attractiveness of the Project Area.
• Graffiti removal
• Continuing participating in a City-wide Neighborhood Improvement Task Force within the
Project Area to plan and carry out solutions to problems that require an interdepartmental
partnership.
• Undertake follow-up re-planning efforts within the Project Area including funding and
advising the Community Development Department on the completion of appropriate
General Plan, Zoning and environmental documents to implement recommendations
indentified in the "Neighborhoods of Tustin Town Center: A New Beginning" Study,
including development of design guidelines for the Southern Gateway portions of the
Project Area.
• New housing construction as a funding supplement to the Housing Program described in
Section 3.6.3.
2. Economic Development Programs and Projects
The purpose of the Economic Development Program is to focus on the retention of existing
businesses within the Project Area and the attraction of new Businesses. The City would
encourage developers and property owners to develop sites within the Project Area, assisting
where necessary so that the financial gap of a project can be met as a means to attract such
development.
• Developer/property owner assistance programs designed to support restoration,
modernization and improvement of the South Central Project Area including the Pacific
Center East Specific Plan area and also Key Opportunity Sites identified in the
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 152
"Neighborhoods of Tustin Town Center: A New Beginning Study" (the "Tustin Town Center
Study"). Projects will include development strategies to encourage new development,
including but not limited to mixed use development and clustering of commercial activities
around identified nodes.
• Additional types of assistance may include, but not be limited to, acquisition and assembly
of properties for development consistent with the uses specified in the Neighborhoods of
Tustin Town Center Study, land write-downs, land preparation, off-site improvements, fee
assistance, relocation assistance, design and engineering assistance, grants and loans (as
may be allowed under the law), and development of parking facilities.
• Business assistance, marketing and outreach programs to support the retention of existing
businesses and attraction of new businesses.
• Expenditures would include, but not be limited, commercial broker incentive programs,
commercial real estate listings, website updates, collateral marketing materials, establishing
memberships and relationships with other organizations where activities will enhance the
growth of the Project Area.
3. Public Infrastructure and Community Facilities Programs and Projects
The Public Infrastructure and Community Facilities Program is designed to implement projects
to improve public infrastructure, community facilities and public services within the Project
Area, which will increase the desirability of private sector investment. These projects may
include:
~ Street and Streetscape rehabilitations and new improvements and community gateway
enhancements at key locations, including, but not limited to Newport Avenue and the SR-55
Northbound Ramp (along Newport Avenue north to Edinger) and other improvements
identified in the Tustin Town Center Study. Work will include, but not be limited to,
studying right of way constraints and identifying specific streetscape improvements,
associated costs, and implementation priorities.
• Newport Avenue Extension, north of Edinger Avenue -the extension of Newport Avenue
will include constructing the railroad underpass and the widening of Newport Avenue from
Tustin Grove Drive to Myrtle Avenue. The work will also consist of realignment of the flood
control channel, raised medians, sidewalks on both sides and outside shoulders or bike
lanes. There will new signalized intersections along Newport Avenue at Edinger Avenue,
Tustin Grove Drive and Sycamore Avenue.
• Valencia Avenue Widening between Newport Avenue and Red Hill Avenue -Roadway
widening and intersection improvements including acquisition of right-of-way to facilitate
widening to augmented primary arterial status. Valencia Avenue will be restriped from 2-
lanes to 4-lanes. This project will complete the widening on both the north and south side
of Valencia Avenue and include a landscaped median and bicycle lanes. Project will include
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 153
intersection improvements at Valencia and Red Hill to include northbound and southbound
double left turn lanes and a separate right turn lane.
• Red Hill Avenue Widening between Edinger Avenue and Valencia Avenue -Red Hill will be
widened to a 6-lane major arterial standard. This project adds bicycle lanes, raised median
and landscaping, turn lanes at intersections and modifications to existing traffic signals.
• Red Hill Avenue Grade Separation at OCTA/SCRRA Railway/Edinger Avenue -Grade
separation of two major arterial highways (Red Hill and Edinger) including construction of a
bridge (overcrossing) over the Santa Ana-Santa Fe Channel and the OCTA/SCRRA Railway,
Edinger Avenue improvements in the vicinity of the overcrossing: on/off ramps for Red
Hill/Edinger, and Red Hill Avenue improvements south and north of Edinger Avenue to link
with the proposed on/off ramp system.
• Storm drainage infrastructure to alleviate flooding, including but not limited to the San Juan
Storm Drain between Red Hill Avenue and Newport Avenue.
• Lighting and traffic control installations, as determined needed to upgrade existing street
lighting, traffic signal synchronization or phasing, or new traffic control installations as
needed. Traffic Control Projects
• Utility undergrounding where necessary to improve the safety and aesthetics of the Project
Area.
• Park and open space acquisition and expansion/and or relocation of the Tustin Family Youth
Center.
4. Agency Administrative Program Support and Indirect Costs
The purpose of this Agency program and project expenditures is to administratively support the
Agency's program activities.
Administrative and direct costs will be ongoing during the term of the Plan. The services
include, but are not limited to, the following:
• Due Diligence activities -third party and in-house services associated the disposition and
development of sites located in South Central.
• Legal Services -comprehensive legal services related to activities within the Project Area
and activities outside the Project Area in which a finding of benefit has been established
including City Attorney services and Special Counsel.
• Management of Assets - in-house and contracted third party property management
services.
• Planning and Design - in-house and contracted third party services associated with planning
and design activities.
• Day to day operations, including, but not limited to, staff personnel costs, the leasing of
Office Space and Equipment, Telephone, Printing, Audit/Accounting, Office Materials and
Supplies, Meetings and Training, Membership Dues and Subscriptions, and Computer
Software and Hardware.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 154
~ Financial planning and actions related to the Project's remaining life and existing debt.
The Agency may also make payments to reduce the Low and Moderate Income Housing
Reimbursement Agreement obligations, if additional tax increment funds are available from the
non-housing (80%) funds during the Plan's five year period. Funding available and distribution is
determined on an annual basis by the City's Finance Director and the City Manager as part of the
annual budget process.
Proposed Projects, Programs and Expenditures Relationship to Blight
The CRL requires an explanation of the relationship between proposed projects, programs and
expenditures to the elimination of blight with the project area during the period of the Plan. At the
time the South Central Redevelopment Plan was adopted, the plan spoke to health and safety
conditions of buildings, and the factors that characterize economic dislocation, deterioration or
disuse. Briefly, a blighted area is one that contains specific conditions and factors resulting in the
lack of proper utilization of the area that constituted a serious burden on the community and that
could not be alleviated by private enterprise acting alone.
The Implementation Plan Goals and Objectives represent the Agency's near-term direction to
continue the elimination of blight by providing support to the industrial sector of the South Central
Project Area, thus expanding the industrial base of the City and increasing employment
opportunities. Specifically, these Implementation Plan Goals and Objectives will help to facilitate
private sector development by assisting existing and new businesses. New development will also
foster new economic growth and correct conditions of depreciated values, impaired investments
and economic maladjustment by returning the land to proper utilization.
Although the Agency has undertaken an extensive public improvement program within the Project
Area which has corrected several deficiencies, targeted areas in need of public improvement
upgrades or new construction remain.
The following is a list of major blighting characteristics found in the South Central Project Area and
how the proposed Agency activities during the next five-year period will reduce the prevalence of
these blighting conditions.
• Deterioration, Age, & Obsolescence. There are retail centers and properties along Newport
Avenue that remain characterized by deterioration, age and obsolescence. These properties do
not appear to meet the changing needs of the commercial/retail sector and are no longer
economically competitive in today's markets. The Neighborhood Improvement Program will
address these blighting conditions through commercial rehabilitation programs, graffiti removal
and implementing recommendations from the "Neighborhoods of Tustin Town Center - A New
Beginning" Study. The Commercial Rehabilitation Program will renovate the older buildings and
provide updated facades. The Economic Development program is proposed to correct
physical/building conditions, address functional and economic obsolescence, and eliminate
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 55
blighting conditions in the Project Area by optimizing the use of underutilized parcels through
monetary support of private improvement efforts provided under Developer/Property Owner
Assistance Programs and various Business Assistance efforts. The Agency will assist when
funding is available and provided there are no other funding sources available to facilitate the
development. Proposed infrastructure improvements to Newport and Red Hill Avenues will
increase access to the area and encourage commercial property owners and investors to
renovate properties and maximize development opportunities.
• Inadequate Public Improvements & Utilities. The Agency will maintain its level of commitment
to improving the public infrastructure serving the Project Area by continuing a Public
Infrastructure and Community Facilities Program to improve access and the flow of traffic, and
to address deficiencies in Project Area infrastructure and community facilities which will
increase the desirability of the Project Area for private sector investment. Newport Avenue
Extension, traffic signal synchronization or phasing and the widening of Red Hill and Valencia
Avenues will improve traffic circulation and access in the area. Public Infrastructure programs
and projects will increase traffic capacity on north-south arterials and relieve traffic congestion
at freeway interchanges. In addition to street and traffic improvements addressed by the Public
Infrastructure and Community Facilities Program, recommendations and an implementation
strategy are forthcoming in "The Neighborhoods of Tustin Town Center" Study to provide
additional facilities in the South Central Project Area. Completion of these projects is
dependent upon obtaining the funds necessary from various local, state and federal sources to
offset the extraordinary high costs required to correct these deficiencies. Developer/property
owner assistance programs, streetscape improvements, and gateway enhancements can
encourage development within the Pacific Center East Specific Plan.
• Depreciated Values, Impaired Investments, & Economic Maladjustment. The Neighborhood
Improvement Program will provide funding and advise the Community Development
Department on the completion of appropriate General Plan and Zoning documents intended to
promote lot consolidation and facilitate development within the South Central Project Area.
Public Infrastructure improvements to extend Newport Avenue and widen Red Hill and Valencia
Avenues will increase access to the area, increase commercial property values along Newport
Avenue, and encourage the development of Pacific Center East. Developer/property owner
assistance programs, streetscape rehabilitations and community gateway enhancements at key
locations proposed under Neighborhood Improvement program and Public Infrastructure
projects will enhance the Project Area and promote investment, including the development of
vacant and underutilized land. Economic Development Programs will promote the South
Central Project Area in order to support and strengthen successfully established businesses and
attract new businesses and will address depreciated values, impaired investments and
economic maladjustment by supporting monetary investment by the private sector, supported
by the Agency. For example, Developer/property owner assistance programs will facilitate the
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 156
development of vacant and underutilized land by providing assistance with acquisition and
assembly of properties. The Agency will address visual blight's impact on property values and
investments by continuing to fund graffiti removal within the Project Area.
All of the Programs and Expenditures proposed under this Fourth Implementation Plan, including
Agency Administration Program Support and Indirect Costs, will address the elimination of blighting
conditions in the Project Area. The matrix provided in TABLE 2-11 summarizes the linkage and
relationship between the South Central Implementation Plan's goals and objectives and blight.
TABLE 2-12 identifies the linkage between the Plan's proposed Programs, projects, and
expenditures to blight. It is the Agency's intent to implement proposed programs and project which
will attain the goals and objectives of the Project Area and which will address or remove the
conditions of blight noted above.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 157
.;
• ~~ ~ ~
• ~~ •o ~•
Blight Condition
s
Deterioration, Age, &
Obsolescence Inadequate Public
Improvements & Utilities Depreciated Values, Impaired
Investments, & Economic Maladjustment
Goal #1 X X
Goal #2 X X
Goal #3 X X
Goal #4 X X X
Goal #5 X X X
Goal #6 X X X
Goal #7 X X X
Goal #8 X X
Goal #9 X X
Goal #10 X X
.;
• ~• ~ •
~ •~ ~• ~~
Blight Conditio ns
Deterioration, Age, & Inadequate Public Depreciated Values, Impaired
Obsolescence Improvements & Utilities Investments, & Economic Maladjustment
Neighborhood
Improvement X X X
Economic
Development X X
Public
Infrastructure X X
and Community
Facilities
Agency
Administrative X X X
Program Support
& Indirect Costs
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 58
3.0 Five-Year Implementation Plan for Housing Redevelopment
Activities
3.1 INTRODUCTION
The Housing Section is a major component of the Implementation Plan. The Plan represents the
Agency's explanation of how specific goals and objectives and proposed projects, programs and
expenditures will implement the low and moderate income housing requirements mandated by
CRL, including the following:
• An annual housing program for the five year Implementation Plan term that provides sufficient
detail to measure performance of the Low and Moderate Income Housing Fund Requirements.
