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RESOLUTION NO. 2624
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, CALIFORNIA, RECOMMENDING APPROVAL TO THE
CITY COUNCIL OF GENERAL PLAN AMENDMENT 89-02{A), A
REQUEST TO REVISE THE HOUSING ELEMENT OF THE GENERAL
PLAN.
The Planning Commission of the City of Tustin does hereby resolve as
fol 1 ows'
I. The Planning Commission finds and determines as follows-
A. Government Code Section 65358 provides that when it is deemed to
be in the public interest, the legislative body may amend a part
of its General Plan.
B. Government Code Section 65358(b) states that no mandatory
element of a General Plan shall be amended more frequently than
4 times during any calendar year. However, each amendment may
include more than I change to the General Plan. Appropriately
in conjunction with General Plan Amendment 89-02(a) four {4)
other amendments are being considered and all amendments shall
be considered as I amendment per Section 65358{b).
C. In accordance with Section 65302{a) of the Government Code, the
General Plan Housing Element must be amended every five years.
Textual revisions to the Element have been developed to address
this requirement and new legal requirements for Housing
Elements. Statistical and demographic information in the
Housing Element.
D. A public hearing has been duly called and noticed, and held on
June 12, 1989.
E. This Amendment is consistent with other elements of the Tustin
General Plan.
F. The proposed amendment has been reviewed in accordance with the
California Environmental Quality Act and a Negative Declaration
has been prepared.
G. The proposed amendment is in the best interest of the public
health, safety, and welfare of the citizens of Tustin based on
the foll owing'
1. Housing Element Amendment 89-02(a) will not alter the
existing land use patterns or create a means for promoting
or discouraging growth beyond that currently permitted in
the General Plan or Zoning Code. The amendment will
accomplish the task of updating statistical and demographic
information and complies with new requirements mandated by
State law to address the homeless needs and to review past
performance.
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Resolution No. 2624
Pa§e two
2. The proposed amendments are interim to be reevaluated in
conjunction with comprehensive revisions to the General
Plan.
e
The updated goals, policies and programs and information
will ensure that the City of Tustin has an adequate General
Plan.
II. The Planning Commission hereby recommends to the City Council of
General Plan Amendment 89-02(a) proposed textural amendments to the
Housing Element as shown in Exhibit 'A' attached hereto and
incorporated herein by reference.
PASSED AND ADOPTED at a regulaxr.~meeting of the Tustin Planning Commission,
held on the 12th day of , 1989.
Oi ey
Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, PENNI FOLEY, the undersigned, hereby certify %ha% I am the Recording
Secretary of the Planni~ng Commission of the City of Tus%in, California; that
Resolution No. ~o~/ was duly passed and adopl~ed al: a~ar meel:ing of
l:he~T~p~sl:in Plan~ing Commission, held on the //x~y~- day of~~x ,
PENNI FOLEY
Recording Secretary
CITY OF
TUSTIN
1989
DRAFT
HOUSING ELEMENT
Prepared by /
Community Development Department /
TNAME: TofC (R)P: 01
TABLE OF CONTENTS*
<LIST OF
Chapter
TABLES ....................................................... i>
I1 INTRODUCTION ................................................
Relationship to Other Elements ..............................
Summary .....................................................
II. CURRENT CONDITIONS, TRENDS AND FUTURE DEMANDS
Population ..................................................
Household Characteristics ...................................
Housing Characteri sti cs .....................................
Needs Assessment ............................................
Employment Trends ...........................................
Housing Market ..............................................
Housing Needs ...............................................
Special Needs ...............................................
Energy Conservati on .........................................
III. CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT AND MAINTENANCE
OF HOUSING
Governmental Constraints ....................................
Market Constraints ..........................................
IV. THE HOUSING PROGRAM
Community Goals .............................................
Objectives ..................................................
Housing Policies ............................................
Sites Available for Housing .................................
Review of Past Performance ..................................
Existing Implementation Programs ............................
New and Expanded Implementation Programs ....................
Removal of Governmental Constraints .........................
Implementation Responsibility ...............................
Public Participation ........................................
V. ENVIRONMENTAL IMPACT ........................................
APPENDIX ............................................................
* FINAL PAGE NUMBERS TO BE INCORPORATED INTO FINAL DRAFT
_XTNA!.i£: Cnapterl (R)P: (lntro)
CHAPTER I INTRODUCTION
The State of California requires that each jurisdiction prepare and
adopt a Housing Element. <i n keeping with an established set of
criteria. The Housing Element shall contain:
1. an assessment of housing needs and an inventory of
resources and constraints to the meeting of those needs;
2. a statement of the community's goals, quantified
objectives, and policies relative to the maintenance,
improvement and development of housing; and
3. an implementation program designed to achieve the goals
and objectives of the Housing Element.>
Under provisions of Section 65583 of The Government Code, The Housing
Element shall consist of an identification and analysis of ex,,i, sitin9 and
projected_housin9 needs and a statement of 9oals, policies, quantified
objectives, and scheduled p,r, o0rams for the preservation, improvement,
and developmen,t,,0f hou, sin,~). The ,Housing Element shall identify adequate
sites for housin9, includin9 rental .housin9, factory-built housing, and
mobilehomes, and shall make adequate provi, sion for the existing and
projected need..s of all economic segments of the community. The Element
shall contain all of the following:
a} An assessment of housing needs and an inventory of resources and
constraints relevant to the meeting of these needs. The assessment and
inventory shall include the following:
1. Analysis of population and employment trends and documentation of
the i6C21iE~'s existing and projected-'housing needs fo~"all"income
levels. These exi.sting and projected needs shall include the locality's
.share...of.' the..r, egional housing needs in accordance with Section 65584.
2. Analysis and documentation of household chara, ct.eri.stics, including
level of pa~yment compared to ability to
m pay, __housing characteristics,
~ncluding overcrowding, and housing stock condition.
3. An inventory of land suitable for residential developmen_t, in.c.)uding
vacant sites and sites having potential for redevelopment, anU an
analysis of the relationship of zoning and public facilities and
~ervices to these sites.
4. ~nalysis of potential and actual governmental constraints upon the
maintenance, improvement, or development of housin9 for all income
levels, including land...use controls, building codes and their
enforcement, site improvements, fees and other exactions required of
developers, and local processing._a~Qd permit procedures.
5. Analysis of potential and actual nongovernmental contraints upon the
maintenance, improvement, development of housing for all income levels,
including the availability of financing, the price of land, and the cost
of construction.
6. Analysis of any special housing needs, such as those of the
handicapped, eide_rly,_ large families, farmworkers, families with female
heads of households, and families and person in nee..d of emergency
shelter.
7. Analysis of opportunities_for energy conservation with respect to
residential development.
b) A statement of the community's goals, qua. n. tified objectives, and
policies relative to the maintenance, improvement, and development of
housing.
It is recognized that the total housing needs identified pursuant to
subdivision (a) may exceed available resources and the community's
TN~!4E' Cna~erl (R)P- (In,rd) 03
ability to satisfy this need within the content of the general plan
requirements. Under these circumstances, the quantified objectives need
not be identical to the identified_e_xistinO.housing needs, but should
establish the maximum number of h_ousing units that can be constructed,
rehabilitate~, and conserved over a five-year time frame.
c) A program which sets forth a five-year schedule of actions the local
government is undertaking or intends to undertake in order to implement
the policies and achieve the goals and objectives of the housn0 element
thro. ugh the administration of land use development controls, provision,
of regulatory concessions and incentives, and the utilization of
appropria.te federal and state financing and subsidy programs when
available. In order to make adequate provision for the housing needs of
all econo.mic segments of the community, the program shall do all of the
following:
1. Identify adequate sites which will be made available through
app_ropriate zoning and development s~'andar~s and with public services
and facilities needed to facilitate and enco. urage the development of a
variety of types of housins, factory-built housing, mobile homes,
emergenc)F~ shelters and transistional housing in order to meet the
commu6it¥' s ho~'sing goals '
2. Assist in the development of adequate housing to meet the needs of
low- and moderate-income households.
3. Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
developm.e..nt of housing.
4. Conserve and improve the condition of the exis.ting affordable
housing stock.
5. Promote housing opportunities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, or color.
The program shall include an identification of the agencies and
officials responsible for the implementation of the various actions and
the means by which consistency will be achieved with other general plan
elements and community goals. The local government shall make a
diligent effort to achieve public participation of all economic segments
of the community in the development of the housing element, and the
program shall describe this effort."
This Housing Element <amendment> serves as a guide to local decision
makers in reaching decisions regarding housing. <and provides a framework
for regional housing studies>.
It will also function as a strategy
program for achieving five year objectives <as set forth> for the July
1, 1989 to July 1, 1994 planning period.
The 1978 Housing Element was a comprehensive document that evaluated the
housing and household characteristcs of the community, value of housing
and community profile. It defined the needs and constraints for
providing housing. It further set out a housing program for the
community and sphere of influence areas. The 1978 Housing Element
was subseQuen.tl¥ amended in 1984 pursuant to State Law. The 1989
<amendment> revisions re-evaluate--<these sections>--the Housin9 Element
in light of new data and additional requirements of the State. It
divides the implementation program into on-going programs and new
programs. On-going programs were developed in response to the needs
identified in the _<1978_> 1984 amendment to the 1978 Housing Element and
were enacted to help reach those needs. The new programs in the 1989
Amendments to the Housing Element represent additional action plans to
help achieve goals and policies. Both the on-going and new programs
will be utilized to further the goals and quantified objectives
identified in this element.
RELATIONSHIP TO OTHER ELEMENTS
XTNAME' Chapter1 (R)P' ',intro) 05
The preparation of the City's Housing Element is guided by and must
conform with Section 65580 et. al. of the California Government Code.
In the introduction of these sections, the Legislature establishes a
policy that the availability of housing in a suitable environment is of
vital state-wide importance, and a priority of the highest order. It
further states that local governments are to address the housing needs
of all economic segments, while considering the economic, environmental
and fiscal factors and community goals set forth in the General Plan.
While a city must consider housing needs for all economic segments, it
must also maintain internal consistency among other elements of the
General Plan as required by state law. Neither the Housing Element nor
any other element may supersede or replace any other required element of
the Tustin Area General Plan.
The attainment of established housing goals while maintaining the
internal consistency requirement, can best be facilitated through the
General Plan concept of the balanced community. This is the overall
theme of the Tustin General Plan and can be tentatively defined as a
balance between the social, economic and physical environment of a
community. Not every element addresses all these aspects, but the
General Plan as a whole tries to achieve this balance.
The Housing Element identifies and defines the concept of the balanced
community, while goals, policies and programs are written to take this
theme into account. By accomplishing this, conflicts can be avoided.
The Land Use Element proposes a balance of land uses, and the Housing
Element recognizes this and does not advocate programs that would alter
this balance of use. In this way, goals and plans outlined in the Land
Use Element will not be in conflict with housing goals identified in the
Housing Element.
The Seismic, Safety and Noise Elements relate to the public health,
safety and welfare of the community. The Housing Element is cognizant
of the fact that the provisions of these elements may be a constraint on
housing units. It is not the intent of these elements to impede housing
opportunities but they do further define where they may occur.
Further, the Open Space, Recreation and Conservation Elements define a
quality of environment for the community. Programs and policies are
established to attain the quality of environment defined in the
objectives of this element. This represents both an opportunity and
constraint for housing. The programs of this element may further define
how and where housing may occur, and also define a quality of life which
housing attempts to recreate.
XTNAME' Chapter1 (R)P' (Intro)
SLIqP~ARY
It was the intent of the Legislature in enacting the Housing Element
requirements that each city recognize its responsibility for attaining
state housing goals, while further stating that each community is both
capable of determining what efforts are required to contribute to the
attainment of this goal. Although each element must be compatible with
state requirements and regional housing needs, each city can tailor its
programs to help meet those needs. The combination of addressing
mandatory state requirements and using this data to tailor programs is
reflected in the City of Tustin Housing Element. <A synopsis of key
aspects and programs include:>
<_The City's population growth from the 1973 special census to
the 1980 Federal Census stems predominately from island and
adjacent area annexations. Until the East Tustin area begins
development, very little vacant land exists for residential
development. >
<The median family income for the City of Tustin is $23,221,
below the County-wi de average.>_
<An analysis of the existing housing stock of Tustin shows a
greater proportion of multi-family developments than other
cities in the region. A total of 58.7% of the City's housing
-NAME' Chapter1 (R)P- (Intro)
stock is multi-family units.>
The 1989 Amendment to the Housln9 Element oenerall¥ includes revisions
which focus upon _the. changes in State Law and the provision of new
.hR,u. sing programs which address the latest housing needs of the
community. Since complete and accurate demographic informatiop has not
been provided since the 1980 Census, all figures reflect those provided
in the 1984 Housin9 Element Amendment.,, Certai.n figures have been
.changed where ever accurate and dependable data sources were available.
Such sources include the 1988 and 1989 Department of Finance {State of
California) Controlled County Population Estimates as well as the
approved 1988 Regional Housing Needs Assessment (RHNA) provided by the
Southern California Association of Governments {SCAG). Where possible,
the 1980 Census percentages are applied to the 1989 figures for
,,comparison pur,,poses only as recommended by the State Department of
Housing and Communit) Development (HCD). These extra populations may
not be accurate but do provide an estimate of the various population
segments.
<Owner occupied units in the City comprise 40.3 of the total
occupied units, significantly below the average for the County
of Orange {60%), State of California (56%) and the United
States as a whole (64%).>
<For rental housing, the greatest impact to affordable housing
occurs for those households that have a total income of
.XTNAME: Chapter1 (R)P: (Intro) 09
$19,999 or less. A total of 74% of these households devote
25% or more to monthly housing costs.>
<Owner occupied housing shows a much higher percentage of
affordability (25% or less for housing costs) than rental
units due to low turnover, fixed mortgages, and higher
inflation in the last few years and stabilized property tax
rate. >
<Growth in employment base within the community will continue
to rise, with an increase of 8,000 new jobs by the year 2000.>
<The amount of available vacant sites for immediate development
of housing units is severely limited in the community. A
total of 173 units are projected for the remaining vacant
sites. The East Tustin area represents the City's major
growth area in the years to come, but currently provides for
no infrastructure or improvements. A specific plan is being
prepared to address these and other issues. Until
infrastructure is provided, the City will have to look for
housing opportunities in infill projects and recycle of older
homes in R-3 zones into higher density projects.>
<A set of quantified objectives are adopted as a guideline
toward meeting Tustin's housing needs through 1988. It is
recognized that due to limitations the o~.jectives cannot
satisfy the total needs as projected by the Regional Housing
A1 location Model (RHAM).>
<_The Implementation program presents a set of on-going programs that
will continue to be utilized, along with a set of new programs. The
proposed new programs include:>
<1. Housing Affordability Study for East Tustin area; 2. Bonding Programs;
3. Land Cost Write-Downs;
4. HCDA Funds for Rehabilitation;
5. Economic Integration within Sphere of Influence;
6. Senior Citizen Housing;
7. Substandard Housing;
8. Solar Energy and Conservation;
9. Filtering of Housing Units
10. Recycling of Existing Housing;
11. Department of Housing and Urban Development Demonstration
Project; and
12. Basic Housing.>
deleted page
~TNAME' Chapter2 (R)P' (Conditions) 11
CHAPTER II CURRENT CONDITIONS, TRENDS AND FUTURE DEMANDS
This chapter identifies current conditions in the community, assesses
trends in employment and housing, and documents the future demands on
housing for all income levels. The chapter is divided into several
sections. The first documents population trends, housing and household
characteristics. The next section assesses employment trends and
housing market demands. This section also identifies Tustin's future
housing demand for all income levels, as projected by the Southern
California Association of Governments (SCAG). A section covers the
special needs of certain household types or individuals. The final
section covers opportunities for energy conservation and assessment of
impacts to housing costs.
Except where noted, the City utilizes 1980 Census data prepared by the
County of Orange from the Summary Tape File (STF) series of the 1980
Census. All presented data is inclusive of the official Census figures
for the City of Tustin, plus Census figures for two county islands that
were annexed in December, 1980. Where appropriate, <1983> 1988 and 1989
Department of Finance, Controlled County Population Estimates and
Regional Housing Needs Assessment (RHNA) figures provided by SCAG are
used <housing and population counts are indicated>_.
POPULATION
The total 1980 federal census population for the City was 36,119
people. This represents a 34.4% increase over the 1973 special census
population of 26,862, for a total population increase during.this period
of 9,257. <The majority of this population increase is the result of
annexations of adjacent areas and urban islands. The 1973 special
census indicated that nearly all of the available and vacant residential
lands had been developed.>_
Population estimates are annually certified by the Department of
Finance. The 1988 fioures have been used in the SCAG_Regional Housing
Needs Assessment (RHNA). The 1988 figures show Tustin as having a_
po. pulation of 45,765 persons in 1988 and 46,782 in 1989. The 1988
increase was 26.7% over the 1980 population, or 9,646 persons. This
population increase is the result of annexations of adjacent areas and
urban islands, as well as in-fill development and new construction in
the East Tustin Specific Plan Area. The 1989 increase was
The median age for the total population of Tustin is slightly younger
than the median for either the State of California or the United States
as a whole. The 1980 Census figures showed the median age for Tustin at
28.3 years, as opposed to 29.9 for the State and 30.0 for the United
States. The age distribution for the City's total population continues
to grow older as a whole. The 1970 federal census showed that 24.9% of
the population was 14 or younger, while 69.7% was 15 to 64 years, and
5.4% was 65 and older. The 1980 census indicates that the 14 or younger
category is only 18.6%, while the 15 to 64 age group totals 73.7%, and
the 65 or older group at 7.7%. This trend aids in illustrating that the
"baby boom" population is growing older along with a continuing decline
in school age children. While there is not available adequate and
reliable data sources for age fioures, in 1988 or 1989 the same
percentages of the 1980 Census figures can be applied to the 1989
population estimates (as recommended by HCD). On this basis, the
population group totals for those 14 years old or younoer would be 8,702
persons, those 15 to 64 years old would be 34,478 persons and those 65
years or older would be 3,602 persons.
The racial and ethnic breakdown for the community shows that the
overwhelming majority of the community in 1980 was white, (87.6%).
Other racial groups included blacks at 2.6% of the population, American
Indians at .7% of the population, Asian and Pacific Islanders at 4.7%,
and the Other category at 4.4%. In the federal census the catalogue of
Spanish origin was not defined as a race. A person of Spanish origin
may be of any of the racial categories in tabulating the 1980 Census.
Basically, a person of Spanish origin, has a Spanish surname, or
individuals who have as their mother tongue the Spanish language. In
the community 3,085, or 8.5%, of the 1980 population indicated a Spanish
origin, with 67.6% of these individuals indicating a Mexican-American
nationality. If these percentages are applied to the 1989 population
(as recommended by HCI)),3,976 persons would be of Spanish Oril)in, of
which 2,689 would be of the Mexican American Nationality. These
figures show that the predominate
,,~m,_ Chapter£ (R)P' (Conditions)
minority in the community <are> were those persons of Spanish origin.
HOUSEHOLD CHARACTERISTICS
The Census Bureau has a series of definitions that have a special
knowledge or use only within the realm of the federal census. The
following is a glossary of some of these terms. Total Housing
Units is defined as a house, apartment, mobile home or trailer, group of
rooms, or single room occupied or intended for occupancy as separate
living quarters. A Household is an occupied housing unit.
A ttouseholder is that person in whose name the home was rented or
owned. This is further broken down into family householders and
non-family householders. A family householder is considered by the
Census Bureau to be a house-holder living wi th one or more persons
related to him or her by birth, marriage or adoption. A non-family
householder is a householder living alone or with persons not related to
him or her.
The City of Tustin contained a total of 14,317 households in 1980. The
number of households in 198B is estimated by the State Department of
Finance to be 1B,992. This is a significant increase (33%) since lgBO
and can be directly attributed to development of vacant land in the East
Tustin area, as well as annexations of inhabited, primarily residential
coun.t.) islands and adjacent areas previously in the County of Orange.
Distributing the households within the community, a total of 8,840, or
.XTNAME' Chapter2 (R)P- (Conditions) 15
61.7% of these <are> were classified as family households in 1980, and
or 11,777 would be family households if the 1980 percent is applied to
the 1989 household figure (as reco~nended by HCD). The majority of the
family households are made up of married families which total 6,819 o.f..
the 1980 households or 77%. A significant minority is the family where
the female is the head of household, making up 17.8% of the total, or
1,578 units in 1980 or 3,398 units in 1989 (if 1980 percentages are
applied in 1989 as reco~mended..bT' HCD). The over~helming majority of
these households have children under the age of eighteen. The
non-family households made up the remaining 38.3% of the occupied
households in Tustin. Of these non-family households, 73% were one
person households, of which females made up 59% and males 41%.
Households where persons are sixty years of age or older comprised 19.7%
of the total occupied households, or 2,825 units in 1980 or 3,760 units
in 1989 if the 1980 percentage ts applied (as reco~ended by HCD). The
majority of these units were family households with two or more persons,
making up 1,687 units. The second largest category was the one person
household, which makes up 1,065 units.
According to the 1988 RHNA, the number of households in Tustin has
increased to 18,992 households, however, much of the information on the
types of households has not been provided This rapid growth in the
number of households is attributed mostly to annexations of inhabited
count~ islands and development in the East Tustln area.
The overwhelming majority of all households in Tustin (both 1980 Census
and 1988 updates) have two or more persons residing in a unit. This
group represents 71.8% of the total occupied units, or 10,274 of the
1980 units. Further dividing this group; units which have two persons
represent 34.7% of the occupied units, and units with three persons take
up 16.1%. Units with six or more persons make up only 2.8% of the total
occupied units. The average number of persons per unit in 1980 was
2.43. Single-family units ranged between 3.0 to 3.25 persons per unit,
while attached dwellings ranged between 2.0 'co 2.20 person per unit.
_T.he average number of persons per household in 1989 was 2.40.