• An estimate of the number of new, rehabilitation, assisted, price restricted and destroyed
housing units during the term of the respective redevelopment plan.
• An outline of the Agency's plan in using the Housing Set Aside Funds including annual deposits,
transfers of funds, or accruals for special projects.
• An identification of programs and projects that will result in the destruction or removal of
existing affordable housing, if any, and the proposed locations for replacement housing.
• The Agency's ten year housing affordability compliance plan as required by California
Community Redevelopment Law (CRL) Sections 33413(b)(4) and 33490(a)(2).
• The set-aside of 20% of gross tax increment for low and moderate income housing (CRL
§33334.2 and §33334.6);
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 159
• The creation of housing affordable to low and moderate income persons and families based on
the production of all new or substantially rehabilitated dwelling units (CRL §33413(b));
• The replacement of low and moderate income dwelling units removed as result of Agency
activity (CRL §33413(a)); and
• The proportional expenditure from the 20% Set Aside fund on housing for low and very low
income persons based on community need (CRL §33334.4(a)).
The Implementation Plan also anticipates leveraging its Housing Fund resources with additional
state and federal financial assistance, including, but not limited to, HOME Funds and CDBG Funds.
3.2 BACKGROUND
In addition to CRL requirements, the Agency's affordable housing efforts are guided by the Regional
Housing Needs Assessment (RHNA) produced by the Southern California Association of
Governments (SCAG), the City's Housing Element and the Agency's current Comprehensive
Affordable Housing Strategy. In June 2008, the City and the Community Redevelopment Agency
adopted the 2008/09 - 2017/18 Comprehensive Affordable Housing Strategy (CARS) to direct and
focus the City's and Agency's efforts to produce and maintain affordable housing within the
community. Unfortunately, the assessment in the CARS of available housing funds is much lower
than identified given debt services and other Agency financial obligations.
3.2.1 IMPLEMENTATION PLAN HOUSING GOALS
For the Town Center and South Central Project Area, the Goals and Objectives of the Housing
portion of the Fourth Five-Year Implementation Plan are as follows:
FIGURE 3-1
FOURTH FIVE-YEAR IMPLEMENTATION PLAN HOUSING GOALS & OBJECTIVES
1. Increase the quantity and improve the quality of housing in Tustin by providing new and
rehabilitated affordable housing opportunities throughout the community.
2. Encourage construction of moderate and high density residential development along major
street corridors, compatible with adjacent development.
3. Eliminate blight by upgrading, revitalizing and enriching the livability of older residential
neighborhoods and by reducing overcrowding.
4. To maximize and leverage public and private funding to create affordable housing
opportunities, including acost-effective method of preserving "at risk" affordable housing.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 160
3.2.2 CONSISTENCY OF IMPLEMENTATION HOUSING GOALS WITH THE HOUSING ELEMENT
Given that availability of decent housing and a suitable living environment for every family has been
of increasing concern to all levels of government, California Government Code requires that each
City adopt a Housing Element as a mandatory part of its General Plan. The Housing Element
identifies housing programs aimed at meeting the identified housing needs of the City's population.
The Tustin Housing Element includes the identification of strategies and programs that focus on: 1)
housing affordability, 2) rehabilitating substandard housing, 3) meeting the existing demand for
new housing, and 4) conserving the existing affordable housing stock.
On June 16, 2009, the Tustin City Council adopted the City's Housing Element for the period of July
2008 to June 2014. The Fourth Year Five Year Implementation Plan Housing Goals and Objectives
are consistent with and support the following Housing Element Goals:
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.
Goal 2: Ensure equal housing opportunities for all existing and future City residents regardless of
race, religion, ethnicity, sex, age, marital status or household composition.
Goal 3: Increase the percentage of ownership housing to ensure a reasonable balance of rental and
owner-occupied housing within the City.
Goal 4: Preserve the existing supply of affordable housing in the City.
Goal 5: Conserve, maintain, rehabilitate, and/or replace existing housing in neighborhoods which
are safe, healthful and attractive, in accordance with adopted Land Use Policy. Improve the
residential character of the City with an emphasis on revitalizing neighborhoods showing signs of
deterioration. Promote conservation of the City's sound housing stock, rehabilitation of
deteriorated units where they may exist Citywide, and elimination of dilapidated units that
endanger the health, safety and well being of occupants.
Goal 6: Ensure that new housing is sensitive to the existing natural and built environment.
3.2.3 AGENCY BENEFIT RESOLUTIONS
To support the goals and objectives of the Housing Program, the Agency on March 21, 2005
adopted Findings of Benefit for the South Central Project Area (Resolution No. RDA 05-01) and for
the Town Center Project Area (Resolution No. RDA 05-02). The Resolutions both support findings
which have determined that the use of Housing Set-Aside Funds outside of designated
Redevelopment Project Areas and throughout the City are of direct benefit to the South Central and
Town Center Redevelopment Project Areas.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 61
The Agency also incorporated the Finding of
Benefit into its plans to provide affordable
housing at the former Tustin Marine Corps Air
Station ("Tustin Legacy"). On February 3,
2003, the City of Tustin approved the MCAS
Reuse/Specific Plan and the City and Agency
approved the MCAS Tustin Redevelopment
Plan on June 16, 2003. The Reuse/Specific
Plan and the Redevelopment Plan specify the
number of affordable housing units to be
produced in the Project Area. On June 2,
Cayley Way in Tustin Field II 2003, the Agency adopted a Finding of Benefit
for the MCAS Tustin Project Area (Resolution
No. RDA 03-10), determining the use of Housing Set-Aside Funds outside of designated
Redevelopment Project Area and throughout the City are of direct benefit to the MCAS Tustin
Redevelopment Project Area.
The insufficient tax increment revenue in the MCAS Tustin Project Area's early years limited the
Agency in making subsidies available to developers at the levels that would permit the development
of the affordable housing on an economically feasible basis. In order to assist the Agency in
meeting its affordable housing obligations in the MCAS Tustin Project Area, the City entered into
agreements to sell property at a discount sufficient to permit developers to feasibly develop the
required number of affordable housing units. On June 5, 2007, the City Council approved the
"Reimbursement Agreement between the City of Tustin and Tustin Community Redevelopment
Agency Related to Affordable Housing Responsibilities to be Assumed by the Agency" (the
Reimbursement Agreement") and Amended in January 2010.
The Agency will reimburse the City for its financial assistance to the Agency in carrying out the
production of affordable housing units. The reimbursement may come from non-housing tax
increment generated from all three Project Areas and will come from Housing Set Aside Funds
generated from not only the MCAS Tustin Project Area but also from the Town Center and South
Central Project Areas.
3.3 DEFERRALS OF DEPOSITS TO THE LOW AND MODERATE INCOME HOUSING FUND
The Town Center Redevelopment Project Area is subject to §33334.6 of the CRL, which applied the
low and moderate income housing set-aside requirement to pre-1977 projects. CRL §33334.2 also
enabled the elimination or reduction of the annual deposits into the Low and Moderate Income
Housing Fund deposit (the "Housing Fund"), if the Agency made findings regarding the lack of need
for low/moderate housing in Tustin or the sufficiency of less than 20% of the Project Area's tax
increment to meet the need that does not exist. In addition, if a project had obligations that were
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 162
incurred prior to the set-aside requirement, the Agency could defer the annual set-aside deposit as
necessary to meet its earlier obligations. The Agency adopted a Statement of Obligations for the
Town Center Project Area and in fiscal years 1985-1985 through 1991-92 deferred the deposit of
$2,776,042 into the Housing Fund.
In accordance with CRL requirements, the Agency adopted an amended Town Center Deficit
Reduction Plan in May 2000 for elimination of the deferral. Per the Amended Plan, commencing in
FY 2005-2006 the Agency anticipated depositing to the Housing Fund an amount equal to 20% of
the net tax increment available in any year that the tax increment equals at least 125% of the non-
housing activities annual obligations. The annual tax increment generated in Town Center has not
reached the level requiring a deposit into the Housing Fund. Given that the Agency is approaching
its tax increment limit, deposits are programmed to occur during Fiscal Years 2011-12, 2012-13, and
2013-14 of the Five-Year Implementation Plan (TABLE 3-1).
The Agency has not deferred any deposits into the South Central Housing Fund.
3.4 RECENT LEGISLATION AFFECTING HOUSING ACTIVITIES
Effective January 1, 2008, Assembly Bill (AB) 987, required redevelopment agencies to compile and
maintain a database of existing, new and substantially rehabilitated housing units developed or
otherwise assisted with monies from the Low and Moderate Income Housing Fund. The database
must be available to the public on the Internet, and be updated on an annual basis. The Agency's
database consists of two lists, one for affordable owner-occupied housing units and the other for
affordable rental housing projects. The list can be found on the City of Tustin website,
www.tustinca.org, under Redevelopment/Housing. AB 987 also requires the recordation of a
separate document, called "Notice of Affordability Restrictions on Transfer of Property," for all new
or substantially rehabilitated units developed or otherwise assisted with moneys from the Low and
Moderate Income Housing Fund on or after January 1, 2008. The Agency has complied with this
requirement.
In addition to the AB 987 compliance, the Agency is actively seeking to lengthen the affordability
covenants of homes purchased prior to the January 1, 2002-effective date of AB 637. AB 637
amended the law to lengthen affordability periods to at least 45 years for owner-occupied units and
55 years for rental units. When the opportunity presents itself, the Agency adds the 45 year
covenant requirement to the pre-AB 637 owner occupied units. Although the Law allows owner
occupied units to be sold prior to the end of the 45 year period as long as certain provisions are
met, the Agency wants to maintain and increase its affordable housing stock and, as a result,
restricts the re-sale of affordable units to affordable-qualified households.
3.5 LOW AND MODERATE INCOME HOUSING FUNDS AVAILABLE
Section 33334.2 of the CRL requires, for every redevelopment plan adopted or amended to add
territory on or after January 1, 1977, no less than 20 percent of the tax increment received by the
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 163
Agency from a Redevelopment Project Area be set aside for increasing, improving and preserving
the community's supply of low and moderate income housing. The revenues may be expended
inside or outside of a project area. If expended outside the Project Area, a resolution must be
adopted stating that outside expenditures are of benefit to the Project Area. As discussed earlier,
the Redevelopment Agency adopted Resolution No. RDA 05-01 and 05-02 on March 21, 2005,
stating that outside expenditures benefitted the Project Area. In regards to the Agency's housing
production requirements and pursuant to CRL §33413(b)(2)(A)(ii), two (2) covenant-restricted
affordable housing units produced outside the Project Area count as one unit required to be
produced inside the Project Area.
TABLES 3-1 and 3-2 identify the amount of housing set-aside funds available in the Housing Fund for
each Project Area and the estimated amounts which will be deposited in the Housing Fund during
the next five years. While the projected set-aside tax increment revenues shown are based on
projected development activity within the Project Area, the actual housing set-aside deposits could
be more or less than the amounts shown based on actual development phasing.
The total amount of available funds for the five year period (FY 2010/11 to FY 2014/15) is estimated
to be approximately $29,258,000. In addition to Housing Funds being used for the production and
rehabilitation of affordable housing over the next five years, Housing Funds will also reimburse the
City for financial assistance to the Agency in the production of affordable housing units during the
Initial Five-Year Implementation Plan for the MCAS Tustin Project Area. Under the Reimbursement
Agreement, the Agency incurred a $46,407,736 obligation (debt) to the City. In order to finance a
portion of the Agency's obligations under the Affordable Housing Reimbursement Agreement, the
City Council approved a Tax Allocation Housing Bond issuance and $26,170,000 in Housing Bonds
were issued in March 2010 with $23,500,000 in net bond proceeds applied to Reimbursement
Agreement obligations.
Debt payments for the Housing Bonds are allocated to housing set-aside funds from all three
Project Areas: Town Center; South Central; and MCAS Tustin. The Reimbursement Agreement
obligations that are allocated to the Town Center and South Central Housing Funds either as a
result of the Housing Bonds or other remaining portion of the Agency's obligations are identified in
TABLES 3-1 and 3-2. The annual debt payments, including principal and interest, that are applied to
the Town Center Project Area will total approximately 5.6 million dollars and to the South Central
Project Area will total approximately 5.8 million dollars during the Implementation Plan's five year
time frame.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 164
Yr. 11
Estimated Housing Ta
Increment
Deferral Deposits)
CDBG Fund
Interest)'
Subtota
Housing Bonds"' $412,300
Reimbursement Agreementibl $823,200
Subtotal $1,235,500
Yr. 21 Yr. 31 Yr. 41 Yr. S
2010/11;
$9,892,503
2011/12; 2012/13; 2013/14; 2014/15;
$9,731,913 $10,583,384 $11,161,285 $12,088,463
i
TOT.
i
$935,071
$0
$10, 000
$129,839
$1,074,910
$935,071 $935,071 $935,071 $935,071
$900,000 $900,000 $976,042 $O1
$10,000 $10,000 $10,000 $10,000
TBD TBD TBD TBDI
$1,845,071 $1,845,071 $1,921,113 $945,0711
i
i
i
$412,110
$411,780
$412,445 i
$412,0851
i
$581,490 $855,390 $581,490 $718,4401
$993,600 $1,267,170 $993,935 $1,130,5251
$2,
$7
$2,060,7
$3,560,0
$5,620,7
~' Balance projected as of June 30, 2010.
'zl Projected by HdL, Coren & Cone.
'31 Agency owes $2,776,042 to Housing Set-Aside Funds for deferrals authorized by state law. Annual payment is a function of availablebalancescnd
increment generated.
~4I Assumed at 1.75% against 76% of beginning fund balance rounded per Finance Department in Yr. 1; interest in subsequent years will be function of fund
balance.
~sl Estimated debt service based on Tax Allocation Bonds, Series 2010 issuance, debt service schedule
X61 Assumes annual debt service of $2,122,991 distributed annually based on the following percentages: 26.46% SC; 27.39% TC; and 46.15% MCAS Tustin.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 65
Yr. 11 Yr. 2 ~ Yr. 31 Yr. 4 ~ Yr. 5
I 2010/11; 2011/12; 2012/13; 2013/14; 2014/15; IOTA
• ~ • ~ I
$7,072,535 $6,786,475 $6,653,890 $6,256,820 $6,123,4151
i
i $7,072,53
Estimated Housing Tax i
Increment1~1 $870,400 $878,150 $877,910 $877,700 $877,450;
i $4,381,61
Interest);)
$280,540
TBD
TBD
TBD ~
TBD;
$280,54
Subtotal $1,150,940 $878,150 $877,910 $877,700 $877,450
i $4,662,15
1•~ i
i
i
i
i
i
• ~
Housing Bondsl4l
$449,200
$448,990
$448,635
$449,360 i
$448,965;
$2,245,15
Reimbursement Agreementlsl $987,800 $561,745 $826,345 $561,745 $694,045; $3,631,68
Subtotal $1,437,000 $1,010,735 $1,274,980 $1,011,105 $1,143,010; $5,876,83
"~ Balance projected as of June 30, 2010.
Izl Projected by HdL, Coren & Cone.
131 Assumed at 1.75% against 76% of beginning fund balance per finance in Yr. 1; interest in subsequent years will be a function of fund balances.
i4I Estimated debt service based on Tax Allocation bonds, Series 2010 issuance, Debt service schedule
1s1 Assumes annual debt service of $2,122,991 distributed annually based on the following percentages: 26.46% SC; 27.39% TC; and 46.15% MCAS
Tustin.
3.6 HOUSING PROGRAMS, PROJECTS AND EXPENDITURES
A description of the projects and program expenditures comprising the Agency's housing activities
during the next five year period is provided below. These projects and programs are consistent with
the CAHS. Over the five year period, adjustments to the goals may be necessary based on economic
conditions and funding availability. TABLES 3-3 and 3-4 provide an illustrative example of how the
combined housing programs could be financed on an annual basis over a five year period. Actual
timing and specific amounts may be adjusted over time and specific decisions are made as part of
the Agency's annual budget process.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 66
~
•
•• ••
•
Yr. 1
2010/11 ~•
•
Yr. 2
2011/12
~
~
Yr. 3
2012/13
r. 4
2013/14
r. S
2014/15
OTAL
USE OF FUNDS1~1
Preservation of At Risk Housing $0 $1,000,000 $1,000,000 $0 $0 $2,000,000
Rehabilitation $29,000 $40,000 $40,000 $40,000 $40,000 $189,000
New Housing ConstructioniZl
Neighborhoods of Tustin Town Center
Planning/Zoning $9,000 TBD TBD TBD TBD $9,000
Ownership Multifamily New
Construction $0 TBD TBD TBD TBD $0
Multifamily Rental New
Construction/Acquisition and
Rehabilitation $0 TBD TBD TBD TBD $0
Tustin Legacy New Constructioniii $0 $1,000,000 $1,000,000 $1,000,000 TBD $3,000,000
First Time Homebuyer $0 $50,000 $50,000 $50,000 $50,000 $200,000
Homeless Assistancei4l $10,000 $10,000 $10,000 $10,000 $10,000 $50,000
Administrative & Operating Expensesl'llsl $93,450 $105,000 $130,000 $150,000 $170,000 $648,450
TOTAL HOUSING PROGRAMS $141,450 $2,205,000 $2,230,000 $1,250,000 $270,000 $6,096,450
Ili Does not include debt obligations which are shown on TABLE 3-1
2
See Neighborhood Improvement under TABLE 2-7 and described
in Section 2.4.
3A.
(3) As noted under Section 3.2.3 AGENCY BENEFIT RESOLUTIONS,theRedevelopmen tAgencyadoptedaFindingofB enefitfortheT ownCenter
Project Area (Resolution No. RDA05-02), allowing Town Center H ousingSet-Asi de funds to be used outside oft he Project Area and
throughout the City - including in the South Centra I and MCAS Tus tin Project Areas.
(4) Funded usingCDBG Funds
(Silncreasesduetoincreasedlegalsupportfortransactions
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 67
•
•
•• ••
•
Yr. 1
2010/11 •.
• ~
•
Yr. 2
2011/12
~
Yr. 3
2012/13
•
Yr. 4
2013/14
r. S
2014/15
OTAL
USE OF FUNDShI
Preservation of At-Risk Housing TBD TBD TBD TBD TBD! TBD
Rehabilitation $93,000 $125,000 $175,000 $175,000 $175,000 $743,000
New Housing ConstructionlZl
Neighborhoods of Tustin Town Center
Planning/Zoning $72,000 TBD TBD TBD TBD I $72,000
Ownership Multifamily New
Construction $0 TBD TBD TBD TBD ~ $0
Multifamily Rental New
Construction/Acquisition and
Rehabilitation $0 TBD TBD TBD TBD $0
Tustin Legacy New Construction $0 $1,000,000 $1,000,000 TBD TBD $2,000,000
First Time Homebuyers $0 $150,000 $250,000 $250,000 $250,000 $900,000
Homeless Assistancei4l $0 $0 $0 $0 $OI $0
Administrative & Operating Expensesilllsl $104,700 $125,000 $145,000 $165,000 $170,000 $709,700
TOTAL HOUSING PROGRAMS $269,700 $1,400,000 $1,570,000 $590,000 $595,000 $4,424,700
(l) Does not include debt obligations which are shown on TABLE3-2
2
See Neighborhood Improvement under TABLE 2-8 and described in
Section 2.4.3.6.
(3) As noted under Section 3.2.3 AGENCY BENEFIT RESOLUTIONS, the Re development Agency adopted a Finding of Bene fit for the South Central
Project Area (Resolution No. RDA 05-01), allowing South Central Housing5et-Aside funds to be used outside ofthe Project Area a nd throughout
the City- including in the Town Center and MCASTustin Project Areas.
(4) Funded usingCDBG Funds
5
Increases due to increased legal supportfortransactions
3.6.1 PRESERVATION OF AT-RISK AFFORDABLE HOUSING RENTAL UNITS - (277 units)
There are several federally-assisted or bond financed housing developments that are near to, or
have reached termination on their affordability restrictions. Preservation of these units as
affordable housing for low to moderate income households is one of the most cost effective
methods of maintaining the stock of affordable housing and should be a high priority.
• Preservation of the Tustin Gardens Apartments. A 100-unit Section 221(d)(4) senior project
with a Section 8 contract that expired but has been extended on an annual basis. The units are
defined as "at risk" under CRL and will require Agency assistance if the owner elects not to
renew its annual contract at any time.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 68
• Preservation of 72 affordable units at the Rancho Alisal Apartments. The units are defined as
"at risk" under CRL and will require Agency assistance to continue affordability past the use-
restrictions expiring in 2012.
• Preservation of 54 affordable units at the Rancho Maderas Apartments. The units are defined
as "at risk" under CRL and will require Agency assistance to continue affordability past the use-
restrictions expiring in 2012.
• Preservation of 51 affordable units at the Rancho Tierra Apartments. The units are defined as
"at risk" under CRL and will require Agency assistance to continue affordability past the use-
restrictions expiring in 2012.
3.6.2 REHABILITATION OF EXISTING HOUSING - (49 single family and 106 multifamily units)
The rehabilitation component of the Agency's Housing Program seeks to provide assistance in the
form of rehabilitation loans and grants as another cost effective method of extending the life of
affordable housing in the community and improving the housing stock in both the Town Center and
South Central Project Areas and also seeks to increase homeownership opportunities.
• Owner Occupied (1 to 2 units) Rehabilitation Loans and Grants to continue assisting owner-
occupied single family properties within certain specified target areas for households at or
below 120% of the median income, adjusted for family size.
• Multifamily Rehabilitation Loans and Grants to owners of multifamily units in need of
moderate rehabilitation where at least 51% of the tenants are at or below 120% of median
income and remain within the Fair Market Rent (FMR) levels for a period not less than the
period of land use controls established in the respective Redevelopment Plan.
• Multifamily Acquisition, Rehabilitation and Conversion to Ownership Housing for smaller
apartment projects containing two to eight units each which could be acquired, rehabilitated,
converted to condominiums and sold to qualified homebuyers with resale restrictions which
limit the use of the property and limit the extent to which home prices may increase.
• Multifamily Acquisition, Rehabilitation and Rental Housing to facilitate the purchase from
absentee landlords and substantial rehabilitation of apartments that could be retained in non-
profit ownership and rented to qualifying low and moderate income tenants for the longest
period feasible, but for not less than the period of land use controls as established in respective
Redevelopment Plans.
3.6.3 NEW HOUSING CONSTRUCTION
The Agency intends to use assistance techniques as an incentive to developers to build new units
within each Project Area. The assistance would be provided in return for covenants that restrict the
sale or rental, as applicable, of the units to qualified low to moderate income households. An
important element of the Program is also to provide the regulatory environment to encourage
additional density to facilitate the economic feasibility of new affordable housing construction.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 69
Neighborhoods of Tustin Town Center Planning/Zoning
Initiate New General Plan Amendments, Overlay District Zoning and other zoning modifications
including any environmental documentation, as may be necessary, to permit additional
intensification and mixed uses within the Project Areas and to also implement other overall
strategies in the Town Center and South Central Project Areas consistent with the
recommendations contained in "The Neighborhoods of Tustin Town Center - A New Beginning's"
Strategic Guide for Development.