The median family income for the City of Tustin in 1979 and reflected in
the 1980 Census totaled $23,221. This figure is below the entire County
of Orange average of $25,000. The second highest median family income
in the County is located in the Tustin foothills (unincorporated area
outside the ci.~¥, within the Tustin sphere of influence) and totals
around $40,000. The per capi'ca income for the City of Tustin totaled
$9,352, the Tustin Foothills per capita income totaled $15,850. While
no updated figures for income have been published, the Department of
Hou.s~ng and Urban Development has published regional figures for fiscal
year 1989. These_ figures are provided in Appendix A, 1-S, and include
low- and very low-income limits, as well.
The labor statistics for the 1980 Census show that the City of Tustin
had a civilian labor force of 19,799 persons. A reflection of the trend
TNAME' Chapter2 (R)P- (Conditions) 17
that more women were entering into the labor force is shown in the fact
that 48.5% of Tustin's civilian labor force are women. Of the 8,965
families in the City of Tustin in 1980, 2,844 or 31.7% had only one
worker, and 5,475 or 61% had two or more workers. Although not clearly
stated, this statistic nevertheless indicates that the majority of
families have both partners in the work force. This trend is expected
to continue through the 1989-1994 plannin~..period.
In 1980, over 82% of the labor force earned a private wage and salary,
with the second largest group being municipal government workers, at
6.7%. Tustin workers cover a variety of occupations, with the largest
percentage being in technical, sales and administration support at
36.9%. The second largest occupation is managerial and professional
specialty at 30.8%. Those involved in farming as an occupation
accounted for the least, at only .7%.
Based on the 1980 Census, the median amount of time a Tustin worker
spent on traveling to work was seventeen (17) minutes. This is the
lowest amount of travel time for any city in Orange County. The average
for the remaining cities was 21.5 minutes of travel time.
This is further reinforced by a study <_recently> conducted by the Orange
County Citizens for Better Transportation. The data from this study
showed that more Tustin residents work within the City than any other
city Orange County. A total of 38.9% of the Tustin Labor force worked
within city limits. <_with the remaining 61.1% traveling to other
communities> As more jobs are created within the city limits, this
figure is expected to increase. The Orange County city with the largest
percentage of commuting workers was Los Alamitos (98%).
Tustin workers utilized a variety of means to travel to their place of
employment, but the overwhelming favorite (70.1%) was driving a vehicle,
alone. Only 1.9% of the labor force used public transportation as a way
to get to work. A total of 6.1% walked to work, while 4.4% used some
other means. A total of 1.8% of the labor work force preferred to stay
home and work out of the house.
HOUSING CHARACTERISTICS
In determining the type of housing unit, the Federal census has divided
units as either single or multiple. Further, single units are broken
down as single-family detached, duplex and row townhome units. Multiple
units are further defined as condominiums and apartments. Mobile homes
make up their own category and are tabulated separately.
As of the 1980 Census, the City had a total of 14,892 housing units. <*>
This is further broken down to 5,642 single units, or 37.9% of the
total; a total of 8,740 attached units, or 58.7% of the total, and 510
mobile homes, or 3.4% of the total. <In comparing the 1973 special
~TNAME' Chapter2 (R)P' (Conditions) 19
census data, the City shows an increase of 3,350 housing units from 1973
to 1980. The percentages for both single- and multiple-family units
remained relatively the same for this seven-year period.> The City of
Tustin's percentage of single-family units is significantly below the
county-wide average of 70% for the 1980 federal census.
The 1988 Department of Finance Controlled County Population Estimate and
the approved RHNA figures certify that there were a total of 18,992
hou. sing units in the City as of .January 1, 1988. This total is 33%
higher or 4,675 units more than the 1980 Census figure of 14,317
households. The 1988 estimates are further broken down in~o sinQle
family detached units, multi-family and attached units, and mobile
homes. The housing unit breakdowns for 1988 are summarized as follows'
Housing Unit Type Number % % Change Since 1980
Single Detached 6,508 34.2 +15.30
Multi-family & Attached 11,971 63.1 +36.90
Mobile homes 513 2.7 + .58
Total s 18,992 100% +52.78
The 1988 Department of Finance figures and the RHNA certified that
43,889 persons, or 95% of the population, live in households. The
remainder of the population lives in mobile homes (744 persons), or
group quarters (1876 persons). See Appendix A for a detailed breakdown
.o_f population and household figures.
NAME' Chapter2 (R)P' (Conditio-s) 20
Basic housing data is shown on Tables 1-C, 1-D and 1-E of Appendix A.
Of the total <14,892> 18,992 housing units, <14,317> 18,194 were
occupied <~t the time of the 1980 census>. .accordinO to the 1988
Department of Finance Estimates. <A total of> This compares to 1980
Census information which indicated that 5,782 of <these> the 14,317
occupied units were owner-occupied, with 8,535 utilized as rental
housing. The owner occupied units comprised 40.3% of the total occupied
units, significantly below the average for the County of Orange (60%),
State of California (56%) and the United States as a whole {64%). The
overwhel mi ng ma jori ty of the owner occupied uni ts (79%) were
single-family units. The second highest figure is those units defined
as five or more attached units, totaling 467 housing units, or 8.08% of
the total. Since the census counts condominiums as multiple housing,
this figure <--represents some of the new> includes condominiums <_or> and
condominium conversions that have occurred in the community.
One of the ke~ factors i_n determining housing availability and
competitive housing rates is the vacancy factor. The 1988 verified
vacancy rate from the RHNA shows a 4.2% vacancy rate which is much
higher than the 1987 actual vacancy rate of 1.90% for Tustin, and the
RHNA ideal vacancy rate of 3.97%. This figure may be higher than normal
due to recent completion of apartment and single family units which were
not occupied at the time the figures were collected. The 1989
Oeparl~ent of Finance figures show a 2.03% vacancy rate which affirms
~TNAME: Chapter2 (R)P: (Conditions) 21
This assumption and balances out the vacancy rate.
<* 1983 Department of Finance counts for the City show 16,066 houstng
untts, with 5,666 single-family detached, 9,864 attached units and 536
mobile homes. Due to extensive data base, 1980 Census figures are used
for comparison. >
Housing units in the City that are non-single family detached (town-
homes, rowhouses, condominiums) totaled 2,146 units, or 14.4% of the
total number of housing units in 1980. Owner occupied units in 1980
totaled 1,331 units, with 699 units being renter occupied. This high
percentage of rental units may indicate a trend by either the small
investor to purchase a condominium as a rental unit, or an individual
who has purchased another home and retained the condominium as a rental.
Renter occupied units in 1980 comprised the remaining 59.7% of the total
occupied units. The predominate number of rental units are multiple
family housing, comprising 7,489 units or 87.7% of the total rental
units. Single-family rented units totaled 475 units, or 11.0% of the
total rental units in 1980. The remaining occupied units were mobile
homes. Tables in Appendix A are provided which include figures
regarding average rental rates for Tustin.
<Table 1-C in the appendix shows the breakdown for contract rents for
renter occupied units from the 1980 Census. The median contract rent
for the City of Tustin was $337.00. Tustin's median rent is slightly
below the county-wide average of $361.00. The 1983 Fair Market Rent
Schedule showed the City of Tustin to have an average rent level of
$541.00.>
,~A:",L: ~nap:er,' ~K)d: LcondlT, lOrlS) ZZ
<The 1980 Census has one category that compares the percentage of income
devoted to a rent payment with the total yearly income of 1979. All
income groups showed an overpayment, but the greatest number of units
paying 35% or more occurred at the $10,000 or less household income
level. Over 85% of these units devoted more than 35% of monthly income
to rent payments. Households earning more than $20,000 per year and
paying more than 35% for rent encompasses only .4%. For those units
that were at or below the 80% of family median income, a total of 28.2%
devoted between 25% to 34% of the monthly income to rent, with 46.7% of
this income group devoting 35% or more to the montllly rent.>
<The 1980 Census indicated that a total of 287 rental units were
vacant. This represents a 3.3% vacancy rate for rental units. Although
not significantly below, this vacancy rate is still below the generally
acceptable rate of 4% vacancy rate for rental units.>
The standard measure for determining overcrowded housing is more than
one person per room, excluding kitchens or bathrooms. As an example, a
one-bedroom apartment with living room, kitchen, and bathroom {two rooms
total) would be considered overcrowded if it were occupied by more than
two persons. In the 1980 Census, the category of persons per room is
divided between owner occupied housing and renter occupied housing.
Overcrowding of owner occupied dwellings is almost non-existent at 1.24%
of the total number of units. However, rental housing was another
story, a total of 5.3% of the total number of rental units were
.Xi'~,AME' Chapter2 (R)P- (Needs) 25
NEEDS ASSESSHENT
The purpose of this section is to analyze and oocument the projected
housing needs for citizens of all income levels. Data will be presented
and analyzed. Part of this data includes the projected housing needs
for the community as prepared by the Southern California Association of
Governments (SCAG). This information indicates "current" and "pro-
jected'' needs and is derived from the 1988 Regional Housing <_Allocation
Model (RHAM)> Needs Assessment (RHNA).
The State outlines specific requirements to address the housing needs of
the community as well as the documentation of employment trends,
including available sites and facilities. An examination of the
elements that reduce the supply of affordable housing is provided as
well as the opportunities for energy conservation. Further, the needs
of special groups are also being assessed.
Employment Trends
Since the City of Tustin is a part of a larger metropolitan area, a
clearer picture will be presented by examining employment growth in the
County as well as the City. The <_decade of the>_70's and 80's showed
phenomenal employment growth in the County. The number of jobs
<_doubled> increased during the 1970-1980 <ten-year> period, <_increasing>_
,A~.',~' ~nap~er~ k~)?' ~Needs) Z~
from 418,900 to 836,400. According to Census data, the creation of new
employment for the 1970-1980 period grew at a rate that was in excess of
the increase in labor force generated by population growth.
In 1980, 974,845 of Orange County's population was employed. Since the
1980 total of wage and salary employment base was 836,400, this suggests
up to 138,000 employees were commuting out of the County. Yet data
shows that employees commuting into Orange County was over 124,000, with
most of the commuters coming from the Inland Empire. So upwards of
264,000 Orange County workers commuted to the Los Angeles area, which
continues the perception of Orange County as a commuter area for people
employed in Los Angeles County.
In spite of this, the rapid employment growth <in the last ten years is>
between 1970 - 1980 was indicative of Orange County's emergence as an
independent economy. A major part of this growth ocurred <in the last
five years of the decade> from 1975 - 1980, where the average increase
in non-agricultural wage and salary employment was 54,740 jobs per
year. During the first half of the <decade>1970's, the comparable
figure was 28,760 jobs a year.
Growth in employment in Orange County between 1970 and 1983 was focused
into two primary categories and one secondary category. The trade and
services sectors accounted for 56.2% of net increase in non-agricultural
wage and salary employment in Orange County over the 13-year period.
TNAi4E' Chapter2 (R)P' (;ieeOs) 27
Iqanufacturing employment accounted for just under 20% of the net
increase in jobs, yet its share of the total job marketplace decreased
5%, from 29.8% in 1970 to 24.8% in 1982.
Other marketplace comparisons showed that over this 13-year time period
mining, construction and government also experienced a decreasing share
of total jobs. Transportation, communications and utilities ren~aineU
about constant, with trade, finance, insurance and real estate showing
increased population of the employment base in the County.
<Source' A1 Gobar Associates>
<_As a part of this County, the City of Tustin also has experienced a
significant growth In employment. One example will help illustrate this
point. The City has an Irvine Industrial Complex that was approved and
subdivided in 1976. In the years following, 1976 to 1983, the complex
is virtually full with a total square footage of 4,551,000 square feet.
The total employment for the complex totals 7,909 jobs. The City's
adjacent industrial area accounts for an additional 11,078,000 square
feet and 3,706 jobs. The total number of jobs for these two industrial
complexes total 11,695 jobs.>
<The total employed labor force for Tustin in the 1980 census was
19,048. These two industrial complexes can account for 61% of the total
labor force for Tustin, and neither of these complexes existed at the
beginning of the 1970's. Additionally, these two complexes represent
only one area of employment with the City of Tustin also having exten-
sive office developments and commercial establishments.>
<The short term time frame should continue to show a growth in the
City's employment base. Within the next three to five years, the City
should add approximately 350,000 square feet of leasable office space
and 200,000 square feet of industrial space. It is possible to predict
the number of employees by comparing established ratio of employees per
square feet to the project square footage. Utilizing these ratios, the
increase in office space will add 2,000 jobs and the industrial square
footage will increase the number of jobs by 750.>
Accordin~ to the 1988-89. 0range County Progress Report which bases its
figures on information provided by the State Employment Development
Department, the total civilian labor force in the county has continued
to expand to an annual average of 1,294,000 persons. Unemployment in
1987 decreased 14.9% from 1986 to a total of 42,100 persons. The county
,a. nnual,,,avera~e of unemployme, nt in 1987 reached 3.3% which is lower than
the 1986 annual average figure of 4%. While income levels for
professional and "..h. igh tech" jobs may be rising, the type and number of
jobs versus income levels and the cost of housing may not be directly
comparable.
The published State Employment Development Department (EDD) forecasts
..,'i~A~.i:' Cnapl;er2 (R)P' (Needs) 29
indicate that the annual average of unemployed Oranr. e CountS residents
should increase slightly to 49~900 during 1988, to an unemployment rate
of 3.7%. Unemployment conditions are expected to continue to rise
.du_r. ing 1989, with unemployment increasing to 61~000. The annual .average
unemployment rate is projected to increase to 4.5% during 1989.
The total employed labor force for Tustin in the 1980 Census was
19,048. Additionally, according to the State Employment Development
Department, Tustin carried 3% of the avail.a.b, le jobs in the county or a
total of 27,759...jobs in January of 1984. In 1984, Tustin had only 1.95%
of the Coun. ty's population. With the continued development of research
and industrial projects in the two Irvine Industrial Complexes in the
city and the development of a 70:.a. cre regional oriented retail center in
the East Tustin area, employment opportunities in Tustin are expected to
increase in the 1989-1994 planning period. Appendix A includes infor-
mation on the larger employers in Tustin, as well as_t. he city labor
market data provided by the State Employment Development Department.
The income received from professional and 'htgh tech' research 5obs is
typically htgher than retatl sales due to the skill level requlred of
the employee. The increase in ~obs of the sktlled and professional
level may well lead to an increase in the income level of the employees
thems.~lves as the labor force shifts..to meet the change in ~ob demand.
While housing costs continue to rise.at very rapid rates, it is not
a.n. tictpated that, whtle the .1. abor force may be shifting to assume more
skilled ~obs, that their income ~111 rise at the same rate as housing
!lAME: Chapter2 (R)P: (Needs) 30
costs.
The long term employment picture has been supplied to the City of Tustin
by the Southern California Association of Governments (SCAG). In
November, 1983, SCAG released a City Employment Growth Forecast for all
cities under the Association's jurisdication. The year 2000 was used as
the forecast date. This SCAG data predicted that the City would
increase its employment base to 27,000 by the year 2000, however, the
figures presented by the State Employment Development Department show
that this estimate has already been exceeded.
Housi ng Market
In attempting to quantify the demand on housing, several factors come
into play. The cost and affordability of units in both the rental and
owner markets; the cost of housing and impact of inflation on housing
costs are important factors on the demand of housing.
During the 1970's, the average value of housing units rose
dramatically. From 1970 to 1980, the average value of owner-occupied
units in Orange County rose from $29,889 a unit to $121,112 a unit, a
compound rate of increase of approximately 15% per year. <Concurrently,
average and median rents in Orange County increased by less than 9.5%
per year_~>. In 1988, the Orange County Register published data showing
that the average price of a new home had reached approximately
(TNAME' Chapter2 (R)P- (Needs) 31
$232,000. This rise in the cost of housing <_was> is substantially
higher than the increase in real income, shrinking the n~ber of
persons who can afford to purchase a home. D. etermlnin9 the exact n~er
or percent of persons which can afford to buy a home at the new rates is
not possible at this time since no verified income figures have been
prepared since the 1980 census.
<Source' A1 Gobar Associates>
Whlle home ownership for many families is more difficult to achieve than
ever before, the affordability for homeowners that currently own homes
<was not as large a problem, according to 1980 Census.> is further
emphasized by the assessed value freeze and increased limitation of 2%
per year a result of Proposition 13. The 1980 Census data surveyed owner
costs as a percentage of income for owner occupied non-condominium
housing. This comprises 3,655 units of which 2,875 or, 78.7%, had
household incomes above $20,000. For this group of homeowners 76% payed
25% or less of their household income for housing. Household incomes
with $10,000 or less comprises only 7.4% of the total number of housing
units. This income group was the most heavily impacted and still 25.1%
of the group payed 25% or less of household income for housing. A
survey of all income groups shows that 67.5% or 2,469 units devote 25%
or less of their household income to housing.
NA~4£- C,qapter2 (R)P' (Needs)
This high percentage of affordable owner occupied housing can be
attributed to two factors' a lack of new construction of housing units
for several years and stability of the existing housing stock.
<Construction of new housing peaked in the mid 1970's and the City has
not had a major residential project since 1978. Therefore, the
overwhelming majority of existing single-family homes were initially on
the market several years ago when housing costs were significantly
lower.> The data further suggests that the home buyers that purchase
these new homes have retained the home, lowering the percentage of
turnover. For whatever reasons, and there are several valid ones, the
turnover in owner-occupied housing has been low, and this has
contributed to stabilizing the affordability of owner-occupied housing
in the Community. The combination of a fixed mortgage, inflation in the
<last few years> e~rly 1980's and low turnover has made many
single-family homes in Tustin affordable to families that otherwise
could not afford them in today's market.
The same cannot be said for the rental housing market in the City of
Tustin, especially in the low- to moderate-income categories. In 1980,
only 0.4% of the households with incomes exceeding $20,000 per year paid
more than 25% of their income for housing, this household income group
represented only 34% of the total number of rental households. Over 66%
of the rental households, or a total of 5,584 units, made total incomes
of $1.o,999 or less. Of this group 74.8% pay 25% or more of their house-
hold income for housing costs. A survey of all income groups for rental
TEXTNAME- Chapter2 (R)P' (Needs) 33
.,,.
housing showed that only 44.7% of the rental households payed 25% or
less for housing costs. While no new data is available to compare the
1980 Census figures to. today's values, certain information is available
on the County .income figures which help to define income categories.
The median income in Fiscal 1989 for Oran. ge County is $46,900. This is
the highest median income for any county in all of the Southern
California Metropolitan Area.
According to the Certified Housing and Urban Developmen. t..flgures~ the
median annual family income of $46~900 creates the basis for determining
the Low and Very-Low Income Rates, based upon the number of persons per
household. A break-down of the income levels is provided in Appendix A.
II~XINAM~_' b.lapter~ ,,~)-"',',~eec,s/ o~.
Those factors that help to reduce supply of affordable housing include
condominium conversions and demolition of residential units and con-
version into another land use. Within the last five years, approxi-
mately <fourteen> 42 residential units have either been demolished
and/or converted to another land use. Most of these units were in
older areas of the City, and all of the residences were pre-1950
construction. None of these units were replaced as a result of the
demolition. Approximately nine residential units were demolished and
replaced with new residential housing. A total of fifty-five new
residential units were constructed tn replacement of these nine
units. Fifty-four of the units were attached housing with a price
range of $79,000 to $135,000. One of the units was a single family
home and sold for approximately $125,000. Demolition and recycle has
thus resulted in a net gain of forty-six additional housing units,>
Based upon the in-fill development where residential demolitions have
occurred, man~ of the units have been replaced with attached housi.n.g
units in the form of apartments, condominiums, and townhouses, In one
_case, three single-family units were demolished and replaced with 19
townhouse units. Other projects typ. ically, involved demolition of
older single-family units and were replaced with senior housing
(apartments ..or_congreoate care) and small apartment projects of 4-20
units. Specifically,..one substandard single fam!..1.)...home on a large
lot was developed into 20 senior, low income apartment units. Another
project involved demolition of a sin~]le substandard famtl) home and
construction of 8 apartment units. A project in an older count)
TEXTNAME: Chapter2 (R)P: (Needs) 35
annexed tsland t~as constructed whtch replaced tteo sln91e famtl]f homes
wi th 10 condo~t nt um unt ts.
Condomlnutm conversions represent, anot,her fact,or that, could reduce the
number of affordable rent, al units. <Over t,he last, five years,> Tn the
previous P.l. annincd Pertod of 1979-1984, the City approved the conver-
sion of approximat, ely 446 unlts In four project,s. This number repre-
sent,ed approxlmat,ely 5~, of the tot,al number of rental units available
at, t,hat, ttme. Two of the project,s were sold In a convent`ional manner
with no programs enacted to help low income families. One project,
used a shared equity program and retained some rental units as a part
of the project`. The fourth project enacted a program geared t,o~ad
accommodating seniors. No condominium conversions have been approved
by t`he Clt,y stnce 1984.
TEXTNAME: Chapter2 (R)P: (Needs) 36
The City has adopted a condomlnimun conversion ordinance that requires a
project to meet a specific set of standards prior to conversion. These
include modifications to structures, a minimum of 50% open space and a
minimum of two on-site parking spaces per unit. Many of the City's
apartment complexes were developed under a less restrictive set of a
standards under the R-3 zone, which provides for 1.5 on-site parking
spaces and as little as 25% open space. Conversion of these complexes
is too costly in order to meet the requirements of the ordinance, and
the City does not anticipate more conversions in the near future.
However,~ projects for senior housing have been built in Planned
Community Districts whtch allow for development plans whlch tailor
parktng needs to the nature of the proposed use and age of residents.
In the case of two sentor pro~ects, parking restrictions were reduced to
accommodate the type of pro~ect and encourage developer..parttctpatton,
reduce development costs and promote development of more sentor houstng
un I ts.
HOUSING NEEDS
Section 65584 of the Government Code requires each locality's share of
the existing and future housing needs to be determined by the
appropriate council of governments. Each jurisdiction's allocation
would represent a share of the regional housing needs.