With the projection of South Central Housing funds being lower than estimated in the CAHS,
significant reductions in assistance from Housing funds for new construction programs is necessary.
However, the Agency hopes to achieve the construction of new units through supplementing
housing funds with 80% tax increment funds from Town Center and South Central.
Ownership Multifamily New Construction - (18 units)
Multifamily Housing Construction (ownership) would provide land acquisition assistance to private
developers for construction of new multifamily housing units to mitigate the amount of the
affordability gap to subsidize affordable sales prices.
Multifamily Rental New Construction/Acquisition and Rehabilitation - (31 units)
Multifamily Housing Construction (rental) would provide land acquisition assistance to private
developers for construction of new multifamily housing units to mitigate the amount of the
affordability gap to subsidize affordable rental rates.
Tustin Legacy New Construction
The City MCAS Tustin Specific Plan, Housing Element and CRL requirements necessitate
construction of new affordable rental and ownership units at the Tustin Legacy project. Under the
terms of the Reimbursement Agreement between the City and Agency (which will be amended in
conjunction with future Tustin Legacy affordable housing development requiring assistance), the
City will bear the up-front cost ;~f any off-set necessary in the land sale value of property sold by the
City at Tustin Legacy in order to allow a developer to develop economically viable affordable
housing units. The costs of such subsidy or land write-down will be transferred to the Agency as
well as the cost associated with maintaining the required covenants for either rental or ownership
products (55 years for rental units and 45 years for ownership units). The subsidy requirement for
the Agency is unknown. Depending on market conditions and financing constraints, the Agency will
need to maintain the flexibility to reduce the affordability gap, particularly in producing ownership
units given the higher subsidy commitments necessary from the Agency by changing out affordable
ownership units for affordable multi-family apartments.
Given the high subsidy costs of the program, the fact that many of the units may in the future also
meet housing obligations for the South Central and Town Central Project Areas (given adopted
Benefit Resolutions for each Project Area), any future amended Reimbursement Agreement
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 170
obligations of the Agency will likely be borne not just by the MCAS Tustin Redevelopment Project
Area but also by the Town Center and South Central Project Areas.
• Tustin Legacy New Rental Construction (cost unknown)
The City's Specific Plan and Master Development Plan for remaining portions of Tustin
Legacy to be sold by City require the development of a total of 253 new affordable rental
units of which 153 units are expected to be constructed in the next five years. The 153 units
consist of 36 units for very low income households, 61 units for low income households, and
56 units for moderate income households.
• Tustin Legacy Ownership Multifamily New Construction (cost unknown)
The City's Specific Plan and Master Development Plan for remaining portions of Tustin
Legacy to be sold by City require development of a total of 200 new affordable ownership
units of which 130 affordable ownership units are expected to be constructed in the next
five years. The 130 units consist of 31 units for low income households and 99 units for
moderate income households.
3.6.4 FIRST TIME HOMEBUYER ASSISTANCE
The City's First-Time Homebuyer Program provides down payment and second mortgage assistance
to low and moderate income buyers to assist them in purchasing an existing home in the City. The
Program may be comprised of three major components:
• Homebuyer Assistance Loans which consists of the provision of deferred payment loans secured
by second deeds of trust to fund the "gap" between the affordable housing cost and the fair
market value of a unit to reduce the overall mortgage cost of a home to levels supportable to
low-mod buyers. Given the current real estate marker and economic conditions, the City is
continuing to evaluate the economic feasibility of the First Time Homebuyer Program.
• Low Interest Mortgage Loans consists of referring potential homebuyers to banks and other
lenders that offer below market down payment requirements to qualified buyers, and
• Mortgage Credit Certificate Program (MCC) administered by the County of Orange via the
National Homebuyers Fund, Inc.; the program provides federal income tax credits as a form of
assistance to homebuyers. During the previous reporting period, the County of Orange
absorbed the administrative costs associated with the MCC program.
The recent mortgage credit crises have resulted in increasing foreclosure rates throughout many
parts of California. The City has allocated resources to assist new first-time homebuyers in
purchasing a home. This may also include negotiated purchase of homes in foreclosure, which may
represent a lower cost buying opportunity for first-time homebuyers. Monthly reports are
prepared to monitor trends and spot potential issues regarding pre-foreclosure and foreclosure
activity among residential and commercial uses.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 71
3.6.5 HOMELESS ASSISTANCE AND SUPPORTIVE SERVICES
Homeless assistance and supportive services through federal programs would provide assistance to
programs that assist transitional housing for persons and families that are at or below 50% of the
median income level, adjusted for family size.
The City projects an annual allocation of $10,000 in CDBG funds to continue its financial support of
homeless assistance. Given an annual allocation of $10,000, the City's goal for this program is to
assist 200 individuals per year. Any increase in CDBG funding will allow the City and Agency to
exceed the original goals.
The program would also involve the City's participation in the Existing Section 8 Rental Assistance
program from extremely low to low income persons and families through the Section 8 Rental
Assistance certificate program of the Orange County Housing Authority.
3.6.6 ADMINISTRATIVE PROGRAM SUPPORT/INDIRECT COSTS
Administrative Support costs incurred and directly related to implementing the housing program
including, but not limited to, salaries, overhead, consultant and legal expenses, accounting, training,
supplies, and other services and support expenditures. The Agency currently has over three
hundred covenant-restricted affordable homes which require annual monitoring. Additional costs
are associated with the refinancing of existing first mortgage loans and the sale of existing
affordable units participating in the Agency's Housing Programs. This past year, as a result of the
Federal "Making Home Affordable" program and low interest rates, the Agency processed
Subordination Agreements for thirty-one homeowners. On average every month, there are eight to
ten affordable homes for sale and, when sold, require staff time in approving the homebuyer's
application and preparing affordable housing documents.
Removal of Housing Units (costs unknown at this time)
The City anticipates the need to remove eight rental units in conjunction with the Newport Avenue
Phase II Project. This will result in the relocation costs associated with one pre-acquisition
household as well as the housing replacement requirement for eight units.
During this five-year period, staff will also incur planning costs to:
• Prepare a new Capital Plan for the ten year Comprehensive Affordable Housing Strategy. The
current Capital Plan expires in June 2014, one fiscal year prior to the end date of the
Implementation Plan.
• Assist the Community Development Department in its preparation of a revised Housing Element
covering the period of 2014 to 2019. This will include the preparation by the Agency of
affordability gap analysis, product prototypes and utility allowance determinations.
• Assist the Community Development Department in its preparation of the annual Housing
Element Progress Report.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 172
Annually, the Agency will be required to determine that the planning and administrative expenses
are necessary for the production, improvement, or preservation of low and moderate income
housing (CRL § 33334.3(d)). Given the current Reimbursement Agreement obligations and bond
indenture requirements of the Housing Bonds, there is not expected to be any Excess Surplus funds
available, as such funds are defined under CRL.
3.7 ANNUAL DISTRIBUTION OF UNITS TO BE ASSISTED
Given the successful implementation of the Housing Program, projects and expenditures noted in
TABLES 3-3 and 3-4, TABLE 3-5 provides an annual distribution of the units for each major program
category which follows:
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 73
•. ~ - . . .
• • •
~ ~ ~ ~
FY 10-11 FY 11-12 FY 12-13 FY 13-14 FY 14-15 TOTALS
Preservation of At-Risk Housing 0 177 0 100 0 277
Rehabilitation
Single and Multi-Family Home
Rehabilitation Programs z
• Single Family (Ownership) 6 10 12 12 14 54
•Multi-Family 20 20 20 20 28 108
New Housing
Ownership Multi-Family New
Construction 0 0 0 9 9 18
Multi-Family Rental New
Construction/Acquisition and
Rehab 0 0 21 10 0 31
Tustin Legacy Ownership Multi-
Fa mi I y New Construction
• Master Developer 0 0 67 63 0 130
• Villages of Columbus 0 45 68 40 0 153
Tustin Legacy Renta I New
Construction 0 0 154 99 0 253
First-Time Homebuyers a
• Homebuyer Assistance Loans
• Low Interest Mortgage Loans TBD TBD TBD TBD TBD TBD
• Mortgage Credit Certificate Program
(MCC)
Homeless Assistance ° 200 200 200 200 200 1000
Total Number of New, Rehabilitated
or Price-Restricted Units s 26 252 342 353 51 1024
' Programs and initial goals were established in the 6-year Capital Plan forthe 2008/2009 to 2017/18 Comprehensive Affordable
Housing5trategy, June 2008.
z The numberof Multi-Family units is the total numberof rental units rehabbed, not buildings rehabbed.
s The First-Time Homebuyer program is under review. The Agency is working with the County ofOrange in promotingthe Mortgage
Credit Certificate Program (MCC). The City is monitoring Foreclosure Assistance Programs but has chosen not to pursue funding at
this time.
'Assistance goal is measured in number of persons served as opposed to number of housing units.
5 The total numberofhousing units does not include the numberofpersons served under Homeless Assistance & Supportive
Services.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 74
3.8 EXPENDITURE PLAN FOR HOUSING FUNDS
Section 33334.4(a) of the CRL requires expenditures in the Low and Moderate Income Housing Fund
during a 10-year period to assist very low and low income households in at least the same
proportion as the total number of units needed within the community. The proportion of very low,
low and moderate income units is determined for each community on the basis of the unmet need
for housing amount certain income group categories as reflected in the City's share of the regional
housing needs identified pursuant to Section 65584 of the California Government Code (the
Regional Housing Needs Assessment (RHNA). In addition, CRL §33490(a)(2)(C)(i) requires the
Agency to identify the number of housing units needed for very low, low and moderate income
persons as each of those needs have been identified in the most recent determination pursuant to
Section 65584.
TABLE 3-6 identifies the number of affordable housing units the City is to produce under the current
RHNA. The number of housing units was produced by the Southern California Association of
Governments (SCAG) and has been in effect since January 1, 2006, and was included in the newly
adopted Housing Element of the General Plan. The Agency's original RHNA proportional
expenditure requirements are 37% for very low income households, 29% for low income
households, and 34% for moderate income households. Pursuant to CRL §33334.4(a), the Agency
may adjust the proportion by subtracting from the need identified for each income category, the
number of units for persons of that income category that are newly constructed over the duration
of the implementation plan with other locally controlled assistance and without agency assistance.
The City initiated the development of additional very low, low and moderate income housing in the
MCAS Tustin Project Area through density bonus incentives. Therefore, the Agency is permitted to
adjust the proportional expenditure requirements accordingly as shown in TABLE 3-6.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 75
•~.~ • ~
• • • •
~~. ~ ~
Description Very Low 1 Low Moderate Above Moderate Total Affordables
SCAG Produced RHNA Goals
(2006) 512 410 468 991 1390
Original RHNA Proportional
Expenditure Requirement2 37% 29% 34%
Non-Agency Assisted Affordable
Households To Date (tan. 1,
2006 -June 30, 2010) 319 64 54 1310 437
Modified Adjusted
Proportionate Goal (July 01,
2010 -June 30, 2014) 193 346 414 -319 953
Modified Adjusted
Proportionate Expenditure
RequirementZ 20% 36% 43%
Future Projected Non-Agency
Assisted Affordable Households3
(July 1, 2010 -June 30, 2014) 40 85 67 192
Revised RHNA Goals Jan. 1, 2006
-July 16, 2013 153 261 347 761
Revised Proportional
Expenditure Requirement° 20% 34% 46%
' Actual production duringthe Initial Five-Year Implementation Plan includes the Village of Hope, a 192-bed transitional facility
and the Orange County Social Services Agency, a 90-bed transitional facility. Columbus Square and Columbus Grove in Figure III-7
are non-Agencyassisted affordable housingdevelopments.
Z Percentages may not total 100% due to rounding.
3 Adetailed breakout ofAffordable Households to be built and assisted duringthe Second Five-Year Implementation Plan can be
found in Figure III-7. Columbus Square is non-Agencyassisted affordable housing.
° The Expenditure Requirement is for the term ofthe Second Five-Year Implementation Plan unless actual non-Agency Assisted
Households increases in which the RHNAgoals could still adjust. Percentages may not total 100% due to rounding.
As of January 1, 2003 pursuant to CRL §33334.4(b), each redevelopment agency shall expend, over
the duration of each redevelopment Implementation Plan, funds for all persons regardless of age in
at least the same proportion as the number of low-income households with a member under age 65
years as compared to the total number of low-income households of the community as reported in
the most recent census of the United States Census Bureau. According to the 2000 U.S. Census, 87
percent of low-income households in Tustin included a member under the age of 65. Therefore, it
is the Agency's goal to spend approximately 87% of the moneys in the Housing Fund for non-senior
affordable housing activities to reflect this proportion of persons under 65 years of age in the
community. TABLE 3-7 demonstrates over the last five years the Agency has complied with CRL
§33334.4(b) and will continue to be incompliance over the next five years.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 76
TABLE 3-7 reports the Agency's previous five year of expenditures and projects the next five years
for aten-year picture of expenditures in relation to compliance with CRL §33334.4(a). As noted in
TABLE 3-6, the Agency's proportional expenditure goal of 20% for very low income households and
34% for low income households would indicate that approximately 54% of the Agency's Housing
Set-Aside Funds should be spent on very low and low income households. TABLE 3-7 demonstrates
the Agency anticipates spending approximately 61% of Housing Set-Aside Funds on very low and
low income households, 37% for very low income households and 24% for low income households.
The Agency will continue to insure Housing Set-Aside funds are expended proportionately in
compliance with CRL §33334.4(a).
• ~~ ~ • • •
-.• • . .
zo14
Adjusted 2005/06-
Income RHNA Targeting 2009/10 2010/11 2011/12 2012/13 2013/14 2014/15 Total
Category Allocation Requirement Expenditures' Expenditures' ExpendituresZ ExpendituresZ ExpendituresZ ExpendituresZ Expenditures
Very Low 153 20% $9,524,007 $948,930 $1,423,043 $1,649,286 $1,187,082 $968,962 $15,701,310 36%
Low 261 34% $4,700,173 $1,002,638 $1,503,585 $1,742,633 $1,254,269 $1,023,804 $11,227,101 26%
Moderate 347 46% $9,169,278 $1,122,082 $1,682,706 $1,950,232 $1,403,689 $1,145,769 $16,473,756 38%
Total 761 100% $23,393,458 $3,073,650 $4,609,335 $5,342,150 $3,845,040 $3,138,535 $43,402,168 100%
2005/06-
Age Targeting 2009/10 2010/11 2011/12 2012/13 2013/14 2014/15 Total
Category Requirement Expenditures Expenditures Expenditures Expenditures Expenditures Expenditures Expenditures
Non-Senior 87% $23,043,458 $3,073,650 $4,609,335 $5,342,150 $3,845,040 $3,138,535 $43,052,169 99%
Senior 13% $350,000 $0 $0 $0 $0 $0 $350,OOD 1%
100% $23,393,458 $3,073,650 $4,609,335 $5,342,150 $3,845,040 $3,138,535 $43,402,168 100%
'The distribution of FY 2005/06 -2009/1D E~enditures is based on the project-specific loans/agreements made during the Third Five-Year Implementation P Ian and the
ratios associated withverylow,lowandmoderateincomeunitproduction. Expenditure amounts representallTownCenterandSouthCentralHousingSet-Aside
expenditures t hat o ccured during the T hird Five-Year Im plem ent at io n P Ian.
ZThe distribution of FY 2010 - FY 2015 Expenditures is based on the balance left to pay off the Affordable Housing Reimbursement Agreement and promissory note ratios
associated with very low, low and moderate income trust deeds that remain to be purchased by the Agencyfrom the City. This projected allocation of funds is based on the
projected number of households developed under each income category multiplied bythe average gap funding provided bythe Agencyfor each income category.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 177
3.9 AFFORDABLE HOUSING COMPLIANCE PLAN
3.9.1 HOUSING PRODUCTION
The previous Five Year Implementation Plan anticipated a certain level of development that has not
materialized due to market constraints. The Agency continues to aggressively pursue affordable
housing opportunities within the Town Center and South Central Project Areas as well as outside
the Project Areas to benefit the Town Center and South Central Project Areas.
Although rehabilitation and construction activities directly by the Agency are not currently
anticipated by the Implementation Plan, at least 30% of the housing developed or substantially
rehabilitated by a Redevelopment Agency within a project area must be available at affordable
housing cost, and occupied by persons or families of low to moderate income. Of these units, 50%
must be affordable to very low income households. This requirement applies only to units directly
developed by the Agency and would not apply to units developed by housing developers pursuant
to agreements with or assistance from the Agency.
As of January, 2004, long term affordability covenants must be recorded on dwelling units produced
pursuant to Section 33413 of the CRL, requiring that the units be maintained at an affordable
housing cost to, and occupied by persons and families of low to moderate income, for the longest
feasible time but not less than 55 years for rental units and 45 years for owner occupied units. The
affordability controls on such units must be made enforceable by recorded covenants or restrictions
in the same manner as required for units assisted by the Agency's 20% Housing Set Aside Fund if
they are to count towards meeting production requirements. The above requirements apply not
just to new construction but also substantially rehabilitated dwelling units. Per §33413(b)(2)(A)(iii)
of the CRL, substantially rehabilitated dwelling units means all units substantially rehabilitated with
Agency assistance. CRL §33413(b)(2)(A)(iv) also defines substantial rehabilitation as "rehabilitation,
the value of which constitutes 25 percent of the after rehabilitation value of the dwelling, inclusive
of land value.
Section 33413(b)(4) of the CRL also requires that the Agency's Implementation Plan for housing
activities must be consistent with the community's housing element and the Agency's housing
production requirement must be met every ten years. If more than the required numbers of low
and moderate income units are developed in the ten year period, the affordable units in excess of
the required number may be counted towards the agency's requirements for the next ten year
period. If fewer than the required number of units are developed at the end of the ten year period,
the agency must meet its production goals on an annual basis until the requirements for the ten
year period are met. The Agency may cause the required inclusionary housing units to be produced
inside or outside the redevelopment project area, but all units developed or substantially
rehabilitated by the private sector, require two units outside the project area for each unit that
otherwise would have had to be available inside the project area.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 178
3.9.2 PAST PRODUCTION OF AFFORDABLE UNITS IN THE PROJECT AREAS
To date, the Agency has not itself, developed or rehabilitated housing in either the Town Center or
South Central Project Areas. However, new private housing construction and substantial
rehabilitation of price-restricted units has occurred in both the Town Center and South Central
Project Areas and outside the Project Areas which benefit the Project Areas, since the adoption of
the redevelopment plans. A summary of the total number of units which have been developed in
the Town Center and South Central Project Areas are shown in TABLE 3-6, along with the affordable
housing obligations as assigned to the very low, low and moderate income categories. While the
CRL identifies the minimum percentage of the units produced at the very low income level, the
minimum percent is not specified between the low income and the moderate income categories
which are combined in TABLE 3-6 for analysis purposes.
Based on the information shown in TABLE 3-8, the Agency is meeting and exceeding the housing
production requirements under the law. To meet its potential housing production requirements
over the next ten year period and the life of both Redevelopment Plans, the Agency will apply its
surplus balance of affordable housing production units, as permitted under CRL. In addition, the
Agency has adopted a policy with
its CAHS that requires that the
required 15% affordable housing
obligation be met on a site by site
basis and be accommodated in new
residential development projects
that are within the boundaries of
the Project Areas, and secures
affordability covenants on
substantially rehabilitated units
located within and outside the
boundaries of the Project Area.
Ambrose Lane
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 179
~. • . ~ ..
• . •
~~ ~ ~ ~
Total Project Area Very Low Low/Moderate Total Inclusionary
Production Income Units Income Units Units
Historic Production z 671
Production Requirement 41 60 101
Actual Production3 143 270 413
Unit Surplus/(Deficit) 102 210 312
Production during Third Five-
Year Implementation Plan (July
1, 2005 to June 30, 2010) 1508
South Centra I 0
Town Center 12
MCAS Tusti n a 1496
Production Requirement 91 135 226
South Central 0 0 0
Town Center 1 1 2
MCAS Tustin 90 134 224
Total Project Area Very Low Low/Moderate Total Inclusionary
Production Income Units Income Units Units
Actual Production 62 176 238
South Centra I 0 0 0
Town Center 0 0 0
MCAS Tustin 60 173 233
OutsideProjectAreas 2 3 5
Unit Surplus/(Deficit) (29J 41 12
Total Production Requirement 132 195 327
Total Actual Production 205 446 651
Total Unit Surplus/(Deficit) 73 251 324
1 Covering the time period from adoption ofeach Project Area through June 30, 2010. The Town Center Project Area Plan was adopted
in 1976; the South Central Project Area Plan in 1983 and amended in 1985; and the MCAS Tustin Project Area Plan in 2003. AppendixA
contains detailed, historic production figures by project within the Town Center and South Central Redevelopment Project Areas.
2 Pre-AB 1290 historic production and obligations prior to July 1, 2005. Based on total production of 671 housing units.
3 Five (5)low-income homes at Tustin Grove and three (3) FTHB; one (1) low-income and (2)moderate-income are no longer affordable
homes. Sixteeen (16) affordable homes remain atTustin Grove and one (1) FTHB affordable home remains. The actual production
numbers were adjusted accordingly.
Aportion ofthe Villages of Columbus'; Cantara (27)and Westbourne (16)developments -a total of43 units -is in the MCAS Tustin
Specific Plan, but not in the MCAS Tustin Redevelopment Project Area. These units were reduced from the total number of units
produced in the MCAS Tustin Redevelopment Project Area.
s Under CRL, for every 2 housing units produced outside the Project Areas, the Agency receives 1 production credit (2 housing units
produced = 1 production credit). On this basis, production credit assigned to each credited site outside the project area was as
follows: Olson/Tustin Block (10=5 ).
SOURCE: Third Five-Year Implementation Plan for the Town Center and South Central Redevelopment Project Areas (FY2005-2006 to FY
2009-2010; Mid-Term Report for the Third Five-Year Implemenation Plan forthe Town Center and South Central Redevelopment
Project Areas (FY 2005-2006 to FY2009-2010); City of Tustin Community DevelopmentDepartmentPlanningDivision Tustin Legacy
Monitoring Report; 2008/2009-2017/18 Comprehensive Affordable Housing Strategy, May 2008; Redevelopment Agency's Affordable
Housing Database.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 80
In accordance with CRL §33490(a)(2)(C)(iv), TABLE 3-9 identifies the housing projects developed
during the Third Five-Year Implementation Plan as a result of Housing Set-Aside funds or other
locally controlled government assistance that are required to be affordable for at least 45 years for
homeownership housing and 55 years for rental housing and the level of affordability of those units.
In addition, the table provides the financial assistance or subsidy amounts required to
accommodate the projects and the number of housing units available to families with children.
-.- - ..
Housing Fund Other
Unit Affordability
Affordability
Project Location Expenditures 1 Funding Ext. Low Very Low Low Moderate Term (Years)
Tustin Field I MCASTustin $10,604,603 0 12 10 16 45
Tustin Field II MCASTustin $6,817,509 0 11 11 18 45
Clarendon Z MCASTustin N/A 0 12 0 30 45
Cambridge Z MCASTustin N/A 0 14 36 0 45
Camden Z MCASTustin N/A 0 11 28 24 45
Arbor Walk Outside Project $969,960 0 4 0 6 45
Heritage Places Outside Project $350,000 0 17 36 1 55
Total $18,742,072 0 81 121 95 297
Housing UnitsAvailable to Families
Family Units $18,392,072 0 64 85 94 82%
Senior Units $350,000 0 17 36 1 18%
Total $18,742,072 0 81 121 95
1 Housing Fund Expenditures are the loan amounts provided to fund these projects. Expenditures in this table will not match the
Expenditures found in Figure III-5 since that amount includes all housingfund expenditures duringthe Third Five-Year Implementation
Plan.