The information pertaining to the City of Tusttn's current and projected
TEXTNAME' Chapter2 (R)P' (Needs) 37
housing needs was derived from the Regional Housing <_Allocation Model
{RHAM)> Needs Assessment (RHNA) prepared by the Southern California
Association of Governments. <The model has been in use since 1975, but
was updated in 1983 to meet the criteria of the Housing Element
requirements. >
The <RHAM 83> RHNA 88 allocations were distributed to each affected
jurisdiction in <_April, 1983> June, 1988. Under Section 65584(c) of the
Goverment Code, eacll jurisdiction may challenge the allocation and ask
for a revision based upon available data and accepted planning
methodology. The City of Tustin submitted data and requested a revision
to the City's share of very-low and low-income households, the vacancy
rate and demoltion rates. The objective of the revisions was to show
that the <~ity has already provided lower income housing and that a
credit was requested for this housing.>needs should also include the
North Tustin Sphere of Influence Area and to include low-income housing
units provided on the Tustin Marine Corps Air Station. SCAG reviewed
the data and subsequently lowered the City's <_requirement for very low
and low tncomehouseholds and raised the categories of moderate and upper
level households> current need figures, reduced the household growth
rate and adjusted the vacancy goals based on internal..changes in the
RHNA Policy. The revised figures are shown in Table 1-R in Appendix A.
The components of the <RHAM> RHNA are divided between "<current> exist-
lngjneeds" and "future needs".
TEXTNAME: Chapter2 (R)P: (Needs) 38
1. <Current> Existing Needs. This section establishes the
most current count of households and occupied households in
the community. It further gives a breakdown of the current
households in need by very-low and low-income. Current
need is defined as all households that are low or very-low
income who pay 30% or more of their gross income for hous-
ing. The previous standard was 25% of income, but federal
and state agencies recently adopted the 30% standard for
assisted housing purposes and SCAG adjusted the standard to
mai ntai n consistency.
2. Future Needs. <SCAG utilized data from the SCAG-82 fore-
cast to generate the future needs component, instead of
using data from the State Department of Housing and
Community Development. SCAG's intent in utilizing SCAG-82
forecast data was to> Future needs are defined as the
number of units that would have to be added to accommodate
the forecasted growth in the number of households b¥...July~
1994, as well as the number of units that would have to be
added to compensate for anticipated demolitions and to
achteve an "1deal" vacancy rate. <maintain consistency
wtth all programs that require forecasting, such as air,
water and transportation.>
This is the projected housing need for all income groups (from very-low
to upper) and not just those households that require assistance. The
TEXTNAME' Chapter2 (R)P' (Needs) 39
figure is then distributed amo.n_~ the four income groups, wi th the
fi gures for very-1 ow and 1 ow-i ncome representing the impacted
households. The percentage of impacted households varies from community
to community, depending on the current number of impacted, low-income
households. If a community has a disportionate share of low-income
households, . an adjustment was made to the percentage of low-income
households in an effort to avoid further impaction.
The market vacancy goal is based on an ideal vacancy rate that would
allow for adequate turnover in housing. The <1983> 1988 State of
California figures show the City has a vacancy rate of <_2.43%> 4.20%,
with 5.0 set as the ideal vacancy rate for multi-family units and 2.0%
for single-family units. This is a significant improvement over the
2.43% vacancy rate in 1983, but a portion of the 1988 vacancy rates may
be attributable to the recent completion of housing pro~ects in the East
Tustin area which were not yet occupied, rented or purchased. This is
verified by the 1989 rate which is 2.03 according to the Department of
Fi nance.
The <RHAM> RHNA includes a component projecting the housing need created
by the loss of housing stock. This figure was generated by examining
actual loss data from each jurisdiction <for the most recent three-year
period and using this as a basis to estimate future needs>as obtained by
the "1984 - 86 Actual Demolitions" as reported by the Construction
Industry Research Board and Census Data.
'EXTNAME' Chapter2 (R)P: (Needs) 40
<The future housing need is derived from the projected five year growth
in housing units, the vacancy deficit, and expected losses in housing
stock.>
<The original <RHAM> RHNA allocation for future low income household for
the City was 45.5%. As stated earlier, the City submitted data and
requested a revision based on current impact.
The percentage of>
<impactlon was subsequently reduced to 38.58%. The co~lete breakdown
for the City's allocation is shown in Exhibit D>
SPECIAL NEEDS
While the majority of the community's housing needs can be combined, the
state of California has recognized the special needs of certain groups
of individuals that fall outside of the norm. These groups may require
a specific alteration to the housing to meet their needs, or require a
type of housing unit to fit a lifestyle. Included in this special needs
group are the homeless, elderly, large families, handicapped, military
housing and female heads of household. There are no known 'farm workers'
res, tdtn0 in Tusttn and therefore this 9roup is not discussed.
1. The Elderly' <As stated earlier,_> In 1980, 2,825 housing
units or 19.7% of the total households were made up of
persons sixty years of age or older. The number of elderly
TEXTNAME: Chapter2 (R)P: (Needs) 41
people that make up those households totaled 4,036, or
11.1% of the total population. If these lgBO percentages
were applied (as reconmended by HCD) the elderly would make
up 5,192 persons of the 1989 population and 3,760 of the
households. The federal Census also identified that 6.3%
of those people were at or below the poverty level as
defined for the 1980 Census.
The majority (59%) of these elderly households were famil-
ies wi th two or more persons residing in the unit. The
specific make-up of those family households could follow
several different scenarios. They could be empty nesters
living in a single-family home wi th little or no mortgage
TEXTNAME' Chapter2 (R)P' (Needs) 42
payment. Although the home may be too large for their
needs, selling the home and buying or renting a smaller
unit may be too expensive to consider. Other households
may have children moving back in due to the high cost of
housing.
The second highest percentage of elderly households in 1980
were one-person households comprising 1,065 housing units.
The needs of these people could be served by a small effi-
ciency unit that permits an independent lifestyle. Factors
that come into play when planning for this type of unit are
security and access to services. Since many seniors do not
drive, these units should either be located near to support
services, or provide a transportation network that links
seniors with the services. In planning for a project,
security becomes more of a concern than with other types of
housing units. Since the_1984 Housing Element has been
approved, there have been two new sources of senior hous-
tng. These projects include a 20-unit apartment project.
limited solely to seniors with limited income and 15
affordable units in an 85-uni.t conoregate care facility.
2. The Handicapped. The handicapped community as defined by
the California Department of Rehabilitation, California
Disability Survey, includes four classifications of
TEXTNAME: Chapter2 (R)P: (Needs) 43
disability. These classifications and their percentages of
the total handicapped population are given below:
Musculoskeletal or Circulatory .................. 59.4%
Chronic, Internal (Respiratory, Digestive,
Neurological ) ................................... 25.6%
Sensory (Visual, Hearing, Speech) ............... 9.1%
Mental {Retardation, Emotional, Substance Abuse) .2%
TEXTNAME' Chapter2 (R)P- (Needs) 44
According to these figures, the majority of handicapped
people have musculoskeletal disabilities. This would
require aid in accessibility, and adaptability to meet the
needs of these people. The existing housing units In the
community have not been designed with consideration to
these requirements of adaptability and access. The major-
ity of housing units are either single-family or two story
apartments with no elevator access. Since Tustin has a
level terrain, there would be a possibility of retrofitting
lower level units for accessibility, although no specific
requirements exist that mandate this retrofit, with the
exception of condominium conversions. Adaptability of the
unit to meet the needs of a handicapped person would still
remain as an obstacle. However, as additional housing
units are provided in the East Tustin area, handicap acces-
slbtllt¥ is considered as part of a project's design where
required by law to further the availability of accessible
units for handicapped persons. Additionally, as units in
multtple family areas are rehabilitated, units, may be
re troft tted to accmmodate the handicapped. The
rehabilitation loan program ts very successful tn the Ctty
of Tusttn and has resulted tn rehabilitation of 130 units
stnce 1984.
New construction may offer some relief, the mandatory
requirements are evenly applied to all projects. According
TEXTNAME' Chapter2 (R)P: (Needs) 45
to the Uniform Building Code, rental units of 20 units or
more in size require accessibility and adaptability in at
least one unit. The use of mtxed development types and
htgher denstt¥ limits in the East Tusttn area will require
develo~ent of even more handicap accessible/useable
units. <Very few of these units exist in the City. One
recently constructed project provided the ablltty to adapt
any of the untts to serve handicapped, rather than
exclusively fltttng one untt to handicapped standards._>
3__~. Large Families. A family household containing five or more
persons, as defined by the Census, is considered a large
family. In 1980, the City of Tustin 8.27% of the total
housing units had five or more persons residing in the
unit. If this 1980 p. ercentage was applied to the 1989
figures (as recommended by HCD), about 1578 untts would be
occupted by large famt. lie..s 1989. <873 untts which contained
such large families.> The matn need of large famlltes ts
to provide enough rooms for each member of the family to
avoid being overcrowded. The City's housing stock in 1980
had 14.5% of 1ts units wi th four or more bedrooms.
Owner-occupied houstng that contained four or more bedrooms
totaled 33.2%. Rental-occupied accounted for 2.0% of untts
wi th four or
TEXTNAME' Chapter2 (R)P' (Needs)
more bedrooms. Since the 1980 C~n'sus, mtn. trna1 large-family
housing development has occurred. However, in the East
Tustin area, the zontng perm1 ts mlxed types of
development, therefore develop..ers are en. couraged to provide
a variety of .housing unit types and sizes. As such, the
number of housing units cap. able_of accommodating large
families will increase since pro~ects currently under
const, ructton or recently c.o~.pleted tnclude three bedroom
apartments and four bedroom single faintly homes.
4. Female Householders. One of tile more dramatic changes in
types of households <_over the last ten years> since the
1970 Census has been the increase in female <head of
household> householders. The nation as a whole showed an
increase of 58.3% <_over the last ten years> between 1970
and 1980 in the formation of female households with no
<husband> male present. In the 1970 Census, approximately
8.0% of the family households had a female head. The 1980
Census showed an increase to 17.8% (1,578 units) of the
total family units having a female head of household.
Applying the 1980 percentages to the 1989 ftgures (as
recommended by HCO), 3,398 of the units tn Tustln would
have a female head of household in 1989.
TEXTNAME- Chapter2 (R)P' (Needs) 47
Of these 1,578 units, (1980 ftgures)1,100 had children
eighteen years of age or younger. The female head of
household Is typically looking for a two bedroom untt wi th
mlnlmal maintenance required. It Is preferred that the
home is close to schools and services. Additionally, her
place of work should be close to home. Whtle these
conditions would be ideal, realtty can be a different
story.
Of the total number of female heads of household in 1980,
11.6% were below the poverty level. In many cases,
locattng 1deal housing ts severely restricted or next to
impossible. Due to financial constraints, the family must
locate In the least desirable parts of the community where
services are not convenient and securtty may be a problem.
5. The Homeless.
As required b~ recent legislation, all
jurisdictions are required to include the homeless in the
needs assessment of the.Housing Element. The 1988 RHNA
produced by SCAG includes a definition of homelessness as'
1. Persons who sleep outside or in makeshift shelters
or in cars or transportation areas such as bus or
train termi hal s;
TEXTNAME- Chapter2 (R)P- (Needs) 48
2. Persons who are living .or staying in emergency
shelters.
3. Persons who are considered "at risk" (i.e.
doubled-up, in marginal circumstances, motel popu-
lation with limited.st, ay . or .. general relief recip-
ients whose payments have been cancelled due to
"no f. orwarding address");
The known sources of homelessness include unemployment,
limited skills, and a breakdown in the family as a social
and economic unit. Additionally, the lack of affordable
housing in the area and cutbacks in social service pro-
grams have aggrevated the problem. The release of the
institutionalized mentally ill or unstable has also con-
tributed a significant amount to the numbers of homeless
persons.
A survey of all jurisdictions in the SCAG planning area
has been used to identify the number of homeless persons
in the region. While the lack of responses to the surveys
cannot provide up-to-date~ conclusive figures on the total
number of homeless persons, an estimate is useful for
understanding the urgency of this problem. Additlonally~ .
the issue of homelessness is considered regional in
nature. The source of the homeless person is not
TEXTNAME: Chapter2 (R)P: (Needs) 49
necessarily where that person remains and nomadic
tendancies of such persons make it difficult to assess the
population accurately. Of the 79 municipalities
respond.i, ng to. the survey, a total of 45,154 homeless
persons were reported. The majority, of these persons
(75%) were reported in the City of Los Angeles. The April
1988 Strategic Plan of the Orange County Homeless Issues
Task Force estimates there were approximately 4,000 -
10,000 homeless pe. rsons in Orange County. While vertfled
nu~ers of homeless persons have not been certified for
.the Ctty of Tusttn, police reports and windshield .se. rveys
have sho~m that there are no established areas where
homeless persons .. congregate tn the Ctty and that most
p. ersons m. tgrate through Tusttn~ r. ather, than stay for
extended pertods of ttme. Up to two homeless persons have
been seen In the City at any one time
Wlthtn the Ctty of Tusttn~ there are several non-proft, t
agencies who provtde dtrect houstng and other servlces to
varytng types of homeless persons. These servtces tnclude t~o
homes for homeless mothers with children wtth a total capactty
to serve 45 persons. Additionally, food distribution servtces
are provided by an affiliate of the Untted Way to help feed
homeless and low tncome persons and famlltes and a homeless
teen program provt, des_houstng for up to § persons. Similar
CHapter2 (Needs) 50
servtces are also provided by a,, vartet~, of agencies in the
cities of Santa Ana and Orange which dtrectl¥ border the Clt)~ of
Tusttn.
6. Military Housing. In regard to military personnel and
housing, the City has <within its jurisdication a> the
Tustin Marine Corps Air Station (MCAS), a helicopter
training base. On-base housing includes barracks for
single servicemen or married servicemen who are voluntarily
separated from the family and family housing for
servi ceme n.
<_Currently,>_ In Februa.ry, 1988 the base provided a total of
<_863> 1,257 family housing units with a total population
of approximal~.l)~ 3,341 persons in 1988 and 3,415 persons in
1989 <2,643.> ,Since, Orange County, in general, has a
hi, gher cost of.living, especiall)~,,in regards,, to hou, sing
rental and ownership, adequate support for family housing
needs at the Station has become increasingly difficult.
The Marine Corps conducted a Family Housing Requirement
Survey to determine the family housing requirements for
both the <El Toro> Marine Corps <Base> Air Stations (MCAS,
E1 Toro and MCAS, Tustin) <and the helicopter base>. The
survey showed that the Marine Corps needs to provide a
total of <401> 588 family units in order to meet the
TEXTNAME- Chapter2 (R)P' (needs) 51
program deficit. <This>These <401> 588 units <is>are in
addition to the currently supplied family units. All
family housing units needed to be built must be built at
MCAS, Tustin due to land constraints at MCAS, E1 Toro.
<In the Fiscal Year 1984, the Marine Corps is scheduled to
supply 130 family units as part of a program to satisfy the
program deficit. The Marine Corps has indicated that is
subsequent fiscal years additional units will be con-
structed, but specific numbers have not been stated. As
more housing is provided on-base additional affordable
housing will be available to the general public.>
ENERGY CONSERVATION
As the price of power continues to rise, households, ha. ve.,t,h, rough neces-
sity been devoting more of the household_in, co, me , to, energy cost. This
condition has further eroded the affordabllity of housing. No relief is
in sight, as one representative from Southern California Edison rein-
forces in a recent news article' "higher rates are necessary to assure
reliable supplies of electricity in the years ahead".
TEXTNAI4E' Chapter2 (R)P' (Needs) 52
There are energy conservation measures the City of Tustin can promote
and others that are mandated by State laws. The state of California has
adopted energy conservation standards for residential building and these
are located in Title 24 of the California Administrative Code. Title 24
applies to new residential construction or an addition to an existing
housing unit.
As a part of Title 24, the State of California was divided into sixteen
climate zones. The City of Tustin is located in Zone 8. Each zone has
a Residential Building Standards Energy Conservation manual which
details approaches that a new residential building can utilize in order
to comply with the energy conservation regulations.
The standards in the manual establish various compliance options. <an
energy budget for a residential building. There are separate budgets
for each of the three residential building types in a climate zone. The
budget basically establishes the amount of energy that can be used for
space heating and cooling, and water heaters.>_ The design criteria is
found in the "Building Energy Efficiency Standard" July 1988, as
distributed by the. California Enero¥ Commission. An applicant for a
building permit must be able to show compliance with the established
energy _<budget> re!)ulations.
<In meeting these standards, builders can use either a "performance" or
the "presciptlve" approach.>
T'EXTNAME' Chapter2 (R)P' (Needs) 53
<A. Performance Approach: The performance approach provides the
builder with the greatest flexibility in that the builder
determines which mix of design and equipment technologies to be
used in meeting the specified energy budget. The builder must
show through the use of State-approved calculation methods,
that the proposed building will consume no more energy than the
energy budget allows.>
<B. Prescriptive Method- Compliance with the energy budget may be
achieved by installing one of the alternative component pack-
ages. No computer calculations are required if one of the
packages is used. There are three packages to choose from'
1. Package A: The passive solar approach, and requires proper
solar orientation, appropriate levels of thermal mass,
south facing windows and some insulation.
2. Package B: Has no thermal mass or window orientation, but
requires higher levels of insulation than Package A.
3. Package C: Requires an active solar system for water
heating in exchange for less stringent and/or glazing
requirements. >
_<Regardless of which method is utilized, all new residential construc-
tion must contain certain conservation features and devices. These
include' minimum levels of wall (R-11) and ceiling {R-19) insulation;>_
TEXTNAME' Chapter2 (R)P' (Needs) 54
<infiltration control measures (calking and weatherstripping, doors and
windows, fireplaces); duct and pipe insulation; proper sizing of space
conditioning equipment; setback thermostats; and efficient lighting.>
<As stated earlier, these Energy Standards must be adopted and enforced
by local jurisdictions and local regulations cannot supersede them..
However, the City of Tustin can additionally promote aspects of Title 24
that are not specially required and encourage citizens to retrofit
conservation features and devices into existing homes and apartments._>
In the development of the East Tustin area, the City <--may> encourages
developers to consider passive solar principles in the design of
subdivisions and housing units. Specific design criteria <_could>_
include <a> requirements for proposed subdivisions <having> to provide
the maximum number of lots with efficient solar orientation. Units
<could be> are designed with a southerly exposure that includes
overhangs that permit sunlight to enter during winter months and shields
sunlight during summer months. Deciduous trees can be planted along the
southern exposure to shade during the summer, and permit sunlight in
during the winter. Other elaborate systems can be considered, such as
thermal storage barrels, shades, earthen berms, or solar storage
systems.
TEXTNAME: Chapter2 (R)P: (Needs) 55
Active solar systems for water heating can be encouraged but they are
still rather expensive and can only be used as a back up to an electric
or gas system. They are cost efficient in the long run but pose a short
term impact to affordable housing.
<The City could further encourage existing homes and apartments to
retrofit units. Brochures could be prepared that explain what measures
can be taken, how they can be installed, where they can be purchased, an
approximate cost and how much savings could be tentatively expected.
This brochure could be mailed to property owners, and the City could act
as a catalyst by answering questions and maintaining a list of respon-
sible contractors that provide solar services. Currently, the Southern
California Gas Company and Edison Company provide a similar to the pro-
posed, and have included the cost for this service within the rate
structure. >
<According to cost estimates compiled by the County of Orange, a range
from $500 to $17,000 would be the cost to equip a home with the State-
required energy saving devices. This cost is passed along to the
purchaser of a new home or renter. This may cause a home to be less
affordable and poses another constraint to the potential homeowner. In
the long run, though, it is hoped that energy saving features will
reduce the monthly cost of utility bills and therefore reduce the month-
ly housing cost.>
TEXTNAME: Chapter2 (R)P: (Needs) 56
<This monthly savings may be the case but it is an interesting hypothe-
sis that although energy conservation is a noble goal to strive for, it
may not reduce the cost of housing in the long run. Reductng the level
of energy consumed will consequently reduce the income to the utllity
companies. In order to meet expenses and construct new facilities along
with rebuilding existing facilities, utility companies would be forced
to charge more for less energy, keeping monthly uttlity btlls high, even
though less energy is used. A cost savings to the consumer may never be
realized, even though energy saving devices were Installed.>
deleted page
TEXTNAME' Chapter3 (R)P' (Gov/Const) 57
III. CONSTRAINTS TO THE DEVELOPMENT~ IHPROVElqENT AND HAINT£NANCE OF
HOUSING
A. Governmenl~l Constraints
Sections 65583(a)(4) of the Government Code requires the
Housing Element to include an analysis of potential and actual
governmental constraints upon the maintenance, improvement or
development of housing for all income levels. The following
analysis satisfies this requirement.
1. Land Use Controls. The State Planning and Zoning Law
(Sec. 65860) requires consistency of the zoning ordinances
with the General Plan. The Land Use Element of the
General Plan establishes single-family, multi-family and
planned residential districts. The zoning ordinance is in
conformance with the Land Use Element whereby areas of
the City are designated for Single-Family (R-l), Multi-
Family (R-3) and Planned Community (PC) districts. Mini-
mum lot sizes of 7,200 square feet in the R-1 District and
7,000 square feet in the R-3 District are designed to
limit the densities of the various areas of the City. The
minimum requirements of the zoning ordinance become the
standard for development. <The thests is advanced> Some
theorists .s,u~oest that low-income housing could be
Chapter3 (Gov/Const) 58
developed if there were no land use controls related to
density. It is true that the reduction o__cr absence of land
area requirements per housing units would result in lower
land costs per unit if all factors were constant. How-
ever, an analysis of development costs shows that the
value of the land is related to its potential yield. As
an example, an acre of land that was authorized for four
(4) dwelling units will be priced at a lower value than an
acre of land authorized for six {6) dwelling units. The
same analogy holds for multi-family sites whereby the land
costs are related directly to the potential yield in terms
of unit density. In the absence of arbitrary density
standards of one and four acre lots, land use density
controls are not accredited wi th being a constraint upon
the development of low- and moderate-income housing. In
addition, Tustln's housing stock is comprised of <_10,400>
12,176 multi-family units and <5,666> 6,912 single-family
structures as reported in the 1989 Department of Finance
Controlled Cou. nty Population Estimate. Tustin has the
highest percentage of <_apartments>_ multi-family, units of
any Orange County city. In Tustin, only <35%> 27% of its
housing stock is devoted to single-family detached units
and 73% to attached and ;multi-family units. This is the
highest percentage of attached units for an)f city in the
.County of Orange.