Z Clarendon, Cambridge and Camden are developments in the Villages ofColumbus and the affordable housing units in these
developments were the result of Housing Density bonuses provided by the City.
s Although Heritage Place units are counted under Historic Production (prior to FY 2005/06) in the Inclusionary Housing Production
table since they were built prior to the Third Five-Year Implementation Plan, the development is represented in this table as the
result ofthe $350,000 loan provided duringthe Third Five-Year Implementation Plan (FY2005/06-2009/10).
3.9.3 HOUSING UNITS TO BE DEVELOPED (future production)
Because the residential areas of both the Town Center and South Central Project Areas are
essentially built-out, the majority of new construction in the Project Areas will be in-fill
redevelopment and substantial rehabilitation of existing housing units by the private sector within
and outside the Project Areas to benefit each Project Area. The successful implementation of
projects, programs, and expenditures identified previously in the housing portion of the
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 81
Implementation Plan will insure the Agency continues to exceed Inclusionary Housing Production
requirements under State Law, as illustrated in TABLE 3-10.
Although the Agency is currently exceeding (TABLE 3-8) and will continue to exceed its Inclusionary
Housing Production (TABLE 3-10), the Agency is required to continue to apply its tax increment
resources in meeting additional affordability requirements. The Agency, under CRL, is responsible
for eliminating blight and is required to set aside no less than 20 percent of the tax increment
received from a Redevelopment Project Area for the purpose of increasing, improving and
preserving the community's supply of low and moderate income housing. In addition, all future
housing production in the MCAS Tustin Redevelopment Project Area, a benefit to the Town Center
and South Central Redevelopment Project Areas (RDA Resolutions 05-01 and 05-02), is governed by
CRL and the City Council-adopted MCAS Tustin Specific Plan and, as such, is required to include at
least 15% for low and moderate income housing. Not only does CRL require the Agency to set aside
twenty percent (20%) of its funds for low and moderate income housing, but, as identified in
Section 3.8, CRL requires these funds to be expended in the same proportion as the numbers of
very low and low income households are to the total number of units needed within the community
as identified under RHNA.
The Orange County Business Council's Inaugural 2007 and updated 2008 Workforce Housing
Scorecard has recognized the City's and Agency's efforts to provide low and moderate income
housing (workforce housing) by rating the City amongst the top three or four cities in Orange
County. In considering past workforce housing efforts (1991-2005), Tustin was ranked third out of
thirty-four Orange County cities. In considering present and future workforce housing efforts,
Tustin is ranked fourth out of the thirty-four cities.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 182
•. ~..
~ ~
Total Project Very Low Low Income Moderate Above Moderate Total
Area Income Units Units Income Units Income Units Affordables in
Construction (Unrestricted) Project Area
Estimated Production) 1963 1378
Estimated Affordable
Housing Production
Requirement 118 177 294
Estimated Affordable
Housing Production
Ownership Units
• Other Sites z 0 31 99 1115 130
• South Central/Town
Center3 7 11 0 7 18
Villages of Columbus ° 0 0 0 101 0
Total Ownership 7 42 99 1223 148
Rental Units
Other Sites z 126 64 63 62 253
• South Central/Town
Center3 31 0 0 6 31
Villages of Columbus ° 36 61 56 87 153
Total Rental 193 125 119 155 437
Total Estimated
Affordable Housing
Production 200 3 85 585
Fourth Five-Year
Implementation Plan
Unit Surplus/(Deficit) 82 208 291
Third Five-Year
Implementation Plan
Unit Surplus/(Deficit) 73 251 325
Total Surplus/(Deficit) 156 459
1 Total Estimated Affordable Housing Production was developed from Community Development's Tustin Legacy Monitoring
Report as ofJanuary 04, 2010. Aportion ofthe Villages of Columbus'Ainsley Park (83) development is in the MCASTustin
Specific Plan, but those units are not in the MCASTustin Redevelopment Project Area and these units were reduced from
Community Development's estimated production numbers. Estimates for future MCASTustin development and the South
Central/Town Center Redevelopment Project Area were included in the Total Estimated Production.
z Neighborhood G & D production numbers were based on future development projections.
s Figures are consistent with data found within the 2008/2009 to 2017/18 Comprehensive Affordable Housing5trategy, May
2008.
" Projection based on rental units to be built at Coventry Court in Villages of Columbus as well as ownership units per
Community Development's Tustin Legacy Monitoring Report as ofJanuary04, 2010.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 83
3.10 REPLACEMENT HOUSING OBLIGATIONS
CRL §33413(x) requires that whenever dwelling units housing low or moderate income households
are destroyed or removed from the low and moderate income housing market as part of a
redevelopment project that is subject to a written agreement with the Agency or where financial
assistance has been provided by the Agency, the Agency shall, within four years of the destruction
or removal, rehabilitate, develop, or construct, or cause to be rehabilitated, developed, or
constructed, an equal number of replacement dwelling units which have an equal or greater
number of bedrooms as those removed or destroyed at affordable housing costs within the
jurisdiction of the Agency. The replacement housing units shall be available at affordable housing
cost to persons in the same or a lower income category (low, very low, or moderate), as the persons
displaced from those destroyed or removed units. The South Central and Town Center
Redevelopment Plans and Fourth Five-Year Implementation Plan have determined that eight units
will require replacement during this five year period. This will result in the relocation costs
associated with two pre-acquisition households as well as the housing replacement requirement for
eight units.
The Replacement Housing Section of the Fourth Five-Year Implementation Plan summarizes the
number of units which have already been destroyed, estimates the number which may be
destroyed through Fiscal Year 2014-15 and evaluates whether the Agency appeared to be in
compliance with meeting its replacement housing requirement. As stated above, all units removed
as a result of direct or indirect Agency action must be replaced. Under prior law, 75 percent of the
replacement units had to be for the same income level as the unit destroyed. As of January 1, 2002,
that requirement increased to 100 percent.
Historically, the Agency has produced many more replacement housing units than required. The
Agency's balance as of the beginning of the cycle for the Fourth Five-Year Implementation Plan is
provided in TABLE 3-11, which follows. APPENDIX B provides more detail regarding the bedrooms
of the units destroyed or removed and the bedrooms provided in the replacement units.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 184
Very-Low Low Moderate Non-
Income Income Income Restricted TOTAL
Units Removed 58 13 12 3 86
Replacement Units
Required 49 10 10 N/A 69
Replacement Units
Available 167 465 103 N/A 735
Replacement Units
Balance/Deficit 118 455 93 N/A 666
3.11 ADDRESSING BLIGHTING CONDITIONS THROUGH HOUSING ACTIVITIES
When the Redevelopment Plans were adopted for the Town Center and South Central Project
Areas, some of the blighting conditions identified specific to housing were the deteriorating
condition of housing in South Central and Town Center and the incompatibility of residential
properties with existing and proposed land uses in Town Center. The following are the major
blighting characteristics identified and how the proposed Agency housing activities during the next
five-year period will eliminate or prevent the spread of these blighting conditions within the Project
Area:
• Deterioration, Age, & Obsolescence
Heritage Place
The Agency is revising the single-family and multi-family
rehabilitation programs in order to increase
rehabilitation activity during the Fourth
Five-Year Implementation Plan and
eliminate the deteriorating condition of
housing. Smaller apartment projects
containing two to eight units each could be
acquired and rehabilitated, or converted to
new development and sold or rented to
qualified tenants with restrictions which
limit the use of the property and limit the
extent to which home prices or rents may
increase. New Construction funding may
also be available to purchase deteriorated,
aged and obsolescent properties from
absentee landlords and substantially rehabilitate. Homebuyer assistance loans and the
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 185
Mortgage Credit Certificate Program will increase owner-occupied housing in the Project Areas
and investments to update older, deteriorating properties. Each of these housing programs will
enhance the image of the area and eliminate the blighting conditions of substandard and
deteriorating structures in the Project Area by encouraging private investment and promoting
home ownership.
• Inadequate Public Improvements & Utilities. New Construction funding for affordable housing
through the Multifamily Acquisition, Rehabilitation and Conversion to Ownership Housing and
Multifamily Acquisition, Rehabilitation and Rental Housing programs may provide assistance
with off-site improvements to improve traffic flow and enhance streetscapes. New
Construction funding may incentivize developments to consolidate and optimize parcels
through improved building design and layouts, resulting in the provision of additional parking.
Additional opportunities to address inadequate public improvements and utilities through
affordable housing funds are dependent upon the project size and scope.
• Depreciated Values, Impaired Investments, & Economic Maladjustment. Property owners will
be able to address the incompatibility of their residential property with existing and proposed
land uses through the Multifamily Acquisition, Rehabilitation and Conversion to Ownership
Housing and Multifamily Acquisition, Rehabilitation and Rental Housing programs. Potential
General Plan and Zoning changes as a result of the "Neighborhoods of Tustin Town Center - A
New Beginning" Study could provide property owners with opportunities to develop their
properties in a manner compatible with surrounding properties. Although conditions have
improved because of redevelopment activity in the Project Area, there are rental properties
incompatible with existing and proposed land uses. The Agency will address depreciated values,
impaired investments and economic maladjustment by facilitating and supporting monetary
investment by the private sector to acquire, assemble, and develop vacant and underutilized
land. Depreciated values, impaired investments and economic maladjustment will also be
addressed by First-Time Homebuyer programs that increase home ownership opportunities and
the Rehabilitation program that provides financial assistance in the form of grants and loans to
support existing homeowners' efforts to improve their property.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page 186
.~
~• ~ •
~. ~~
Blight Conditi ons
Deterioration, Inadequate Public Depreciated Values,
Age, & Improvements & Impaired Investments, &
Obsolescence Utilities Economic Maladjustment
Goal #1 -Increase the quantity and improve the quality of X X X
housing in Tustin by providing new and rehabilitated
affordable housing opportunities throughout the
community.
Goal #2 -Encourage construction of moderate and high X X X
density residential development along major street
corridors, compatible with adjacent development.
Goal #3 -Eliminate blight by upgrading, revitalizing and X X X
enriching the livability of older residential neighborhoods
and by reducing overcrowding.
Goal #4 - To maximize and leverage public and private X X
funding to create affordable housing opportunities,
including the cost-effective method of preserving "at risk"
affordable housing.
• •
• • '~
Blight Cond itions
Deterioration, Age, & Inadequate Public Depreciated Values, Impaired Investments, &
Obsolescence Improvements & Utilities Economic Maladjustment
Preservation of
At-Risk Housing X X
Rehabilitation X X X
New Housing X X X
First Time
Homebuyers X X
Homeless X
Assistance
Agency
Administrative X X X
Program Support
& Indirect Costs
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 87
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APPENDIX A
AFFORDABLE HOUSING TABULATIONS
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 88
Pre 1995 Affordable Housing Unit Production
Units Constructed/Restricted Required Units Rehabilitated and/or Covenant Restricted
Project very low low moderate no restrict TOTAL Project very low low moderate no restrict TOTAL
Newpointe AptsjSouth Central)
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
Total Units Produced
Total Bedrooms
Restricted Units Required
Tustin Gardens (Town Center)
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
Total Units Produced
Total Bedrooms
Restricted Units Required
Tustin Royale/Dthers
0 0 0
10 14
100
100 0 0
100
6 9
0 0 0 0 0
0 0 0 0 0
1 Bedroom Units 16 69 85 1 Bedroom Units
2 Bedroom Units 2 Bedroom Units
3 Bedroom Units 3 Bedroom Units
Total Units Produced 16 0 0 69 85 Total Units Produced 0 0 0 0 0
Total Bedrooms 16 Total Bedrooms
Restricted Units Required 6 7 13 Restricted Units Provided 0 0 0 0 0
(@2:1 Requirement)
Total Constructed Units 116 0 0 230 346 Total Rehabilitated Units 0 0 0 0 0
Total Restricted Provided 116 0 0 n.a. 116 Total Restricted Provided 0 0 0 n.a. 0
Total Restricted Required 22 30 n,a. 52 Total Restricted Required 0 0 0 n.a. 0
Production Surplus/(Deficit) 94 (30) n.a. 64 Production Surplus/(Deficit) 0 0 n.a. 0
"Affordability Covenant Restricted Per CRL Section
33334.6jbjj2jjBjji)
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
160 ]60 Total Units Produced 0 D 0 0 0
Total Bedrooms
24 Restricted Units Provided 0 0 0 0 0
~@2:1 Requirement)
1 101 1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
1 101 Total Units Produced
Total Bedrooms
15 Restricted Units Provided
(@2:1 Requirement)
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 89
95/96-99/00 Affordable Housing Unit Production
Units Constructed/Restricted Required Units Rehabilitated and/or Covenant Restricted*
Project very low low moderate no restrict TOTAL Project very low low moderate no restrict TOTAL
* Afford obi I ity Cove nant Restricted Pe r CRL Se cti on
33334.6(bj(2j(Bj(i)
Tustin Grove (South Central] Orange Gardens (Outside)
1 Bedroom Units 18edroom Units 17 17
2 Bedroom Units 2 Bedroom Units 93 93
3 Bedroom Units 8 1 7 129 145 3 Bedroom Units 40 40
Total Units Produced' 8 1 7 129 145 Total Units Produced 0 150 0 0 150
Total Bedrooms 24 3 21 Total Bedrooms 323
Restricted Units Required 9 13 22 Restricted Units Provided 0 75 75
(@2:1 Requirement)
Ambrose Lane (Town Center) Hampton Square (Outside)
1 Bedroom Units 1 Bedroom Units 124 82 206
2 Bedroom Units 2 Bedroom Units 86 58 144
3 Bedroom Units 8 30 38 3 Bedroom Units 0
Total Units Produced 0 0 8 30 38 Total Units Produced 0 210 0 140 350
Total Bedrooms 24 Total Bedrooms 296
Restricted Units Required 2 4 6 Restricted Units Provided 0 105 105
(@2:1 Requirement)
Others Flanders Pointe (Outside)
1 Bedroom Units 1 Bedroom Units 42 27 69
2 Bedroom Units 2 Bedroom Units 7 6 13
3 Bedroom Units 3 Bedroom Units 0
Total Units Produced 0 0 0 0 0 Total Units Produced 0 49 0 33 82
Total Bedrooms Total Bedrooms 56
Restricted Units Required 0 0 0 Restricted Units Provided 0 24 24
(@2:1 Requirement)
Total Constructed Units 8 1 15 159 183 Total Units 0 409 0 173 582
Total Restricted Provided 8 1 15 n.a. 24 Total Restricted Provided 0 0 204 n.a. 204
Total Restricted Required 11 0 17 n.a. 28 Total Restricted Required 0 0 0 n.a. 0
Production Surplus/~Deficitl (2( (11 n.a. (3) Production Surplus/~Deficit~ 0 201 n.a. 201
'There were a total of five (S)low-income affordable homes in the Tustin Grave Development that are no longe r affordable homes. The total amount oflow-income homes was decreased by five (6j
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 90
00/01-04/05 Affordable Housing Unit Production
Units Constructed/Restricted Required
Project very low low moderate no restrict TOTAI
Heritage Place (Outside)
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
Total Units Produced
Total Bedrooms
(@ 2:1 Requirement)
13 29
4 7 1
9 18 1
11 22 1
Units Rehabilitated and/or Covenant Restricted*
Project very low low moderate no restrict TOTAL
* Affordability Covenant Restricted Per CRL Section
33334.6(bj(2j(Bj(i)
42 1 Bedroom Units
12 2 Bedroom Units
0 3 Bedroom Units
0 27 Total Units Produced
0 33 Total Bedrooms
0 0 0 0 0
Restricted Units Required 0 0 0 Restricted Units Required 0 0 0 0 0
(@2:1 Requirement)
Tustin Field I & II (MCASTustin)
1 Bedroom Units 1 Bedroom Units
2 Bedroom Units 5 1 7 13 2 Bedroom Units
3 Bedroom Units 5 1 21 27 3 Bedroom Units
Total Units Produced' 10 2 28 102 142 Total Units Produced 0 0 0 0 0
Total Bedrooms 25 5 77 107 Total Bedrooms
Restricted Units Required 9 13 22 Restricted Units Required 0 0 0 0 0
(@2:1 Requirement)
Others/FTHB (Outside)
1 Bedroom Units 1 Bedroom Units
2 Bedroom Units 2 Bedroorn Units
3 Bedroom Units 1 1 3 Bedroom Units
Total Units Produced ~ 0 0 1 0 1 Total Units Produced 0 0 0 0 0
Total Bedrooms 3 Total Bedrooms
Restricted Units Required 0 0 0 0 0 Restricted Units Required 0 0 0 0 0
(@2:1 Requirement)
Total Constructed Units 19 20 30 102 170 Total Units 0 0 0 0 0
Total Restricted Provided 19 20 30 n.a. 69 Total Restricted Provided 0 0 0 n.a. 0
Total Restricted Required 9 0 13 n.a. 22 Total Restricted Required 0 0 0 n.a. 0
Production Surplus/Deficit) 10 37 n.a. 47 Production Surplus/~Deficit~ 0 0 n.a. 0
' There were 142 total units built at Tustin Field I & II priorto July 1, 2005. 40 ofthose unitswere affordable per the Agency'sAffordable Housing Database.
Z There were a total of three (3j FTHB affordable properties; one (l)low-inc ome and two (2)moderate-income, that are no longer affordable homes. One (lj FTHB affordable home remains.
The production numberswere adjusted accordingly.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 91
05/06-09/10 Affordable Housing Unit Production
Units Constructed/Restricted Required
Project very low low moderate no restrict TOTAL
Prospe ct V i I I age (Town Center)
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
Total Units Produced
Restricted Units Required
Tustin Field I & II (MCASTustin)
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
Total Units Produced
Total Bedrooms
Restricted Units Required
Villages of Col umbus (MCASTustin)
0 0
1 1
6 4 4
17 17 30
23 21 34
63 59 98
25 38
0 0 0 0
0 0 0 0
0
0
0 0 0 0 0
0 0 0 0 0
1 Betlroom Units 4 9 13 1 Bedroom Units
2 Bedroom Units 13 28 16 57 2 Bedroom Units
3 Bedroom Units 20 27 38 85 3 Bedroom Units
Total Units Produced 1 37 64 54 918 1073 Total Units Produced 0 0 0 0 0
Total Bedrooms 90 146 146 382
RertrictedUnitsRequired 65 96 161 Restricted Units Required
(@2:1 Requirement) 0 0 0 0 0
Olson/Tustin Block (Outside)
1 Bedroom Units 1 Bedroom Units
2 Bedroom Units 2 Bedroom Units
3 Bedroom Units 4 6 53 63 3 Bedroom Units
Total Units Produced 2 3 53 63 Total Units Produced 0 0 0 0 0
(@2:1 Requirement) (@2:1 Requirement)
Total Bedrooms 6 9 Total Bedrooms
RertrictedUnitsRequired 0 0 0 0 0 Restricted Units Required 0 0 0 0 0
TotalCons[ructedUnits 62 85 91 1328 1571 Total Units Constructed 0 0 0 0 0
Total Restricted Provided 62 85 91 n.a. 238 Total Restricted Provided 0 0 0 n.a. 0
Total Restricted Required 91 0 135 n.a. 226 Total Restricted Required 0 0 0 n.a. 0
Produ[tion5urplus/(Deficit) * (29) 41 n.a. 12 Production Surplus/(Deficit) 0 0 n.a. 0
~ Numberswere developed from Community Development'sTustin Legacy Monitoring Report as oflanuary 04, 2010 and the Agency's Affordable Housing Database
Units Rehabilitated and/or Covenant Restricted*
Project very low low moderate no restrict TOTAL
* Affordability Covenant Restricted Per CRL Section
33334.6(b)(2)(B)(i)
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
12 12 Total Units Produced
0 2 Restricted Units Required
(@2:1 Requirement)
0 1 Bedroom Units
14 2 Bedroom Units
64 3 Bedroom Units
345 423 Total Units Produced
220 Total Bedrooms
63 Restricted Units Required
(@2:1 Requirement)
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 92
10/11.14/15 Estimated Affordable Housing Unit Production
Units Constructed/Restricted Required
Project very low low moderate no restrict TOTAL
South Central/Town Center
Total Units Produced
Restricted Units Required
Villages of Columbus (MCAS Tustin)
Units Rehabilitated and/or Covenant Restricted*
Project very low low moderate no restrict TOTAL
'Affordability Covenant Restricted Per CRLSection
33334.6(bj(2j(Bj(i)
38 11 13 62 Total Units Produced
4 6 9 Restricted Units Required
(@2:1 Requirement)
Total Units Produced' 36 61 56 188 341 Total Units Produced
Restricted Units Required 20 31 51 Restricted Units Required
(@2:1 Requirement(
TLCP (MCAS Tustin)
Total Units Produced' 126 95 162 1171 1560 Total Units Produced
Restricted Units Required 94 140 234 Restricted Units Required
(@2:1 Requirement)
Total Constructed Units 200 167 218 1378 1963 Total Constructed Units
Total Restricted Provided 200 167 218 n.a. 585 Total Restricted Provided
Total Restricted Required 118 6 171 n.a. 294 Total Restricted Required
Production Surplus/(Deficit) 82 208 291 Praduction5urplus/(Deficit)
'Numbers were developed from Community Development'sTustin Legacy Monitoring Report as of J anuary 04, 2010 and the Agency's Affordable Housing Database
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 93
APPENDIX B
REPLACEMENT HOUSING TABULATIONS
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 94
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Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 96
APPENDIX C
TOWN CENTER PROJECT AREA LOANS BETWEEN RDA & CITY
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 97
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Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 98
APPENDIX D
SOUTH CENTRAL PROJECT AREA LOANS BETWEEN RDA & CITY
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 99
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APPENDIX E
TOWN CENTER AND SOUTH CENTRAL TAX INCREMENT LIMIT
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 103
Town Center
Tax Increment Limit
FY 1976/1977 to FY 2009/2010
ERAF/SERAF Cumulative Tax
Fiscal Year Tax Increment Project - 80% Housing Set-Aside Payments Increment Limit