Chapter3 (Gov/Const) 59
Land use controls restrict single-family residential zones
of less than <_10,000>_ 12,000 square feet to one single-
family dwelling unit. However, the Planned Community
District has authorized residential subdivisions with
single-family lots of less than 5,000 square feet which
significantly increases density, .potential from 2 to 25
units per acre.
Within the multi-family district {R-3), a 35' height limi-
tation and 65% coverage precludes the development of
high-rise, low-income housing projects. In the interest
of protecting adjoining single-family lot owners, multi-
family structures above 20 feet in height require a condi-
tional use permit when the structures are within 150 feet
of single-family residentially zoned lots. While these
..height limits may place some restrictions on housing
development, these limits are designed to maintain
.compatibility of land use intensity and to ensure proper
and effective transportation within the community and are
c. ommonly used by local governments as a development tool
to further this ideal.
2. Building Codes. The City of Tusttn has adopted the
"_<1979> 1985 Uniform Building Code" and the "_<1976> 1985
Uniform Mechanical Code" published by the International
TEXTNAME' Chapter3 (R)P- (Gov/Const) 60
Conference of Building Officials. Other codes adopted by
the City include: the <1976> 1985 Uniform Plumbing Code
and the National Electrical Code (<1978> 1987 Edition).
These codes result in an increase in the cost of housing
in several and various ways. The codes establish
specifications for building materials and incorporate
seismic safety standards that add to construction costs.
The technical details of construction, requirements for
state licensed contractors to perform the work, plan
check, permit processing and field inspections all
contribute to
the increased cost of housing. In states and counties where
building codes have not been adopted, the cost of housing is
from 20% to 50% less than comparable housing costs in
California. Where individuals are permitted to construct
shelter to their own specifications and within the limits of
their individual construction skills, there will be a much
greater proportion of low income housing available than in
those areas which adopt and enforce uniform building codes. It
is noted, however, in those areas that have not adopted and
enforced building codes, the low cost housing has resulted in
the creation of instant slums that threaten the health and
safety of the residents.
Unquestionably, building codes are a governmental
TEXTNAME: Chapter3 (R)P: (Gov/Con~l 61
constraint to the construction of low-income housing. The
questlon to be resolved is the conflicting values between
health and safety and low-cost shelter. In 1988, the Ctty
of Tustln adopted the State Htstorlc Code whlch can relax
Untfore Butldtng Code requirements for htstortc
structures located tn the Ctty's Cultural Resources
Overlay Dtstrlct once the City Is a certified local
governeent by the State Office of Historical Preservation
(processing under~ay). This w111 reduce rehabilitation
costs,,and may encourage rehabilitation of houstng unlts
whtch have h¶storlc value and preserve much needed houstng
un t ts tn the Old Town Area.
3. Site Improvements. The restricted and limited abtlity to
tax property in an amount equal to the cost of services
and public improvements has shifted site improvement costs
to the developer who passes them on to the housing con-
sumer. The philosophy is expressed that no new develop-
ment should impose a financial liability upon the existing
community residents. The voters have expressed this con-
viction through the adoption of growth control measures
and Propostion 13.
An increased awareness of environmental amenities creates
a public demand for improvements of not only the building
site but of the surrounding environment which consists of
drainage channels, landscaped parkways, arterial roads to
FEXTNAME' Chapter3 (R)P' (Gov/Cons*~ 62
serve the area, recreation facilities, preservation of
open space, school facilities, and recreation amenities,
all of which add to the cost of housing.
Site development standards and requirements in the City of
Tustin include clearing and grading the land; dedication
and improvement of public right-of-way to include paving,
curbs and gutters, sidewalks, drainage, street trees,
street lights and fire hydrants. On-site improvements
include the undergrounding of cable TV, water, sewer, gas,
telephone and electric utilities. Subdivisions and multi-
family developments are required to provide landscaping,
drainage, perimeter walls, covered parking, landscaping,
irrigation systems, and to submit materials and design for
review to assure architectural compatibility. Multi-
family structures are required to provide housing and
parking accommodations for the handicapped. The review
process is used to facilitate the land use and development
compatibility objectives of the City and provide
developers the opportunity to explore project alternatives
which could decrease development costs in the long run by
avoiding costly mistakes.
In the development of subdivisions, the developer is
required to dedicate and improve <_major traffic arterials_>
roadways to serve the area; to provide or improve area
TEXTNAME' Chapter3 (R)P' (Gov/Const) 63
drainage channels; to extend water, sewer and other utili-
ties to the <_tract> site; to dedicate land or pay in-lieu
fees for parks and open space; for private use in
multiple faintly pro~ects and to dedicate land or pay
in-lieu fees for public facilities such as schools and
fire stations. In East Tustln, the Speclftc Plan allows
developers to construct prtvate streets to reduce
construction costs and encourage affordabtllty of houslng
units. Installation of prtvate streets or on-site
l, mprovements may be authorized in other areas as ~ell to
encourage develolment. An additional cost of site
development results from the <imposition of> Installation
of noise attenuation devices and materials as required by
state law.<for noise attenuation>. Perimeter walls and/or
berms are required for subdivisions in order to reduce the
noise levels from external surface sources such as
railroads, freeways and arterial highways for sites that
are located within 65 (NEL) Noise Levels. Some of these
costs can be reduced by the use of housing set-aslde funds
in the City Redevelopment areas. Such funds may be used
specifically for low and moderate income housJng units to
reduce development costs.
The constraints upon the construction of low income hous-
ing due to the cost of site improvements is a question of
TEXTNAME' Chapter3 (R)P: (Gov/Con~'~ 64
values. Is there a justification for infrastructure
improvements and environmental control requirements that
create community amenities beyond the bare minimum neces-
sary to protect the basic health, safety and general
welfare? Housing could be developed without the necessity
of paved streets, but neither HUD nor private financial
institutions would finance such developments.
Additionally, new Air Quality Standards will preclude such
developments.
It is contended that equity requires new developments to
pay the cost of site improvements in direct proportion to
the benefits received; however, they should not be
required to bear all of the cost of new community-wide
facilities. If it is acknowledged that new developments
should pay the costs of site improvements, the challenge
is one of reducing these costs through more cost-effective
site planning or use of housin0 set-aside funds for those
projects within redevelopment areas.
4. Fees and Exactions. Butldlng and development fees contri-
bute to the increased cost of housing but at a lesser rate
than the increase in costs of services. By law, the fees
are restricted to the costs of performing the services.
The fee schedules of the City of Tustln were revised in
TEXTNANE' Chapter3 (R)P- (Gov/Const) 65
<1981> 1988, but remain considerably below those of sur-
rounding communities in ,the ,County and fall to reimburse
the City for the actual cost of processing land use and
building permit applications. <_The following> An example
of the City's fee schedule<s> is provided in Appendtx A,
l-Q, whtch Illustrates the fees and exactions that mtght
be applied to a residential butlding development. These
fees may be waived by the City Council for projects where
extraordinary benefits are derived such as low income
housing projects, but are typically .required to offset
Cit~ expenses. As noted, fees are substantially lower
than those charged by other ctttes and the County of
.Orange.
<a. Planning Fees
Use permit, Variance,
Zone Change, EIR Review ...................... $ 250.00>
b. Subdivision Fees
Tentative Tract Map ............... $300.00 per map plus
$5 per parcel
Final Map .............................. $250.00 per map
Plan Check Fee ......................... $ 7.00 per lot
c. Fees in lieu of Parkland Dedication
Depending on Density ....... $250.00 to $500.00 per unit
d. Construction Tax
Single-Family and Duplexes ............ $350.00 per unit>
TEXTNAME' Chapter3 (R)P' (Gov/Const) 66
Mobile Home Pad ....................... $100.00 per pad
Multi-family Structures .......... $100.00 per unit plus
$100.00 per
bedroom more
than one
e. Building Permtt Fees
The City of Tusttn has adopted the fee schedules tn
Tables No. 3A, 3B, 3C, 3D, 3E and 3F of the 1979
Editton of the Uniform Administrative Code promulgated
by the I nternati onal Conference of Bui 1 dtng
Officials. These fees relate to Plan Check, Building,
Electrical, Plumbing and Grading. As an example, when
the project valuation exceeds $100,000, the permlt fee
ts $433.00 plus $2.50 for each $1,000 valuation.
f. Public Works Fees
Sanitation District -
Connectt on charges
$250.00 per residential
unit, plus $6.
per front foot
Plan check, inspection and permit fees -
Fee schedules related to item or lineal foot
g. Miscellaneous Fees
Fees are levied by other agencies and collected by the
City for Water Districts, State Earthquake, etc. _>
TEXTNAME: Chapter3 (R)P: (Gov/Const) 67
The fee schedule adopted by the City of Tustln <has a
minimal impact upon the cost of housing within the City.
The argument can be made that> the cost of inspecting and
serving new developments~ these costs exceed the fees and
revenues that are exacted for these developments. This is
justified as a public service to protect the public
health, safety and welfare of the future inhabitants and
is partially borne by the general revenues of the City.
And as ~e all know, additional revenue sources are
Increasingly important stnce,,the passlng of Proposition
13. Recognizing that housing for the elderly and
low-income families is a community objective, the park
land dedication ordinance provides the option to the
Council to waive these fees for qualifying projects. The
C.i..,t.¥ might also consider exploring fast-tracking
(preferential scheduling) or fee waivers for critical
projects such as those providing "affordable housing" or
housing which addresses special housing needs.
5. .Processing and Permit Procedures. The Clty recognizes
that the myriad of agencies and permit approvals required
for a development results in a time-consuming and
expensive process. High frustration levels result, and
unexpected demands and delays in project approvals
TEXTNAME' Chapter3 (R)P' (Gov/Const) 68
frequently _<spell doom for a worthy> delay projects. It
is documented that the value of land will double when all
necessary permits have been obtained for a construction
project. State law establishes maximum time limits for
project approvals and City policies provide for the mini-
mum processing time necessary to comply wi th legal
requirements and review procedures.
<~ Handbook of Guidelines for Planning, Zoning and
Development has been published by the City that> A stan-
dard project flow chart is provided with every design
review application which outlines the procedures and
requirements for project approvals. The <Director of>
Community Development Department serves as the coordinat-
ing agency to process development applications for the
approval of other <_agencies> in-house departments such as
Fire, Police, Public Works/Engineering, and Community
Services. These departments work t. ogether to
simultaneously review projects to ensure a timely response
to developers and act as the City's Design Review
Commi tree.
Pre-application conferences with the Community Development
Department provide the developer with information related
to standards and requirements applicable to the project._
For the more complicated development projects in the East
TEXTNAME' Chapter3 (R)P- (Gov/Con.~ 69
Tustin area, the East Tustin Specific Plan provides a
standard Design Review Process. Application packages are
provided to developers and include the processing flow
chart and copies of pertinent information such as street
improvement, subdivision and landscape..requirements which
aid the developer in the preparation of their plans.
<With the exception of small projects that can be given
counter review and approval,> All projects are processed
through plan review in the order of submission. Recogniz-
ing that profit margins are reduced and risks are
increased, the City has eliminated the potential increase
in financing costs caused by a delay in permit processing
by assigning priority to the plan <_process and>_review <_and
fast-tracking developments> and permit issuance for low-
income housing projects. Additional.l.¥, contracts for plan
check services provide additional staff to process pr.o-
jects in a timely fashion. If a complete application is
submitted, plans..are simultaneously reviewed by all Design
Review Committee members and plan checking departments
rather than one agenc~. ..reviewing. plans at a time. This
process also provides for a "one-stop' processing system
w. hlch is required by State law in an effort to aid the
development process, reduce confusion and mtnlmlze
TEXTNAME' Chapter3 (R)P' (Gov/Const) 70
development costs. Should a developer wish to speed up the
structural plan checking process, accomodatlons can be
made to "fast-track" the review process by_payment for
overtime plan checking costs. Additionally, .for pro~ects
of significant benefit to the low income community, such
costs can be waived by the City Counctl or use of
redevelopment set-aside funds further reduce or eliminate
these costs to the developer of low tncome pro~ects.
<_The City of Tustin has a record of expediting plan review
and processing when complete applications are submitted.>
6_=. Another governmental constraint Is the number of staff and
amount of staff time available for processing development
projects. Since the workload is determined by outside and
uncontrolled forces (economy and market for houstng)~ a
shortage of staff time may occur which could lead to increased
processing time for development projects.
TEXTNAME- Chapter3 (R)P' (Mkt/Const) 71
B. I~RKET CONSTRAINTS
The avail abi l i ty of housing i s affected by the
interrelationships within the market place of price, income of
buyer, and interest rates. The nongovernmental constraints
upon the maintenance, improvement or development of housing in
the City relates primarily to low- and moderate-income
families. High-income families have the option of selecting
housing accommodations that meet their preferences. <In
Tustin, they are constrained only by the relative lack of high
valued homes and an absence of luxury apartments>. Since
environmental amenities such as hillsides with views and beach
access attract high valued developments, high-income families
gravitate to the foothills and beach communities.
<_Consequently, builders and developers will not provide these
accommodations in the absence of a market demand.> The
provision for housing o_pportunity to all income segments is
further emphasized in the East Tustin development project
whereby single-family attached and detached homes are proposed
for moderate- and higher-income households. Additionally,
multi-family projects such as apartments and condominiums are
also provided to attract the low and moderate-income ~roups.
For the low- and moderate-income families, the nongovernmental
TEXTNAME' Chap%er3 (R)P' (Mkt/Con$*~ 72
constraints are a simple economic equation. The cost of
housing exceeds the ability to pay. By the 1980 census, the
median family income in Orange County was $25,000 while
Tustin's median family income was below the average at
$23,221. The average cost of new single-family housing in
1983 was $155,000. To qualify for a housing mortgage in 1983
at the conventional ratio of four-times income, the maximum
cost of housing would be $90,000 when considering income at
the median level for Tustin residents. Even at a five-times
ratio of earnings to value of housing, income level would have
had to rise to $31,000 to qualify to purchase the lowest
priced housing available within the City. Since 1983, the
median sales price of a newly-constructed single-family home
has risen to $215,000. While no recent Census Data is
available, it is anticipated that the family median income has
not increased at the same rate as home prices.
1. Fina.nctng.. Financing is available for 1st and 2nd trust
deeds for qualified borrowers, but requires substantial
owner equity. The small independent bank does not make
1st trust deeds but will make 2nd trust deeds at an
adjustable rate based upon 3 to 3-1/2% above Treasury Bill
yields. The savings and loans, in addition to 2nd trust
deeds, offer conventional 1st trust deeds. The
willingness of financial institutions to make housing
loans is related to the secondary market, which is
TEXTNAME: Chapter3 {R)P: (Mkt/Const) 73
primarily a federal agency. Therefore, it is concluded
that a constraint in the financing of housing by the
private sector is the result of a constraint in the
secondary market which is dominated by the federal
government.
TEXTNAME' Chapter3 (R)P' (Mkt/Con.~) 74
<_The following are examples of conventional trust deed
financing as of January, 1984-
Fixed Rate Mortgage Loan (Single-Family, fixed rate, 1st TD)
D_own Payment Interest Rate Loan Fee Term Maximum Loan
20% 13.75% 1.5%+$200 30 yrs $114,000'
10% 14.00% 2.5%+$200 30 yrs $114,000'
30% 14.50% 3.5%+$200 30 yrs $500,000
ARM Loan (Single-Family, Adjustable Rate, 1st TD)
20% 9.50% 2% + $200 30 yrs $100,000
30% 10.50% 3.5%+$200 30 yrs $500,000
Flexible Loan** (2nd TD)
20% 10.75% 3.5%+$200 15 yrs $ 50,000
20% 11.25% 4%+$200 15 yrs $150,000
* FNMA- Federal Nation Mortgage Association Maximum
ARM' Adjustable Rate Mortgage>
TEXTNAME: Chapter3 (R)P: (Mkt/Con.~ 75
The following are examples of conventional trust deed
financing as of January, 1989:
Down Payment Interest Rate Loan Fee Term Maximum Loan
Fixed Rate Mort_gage Loan (Single-Family, fixed rate, 1st TD)
10% 11.70% 2.0% 30 yrs $187,000'
20% 11.70% 2.0% 30 yrs $187,000'
30% 11.70% 2.0% 30 yrs $500,000
ARM Loan (Single-Family, Adjustable Rate, 1st TD)
20% 8.65% 2.0% 30 yrs
$187, O00
30% 8.65% 2.0% 30 yrs $600,000
Flexible Loan** (2nd TD)
20% 12.00% 3.5%+$200 20_¥rs $ 50,000
20% 12.00% 4.0%_+_$200 20 )/rs SNore A
* FNMA: Federal Nation Mortgage Association {Maximum)
ARM: Adjustable Rate Mortgage
** Flexible Loan: Applicable to purchaser who assumes 1st TD
Note A: Combined 1st and 2nd TD cannot exceed $500,000.
TEXTNAME' Chapter3 (R)P- (Mkt/Conc*l 76
<_The following is an example of the monthly payment schedule'
Loan Amount
Initial
Interest Rate
$100,000 10.75%
$100,000 11.25%
Initial
Years Monthly Payment
15 $1,120.95
15 $1,152.34
Mortgage rates on January 27, 1984, as compiled by the Register
are:
Banks
Bank of America
Security Pacific
First Interstate
Wells Fargo
Crocker
Adjustable rate/pts. Fixed rate/pts.
11.50 / 2+ 14.00 / +
11.50 / 2+ 13.25/2.5+
NA 13.125/2+
13.125 13.125
NA 12.875/2.5+
Savinos and Loans
Home 10.75 NA
Great Western 10.75/1.5+ 13.00/2+
California Federal 10.50/1.5+ 13.75/2+
Mercury 9.50/2+ 13.75/1.5+
Great Ameri can 12.00/2+ 13.50/2+
Federal Home Loan Bank Average- 11.94+>
TEXTNAME: Chapter3 (R)P: (Mkt/Con.~.) 77
The following is an example of the monthly payment schedule as
of February 27, 1989:
Initial Initial
Loan Amount Interest Rate Years Monthly Payment
$172,000 8.65% 30 $1,340.86
$172,000 11.07% 30 $1,647.10
Mortgage rates as compiled by the Register are as of February
27, 1989:
Banks
Bank of America
Adjustable rate/pts.
8.625/1.75+
Fixed rate/pts.
11.00 /2.0+
Security Pacific
8.25 /1.75+
11.00 /2.0+
First Interstate
8.75 /1.75+
11.25 /1.5+
Wel 1 s Fargo
8.25 /1.50+
11.00 /2.0+
Sanwa 8.30 /1.50+ 11.25 /2.0+
California First 8.625/1.50+ 10.875/2.0+
Savings and Loans
Home 8.65 /1.75 11.25 /2.0+
Great Western 8.50 /1.75 11.15 /2.0+
California Federal 8.65 /1.75 11.25 /1.75+
Mercury 8.375/2.50 10.90 /2.0+
American 8.50 /1.50 11.25 /2.0+
Federal Home Loan Bank Average: 10.78%
TEXTNAME: Chapter3 (R)P: (Mkt/Con.~+~ 78
* The normal rate is 3% above the average T Bill rate, adjusted monthly
** Applicable to purchaser who assumes 1st TD>
According to the Orange County Register, the cost of financing is rising
in the Orange County area. The following is a breakdown of i ntereset
rates, payments and the requried income to support a mortgage. The
monthly payment and annual minimum income for a 30 year fixed-rate
mortgage on a $236,900 home, with 20% down is shown below for various
interest rates.
Rate Payment.1 Income2
9.0% $1,828.19 $78,351.00
9.5 1,896.85 81,351.00
10.0 1,966.44 84,276.00
10.5 2,036.88 87,294.86
11.0 2,108.11 90,347.57
11.5 2,180.06 93,431.14
12.0 2,252.69 96,543.86
12.5 2,325.93 99,682.71
13.0 2,399.73 102,845.57
13.5 2,474.05 106,030.71
I Includes taxes and insurance.
2 Based on 28% housing expense to income ratio.
TEXTNAME- Chapter3 (R)P- (Mkt/Con.~ 79
Financing of a single-family dwelling valued at $215,000
<$150,000> with a fixed rate mortgage would result in the
following schedule of costs'
Purchase price ..................... <$150,000> $215,000
Down payment ....................... <$ 50,000> $ 43,000
Loan Amount ........................ <$100,000> $172,000
Term ............................... <~0 Years> 30 years
Interest Rate ........................ <13.75%>
11.07%
Interest Payment (month) ........... <1,145.84>$1,647.10
< Principal ............................. $19.16>
Taxes ............................... <$125.00> $ 223.96
Insurance ............................ <$30.00> $ 47.30
Minimum Monthly Payment ........... <$1,320.00>$1,918.36
Income
$71,939
level required to finance a $100,000 loan'
<~ith no other financial obligatlons...$47,520 per year>
<_With current liabilities of 10% ....... $56,400 per year>
Source- East Orange County Board of Realtors
TEXTNAME: Chapter3 (R)P: (Mk%/Const) 80
A <5> 1 point reduction in interest rate would result in
<$500> $100 per month less in housing costs <and place the
cost of housing within median income range. Security
Pacific Bank (Jan. 84) predicts that current interest
rates are likely to be kept high as a result of large>
Current predictions are that interest rates will increase
in the near future . <because of federal deflclts and rising
private sector credit demands.>
The cost of money thus becomes the single most significant
constraint in providing low- and moderate-income housing
where income levels necessary to finance trust deeds are
more than double the median income levels of City resi-
dents, even if they accumulate the necessary 30% down
payment for a conventional loan.
2. Price of Land. The factor having the greatest impact on
the price of land is location. To a lessor degree, the
price of land is governed by supply, demand, yield, avail-
ability, cost of the infrastructure, and the readiness for
development as related to governmental permits.
Within the urbanized area of the City, there is a scarcity
of land available for residential development. The supply
of land is largely limited to <2.74 acres and there are
TEXTNAME' Chapter3 (R)P' (Mkt/Co-~t) 81
6.43 acres available for multi-family development> . the
East Tustin Specific Plan area. Land that is zoned for
commercial or industrial development is not appropriate
for residential development. The development of
additional housing accommodations within the urbanized
area will require the demolition and/or redevelopment of
existing structures, since there.are..very few vacant lots
remaining.
Land values in Tustin, based upon the most recent sales,
are <$7.00 per square foot> unavailable for R-1 lots <and
$10.00 to $14.00> but are estimated at $17.00 to $18.00
per square foot for multi-family lots <with a> where there
is a mintmum
yield of <21> 19.8 units per acre.
<_depending upon the readiness of development permits._>
Land prices in the urbanized areas of Tustin therefore
become<s> an insignificant constraint in the absence of
avai labi 1 i ry.
Limited land is available within the Sphere of the City in
the North Tustin area. However, hillside views and 10,000
square foot minimum lot sizes has created an economic
barrier for low<_-~ or moderate-income family dwellings.
Housing prices range from $350,000 to more than
<$1,500,000> $10,000,000 for homes with a panoramic view.
TEXTNAME' Chapter3 (R)P- (Mkt/Con.~t) 82
The East Tustin project area varies in price depending on
location and density allowed. Recent_estimates on.rough
graded residential lots (without improvements) are between
$20.00 to $25.00 per square foot. <The potential exists
for the Irvine lands in the East Tustln area for the
construction of low- and moderate-income housing. Since
the land is under single ownership, the price of the land>
<is constrained only by what the market will bear. The
minimum price of the land is related to the cost of the
infrastructure. Since extensive improvements are required
for traffic circulation and flood control, tt is not
possible to estimate the price of building lots until the
infrastructure has been costed. On the basis of
comparable sales, land prices for improved single-family
residential lots will range from $8.00 per square foot to
$15.00, and $12.00 to $20.00 per square foot for multi-
family improved lots with a yield of 21 units per acre.>
The non-availability of land within the developed areas of
the City and the price of land on the fringes are
constraints adding to the cost of housing and pricing
housing out of the reach of low<-> and moderate-income
families.
3. Cost of Construction<*>. One important market-related
factor in the actual cost for new housing is construction
TEXTNAME' Chapter3 (R)P' (Mkt/Cons~ 83
costs. These costs are influenced b¥..man¥ factors such as
the cost of labor, building materials, and site
--
preparation. ....The Inte.r.n..atio. na] .Confe. rence,, of Build.lng
Officials (ICBO) estimates the cost of residential wood
frame construction ranges from $41.00 to $57.50 per square
foot.or an average of $50.00 per square foot. Therefore,
the costs attributed to construction alone for a typical
2,200 square foot, wood frame home would be $110,000.
<The average detached single family dwelling constructed
during 1983 in Orange County cost $206,000. It represents
a 2,200 square foot structure with 3.4 bedrooms on a 7,800
square foot lot. Tract housing construction costs amount>
<*Construction Industry Research Assocatlon>
4. New Housing Costs.
Based upon a survey of new housing
projects in t,h,e, Eas, t. Tustln_area,_the..followtng_houslnE
prices were identified. For single-family developments,
sales prices ranged from $269,000 to $469,000, depen.,ding
upon size of units and the respective size of lots. One
of the contributions to the high price o.f.housing payments
are assessments and homeowner association fees. When
added to normal monthly payments, they can represent a 10%
increase in the overall monthly cost of a home. Similar
--XTNAME: Chapter3 (R)P: (Mkt/Const) 84
tax burdens were also found in tow. nhomes where assessments
also can represent a 10~ increase in a minimum payment. A
rental apartment project, recently completed and OCC. upied~
i denti fled rents as fol 1 ows:
Low-Moderate
Income
Regu 1 ar Restricted
1-Bedroom $805-$855 $770-$790
2-Bedroom $910-$955 $885-$900
3-Bedroom $1,095-$1,135 $995
An Interesting and significant constraint on housing prices is
the difference between the cost to construct untts versus the
actual price charged to the buyer. In Orange Count~, where the
market demand for housing is high, the pr,~ce of mits does not
· .
necessarily correlate to the cost to butld the untt.
Therefore, regardless of the decrease in land use and other
governmental controls, .the external market typically drives the
cost of housing rather than the cost of construction driving
the price.
<to $38.00 per square foot while custom housing has a
$45.00 per square foot construction cost. The detached
single-family dwelling represents 45~ of all housing sales
TEXTNAME: Chapter3 (R)P: (Mkt/Con.~*} 85
during 1983 in Orange County. The cost of constructing a
single-family dwelllng represents 40% of the sales price.>
<The average townhouse constructed during 1983 in Orange
County has a sales price of $140,600. This represents a
1,267 square foot structure with 2.1 bedrooms. The cost
of construction at $38.00 per square foot is equal to the
costs for single family detached structures. Townhouse>
sales represent 21% of all housing sales in Orange County
during 1983. The cost of construction of a townhouse
represents 34% of the sales price. >
TEXTNAME: Chapter4 (R)P: (program) 86
IV. THE HOUSIHG PROGR/~
A. Com~Jnl ty Goal s
The primary goal of the City of Tustin, as expressed in the
general plan, is a "balanced community". A balanced community
is one in which: 1) there are decent, safe and suitable hous-
ing accommodations for all persons and their dependents who
work and live in the city, 2) a place to work within the City
for all community residents in the work force, 3) commercial
facilities adequate to serve the needs of the residents, 4) an
economic base to support an adequate level of government
services, 5) convenient and accredited educational facilities,
6) a sense of neighborhood and community identity, and 7) a
quality living environment with protection and preservation of
the health, safety and welfare of the inhabitants.
A true "balanced community" is an ideal that cannot be fully
achieved by a surburban community in a metropolitan area due
to externalities. However, by stating that the balanced com-
munity is a goal, policies and programs can be developed and
implemented to preclude the connotation of a bedroom city or
industrial enclave. The following housing goals relate to the
master goal of a balanced community:
1. Housing accommodations by location, type, price and owner-
TEXTNAME: Chapter4 (R)P: (program) 87
ship or tenancy for all residents of the community regard-
less of income, age, race, sex, marital status, or ethnic
background.
2. The absence of discrimination in housing for any arbitary
factor related to income, age, race, sex, marital status
or ethnic background.
3. The promotion and encouragement of owner-occupied housing
for the purpose of correcting the <im>unbalanced number of
<between> rental <and> to owner-occupied units.
4. Reducing dependency upon the automobile for transportation
by locating housing facilities convenient to service and
employment centers thereby enabling walking or bicycling
to places of employment.
5. The availability of a variety of housing accommodations
and housing values to enable economic integration of
neighborhoods and communi ties.
6. The conservation and improvement of existing residential
neighborhoods.
7. The preservation of historic and architecturally
TEXTNAME' Chapter4 (R)P' (program) 88
significant residential structures.
8. Housing stock that is safe, decent and affordable.
B. Quantified Objectives ( <1983-1988> 1989-1994)
The following quantified objectives are adopted as guidelines
toward meeting Tustin's housing needs through_<1988> 1994. It
is recognized that these objectives cannot satisfy the total
needs as projected by the Regional Housing <_Allocation Model>_
Needs Assessment. Construction of new units will depend upon
the timing of the landowner and developer for the submission
of subdvision plans to meet market demands. Housing subsidies
will depend upon the availability of federal funds.
Redevelopment projects are subject to the interests of private
developers. The construction of secondary units depends upon
the desires of the property owners as related to family needs
for housing and economic resources. The achievement of the
housing objectives are thus dependent upon the private sector
and other governmental agencies. The responsibility of the
City is to encourage the construction of affordable housing by
providing programs and assistance to developers and to
assist in its creation by facilitating the review and approval
of development permits. To further emphasize the City's
commitment to housing, each objective and policy listed in
TEXTNAME' Chapter4 (R)P' (progra~ 89
this section is followed by a lis. ting of the program numbers
which support the objective or policy, Existing programs are
listed on pages 93-100 and new programs are listed on pages
100-107,
<The following objectives are the projected number and type of
units to be constructed within the time frame of this
element*:
Type
Ver) Low Low Moderate Total
East Tustln Subdivision - 100 500 600
Senior Citizen Housing
(Special Needs) 10 50 50 110
Granny Flats & 2nd Units 5 10 - 15
Apartments {In-fill units &
Redevelopment Projects) 20 55 150 225
Apartments { Integration
Within Sphere of Influence) - 150 -
TOTAL UNITS 35 365 700 1,100>
1, Future Housing Needs/Provision of Additional H..ouslng Units
Pursuant to RHNA
TEXTNAME' Chapter4 (R)P' (program) 90
The Regional .Ho_.u. sing Needs Assessment figures for Tusttn
(as revtsed) show that an additional 2,085 .h. ousing units
are needed over the next five years. Of these units,
1,751, or 84%, are anticipated to be households. An
additional 197 units are needed to .adjust for the ideal
vacancy factor for a total of 2,272 units. Based upon the
units projected to be built in the East Tustln Area, the
total number of housing units and households can be met,
however, the type of housing provld~d..ma¥ be different
than specified In the RHNA (the RHNA ftgures are provided
In the Appendix, Table l-R).
* This is intended to comply with Section 65583(b)>
Since the City of Tustin has more multiple-family than
single-family housing units, the RHNA figures show a need
for 724 higher-income units. Through the East Tustin
~Specific Plan, such units are anticipated to be built in
the Low and Estate Residential Districts. The Estate
District allows up to two (2) units per acre, of which 290
acres are currently vacant. The Low Density District
allows up to five (5) units per acre of which 241 acres
are curr. entl¥ vacant. While not all sites will be built
at the maximum desity_capaclt¥, nor will all sites be
TEXTNAME' Chapter4 (R)P: (program) 91
developed within the five-ye.ar plannln, g period, the Ctt¥
of Tustin anticipates that the revised RHNA future
need estimate can be met.
The adopted RHNA identifies a need for 487
moderate-Income untts:__ Pu. rsuan.tL to the_ agreement
established with the owner of the properties tn the East
Tustin Specific Plan Area, 431 moderate-income units wtll
be provtded in the projec_t are.a.. These_ sites have yet to
be Identified, but can be anticipated to be located in the
medium.an.d medium-high denstt¥ residential districts which
allow up to 18 to 25 dwelling units per acre. The
remainder..of the.hous, in.g units may be .re. et through in-fill
housing and apartment projects or Installation of
manufactured housing untts which are permitted In all
residential districts in the CJt~f.
The low-income figures in the RHNA Future Needs estimate
identifies that 484 units are needed in this category. As
part of the affordable.housing_program, a total of 169
low-income units are to be provided in the East Tustin
Area. A total of 69 units have already been provided in
an apartment project known as Rancho Al isal. Another 100
units have been set aside in lots 12 and 14 of the second
phase of development (Tract 12763) and are currently under
TEXTNAME' Chapter4 (R)P' (program) 92
co.n. struc.tton a, nd wt11.be available, for o.ccupancy by the
end of 1989. Additional low-income units._maY be provided
in in-fill and redevelopment, housing pr. ojec..ts elsewhere in
the City and zoni.ng/densit¥ bonus or other types of
incen.tives may be provided if units are held for use by
1 ow-i ncome resi dents.
The remalntn~ catego, r¥ of housing need,is.,.td,.entified_as
persons or .families. with very-low income. The RHNA
identifies the need for 390 very-low income units. While
no ve.r¥-low income units have been required in the East
Tu_.stln Are.a. very-l, ow income units are.typically provided_
th. Ko, ugh the use of Section 8 certificates and other
Federal. State and County rental assistance ,prggrams. As
of De. cember 1.._1988.. 23.7..yer)/-low income families were
receivin~ Section 8, Ho. using Assistance Payments. Of these
certificates. 67 are held b)/ elderl)/ persons or elderly
households.
It is important to note that while the quantified objecT
tires of the..RHN.Am are required .t.o be, part of the Hou. sing
Element~ Tust. in canno.t gua,rantee that these needs will be
met... Of the approved and anticipated prog..rams in Tusti. n;.
the followin~ objectives are anticipated to be met in the
next five )/ears.
TEXTNAME' Chapter4 (R)P' (program) q3
Very Low Low Moderate High Total
Minumum units 25 194 456 749 1,424
Maximum units 390 484 487 1,050 2,411
The reachi, ng these objectives will partially rely on the
funding levels of the State, Federal, and Coun_..t.y programs_
which are used to support the needs of the ve.r¥-low, low
and modera te-i ncome persons. Additional 1)~, outside
economic forces heavtl)f Influence the housing market. The
programs used to further the attainment of these goals
listed on pages Programs 20-41 of this element. (Programs
-Existing' 1, 11, 15-25; New: 1, 6, 11 and 12)
2. Maintenance and Rehabilitation of Existing Units
Rehabilitation - Minimum 80 units
<50>
Participation in the HCDA program, as administered by
Orange County, with <$250,000> funds available for renova-
tion and rehabilitation of apartments, single-family dwel-
lings and mobile homes during the five year period of this
element should accommodate the rehabilitation of at least
80 housing units however, the total number of units is
TEXTNAME-Chapter4 (R)P: (program) 94
limited to the funds available at, t,he count,.v level.
(Program..s -- Exis~.ing' 6, 12, 18, and 19; New' 4)
TEXTNAME' Chapter4 (R)P' (program) 95
CONSERVATION OBJECTIVES
CONSERVATION - Total 800 Units <780 units>
The means by which the City of Tustln has determined to con-
serve affordable housing units includes the <_establishment-->
maintenance of <a specific> the mobile home park zone,
restrictions on R-3 zone uses, and providing access to sources
of funds for housing assistance to low income residents. In
order to insure an adequate amount of affordable housing, the
City has instituted a mobile home park (MHP) zone which pro-
tects the existing mobile home parks from conversion to
another use by restricting all uses tn this zone to mobile or
manufactured homes. Addttiona11)f, as required by State law,
manufactured homes are permitted in all residential districts
to encourage affordable housing. Some of these homes wtll be
removed for free_.way widening .by Cal Trans, however the
remat, n..tng units will stq.¥ in the MHP zone. (Programs --
Ex!sti_ng' 2, 5, 6, 8, 13; New' 1)
The R-3 zone has certain restrictions to conserve the number
of apartments in the City. New apartments are allowed by
right in this zone, and apartment-to-condominium conversions
require a use permit and. t. his may encou.r..age conservation of
such uses. The construction of new condominiums in this
zone, also requires a use permit. This system enables the
TEXTNAME' Chapter4 (R)P' (program) 96
Tustln Community Development Department to <run a constant
check on the total number of> monitor the sources of afford-
able housing units in the City. (Programs. -- Exis..ting' 6, 7;
New' 4)
In 1988, the Clty adopted a Cultural Resources dtstrtct to
facilitate htstortc preservation and to conserve potentially
hlstortc residential 11mtts. Thts pro. gram specifically ltmtts
rezonlng of residential areas to commercial uses by 11mtttng lot
stzes and establishing residential ortented policies. The program
also tncludes a Historic Surve.¥ (c. ompleted in Mid 1989) whtch can
be us,e~,, to declare h..l,s,.tortc landmarks whtch may be rehabilitated
through the use of State and Federal htstorlc presevatlon funds.
Programs- Existing; 6, 12 New: 15, 17.
C. Houstng Pollctes
The following policies are relative to the goals for the main-
tenance, improvement and development of housing accommodations
for all economic segments of the community.
1. Housing accommodations for low and very low income famil-
ies will be dispersed and integrated withtn the community
as opposed to any geographical or neighborhood concentra-
tion that could create a ghetto or stigma of economic,
TEXTNAME' Chapter4 (R)P' (program) 97
racial or national segregation. (Programs -- E.xisting' 1,
4, 12, 14 15, 20; New- 1, 3, 4)
2. Owners of rental housing units which are determined to be
substandard, in need of repair and a hazard to the health
and safety of the occupants will be encouraged through
financial incentives to remove and replace or rehabilitate
the structures. (Programs -- Exis_ting: 7, 10, 12, 15;
New: 4, 6)
3. The County of Orange will be encouraged to exercise its
responsibilities for housing accommodations for low and
very low income families within its jurisdiction in
Tustin's sphere of influence. (Proorams,-- Existing: 20;
New: 1,4)
4. The City will advertise and promote the availability of
funds for the rehabilitation of single family dwellings,
mobile homes and apartments. (Programs -- Existing: 12._,.
19;)
5. The <powers> acquisition authority.of the Redevelopment
Agency wi 11 be <used when requi red to acqui re
underdeveloped> utilized, where feasible to assist in
creating .opportunities which will expand properties to
TEXTNAME' Chapter4 (R)P' (program) 98
permit development of housing in the Communlt~..<at the
density authorized for low income housing accommodations.>
(Programs--Exis..ting' 7; New- 3)
6. A1 low second (attached/detached) units in single and
multi-family districts subject to the criteria of the
zoning ordinance. (Programs -- Existing' 4)
7. Support state-enabling legislation for employers to con-
tribute to the cost of housing for their employees.
(Programs--E.xistin~' 19; New' 2, 8)
8. Planned Community Districts and Specific Plans will be
utilized to authorize and promote a variety of lot sizes
and housing types within subdivisions. (Programs --
Ex,.sting- 1; New' 1, 2, 8)
9. The use of energy conservation measures will be promoted
in the design of new housing units and the redevelopment
of older housing units. (Programs -- Existing: 10~ 26;
New' 7)
m
10. The design review of lot placement in subdivisions to max-
imize passive solar energy and solar access. {Programs --
Existing)' 10, .26; New' 7)
TEXTNAME' Chapter4 (R)P' (program) 99
11. Continue to use federal and state housing subsidies avail-
able for low income families. (Program. s.-- Existing- 15,
17, 19, 20, 24; New' 1, 2, 4, 14, 16)
· - -
12. Encourage the owners of residential properties of historic
and architectural significance to maintain their proper-
ties in residential use. (Programs -- Existin. g' 2, 6, 12;
New' 4, 15)
13. Continuous enforcement of health, safety and zoning codes
to prevent the occupancy and overcrowding of housing units
endangering the heal th and safety of the occupants.
(Programs--Existing- 10; New- 6)
14. Promote equal opportunity housing programs within the com-
munity. (Progra.m.s--Existing' 1, 5, .8, 13
15. Promote cluster housing within the land use density stan-
dards of the General Plan for the purpose of reducing the
costs of housing construction. (Programs -- Existing' 1;
New' 17)
16. Use the tax increment housing set aside funds <for
housing_> of the South Central and Town Center
TEXTNAME' Chapter4 (R)P' (program) O0
Redevelopment Areas <for the reduction of land and housing
costs> to assist in encouraging houstn.~ opportunities
within the jurisdiction of the City.
(Programs -7 Existing' 7, 25; New- 3, 9)
17. Encourage the design and occupancy of housing for senior
citizens and the handicapped. (Programs -- Existing' 14,
17, 27, 28; New: 5, 16)
1~. Promote,..asst~t and facilitate the development.of emer-
gency and transient shelters.through continued support of
the County Homeless Assistance Program. (Programs --
New: 14, 16)
19. Encourage the provision of ~rants, donations, and tech-
nical assistance to various organizations ,and agencies who
provide assistance to persons with special needs such as
the homeless, handicapped, low-income: and elderly per-
sons. (Programs -7 Existing' 14, 16, 20~ 27, 28; New:
1,5, 16)
O. Sites Available for Housing
At this time and within the next five years, developable land
in the City can be divided into <two> three major categories.
Chapter4 {Program) O1
These areas include vacant parcels currently served by infra-
structure sufficient to support immediate development, vacant
parcels with little or no infrastructure improvements within
the area, and currently developed or underdeveloped.parcels
which have rec¥clin0 potential due to existin0 zoning
densities.
While the ftoures show there is relatively small amounts of vacant
land available in in-fill areas, the East Tusttn area provides many
high density sites which can accommodate attached multi-family
housing. Land zoned for such uses totals 310 acres. In the East
Tustln area, up to 25% of the total units developed can be
apartment units, therefore, up to 1,975 apartment units may be
constructed.
It ts also important to note that, while Tusttn may be perceived as
an affluent, single-family residential community, the Ctty contains
a large percentage of multtple faintly housing unlts (61.3%). A
comparison of the numbers of low income residents and houstng unlts
has been done to compare Tustln wi th other non-entitlement
c~unlttes in Orange County partttpattng in the Urban County
Community Development Block Grant Program. This Information Is
contained in Appendix A, Table S and shows that of the 12
non-entitlement cities, Tusttn has the fifth highest number of low
income households.
TEXTNAME' Chapter4 (R)P: (program) 02
1. Vacant Parcels Served by Existing Infrastructure
<Table > Exhibit A on page 82 details available land for
development. <and includes a status for development.>
,
There are <ten>three {3) sites available for immediate
development totaling <9.17> .55 acres. A total of <173>
three (3) units could potentially be constructed <with
densities ranging from>_at a density of one dwelling unit
per lot on the R-1 single-family lots<to 25 dwelling units
per acre on the Planned Development six-acre site.> and
up to 4 units on the R-3 parcel. While this parcel is
currently, substandard in lot width and may only. be
developed lWith_a single-family residence by right the
parcel could be consolidated with, surrounding properties
for development of a larger multt-famt, 1)~ project or~ if a
lot width variance is approved by the Ctt)~, the site could
.contain up to ,4 units.based on..the current zoning denslt)~
allowance.
TEXTNAME' Chapter4 (R)P' (program) 03
EXHIBIT A
Residential Vacant Land Use Summary
January 1, 1989
Zoning
Number
Acres Of Lots
Potential
Uni ts
R-1 Single-Family
R-2 Duplex
R-3 Multiple-Fatal ly
R-4 Multiple-Fami ly
MHP Mobile Home Park
.3O
None
.25
None
None
2 2
1 4
.55 3 6
<The East Tustln Ranch Area is a 1,919 acre portion of Irvine Company
property which was annexed into the City of Tustin in the late 1970's.
At that time the property was undeveloped land with orchards in the
hillside areas and land in agricultural use in the flatland regions.