1976-77 $0.00 $0.00 $0.00
1977-78 $219,649.83 $175,719.86 $43,929.97 $219,649.83
1978-79 $450,997.99 $360,798.39 $90,199.60 $670,647.82
1979-80 $751,804.98 $601,443.99 $150,361.00 $1,422,452.80
1980-81 $741,147.09 $592,917.67 $148,229.42 $2,163,599.89
1981-82 $1,229,255.71 $983,404.57 $245,851.14 $3,392,855.60
1982-83 $1,168,631.64 $934,905.31 $233,726.33 $4,561,487.24
1983-84 $1,404,803.26 $1,123,842.61 $280,960.65 $5,966,290.50
1984-85 $1,563,236.73 $1,250,589.39 $312,647.35 $7,529,527.24
1985-86 $1,535,542.62 $1,228,434.10 $307,108.52 $9,065,069.86
1986-87 $1,658,198.35 $1,326,558.68 $331,639.67 $10,723,268.21
1987-88 $1,934,047.51 $1,547,238.01 $386,809.50 $12,657,315.72
1988-89 $1,257,114.99 $1,005,692.00 $251,423.00 $13,914,430.71
1989-90 $2,331,751.81 $1,865,401.45 $466,350.36 $16,246,182.53
1990-91 $2,454,293.93 $1,963,435.14 $490,858.79 $18,700,476.45
1991-92 $2,455,822.50 $1,964,658.00 $491,164.50 $21,156,298.95
1992-93 $2,035,603.11 $1,628,482.49 $407,120.62 $23,191,902.06
1993-94 $2,569,197.41 $2,055,357.93 $513,839.48 $25,761,099.47
1994-95 $2,439,874.05 $1,951,899.24 $487,974.81 $28,200,973.53
1995-96 $2,080,093.59 $1,664,074.87 $416,018.72 $30,281,067.11
1996-97 $2,156,514.99 $1,725,211.99 $431,303.00 $32,437,582.10
1997-98 $2,217,237.54 $1,773,790.03 $443,447.51 $34,654,819.64
1998-99 $2,337,427.49 $1,869,941.99 $467,485.50 $36,992,247.13
1999-2000 $2,555,057.96 $2,044,046.37 $511,011.59 $39,547,305.09
2000-01 $2,741,804.23 $2,193,443.38 $548,360.85 $42,289,109.32
2001-02 $2,951,060.56 $2,360,848.45 $590,212.11 $45,240,169.88
2002-03 $2,961,945.06 $2,369,556.05 $592,389.01 $73,940.88 $48,128,174.06
2003-04 $3,157,276.09 $2,525,820.87 $631,455.22 $187,259.12 $51,098,191.03
2004-05 $3,331,481.37 $2,665,185.10 $666,296.27 $206,474.14 $54,223,198.26
2005-06 $3,730,397.39 $2,984,317.91 $746,079.48 $266,908.80 $57,686,686.85
2006-07 $3,980,400.51 $3,184,320.41 $796,080.10 $61,667,087.36
2007-08 $4,299,226.24 $3,439,380.99 $859,845.25 $65,966,313.60
2008-09 $5,652,841.30 $4,522,273.04 $1,130,568.26 $71,619,154.90
2009-10 $4,855,751.14 $3,884,600.91 $971,150.23 $1,697,646.95 $74,777,259.10
Total: $77,209,488.98 $61,767,591.19 $15,441,897.80 $2,432,229.89 $74,777,259.10
Maximum Cumulative Tax Increment Limit: $90,000,000.00 BALANCE: $15,222,740.90
The Town Center Tax Increment Limit is defined in Section 600 -Limitations on Finances of the 1989 Second Amendment as follows:
the "limitation is exclusive of: (1) any payments to taxing agencies to alleviate financial burden made by the Agency pursuant to
Section 33401 of the Community Redevelopment Law and Section 306 of this Plan; and (2) any funds required by Section 33334.2 of
the Community Redevelopment Law to be deposited by the Agency in a Low and Moderate Income Housing Fund as a result of such
payments to taxing agencies." Based on projections by Taussig and Associates, Inc. that the annual tax increment (assuming 0%
growth) will be approximately $4,675,353, the Agency would reach its Tax Increment Limit of $90,000,000 in FY 2013/14 or earlier if
tax increment growth occurs more rapidly. Pursuant to CRL §33331.5, the Agency can extend the last date to receive tax
increment/repay debt for each year the Agency makes a Supplemental Educational Revenue Augmentation Fund (SERAF) payment as
required by the 2009-10 state budget (adoption of ABX4-26). In accordance with ABX4-26, the Agency made a SERAF payment in FY
2009-10 and is scheduled to make another SERAF payment in FY 2010-11. After Sacramento Superior Court Judge Lloyd Connelly
upheld the legality of the SERAF payments, the California Redevelopment Association filed an appeal with the Third District Court of
Appeal to overturn ABX4-26. The Agency is waiting for a decision to be made on the appeal before extending the time limits. In
determining the Cumulative Tax Increment Limit, the Agency excluded the Educational Revenue Augmentation Fund (ERAF) and
Supplemental Educational Revenue Augmentation Fund (SERAF) payments in the calculation.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 104
South Central
Tax Increment Limit
FY 1983/1984 to FY 2009/2010
OCWD Housing Set- Cumulative Tax
Fiscal Year Tax Increment Payments Project - 80% Aside Increment Limit
1983-84 $0.00 $0.00
1984-85 $130,391.05 $104,312.84 $26,078.21 $130,391.05
1985-86 $138,360.92 $110,688.74 $27,672.18 $268,751.97
1986-87 $568,092.18 $454,473.74 $113,618.44 $836,844.15
1987-88 $1,051,142.30 $840,913.84 $210,228.46 $1,887,986.45
1988-89 $1,723,811.02 $1,379,048.82 $344,762.20 $3,611,797.47
1989-90 $1,635,096.61 $1,308,077.29 $327,019.32 $5,246,894.08
1990-91 $2,144,742.69 $2,000.00 $1,713,794.16 $428,948.54 $7,391,636.77
1991-92 $2,161,651.67 $2,000.00 $1,727,321.33 $432,330.33 $9,553,288.44
1992-93 $2,407,750.65 $2,000.00 $1,924,200.52 $481,550.13 $11,961,039.08
1993-94 $2,256,882.12 $2,000.00 $1,803,505.70 $451,376.42 $14,217,921.20
1994-95 $2,249,500.70 $2,000.00 $1,797,600.56 $449,900.14 $16,467,421.91
1995-96 $1,485,968.28 $2,000.00 $1,186,774.62 $297,193.66 $17,953,390.19
1996-97 $1,755,919.25 $2,000.00 $1,402,735.40 $351,183.85 $19,709,309.44
1997-98 $1,971,978.26 $2,000.00 $1,575,582.61 $394,395.65 $21,681,287.70
1998-99 $1,841,772.67 $2,000.00 $1,471,418.14 $368,354.53 $23,523,060.37
1999-2000 $1,989,547.91 $2,000.00 $1,589,638.33 $397,909.58 $25,512,608.28
2000-01 $2,247,623.40 $2,000.00 $1,796,098.72 $449,524.68 $27,760,231.68
2001-02 $2,652,016.54 $2,000.00 $2,119,613.23 $530,403.31 $30,412,248.22
2002-03 $2,483,040.62 $2,000.00 $1,984,432.50 $496,608.12 $32,895,288.84
2003-04 $2,709,779.91 $2,000.00 $2,165,823.93 $541,955.98 $35,605,068.75
2004-05 $3,282,318.44 $2,000.00 $2,623,854.75 $656,463.69 $38,887,387.19
2005-06 $3,490,842.35 $2,000.00 $2,790,673.88 $698,168.47 $42,378,229.54
2006-07 $3,844,298.37 $2,000.00 $3,073,438.70 $768,859.67 $46,222,527.91
2007-08 $4,480,710.92 $2,000.00 $3,582,568.74 $896,142.18 $50,703,238.83
2008-09 $4,555,086.41 $2,000.00 $3,642,069.13 $911,017.28 $55,258,325.24
2009-10 $4,440,994.62 $2,000.00 $3,550,795.70 $888,198.92 $59,699,319.86
Total: $59,699,319.86 $40,000.00 $47,719,455.88 $11,939,863.97 $59,699,319.86
Maximum Cumulative Tax Increment Limit: $115,000,000 BALANCE: $55,300,680
Avg Annual Tax Increment: $2,500,000
The South Central Tax Increment Limit is defined in Section 600 -Limitations on Finances of the 1985 South Central Project Area
Amendment as follows: "The average yearly tax increment which may be collected shall not exceed 2.5 million dollars." The South
Central Project Area's last date to receive tax increment is July 15, 2028, 46 Fiscal Years from the Plan adoption date of August 1,
1983. Multiplying the 46 years times the annual average of $2.5 million, equals a Cumulative Tax Increment Limit of $115,000,000.
Based on March 2010 projections by HdL, Coren & Cone that the annual tax increment (assuming 0% growth) received will be
approximately $4,412,000, the Agency would reach its Tax Increment Limit of $115,000,000 in FY 2022/23 or earlier if tax increment
growth occurs more rapidly. Pursuant to CRL §33331.5, the Agency can extend the last date to receive tax increment/repay debt for
each year the Agency makes a Supplemental Educational Revenue Augmentation Fund (SERAF) payment as required by the 2009-10
state budget (adoption of ABX4-26). The Agency made a payment in FY 2009-10 and is scheduled to make another in FY 2010-11.
After Sacramento Superior Court Judge Lloyd Connelly upheld the legality of the SERAF payments, the California Redevelopment
Association filed an appeal with the Third District Court of Appeal to overturn ABX4-26. The Agency is waiting for a decision to be made
on the appeal before extending the time limits. If the time limits are extended, the cumulative tax increment limit will increase to
$120,000,000. The cumulative amount of tax increment received is determined before pass through payments and Housing Set-Aside
funds are allocated.
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 105
APPENDIX F
1998 TOWN CENTER TAX ALLOCATION BONDS DEBT SERVICE
SCHEDULE
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 106
Town Center Redevelopment Project Area
Tax Allocation Refunding Bonds, 1998 Series A
Remaining Debt Service Schedule
Total Debt Service
Date Principal Interest of the Bonds
1-Dec-10 $1,205,000.00 $235,652.50 $1,440,652.50
1-Jun-11 $207,636.25 $207,636.25
FY 2010-11 $1,648,288.75
1-Dec-11 $1,255,000.00 $207,636.25 $1,462,636.25
1-Jun-12 $177,830.00 $177,830.00
FY 2011-12 $1,640,466.25
1-Dec-12 $1,315,000.00 $177,830.00 $1,492,830.00
1-Jun-13 $145,941.25 $145,941.25
FY 2012-13 $1,638,771.25
1-Dec-13 $1,380,000.00 $145,941.25 $1,525,941.25
1-Jun-14 $112,131.25 $112,131.25
FY 2013-14 $1, 638, 072.50
1-Dec-14 $1,445,000.00 $112,131.25 $1,557,131.25
1-Jun-15 $76,006.25 $76,006.25
FY 2014-15 $1,633,137.50
1-Dec-15 $1,525,000.00 $76,006.25 $1,601,006.25
1-Jun-16 $37,881.25 $37,881.25
FY 2015-16 $1,638,887.50
1-Dec-16 $1,595,000.00 $37,881.25 $1,632,881.25
1-Jun-17
FY 2016-17 $1,632,881.25
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 107
APPENDIX G
TAX ALLOCATION HOUSING BONDS, Series 2010 DEBT SERVICE
SCHEDULE
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 108
Tax Allocation Housing Bonds, 2010 Series
Debt Service Schedule
Bond Year
Ending
(September 1)
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
TOTALS
Principal Amount
$1,255,000
$695,000
$715,000
$735,000
$760,000
$785,000
$815,000
$850,000
$880,000
$920,000
$955,000
$995,000
$1,035,000
$1,080,000
$1,125,000
$1,180,000
$1,240,000
$1,300,000
$950,000
$550,000
$580,000
$605,000
$640,000
$675,000
$710,000
$745,000
$785,000
$825,000
$870,000
$915,000
$26,170,000
Interest
$568,787.66
$1,131,756.26
$1,110,906.26
$1,089,456.26
$1,067,406.26
$1,040,806.26
$1,009,406.26
$976,806.26
$942,806.26
$907,606.26
$870,806.26
$832,606.26
$791, 562.50
$747, 575.00
$701,675.00
$645,425.00
$586,425.00
$524,425.00
$459,425.00
$411,925.00
$384,425.00
$355,425.00
$323,662.50
$290,062.50
$254,625.00
$217, 350.00
$178,237.50
$137,025.00
$93, 712.50
$48,037.50
$18,700,156.52
Total
$1,823,787.66
$1,826,756.26
$1,825,906.26
$1,824,456.26
$1,827,406.26
$1,825,806.26
$1, 824, 406.26
$1,826,806.26
$1,822,806.26
$1,827,606.26
$1,825,806.26
$1,827,606.26
$1,826,562.50
$1,827,575.00
$1,826,675.00
$1,825,425.00
$1,826,425.00
$1,824,425.00
$1,409,425.00
$961,925.00
$964,425.00
$960,425.00
$963,662.50
$965,062.50
$964,625.00
$962,350.00
$963,237.50
$962,025.00
$963,712.50
$963,037.50
$44,870,156.52
Fourth Five-Year Implementation Plan, Town Center & South Central Redevelopment Project Areas Page ~ 109