The East Tusttn Specific Plan was prepared and approved in the 1986 to
layout a development strategy and implement the General Plan. The area
was divided into Phases which were luther broken down into sectors wi th
actual project areas. Phase I and Phase II are presently under
construction with a portion of the units being occupied. Phases III and
IV are vacant areas with 9 different sectors which are projected to be
developed as follows'>
A, cre, age
Sector 1' 125
Maximum Total
Density A11 owabl e
Zoning Units
Estate Density Residential
2.0 du/ac 188-+
Sector 2:74
101
5O
13
Estate Density Residential
Low Density Residential
Medium Low Density Residential
Medium Density Residential
2 du/ac
5 du/ac
10 du/ac
18 du/ac 1,010~
Sector 3' 6
Low Density Residential
5 du/ac 68~
Sector 4 118
Estate Density Residential
2 du/ac 177~
Sector 5' 98
18
Estate Density Residential
Low Density Residential
2 du/ac
5 du/ac 219-+
Sector 7' 128
132
Medium Density Residential
Medium High Density Residential
18 du/ac
25 du/ac 3,605~
Sector 8' 77
26
Low Density Residential
Medium Density Residential
5 du/ac
1~ du/ac 582-+
TEXTNAME' Chapter4 (R)P: (program~ 04
Sector 9' 39 Low Density Residential 5 du/ac 156-+
·
Sector 11' 10 Medium High Density Residential 25 du/ac 250~_*
Total Acreage- 1,005 Total Allowable Units-<6,005+>
6,255~
*Sector 11- Site proposed on High School Site to be approved later in 1989-
TEXTNAME' Chapter4 (R)P- (program) 05
2. Vacant Parcel. s Needing Infrastructure Improvements
The revised five year_<(1983-1988)> (1989-1994) .growth in
households for the city as prepared by SCAG, suggests an
increase of <2,197> 2,085 new units in the community.
Since vacant sites are available for only <173> six (6)
units, the City must look to redevelop or annexation of..
vacant parcel s
<elsewhere> in order to develop new
housing opportunities.
The City's major growth in the future will occur in the East
Tustin Specific Plan area, which is a <--single vacant> site of
approximately--<1,900> 2,000 acres which will ultimately sup-.
port development of approximately 7,950 residential dwelling
units with a wide .variety of densities and housing types.
<Most of the area is presently utilized for agricultural
purposes and the majority of the area is still under a non-
renewable agricultural preserve status, with the final area
removed in 1988. A total of 445 acres recently came off the
preserve status on January I 1984.>
The City has prepared a specific plan for <the entire 1,900
acres and will be completed by fall of 1984> this area which
was adopted in 1986. Along wi th the development of a
comprehensive land use plan, an infrastructure improvement and
TEXTNAME' Chapter4 (R)P' (pro§ra 06
financing plan were also prepared. <In order to develop, the
area> .D, evelopment of the East Tusttn area includes the
installation of flood control improvements, sewers, water
lines and roads, including local collectors and arterials. An
infrastructure improvement plan has identified all required
facilities and the means to finance these improvements. Per
the Specific Plan and an approved Development Agreement for
the project, no units can be constructed until infrastructure
improvements take place.
While, many sites in East Tusttn are not Immediately suitable
for development, the required infrastructure and public
improvements are currently under construction or are antici-
pated to be under construction in the near future. A major-
ity, if not all, of the infrastructure is anticipated to be
installed over the next five years. Construction of many of,.
these improvements will be financed ,_.thr°ugh Assessment
Districts. As a result, .a, 1.arge number of sites will become
suitable for development and construction of a significant
number of, new,,,h, ousi.n,~ units is expected to occur in the
1989-1994 planning period.
<A summary of potential units for low- to moderate-income
households within the five year period for this East Tustln
area is located in the quantified objectives section. In the
TEXTNAME' Chapter4 (R)P' (program) 07
long term, the site will support a total of approximately
7,000 residential units with a wide variety of densities,
ranging from low density in hillside area to higher densities>
<on level terrain. Specific housing opportunities are outlined
in the implementation program.>
<The East Tustin area does not represent an immediate
potential for development of low- and very-low-income
family residential units, and those sites within the City
that do have the potential for low-income housing sites
are limited in scope.>
3. Developed or Underdevelope..d Pa_rcels wi.th. Recycling
Potenti al.
Within the City, there are <~pproximately 13.2 acres of~
various R-3 (Multiple-Family) zoned propert<~>ies that
have <old> single-family dwellings on the lots. There is
a potential that these can be recycled to a higher
density, al though this change is predicated on several
circumstances. Some of these uni ts are wi thin
redevelopment agencies, <and all of them are located in>
HCD target areas which are eligible for low-interest
rehabilitation loans. A1 though nearly all of these houses
are old, not all are dilapidated or ready to be
demolished. Many of the people living in these homes do
TEXTNAME' Chapter4 (R)P- (program) 08
not wish to sell. A1 though some of the homes are withln a
redevelopment agency project area, it has been the
Agency's policy not to condemn owner occupied housing._..
One optton for development of new residential untts tn
many ,area,s.l,s .tO, re.develop' un.used school sttes. However.
tn talk~.n.g wtth the Tusttn Untfted School Otstrtct no
unused or potentl,al.l? unusable sltes are tn the Ctt~._
In spite of these constraints, an opportunity does exist
for recycling, operating as a catalyst, the City should
encourage recycling by lot consolidation. Lot
consolidation will provide a larger slte area, glvtng
designers more flexibility to Increase denstty and still
afford a qualtty llvtng environment. Developing lot by
lot is piecemeal, with developable space lost due to
setback requirements and driveways tn each lot. Lot
consolidation wtll help prevent this, while providing
opportunities for <a> cohesive development.
The City has al so attempted to improve housing
opportunities for low to moderate-income housing by
rezoning the property. An ex.a. mpl,e is a 6.03 acre site
whi ch was rezoned from Manufacturing to Planned
Development, creating a potential for 156 new units. <Any
other opportunities to provtde low income housing in the
TEXTNAME' Chapter4 (R)P' (program) 09
next five years will have to occur from recycling or
redevelopment.> The City, in early 1989, rezoned.a .41
acre site fr, om,.Pl,anned Development_Comme_rcial to R-3
(Mul tiple-Fami 1¥).
T.,he recent cha, nges to state Law require .agencies to
identify potential and existin,.g ,.site, s for emergency or
transitional shelters. As discussed in the next section
of this element, there are two (2) organizations which
operate emergency and transitional .housing programs within
the ci ry.
Whtle _the zoning Code does not preclude development of
such shelters, certain zoning and design, requirements
would be necessa, r¥ to ensure orderl~ and cohesive develop-
ment of ,such uses. Acc.ord,in. 9 to the cur.r,e,n.t Zoning Code,
rooming and boarding houses, dwelling groups and rest
homes are conditionally permitted uses in the R-3
Mul tiple-Famil¥ Zo. ning Di strict. Dependin9 ,upon the use
and nature of a proposed shelter, sites may also be condi-
tionally permitted in the C-1, C-2, and CG Zoning
Di stri cts.
E. Review of Past Performance
Chapter4 (Program) 10
This section will outline the pr_ogress, effectiveness, and
appropriateness of the 1984. HQus. t...n0 Element objectives.
1. The East Tustin Ranch Area had set out projections of 100
new units for low-income residents, and 431 new units for
moderate-income residents, for a total of 531 units. As
o.f January 1, 1989, 69 units for low-income residents were
achieved. The reda. tnlng units held for low income persons
are under construclon and w111 be complet~.d by the end of
1989. These numbers fell short of the 1984.objecttves of
100 low and 500 moder, a.l~..-tncome housing units due to
delays in the start of construction by .the property owner
and the economy for property loans. Thl s schedule t s
anticipated to be back on track and all anticipated units
will be constructed in the 1989-1994 planning period, By
the time the East Tustin Ranch project is completed, the
amount of projected low- and moderate-income units is
projected to exceed the original figures in the 1984
element as follows' 169 low-income units and 431
moderate-income unt ts.
2. Senior Citizen Housing Needs.
1984 senior needs were
calculated at 10 for very-low-income, 50 for low-income,
and 50 for moderate-Income for a total of 110 units
needed. As of 1989, staff has calculated the following
TEXTNAME' Chapter4 (R)P' (program) 11
units available for seniors'
1. 67 Section 8 (Existing Housing Cer.ttfi,.c. ates)..for .very-
1 ow-i ncome
2. 20 units of (Sentor Apartments at 17442 Mitchell Avenue)_;
15.untts for.l_o,w-in, come (Tusti. n Royale .1,6.8,2 Br.)~an Avenue);
3. Unknown amount _o.f elde. rly .res. i. ding at .Ora. nge Gardens
Apartments Complex;
4. 16 units for low-income seniors (530 "C" Street--Tustin
._
Courts).
The number of uni ts available for moderate-income seniors
is unknown. Because of the availability of apartments and
mobile homes in the City. hundreds of units in the City_
are available for senior citizens at moderate rents.
However, the total number of new untts provtded tn the
1984-89 planning, period is 51 units and.an.unknown.amount
of new Section 8 certificates.
What we have learned from this experience is that the City
needs to incorporate a monitoring system that would track
available housing types and _costs for_senior h. ousing that
TEXTNAME' Chapter4 (R)P' (program) 12
might suit the needs of seniors. This__t~_acklng could
tdenttfy the total number of new Section 8 certificates
issued so that a more definite figure for these units can
be identt lied.
Reasons for not meet!ng the 1984 objectives for senior
.housing of 110 units. (onl~f .51 kno~. unJ.ts pr. ovlded in the
1984-1989 period) can be attributed to several factors.
One of these ,is the economy and the Interest rates for
ho. uslng and constr, uctlon, ,1, oans. , Typ, tca11~ the., hous!ng
market slows du, rtng these periods and such a .slo~,.do~'
occurred from. 1982~1985.~ Secondly, while the City
continues to provtde services and prograes, there has been
a general lack of participation from the development
.co.~.u. ntt¥ resulting in a lack of interest to provtde such
un t ts.
3. Granny Flats and Second Units. This section had projected
five (5) units.for..v_ery-low-income persons and ten (10)
low-income untts for a total of 15 untts.
According to City records, only two.(2) Granny Flats were
constructed and six (6) second units were constructed.
These figures fell short of anticipated 15 units. There
was an assumption that Granny Flats would be..a very popu-
TEXTNAME' Chapter4 (R)P: (program) 13
lar method of supplying additional houstng for very-low-
and low-income persons (especially seniors). The Tustin
Zon. ing Code also allows second, s~n..gle~-family units with a
conditional use permit and second units with no kitchens
(guest rooms). These options have proven not to be popu-
lar methods of supplying additional housing.
What we have learned from this type of_h. ous_ing program is
that it is impossible to monitor because they are on pri-
va.t.e..pr0pert¥ and there is no ,guarantee of whether these
types of units .ar.e housing units for relatives or rental
units,. Even if a m?nitoring program were initiated, it
would.t, ake a_ great deal of cooperation on the part of
these private .homeowners to agree in advance or over time
to hold units for lower income individuals. If they
choose not to cooperate, the City would be legally unable
to force compl, iance.
While the program has been popularly r. ec00nized by the
residential property owners.., the.costs of construction and the
1.9.82.-),985 economic .slow down may have .deterred .owners. from
participating. The City regulations on providing.such units
were, desl~)ned to be .fle.x. ible enough to .accommodate ex.i.s, ting lot
configurations and yet ens.u, re .compatt. btltty of ..design..
A.l,t.hough.such units require a Use Permit f.or approval~ the frs.
TEXTNAME' Chapter4 (R)P' (program) 13.1
could be waived for pr,oj.ec.t.S where the .owne. r agrees to
hold the unit for low income use. In the future, the City
will encourage such projects and attempt to ensure
maintenance of.affordable units through use of CC&R's which
guarantee the affordable un.,i t t n perpetui ry.
4. Apartments (In-Fill Units and Redevelopment Projects). The
previous element set out projections of 20 units for
very-low-income families, 5 units for low-income families, and
150 units for moderate-income families, According to
information received ,f.rom ,,Orange County Housing Authority
(OCHA), 150 ,ve,rg-low-income families are receiving Housing
Ass,is.t, ance Payments (HAPS) and seven (7) low-income families are
rec,eiving HAPS in addition to the ,146~ .units of very-low- and
low-income_families residing at Orange Garden Apartments which
is a Section 236 Housi..ng (HUD) Program. Approx.tmately 250
in-fill and redevelopment units have been constructed since the
preparation of the previous Housing Element. The numbers of
units available in all th,re, e cat,eoories far exceed the number
)rojected in 1984. Of great concern to City Staff is the
possibility of losing the Section 8 Certificate Program funding
and the possible owner "early bu. you. ts" of the Section 236
p. ro9ram. If these programs are discontinued, 370 units of
very-low and low-income units would be lost. In order to help
preserve these programs, the
TEXTNAME' Chapter4 (R)P' (Program) 14
Tusttn City Council adopted Resolution No. 89-31 which
re, quested th, e U.S. Congress and the Departmen,t. of Housing
and Urban Development to take immediate action to preserve
these important .housin9 programs. Additionally. use of
houstn0 set-aside funds in the redevelopment areas for low
and mderate units could encoura~)e construction of rare
new uni ts.
iN i ! i
5~. Apartments (Integration Within Sphere of Influence). The
previous element set out a goal of 150 low-income units in
very-low-income families, 55 units for low-income fami-
lies, and 150 units for moderate-income families. Accord-
lng to information received from Orange County Housing
_
Authorit){ (OC_H.A.).. 150 very-low-income families are receiv-
i, ng..H, ousing Assistance Payments (HAPS) and seven (7) low-
income families are receiving HAPS in addition to the 146
units of very-low- and low-income families residing at
O. range Garden Apartments which is a Section 236 Housing
(.HUD) Program. Appro.,xi.mately 250 in-fill and redevelop-
.mentLun. t.ts. have been constructed stnc. e the, prep,ar.ation.of
the previous Hou..si. ng Element. The numbers of units avail-
able in all three categories far exceed the numbers pro-
jected in 1984, Of great concern to City Staff is the
possibility of losing the Section 8 Certificate program
funding and the possible owner "early buyouts" of the
TEXTNAME' Chapter4 (R)P' (Program) 15
Section 236 pr,o, gram. If these programs are discontinued.
370 units of very-low- and low-income units would be
lost. In order to help preserve these . programs , _the
Tustin City Council adopted Resolution No. 89-31 which
,requested the U.S. Congress and the Department of Housing
and Urban Development to take immediate action to preserve
these important housin_g programs. Additionally, use of
houst.ng set-ast, d_e funds.in the.redev,elopment areas,.for, low
and moderate units could encouPaoe constcuctton of more
new units.
5. Apartments (Integration Within Sphere of Influence). The
previous element set out a ~oal of 150 low-income units in
the unincorporated area of O_range County which is in our
Sphere of Influe.n.ce which l.s commonl,y referred ~ as
'North Tustin". T.hts was..a, very unrea.li.s.t~ic..goal .for t.h.e
followin, g reasons- 1) The City of Tustin has no land use
jurisdiction over the unincorporated areas; 2) The County
of Orange has its own goals, and ob. jectives; 3) The
County of 0range. a.dopted a North Tustin Specific Plan
which requi, res t.hat all.single-family land uses remain at
a very-low-density with parcels that front on Newport to
be garden office. Very few multi-family (apartment) units
are located in that area. Re_cogn.iz_ing what we believe to
be obvious exclusionary policies in .this co_u_nty area
TEXTNAME' Chapter4 (R)P' (Program) ~6
_. North Tustin. the City has previously requested that a
portion of our fair share "aff,ordable housing"
distribution be reallocated to the po.trion of County ar..ea.
within our sphere of influence.
Annexations of unincorporated C~.unt,v territory are regulated by
Sta t.e Law ( Knox-Cot te se Act ) wht ch spec1 fl es that
, pre-annexation zontng agreements may be formulated. Based on
,.
the Clty's conversations .with ma~or restdent representatives tn
potential annexation areas, ~here may not be support, for a
la_rge annextton of the City's Sphere of Influence without such
an agreement.. This could severly 11mtt. t.he Ctty of Tust.tn's
ablltty to pre-zone potential annexation areas to h.tgher
intenst~j~ land uses so t.hat more residential or co~aerctal land
uses could be built particularly with tht being the
agre. ement.fueling residents in opposition to annexat.ton. Based
upon the, extsttng ] and uses and zoning. ~.n .t.he .,n°rt.hern county
areas (North Tust.in} tt is..le, gall~ impossible, to ldent.lfy
progra, s whtch would intensify land uses to promote affordable
houslng. Such changes must. be acco. pltshed by t.he County prtor
to annexat.ton. A]so. most of this area was.on.l~ butlt out to
low-denstt)~ single family uses in the last 10-20 years with
only small, vacant~ remnant parcels remaining.
In 1987 and 1988 several annexation attempts were made for
large portions of the North Tustin area. Residents were
TEXTNAME' Chapter4 (R)P' (Program) 17
Interested tn annnexatto, n agreement which vould have ensurred
that futu.re zonfn, g attea_pts for core intense land uses would be
denied by the City. The Ctty would not a. gree tosuch, an
agreeaent. The larger annexation applications tn this area
were not approved due to over 50% of the__residents voting to
disapprove the annexation.
6' Maintenance and _Rehabilitation of Existing Units. In the
1984 Housing Element, the pr.o~ected total of rehabilitated
housing units was 50.
Accor.ding to City records and information supplied b_y the
Cou. nt¥ of Or. ange Home Improvement .Program, the following
amounts of units were rehabilitated in the past five (5)
years'
18
31
5
76
Owner-occupied homes
Mobile Homes
Secured barns
Rental rehabilitations
130 Total
The City first began_~ece!v~ng rehabilitation money in
1983 and by 1984 was attempti, ng ~Q project the success of
TEXTNAME' Chapter4 (R)Ip' (Program) 18
t. his program. To date the success of the rehabilitation
program has been in the rental rehabilitation and mobile
home.categories. What we have learned from this program,
is that there is a real need in the city for such
rehabilitation programs. In the future, the City should
attempt to expand the progr_am by re_questing larger grants
fo~ thes_e, housin([ services. However, slnc~ the program
is administered b) the Count) and funded with federal
grants, _the Ctt) is unsure as to the future avatlabtltt)
of funding and has therefore only projected rehabilitation
of 80 units in the next pro,)ram.period.
TEXTNAME: Chapter4 (R)P: (Program) 19
<EXHIBIT E
Inventory of Adequate Sites
{Vacant Land Survey) March, 1981
Zoning
Acres
Number Potentt a 1
Of Lots Untts
R-1 Single-Family
R-2 Duplex
PD
R-3 Multtple-Fami ly
R-4 Multiple-Family
MHP Mobile Home Park
2.74
None
6.03
.40
None
None
8 8
i 156
1 9
9.17 10 173
Status: Vacant lots located within developed community with
sufficient infrastructure to support immediate devel-
opment.
PC
1,919.00 (refer to page 66-69)
Status: Planned Community site is vacant, under one owner-
ship. A total of 445.7 acres recently were removed
from agricultural preserve, as of January 1, 1984.
The remaining land will come out of preserve between
1986 and 1988. A specific plan is being prepared for
the entire 1,900 acres and will be completed in the
fall of 1984. Specific land uses have not been iden-
tified, but not all of the 1,900 acres will be devel-
oped as residential units. The site has virtually no
existing infrastructure. Flood control measures,
sewer lines, water lines and roads will have to be
installed prior to any development. The specific plan
will take these infrastructure demands into consider-
ation.>
,,~iAi'l~' Cnap:er4 ~K)?' kwrogram) 2u ..
F. On-Going Implementation Programs
A review of suggested implementation measures contained in the
General Plan Guidelines, Office of Local Government Affairs,
as revised December, 1982, reveals that the City has developed
and utilized the following programs and will continue to use
them as on-going programs for the purpose of providing assis-
tance to low and moderate income families in housing accommo-
dations:
1. Mixed-use Zoning. The Planned Community District and
Specific Plans authorize and encourage<_d> mixed use
<residential> developments.
remainin, g 6,005 units tn the
area have yet to be built.
In this regard, the
East Tustln Specific Plan
The use of the Planned
C. ommuntty zoning.,, espec, l,all.¥ in East. Tustt. n, has resulted
i_n use of zero-lot line, .,,configurations and clustered
developments which help to reduce development costs and
make housing more affordable. Within the 1989-94 .planning
period, a minimum of 5,000 units in the East Tustin area
wi 11 be provt, ded.
Implementation Agency' Community Development
Time Fr. ame' On-going.
<2. Rental-only Zones. Areas restricted to rental apartment
_^~,~a,.~,~. unap~er~ ~,~?: (2rogram} 2i..
development are designated on Specific Plans applicable to
new subdivisions.
Implementation Agency: Community Development>
2<3>. Mobile Homes. There are seven {7) mobile home parks with-
in the City limits. Mobile homes on individual lots are
subject to a use permit. The City has adopted a mobile
park zone that establishes density and development stan-
dards which allow for travel trailer parks at 15 units
per acre"and 'mobile' hO~- parks at 10 'per acre (excl~din~
public Streets). In 1988 a total _of 51~)' 6nits existed in
the Cit)~, however, this n~mber is expected t~ decrease
slightly'because of'Cal Trans freewa')~ wideni, no p'6ojects.
Implementation Agency: Community Development
£XTNAiqE' Chapter4 (2)P- (Program) 22..
3<4>. Equity-sharing. An equity-sharing ownership program has
been approved and is operating at the Rancho San Juan con-
dominium conversion located on Red Hill Avenue at San
Juan.
Implementation Agency' Community Development
Time Frame: On-gol ng.
4<5>. Secondary Residential Units. The Zoning Ordinance has
been amended to authorize granny flats in the <R-l>
E-4 Estate Residential District and secondary residential
dwelling units in the <_E-4>.R-1 St..ngle-famtly Residential
District which are su. bject to a Use Permit. U~. to 10
unl,,,ts ma)~ be constructed in this program during the
1989-1994 planning period.
Implementation Agency- Community Development
_ Time Frame: On-going.
<_6. Occupanc.¥ Ordinance. A Certificate of Occupancy is
required for new construction and prior to the sale of
converted uni ts.
-- Implementation Agency' Community Development >
5<7.> Condominium Conversions. Developers converting apartments
to condominiums are required to process a use permit, pro-
vide relocation assistance, and/or to provide incentives
and assistance for purchase of the units by low income
families. _ Up to 20 low income units could be provided
through the program requirements.
~.~apter~ ~?rogram) 23 "
Implementation Agency' Community Development
Time Frame: On-going.
6<8.> Demolition and Conversion to Non-residential Use. The
Zoning Ordinance and Building Codes restrict and regulate
the conversion of residential units to other uses.
Conservation of multiple_.famil¥ units can not be
numerically counted and estimates are difficult to obtain
to establish quantified objectives other than to state
that_ all existing quality units will be conserved from
such conversion pursuant to the Zoning Code.
Implementation Agency' Community Development
Time Frame: On-going.
7<__9.> Replacement Housing. The demolition of housing units is
likely to occur only within the Redevelopment areas. The
Redevelopment Plan requires the replacement of housing
units when the A~e. ncy undertakes a project. Such
replacements will occur for residential projects where
properties are either substandard or underdeveloped.
Implementation Agency' Redevelopment Agency
Time Frame' On-goin0.
8__~<10._> Tenant Protection. The protection of tenant rights is
incorporated within state law and rent control is believed
to be best controlled by the supply and demand of the
market place....The Fair Housing Agency provides.counsel.in0
..
XTNAME' Chapter4 (R)P- (Program~ 23
Implementation Agency' Community Development
Time Frame: On-going:
6<8.> Demolition and Conversion to Non-residential Use. The
Zoning Ordinance and Building Codes restrict and regulate
the conversion of residential units to other uses.
Conservation of multiple family units can not be
numericall.) c. oynted and estimates are difficult to obtain
to establish quantified objectives other than to state
that all exts. ti. ng qualttT units will be conserved from
such conversion pursuant...to the_Zoning Code.
Implementation Agency' Community Development
Time Frame: O..n-0olng.
7<9.> Replacement Housin, 9. The demolition of housing units is
likely to occur only within the Redevelopment areas. The
Redevelopment Plan requires the replacement of housing
units when the .Agenc¥ .undertakes a project. Such
replacements will occur for residential pro~ects where
pr. oper. ties are either substandard or underdeveloped..
Implementation Agency' Redevelopment Agency
Time. F. rame- On-going.
8<10.> Tenant Protection. The protection of tenant rights is
incorporated within state law and rent control is believed
to be best controlled by the supply and demand of the
market place. The Fair Housing Agency provides counseling
_ and dispute resolution sevices for any person requesting
such services. A elnlmum of 20 persons could be asststed
by the service with an undetermined maximum.
Implementation Agency' County
Ttme Frame- On-going.
9<11.> Deed Restrictions. A 30 year deed restriction<s> to
prevent speculation <are> is required <for the term of the
loan> for low income or moderate housing constructed with
the assistance of an~ public funds. Such restrictions may
be placed on second...untt pro~ects as ~ell. Up to 100
units may be constructed with such restrictions ~ithtn the
5 year planntng period.
Implementation Agency' Community Development
_ Time Frame- Up to 100 units, by 1994.
1.0<12._> Enforcement of Building and Housing Codes. The enforce-
ment of building and housing codes is an on-going process
with notification to taxing agencies upon failure to gain
code compliance from the property owner. A minimum of 300
.resolved building related cases are currentl)~ resolved per
year.
Implementation Agency- Community Development
_ Time Frame- 300 cases per. year, minimum 1500 cases by 1994.
11<13.> Pre-application Conferences. <The Guidelines for
Planning, Zoning and Development> The Community
Development Department has established procedures for pre-
xihAri£' Chapter4 ~}P' (Program} 25 ..
application conferences and processing procedures to
expedite permit processing. All applications for new
construction beneftt from this service. A mlnlmum of 100
projects per year may use tht s system.
Implementation Agency' Community Development
_ Time Frame' Minimum 100 cases per year, minimum 500 cases by
1994.
12<14.) Housing Rehabilitation. The Redevelopment. Project Plans
designate areas in need of housing rehabilitation and
public improvements. In addition, a neighborhood analysis
has been conducted and HCDA Funds made available for both
public improvements and rehabilitation of residential
units in target areas. A minimum of 80 units can be
rehabt 1 t tared by 1994.
Implementation Agency' Community Development
_ Time Frame- 80 units by 1994.
13<15.> Fair.Housing. In addition to the State Department of Fair
Employment and Housing, the Orange County Fair Housing
Council provides services to the City of Tustin to assure
equal housing opportunities within the City. Complaints
are referred to the Orange County Agency. As with tenant
protection services, the_ resolution of fair housing
disputes are proccessed by the County Agency. The number
of cases processed varies by use.
Implementation Agency' Orange County Fair Housing Council
Time Frame: On-going.
<16. House-sharing. A house-sharing program for the elderly is
sponsored by the Tustin Senior Citizens Club through TLC.
Private home companion care for the elderly is offered by
All Care Services, Inc. of Costa Mesa.
Implementation Agency' Transportation Lunch and Counseling>
14. Shared-HousinO. Shared-housing is a home sharing p_r. ogram_
designed for individuals__seeking an alternative to their
living arranoement by sharing space wi th another. The
~rogram is funded in part .b.y the Feedback Foundation,
Inc. as part of TLC (Transportation Lunch and Counseling)
and ,the ,Or. ange Count¥,.Housing Authority. A minimum of 5
cases per year could be processed, ,depending on need and
agency staffing.
Implementation _Agency' TLC and Community Services Department
_ Time Frame: A minimum of 25 cases by 1994.
15<17.>_Housi. n0 Authority. The City contracts with the Orange
County Housing Authority for the development and operation
of feder_a, lly assisted low- and moderate-income housing
programs.
Implementation Agency' Orange County Housing Authority
_ Time Frame- On-oo, tng, .de. pending on Federal Funding.
16<18.>_ Permit Processing. The processing of permits for low and
moderate-income housing is fast-tracked with priority over
other permit applications. This could be applied against
o.
:XTNAME' Chapter4 (R)P: (Program' 27
_ all pro~ects and varies according to the nomber of
pro~ects pr,o. cessed per year.
Implementation Agency' Community Development
_ Time Frame: On-going.
17<19.> Article 34 Election. A referendum election was conducted
in June, 1980, which authorized public housing for senior
citizens.
Implementation Agency' Community Development
_ Time Frame- On-going..
18<20.> Permit Coordination. The Community Development Department
is the central clearinghouse and individuals are assigned
the responsibility for expediting development permits
required from various departments and agencies.
P__rocesslng of a minimum of 100 new cases per .year is
anticipated.
Implementation Agency' Community Development
_ Time Frame- 500 cases by 1994.
19<21.> HCDA Funds. Residents of the City are beneficiaries of
HCDA Block Grants administered by the County of
Orange. Fu. nding for such projects varies from )fear to
year. Under current contract which is effective until
1991, a minimum of $200,000 in funds are anticipated.
20<22.> Rental Assistance.
Implementation Agency- County of Orange
Time Frame: $200,000 by 1991.
Elderly, .low ..and verY-low income
~,,~.~,~' baapter4 (R)P- (Program) 28
residents of the City <are recipients of> may apply for
Section 8 rental assistance certificates and <Section 23
rental> voucher certificate program assistance funds
allocated through the Orange County Housing Authority.
The total amount allocated to each household varies based
on rental rates, household size and income. Mainly_thing
existing and establishing new certificates depends on
Fede. r. al_funding. A minimum of 10 new certificates are
anticipated to be established by 1994.
Implementation Agency' County of Ora..nge Housin9 Authority
_ Time Frame- 10 new certificates by 1994.
21<23.> Development Loans. Low-income housing projects have been
constructed under the prior Section 236 program and
,
Section 8 program of HUD with direct loans to the devel-
oper of the project. These projects are: 160 units at
Oran([e Garden Apartments and 100 units at Tustin Gardens.
Implementation Agency' Federal Government {HUD)
_ Time Frame- lqalntaim 260 units over 1989-1994 period.
22<____24.>_State Home-Ownership Assistance. The state program in
homeownership assistance is being used for <_equity sharing
in a conversion project for low income housing> first-time
home buyers. This program is administered by the County
Administrative Office. Up to 10 cases p~.r. year could be
processed.
Implementation Agency' State of California and County Of
--XTNAME' Chapter4 (R)P' (Program) 29"
Orange
_ Time Frame- 50 cases by 1994.
23<25> Tax Increment Financing. The South/Central and Town
Center Redevelopment Projects provide for a 20% set-aside
of tax increments to assist in providing housing
accommodations for low-income families. Housing projects
for low-income units proposed in these areas may apply for_
financial assistance through, the.. a~enc¥ for these
set-aside funds. A minimum of 5 such projects are
anticipated in the 5 year planning period.
Implementation Agency' Community Development
_ Time Frame: 5 projects by 1994.
×TNAME' Chapter4 (R)P' (Program) 30
24<26.>_Energy Conservation. All new construction is subject to
the state energy conservation requirements {Title 24) as a
condition for the issuance of a building permit. All new
units are subject to these requirements.
Implementation Agency' Community Development
Time Frame: All new units in Cit)f in 1989-1994 planning
period.
25<27.> Housing for the Handicapped. New multi-family housing
units and apartment conversions to condominiums are
required to comply with state specifications for accommo-
dation of the handicapped. Up to 25 such units are
anticipated in the prooram period.
Implementation Agency- Community Development
Time Frame- 25 Units by 1994.
26. Affordable Senior Housing Project. 20 units of affordable
housing for Seniors are located at 17142 Mitchell Avenue.
This affordable project was approved with a density bonus
and reduced parki,n.g requirements.
.Implementation Agency' Community Development
Time Frame- Maintain 20 units over 1989-1994 planning period.
27. Senior Citizen Board and Care Facility. A senior citizen
board and care facility is in operation at 1282 Bryan
Avenue. This project was funded with Industrial Develop-
ment Bond money for 85 units of which 15 are reserved for
low to moderate-income persons.
..
(TNAME' Chapter4 (R)P- (Program1 31
Tmplementatton Agency- Community Development
Ttae Fram: Matntatn 20 untts over 1989-1994 planning period.
28. Non-profit Shelters for Homeless Women and Children.
Presently, there are two (2) Sheepfold horn. es in Tustln
which provide housing facilities for homeless women and
chi 1 dren. These homes are 1 ocated i n
single-family, neighborhoods and provide a much-needed
service for homeless women and children. Laurel house
provides six (6) beds for homeless teens.
Implementation Agency' Various Non-Profits Organizations
Time Frame- On-going.
.29. Pre-Wiring for Passive Solar. The City requires all hous-
ing units in the East Tustln Area to be pre-wired for
passive solar 'installations. All new units in East
Tusttn~ up to 6,005 units) will be applicable to thts
requirement.
Implementation Agency; City of Tusttn Butldtng Division.
Ttme Frame: up to 6,005 units by 1995.
G. New and Expanded In~lementatlon Programs
The following programs are tn addition to the on-going pro-
grams that have been adopted and implemented to assist in
providing affordable housing within the City of Tustin-
1. Housin9 Opportunities for All Economic Segments. The City
has adopted an affordable housing program as a part of The
East Tustin Specific Plan. The CiTy will take into
consideration the allocation of low and moderaTe-housing
needs as defined by SCAG in developing an affordable
housing strategy. Housing policies will also be
considered and incorporated in the affordable housing
plan. A total of 500 units will be provided in East
Tustin area.
Implementation Agency: City of Tustin, SCAG
Time Frame: 500 units by 1994.
2. Bonding Programs. The City will study recent bonding
authority legislation and will encourage utilization of
State or County issue of these bonds. In keeping with the
community goal of encouraging owner-occupied housing
units, the City will place special emphasis on those
bonding programs that promote homeownership, such as SB
1862, AB 3507 and Section 235 of the Housing and Urban
Recovery Act of 1983. The City will also consider the
creation of rental occupied construction through the use
of the AB 665 program.
Implementation Agency: City of Tustin
Time Frame:
xTi~Aiq£' Chapter4 (R)2- (Program) 33 ..
3. Land Cost Write-Downs. The 20% set-aside for low and mod-
erate-income housing from the South/Central Redevelopment
Project can be applied to the write-down of land costs in
new subdivisions and redevelopment projects to provide
affordable housing. Consolidating lots will be a priority
in land acquisition strategy.
Implementation Age..n_cy: City of Tusttn
Time Frame: 5 projects by 1994.
4. HCDA Funds for Rehabilitation. The City will continue to
make applications for HCDA Funds through .the.Urban County
Prooram to be administered by the Orange County Environ-
mental Management Agency for the rehabilitation of
single-family, mobile homes and multi-family units. In the
near future, the City is expected to become an entitlement
city and will be able to apply directly to HUD. This is
li kel.y to increase the amounts of money and types of pro-
~)rams that can potentially be administered by the City.
Up to $200,000 of grant funds can be expected..through the
County by 1991. A minimum of $75,000 per year after 1991
can be anticipated after entitlement.
The availability of funds for rehabilitation will be pro-
moted by newspaper articles, announcement in Tustin Today
{a City publication that is mailed to all households),
-ZXTNAME' Chapter4 (R)P- (Progra~ 34
spot announcements on City water bills, and direct mailing
to property owners.<, and a scheduled workshop on housing
rehabilitation to be advertised and conducted by the
Planning Commission.>
Implementation Agency: City of Tusttn, County.ofOrange
Time Frame: Up to $425,000 of Grant funds b) 1994.
5. Economic Int.egration within Sphere of Influence. A
request will be made to the Orange County Planning
Commission and the Environmental Management Agency for
notice of any proposed development activities within
Tustin's sphere of influence. When suitable sites are
identified, a request will be made for implementation of
the state, county and city housing objectives for afford-
able housing to be incorporated within the development
plans.
Implementation Agen. cy: City of Tustin
Time Frame: On-going: as applicable to Countlf activities.
6. Senior citizen Housin~). <_Sites will be> The City will
continue to identify sites that are suitable for senior
citizen housing projects. These sites will be promoted
for private development and applications will be made for
any available subsidy funds. Up to 25 new units can be
anticipated in the 1989-1994 plann, tn9 period.
]XTNAME' Chapter4 (R)P- (Program) 35"
Imp1 ,ementatton Agency: CttT of Tusttn
Time Frame: Up to 25 units (or more) by 1994.
7. Substandard Housing. <_A survey will be conducted to> The
City will continue to identify substandard housing units
and those that are otherwise identified as being a threat
to the health and safety of the occupants. Actions will
be taken pursuant to the law to demolish and rebuild or
correct the discrepancies. A new inventory of these units
will be provided with the 1990 Census.
Implementation Agency- City of Tustin
Time Frame' New Survey with 1990 Census.
B. Solar Energy and Conservation. Environmental Impact
Reports and subdivision plans are required to address
energy conservation measures and solar access. Mitigating
measures are included <_that encourage> to ensure that
developers <_to design for passive solar systems and con-
sider active solar systems.>.implement the requirements of
Title 24. All new units developed In the City are subject
to these requirements.
Implementation Agency: City of Tustin
Time Frame- Up to 6,005 units by 1994.
9. Filtering. There are no growth management nor exclusion-
'(TNAME' Chapter4 (R)P' (Program) 36
ary practices within the City, however, such practices do
exist in the North Tustin county area. By use of the
Planned Community concept for new developments,
a variety and range of housing types are authorized to
meet a range of housing needs. With the absence of con-
straints and the development of new housing accommoda-
tions, filtering will take place whereby some households
will improve their housing conditions by moving into
better units as a result of households vacating existing
units and moving into newer housing accommodations.
Implementation Agency' County of Orange_
Time Frame' On-going.
10. Recycling Single-Family Uses in R-3 Zones Into Multiple-
Fami. l¥ Units. The City will continue to encourage devel-
opers to consolidate individual lots into larger cohesive
developments. Density bonuses may be considered as an
incentive to consolidate lots.. Up to 5 new units pe.r year
can be expected based on current zoning.
I.~lementation Agency' City of Tustin
Time Frame' Up to 25 units by 1994.
~11. Demonstration Pc~ject. Application will be made through
the Southern California Association of Governments {SCAG)
for a demonstration project whereby private contributions
to a corporate fund for housing will be used to finance
.~TNAME' Chapter4 (R)P- (Program) 37"
construction of affordable housing for employees. The
Department of Housing and Urban Development has granted
$229,700 to SCAG to carry out a demonstration of the pro-
gram. With the need for affordable housing for local
industries and the availability of land for the construc-
tion of residential units in proximity to places of
employment, Tustin is a viable candidate for the demon-
stration project.>_
11. Basic Housing. To reduce initial housing costs, the City
will continue to encourage the construction of housing
units that incorporate design features providing the
opportunity to expand habitable area as family needs
change.
Implementation Agency: City of Tustin
Time Frame: On-going.
12. On-Goin9 Review of Housin9 ,,Element ,Proorams,. From the
date of adoption of the Housing Element, the Community
Development Department will prepare an annual report to
the Planning Commission to assess if housing objectives
are being met. The report will cover the previous years
accomplishments 1 toward meeting objectives, plus a proposed
plan for the upcoming years. This report should be done
in conjunction with the annual status report of the City's
HCD funding program and review of the General Plan.
'XTNAME' Chapter4 (R)P' (Program~ 38
Implementation Agency' City of Tustln.
Time Frame: Minimum one review per year.
13. Comprehensive Homeless Assistance Plan (CHAP). A compre-
hensive homeless assistance plan has been adopted by the
Count¥.,of..grange which has been approved by HUD. This
plan details an inventory of facilities and services for
the homeless poplulation. The City of Tustin contracts
with the County of Orange for housing services and block
grant monies. Therefore, this plan serves to cover the
needs for the City of Tustin.
Implementation Agency' County of Orange
Time Frame: OnTgotng.
14. Homeless. The City will support county-wide efforts to
create a program for contribution of temporary housing
opportunities for the homeless through voluntary contri-
butions of HCD funds by local jurisdictions in 0range
Count)/.
Implementation Agency: County of Orange
Time Frame: On-going.
1.5.. Cultural Resouces District. There are a large number of
structures in the City that were constructed before and
after the turn of the century following the Columbus
Tustin Subdivision in 1887. The City's Cultural Resources
Code proposes to safeguard the heritage of the City ~
prese, rvin9 neighborhoods and structures which reflect the
~TNAME: Chapter4 (R)P: (Program) 39"
City's heritage and past. The Code also promotes the
public and private enjoyment use and preservation of cul-
turally significant neighborhoods and structures. Any,
alteration of a designated resource or construction
improvements in the District require conformance to the
..r.e.§ulrments as specified in the adopted Cultural Resources
Code. A minimum of 5 structures per year w111 be
rehabilitated and at least one land mark is anticipated
for designation per year.
Implementation Agency: City of Tusttn
Time Frame: 5 landmarks and 25 rehabilitations by 1994.
16.....Referral .Program. The City has a.housing referral program
for families in need of housing assistance and
information. This program consists of three City
departments disseminating information to the public at all
times.
The Police Department refers homeless people...to different
agencies which provide shelters and food for various seg-
ments of the population.
The Community Services Department has a full-time person
who provides hous. tng information and social service
information to the senior citizen population.
XTNAME' Chapter4 (R)P' (Program) 40"
The Community Development Department provides hous.i, ng and
social service information to all segments of the
population during regular city hall business hours. This
Department al so serves as a clearinghouse for the
Community/ Development Block Grant Program and represents
the City at Housin. g Authority and OCHA Advisory Committee
Meeti rigs.
The three city departments utilize the following documents
and also make these documents available to the public'
1. Directory of Senior Citizen's Services - prepared
by the Area Agency on Aging.- Senior Citizen's Office.
2. Senior Housing Resources - prepared by Ora. nge
Count)/ Shared Housing Steering Committee.
3. Social Service Assistance Booklet - prepared by
Connection Plus.
4. Orange County Housing Director)/ - prepared b)/ OCHA
and the OCHA .A..dvisor)/ Committee.
17. Zoning Studies. In order to facilitate the goal of the
Regional Housing Needs Allocation for 1988, the City of Tustln
wtll initiate studies for consideration of several new programs
to encourage and promote affordable housing. These studles
include' (1) Potential for creating mixed use zones in the City
_~,,,.,Ai.iE: ~napser~ ~.q~?: ~?rogram~ 4.i
increase housing opportunities In the City; (2) Inclusionary
.z. onlng poltcles for mandatory provision (either on or off-site)
of affordable . ho,ustng untts; and (3) Consideration of
relaxation of ..hetght limits for pro~ects whtch tnclude
affordable houstng units.
I,mplementatlon Agency: City of Tusttn
Time Frame: Three studies completed by 1994.
18. Private Streets. The City of Tusttn has adopted standards for
private streets in new residential developments to reduce
construction costs, developers may choose to Install private
rather than public streets.
Implementation Agency: City of Tusttn
Time Frame: On-going.
H. Removal of Governmental Constraints
1. Land Use Controls. Lot sizes can be reduced from the
7,200 square foot minimum upon approval of a specific plan
for planned communities. Zero side yards and the
<consolidation of open space for each lot can be converted
to common open space with utility. In addition to the
increased utility of the open space, construction costs
can be lowered by clustered development.
_XTNAME' Chapter4 (R)P' (Program) 42"
The adoption of neighborhood plans for the East Tustin
area will remove the necessity for lengthy hearings
related to amendments of the general plan and zoning
ordinance. Future developers will be assured of the right
to proceed with their projects upon approval of the sub-
division map.>
1<2.> Buildin~ Codes. The State of California has determined
that the over-riding value is the protection of the health
and safety of residential occupants. The City of Tustin
has adopted the Uniform Building Code pursuant to the
state directives and there is no authority to waive these
constrai htS.
<_3._ Site Improvements. The requirement for the developer to
construct site improvements results in passing these costs
on to the housing consumer. These costs are reflected in
the cost of housing which eliminates an even greater pro-
portion of the population from financially qualifying for
the purchase of housing. The financing of public>
improvements by a special assessment district on a per parcel
benefit basis would enable a greater proportion of the market
to qualify for housing by reducing the purchase price of the
housing. The potential of assessment district financing has
been realized in the East Tustin area and will be used to pay
.xTNANE' Cnapter4 (.q)?' (?rogram) 43..
for such improvements in the area for public improvements will
be explored within the permissiveness of the law and courts.>
Impl. emen~tton Agency' Ct.t.l~ of Tusin
Time Frame- On-going.
3<4.> Fees, Exactions, and Permit Procedures. The City Council
may exercise its authority to waive parkland dedication
fees for housing of the elderly and for low-income
households.
Implementing Agency: City of Tustin
Time Frame- On-going.
<5. Processing and Permit Procedures. Time constraints for the
processing of low income housing projects can be removed
by fast track procedures and priority for processing
appl i carl ons. >
4<6.> Environmental Constraints. A <_master>_ program environ-
mental impact report <will be prepared> was certified for
all <territory> land available <for residential develop-
ment> in the East Tustin Specific Plan area. This <_will>_
continues to alleviate the necessity of delays in
processing, and mitigating requirements <will be a known
factor prior to the submission of> are incorporated into
the development plans.
,
'.TNAME' Chapter4 (R)P' (Program) 44
Implementation Agency: City of Tustln
Time Frame- Up to 6,005 untts by 1994.
4. Density Bonus Program. While the City of Tustin does not
have an adopted Density Bonus Policy, applicants may file
for density bonuses when pro~ects incorporate 25% of units
for low or moderate-income persons; 10% of units for
very-low-income units; or 50% of units for senior
citizens. The City will continue to study this program
and adopt a policy meeting 90 days of receipt of density
bonus application as required by law.
Implementation Agency: City of Tustin
Time Frame- Within 90 days of an application for a slter
specific bonus.
I. Implementation Responsibility
The responsibility for implementing the policies and programs
of the Housing Element are assigned to the Community Develop-
ment Department of the City of Tustin. Implementation of
housing programs and projects outside of the jurisdiction of
the City but within Tustin's sphere of influence is the
responsibility of the Environmental Management Agency and the
Board of Supervisors of Orange County.
Funding of federal housing programs is administered by the
Housing and Urban Development Department. The availability of
,TNA;q£' Cnapter4 (~?' (2rogram} 43 ..
grants is published by HUD and appears in the Federal
Register.
Funding for California state housing programs is administered
by the Housing and Community Development Department and the
California Housing Finance Agency. The Community Development
Department has the responsibility of monitoring programs for
affordable housing and initiating applications for City
Council approval for programs applicable to the City's needs.
J. Public Participation. To solicit public comment from all economic
and racial se. gments of the community, the City ot Tusttn has
implemented a publtc participation pr. ogram. This program included
noticing of two public workshops through posting of notices at
several locations in the Ctty and publishing in the local
..newspaper. The workshops were held in the evening hours to
encourage broader parttctpation.
Prior to formal adoption of the Housing Element two public hearings
were conducted. One by the Planning Coa~atsston and the other by
the Ctt7 Council. These hearings were noticed in the same manner
as the workshops and held during the evening hours. Additionally,
draft copies of the document were posted at the Tustin Branch
Library and the Comunity Development Department for further public
comment and review.
CITY OF TUSTIN
DRAFT
1989 HOUSING ELEMENT
APPENDIX A
Prepared by
the Community Development Departaent
['
_XTNAME' tables (R)P' (appendix) 01 "
Table
APPENDIX
LIST OF TABLES
A. POPULTATION TRENDS ....................................... 1-1
B. POPULATION BY RACE AND SPANISH ORIGIN .................... 1-2
C. HOUSEHOLD CHARACTERISTICS ................................ 1-3
D. OCCUPANCY BY UNITS & STRUCTURE ........................... 1-4
E. OCCUPANCY BY YEAR STRUCTURE BUILT ........................ 1-5
F. POPULATION BY HOUSEHOLD TYPE AND RELATIONSHIP ............ 1-6
G. FAMILY CHARACTERISTICS ................................... 1-7
H. HOUSING COST INDEX: 1963 to 1987 ......................... 1-8
I. CALIFORNIA PERSONAL INCOME TAX STATUS STATISTICS ........ 1-9
J. MODE OF TRANSPORTATION TO WORK, TRAVEL TIME TO WORK ...... 1-10
K. ORANGE COUNTY COMMUTING HABITS ........................... 1-11
L. LABOR FORCE CHARACTERISTICS .............................. 1-12
M. OVERCROWDING AND BATHROOM FACILITIES ..................... 1-13
N. ESTIMATED NUMBER OF WAGE & SALARY WORKERS BY
INDUSTRY IN ORANGE COUNTY .......................... 1-14, 1-15
O. MAJOR EMPLOYERS .......................................... 1-16
P. FEE EXHIBIT ........................................ 1-17, 1-18
Q. LOW- AND VERY LOW INCOME ................................. 1-19
R. REGIONAL HOUSING NEEDS ASSESSMENT AND REVISIONS .... 1-20, 1-21
S. LOW INCOME HOUSEHOLDS VS. TOTAL POPULATION ............... 1-22
-i-
TABLE A
POPULATZON TRENDS
P_opulatton 'by Age & Sex !980' 1~973
Total Ma~es
Under 5
5-17
18-64
65 plus
Medtan Age
Total Females
Under 5
5-17
18-64
65 plus
Medt an Age
Total Population
Under 5
5-17
18-64
65 plus
Medt an Age
17,806 12,964
1,084 1,012
3,197 2,952
12,565 8,399
960 601
26.5 26.0
18,313 13,898
1,054 1,003
3,078 3,092
12,372 8,759
1,809 1, O44
30.2 26.0
36,119 26,862
2,138 2,015
6,275 -'6,044
24,937 17,158
2,769' ' 1,645
28.3
Orange
...C. ounty
29.4
: Ca 1 i forn 1 a
29.9
USA
30.0
sOurce-- 11980 'census
1-1
POPULATION
TABLE B
BY RACE &
SPANISH
ORIGIN
Race
Total
Whtte
Black
'American Indian
Asian and Pacific
Japanese
Chi nese
Filipino
Korean
Asian Indian
Vi etnamese
Hawaiian
Gu anami an
Samoan
Other
Islander:
Total Spanish Origln
White
Black
Asian
Other
& Pacific Island
Spantsh Ort gl n
Total
Mexican
Puerto Ri cano
Cuban
Other Spanish
by Nati ona 1 i_t¥
Popu 1 ati on
36,119
31,654
957
237
362
190
205
296
29
482
48
I1
g
1,588
3,085
1,672
35
69
1,309
3,085
2,087
118
lO0
780
Source' 1980 Census
1-2
TABLE C
HOUSEHOLD CHARACTERISTICS
Total Houstng Units
Total <_Year Round> Occupied Housing Units
a. Renter' occupied
Owner occupied
b. Vacant Units
<for sale>[ vacant
<for rent>
<_accessory use>
<other>
~m~
<~ounty & Value of Specified Owner Occupied
Non-Condoml nt um Unt ts>
Medi an Value '(C, ount~)
<Renter Occupied Units - Cpntract Rent>
<Total Units>I
mm,, ,~.
Median Rent
18,992
_
12,464
_.
6~508
794
4.20
<287>
-<13~
<llO
<3,654>
$ 215,000
·
<8,535>
<_8,362_>
$. 722
Sourc6' <198~)'cenSU~> State
Eepar.tment. oir. Fin. ance 1/1/.88
1-3
To'
<3~
Mol
· , r TABLE D
. Tenure and Occupancy by Units in Structure
Year Round Occupted
· Houstng Untts Houstng Units
Owner Occupied Renter
Houst n~g Unt ts Housi
·
Total 14,892 14,317 5,782
· .
1 unit, detached 4,419 4,354 3,856
1 unit, attached 1,223 1,170 693
2 unt ts 352 349 64
3 to 4 unl ts 1,788 1,746 282
5 or more units 6,600 6,207 467
Mobile Homes 510 491 420
Source' 1980 Census
deleted page
TABLE D
HOUSING CIIARACTERISTICS
<Tenure and> OCCUPANCY BY UNITS Ill STRUCTURE
Total
<Year Round
<lToust ng Unt~s
-
Total 18,992
I untt, detached .6~608
<3>2 untts to 4 unJts 3,029
5 or more unlts' 8,942
r4obl le Homes 513
!
Source' <'1'980 Census> State
D-epart~nent oT Finance 1/1/88
1-4
TABLE E
OCCUPANC~ BY YEAR STR~R~ BUZLT
Year Round Owner Occupted
.. Hou~tn9 Untts Housing ,u~lts
Total 14,892 5,782
·
1979 to March, 1980 111 45
1975 to 1978 1,479 593
1970 to 1974 3,927 1,255
1960 to 1969 7,962 3,297
1950 to 1959 902 325
1940 to 1949 188 93
1939 o~ ea~]le~ 323 174
Rental Occupied
__Housing Unt l:s
8,535
· 63
831
2,545
4,314
538
95
149
Sourc~i -1_980 Censu~
1-5
· ·
TABLE F
POPULATION BY HOUSEHOLD TYPE AND RELATIONSHIP
Total Population
Zn Famtly Households
Householder
Spouse
Other Re 1att ve
Non-Relatl ye
Tn Non-Family Households
Ma le Householder
Fema 1 e Househol der
Non-Relatives
Group Quarters
PERSONS !N HOUSEHOLDS
Total Households
I person
2 persons
3 persons
4 persons
5 persons
6 or more persons
Median Persons per Housing
36,119
27,458
8,840
6,819
11,197
6O2
7,277
2,545
2,931
1,802
1,384
14,372'
4,006
5,007
2,315
1,847
747
450
2.43
source: 1980-Census
1-6
TABLE G
FANILY CIIARAC1TRISTICS
Total .Households tn 1980
Household By Size & Type
I person household
male
female
2 or more persons/family
married lam1 ly
male, no wtfe
female, no husband
2 or more persons/non-family
real e househol der
female householder
14,317
4,042
1,656
2,386
8,840
~,819
443
1,578
1,435
889
546
Households wt:h Persons Under 18 years
Faint 1 y
married
'male, no w'lfe
female, no husband
Non-Famt 1 y
·
Households with Persons 60+ years
1 person
2+ persons/fatal ly
2+ persons/non-famt ly
4,709
4,632
3,297
235
1,100
77
2,825
1,065
1,681
79
~ource' 1980 Census
1-7
< TABLE 1-H
HOUSEHOL~ I#CONE IN 1979 AS A
PERCEETAGE OF INCONE DEVOTED TO REETAL COSTS
Owner-Occupied Rental Occupied
Housing Units Houstng Units
Households with Income Below $9,999
Less than 20[
20 to 24%
25 to 34%
35~ or more
Not Computed
Households with Income $10,000 to $19,999
Less than 20%
20 to 24%
25 to 34%
35% or more
Not Computed
Households With Income over $20,000
Less than. 20%
20 to 24%
25 to 34%
35% or .more
Not Computed
273 2,029
61 0
6 6
19 116
157 1,744
30 163
507 3,555
166 282
53 861
113 1,463
175 912
0 37
2,875 2,902
1,768 2,092
415 554
459 232
233 11
0 13>
Source: 1980 Census
del eted page
1-8
TJU~I.E 1-I
<NED IA# AND PER CAP ITA INCOME
~mmmm,
POVERTY STATUS
Income tn 1979 .
Househol ds
Medtan
Mean
19,790
23,082
Famt 1 t es
Hedian
Mean
$ 23,221
$ 26,738
Per Captta Income
$ 9,352
Poverty Status tn 1979
Total Families/All Income Levels
Female Householder, No husband
Wtth Related Chtldren under 18
Fatal lies/Poverty Status
.% Below Poverty
o
Female Householder, No Husband/Poverty Status
Wtth Related Chtldren under 18
Elderly for Whom Poverty Status is Determined
TotaJ
60 years and over --
·
Poverty Status
60 years and over
8,965
1,488
986
436
4.86
161
132
3,777
242 >
<
Sodrce' 19§0' Census >
deleted page
TABLE I
CALIFORNIA PERSONAL INCI~£ TAS STATISTICS
Coupa~sofl by County
1986 Income Year
County .
Total - 58 Counttes
Ma r¶ n
Contra Costa
San Mateo
Santa Clara
Orange County
Alameda
San Diego
Los Angeles
San Bernardt no
Rt verst de
3otnt Returns Hedtan Income Rank
Il · · · I
4,957,605 #33,463
42,~98 47,680
149,279 43,810
120,833 43,385
269,531 43,378
426,059 39,864
209,560 39,039
384,003 32,779
1,308,857 32,382
202,232 31,648
162,155 29,469
1
2
3
4
5
14
15
17
20
California Personal income Tax Statistics
Orange County Data by 'Adjusted Gross Income Class
1986 Income Year
Adjusted. Gross Income Class
Total - all in.oome classes
Zero and deflctt
1 under $ 6,000
$ 6,000 under $ 10,000
$ 10,000 under $ 14,000
$ 14,000 under $ 18,000
$ 18,000 under $ 22,000
$ 22,000 under $ 26,000
$ 26,000 under $ 30,000
$ 30,000 under $ 40,000
$ 40,000 under $ 50,000
$ 50,000 under $100,000
$100,000 and over
Total Total
Returns Returns
Number of
Dependents
951,916 $426,059 772,186
· .
5,797 2,805 3,901
143,692 20,145 59,500
98,824 19,202 73,274
86,329 20,819 68,501
78,385 20,922 56,521
69,942 21,867 49,444
59,776 22,443 44,486
'53,240 23,438 41,897
106,864 62,231 94,331
77,546 59,666 81,228
142,618 '126,618 163,714
29,286 25,903 35,389
Source: California Franchise Tax Board, 1988 Annual Report
1-9
TABLE ~
IqODE OF TRANSPORTAT]:OII TO WORK
TRAVEL TIME TO WORK
Rode Of .Transportatt on
Use Car, Truck or Van
Dr1 ye Alone
Car Pool
Use Public Transportation
Walked Only
Other Means
Worked at Home
17,872
14,626
3,246
392
1,209
904
347
Travel Time to Work
Workers Age 16 and Over
Who Did Not Work at Home
Less than 5 minutes
5 to g minutes
10 to 14 minutes
15 to 19 minutes
20 to 29 minutes
30 to 44 minutes
45 to 59 minutes
60 minutes or over
20,191
700
12,777
3,978
4,747
m 4,403
2,113
575
898
SoL're6: ~980 Census
1-10
ORANGE
TAm.[ I(
COUNTY COHIgJTZ NG
HABITS
Anahetm
Brea
Buena Park
___ Costa Mesa
Cypress
Fountain Valley
Ful lerton
Garden Grov~
Hunttngton Beach
Irvlne
Laguna Beach
La Habra
La Paln~
Los Alamitos
Newport Beach
Orange
Placentt a
San Clenmnte
San Juan
Cap1 strano
Santa Ana
Tusttn
Seal Beach
Stanton
Vi l la Park
Westmtnster
Yorba Li nda
__ County Untncorp.
TOTAL COUNTY
S Of Popul ati on
In Work Force
49.9
52.9
49.2
54.9
50.5
50.1
52.3
48.6
51.8
53.2
57.4
49.6
50.9
50.4 .
53.4
49.9
49.5
49.7 '
46.6
46.0
57.8
40.2
51.9
44.8
46.9
49.0
.47.4
49.7
% of Workers % ~f Workers % of .Workers
WorKing Outside Working Outside With Commutes Of
County Their Ct'ty 40 Mins. or More
16.2
26.2
33.1
5.5
48.5
22.7
20.8
19.4
25.0
13.2
7.5
39.8
57.5
48.1
10.7
10.2
17.6
.~5.6
6.3
6.7
5.6
37.2
26.2-
14.1
24.6
19.6
13.2
18.2
70.9
85.2
72.6
63.8
91.5
86.2
66.4
74.7
75.3
75.4
66.6
69.7
92.9
98.0
65.0
66.1
67.8
77.8
78,9
72.9
61.1
87.1
.88.4
97.2
76.7
87.3
85.3
75.0
17.9
18.4
15.0
12.4
25.8
23.5
18.0
20.0
26.5
17.3
19,8
22.2
25.4
21.0
19.1
15.7
18.2
17.4
21.3
14.3
10.4
26.2
19.4
21.7
22.3
23.8
21.3
19.5
S6ur6e"
Cltizens for
Better
Transporatio~
1-11
TABLE L
LABOR FORCE CHARACTERISTICS
·
Labor Force Status
Persons 16 years or Older
In labor force (civilian)
Males in Labor Force
Females in Labor Force
Class of Worker
m m i
Employed 16 years or older
Private Wage and Salary
Federal Goverlnment Workers
State Government Workers
Local' Government Workers
Self-Employed Workers
Unpaid Family Workers
Occupation
Managerial & Profession Specialty
Technical, Sales and Administrative Support
Servi ce Occupations '
Farming, Forestry and Fishing
Precision Production, Craft & Repair
Machine Operator Fabricator & Laborer
Workers in Family
No Workers in Family
1 Worker in Family
2. or More Workers in Family
28,819
19,799
10,185
9,614
19,048
15,806
397
469
1,215
1,071
92
5,800
7,011
1,850
135
1,949 .
2,303
8,965
646
2,844
5,474
',.
Source' 1980 Cens~
· m m
1-12
TABLE M
OVERCRO~IIIG AMD BATHROON FACILETIES
(Excludes County Island Annexed in December, 1980,
based on Census data as of April, 1980)
Per. sons, per. Room
Owner-Occupied
Housing Units
·
Rental Occupied
_Houstn_g Units
Total
1.00 or less
1.0I to 1.50
!.51 or more
5,180 7,378
5,116 7,003
41 2O6
23 169
Bathroom
i i i ii i
No bathroom or 1/2 bath
I complete bathroom
1 compl ere bathroom
plus 1/2
2 or more bathrooms
Total houslng units
Year Round Owner-Occupied Rental Occupied
Houstng Units Housing Units Housing Units_
202 22 167
5,373 538 4,621
1,744 713 965
· 5,636 3,905 1,604
o
.
12,955 5,1/8 7,357
Source' 1980"~ensus, N&ighborho~d Statistics Program
1-13
C~AM~E
< TABLE 1-11
IN NON-AGRICULTURAL WAGE & SALARY
Anaheim, Santa Ana, Garden Grove,
EI~LOYHENT
SMSA
Indust_ry
Mi nl ng
Constructi on
Manufacturing
Trans., Con~.
Utilities
Trade
Finance, Insurance
& Real Estate
Servi ce
Government
Emp 1 oyme n t
April, 197.0 . % L Aprtl, 198,3
1,900 .4 3,200 .4
25,200 6.0 31,300 3.7
125,800 29.8 207,900 24.8
14,100 3.3 28,350 3.4
97,000 23.0 207,500 24.8
19
70
, 68
421
,500 4.6 59,700 7.1
,300 16.7 194,000 23.1
tO00. 1.6.2 106,200...12'7
Change In
£mp 1 oyme n t
Total %
mm i
1,300 .3
6,100 1.5
82,100 19.7
14,200 3.4
110,500 26.5
40,200 9.7
123,700 29.7
38,200 9.2
,800 100.0 838,100 100.0 416,300 I00.0
Sources'
U.S. Department of
Gobar Associates>
Labor, Bureau of Labor
deleted page
Stati s.ti cs,
Alfred
· · · e · ·
1-14 .
· · · · · · · · · · ·
· / · · · ·
· · · · · · · · · ·
· · · · · · · · · · · · · ·
1-15
· · ·
< TABLE l-O
#O#-AGEXCULTUIU~L W~GE & SALARY E~LOYMENT TRENDS
Anaheim, Santa Ana, Garden Grove, SMSA
Year
1960
1965
1966
1967
1968
1969
1970
1971
1972
1973
1974
1975
1976
1977
1978
1979
1980
1981
1982
Average Annual Change:
1960-1970
1970-1980
E. mpl oyment_
192,300
333,600
324,200
352,500
380,100
407,600
418,900
426,800
473,000
527,500
"559,200
$62,700
610,000
674,200
747,300
804,300
836,400
864,200
850,400
Cha. nge.
28,260
-9,400
28,300
27,600
27,500
·
11,300
7,900
47,000
53,700
31,700
3,500
47,300
64,200
73,100
57,000
32,100
27,800
(13,800)
22,660
41,750
Sources: U.S. Departmnt of Labor, Bureau of Labor Statistics, A1 Gobar
As soci ares>
deleted page
Company
Rtcoh Electronics, Inc.
Steel case
Bast c Four Corp.
Silicon Systems
L.H Research, Inc.
Coleco IndUstries, Inc.
Aero,et Ordnance CO.
Tungsten Carbide Mfg.
P,,o t,n, t 4 Dal~a Corp.,
Ca1 lfornta Yachts
Cal:Tech Cabinets, Inc.
im
TABLE 0
MAJOR EMPLOYERS
(100 or More Employees)
MANUFACTURING EMPLOYMENT
Number of
Employees
Products
,
1,200
·
1~117
95O
70i
45O
167
1~6
Manufacturer
(400) i6 Tu~tln
§fflce 'Furniture
Small Business Computers
Integrated Ctrcutts Mfg.
power Supplt, es Mfg.
Toys & Games Mfg. & Dist.
Defens~ P~od. & ..System Mfg.
Carbide Prods. Mfg.
Crulsers/Yac.h..ts Mfg.
Ca'binet Mfg.
NON-MANUFACTURING EMPLOYMENT
·
Marl ne Corps Air Stati on
Tu~t~n Unified Sch. Dist.
Toshiba America, I'nc.
.Healthcare Medical Center
Mervyn ' s
Consol ldated Reprographics
~N Channel 40
' 'Trinity B. rOadcast,tn9
Consolidated Beverage Dist.
Sat~eguard Bugthess Systems
Toshiba America, Elect Comp.
Sunwest Bank
4,000+
1,000"
410
36§
20O
195
160
150
Air Statlon~ Tus.ttn
Education
Office Automation Sales/Svc
mm
Ho. spiral (For.mer,l.y Tustin
C..ommunity Hospita..1) '
·
Retail .Department Store
Bl,uepri. nts, Microfilm,. etc.
24 Hr Christian TV
·
D1 stri butor
,!
Payroll Services
Semiconductor, Auto, Tube
Componen t. Sale s
Banking
Sodrce-
Tusti n Cnam6er
of CommeP6e (1988)
-16 -
TABLE P
FEE EXHIBIT
A. PLANNTNG FEES
.
Use Perm1 t
im
a. ABC LfCense
b. Minor
c. Major
2. .Zone Change
3. Zoning Code
Amendment
4. General Plan Revisions
Fand Use
.
Environmental
i
a. Inttlal Study
b. Negattve Dec]aratton
c. Mtnor Environmental Report
· d. Major Enviornmental Report
* for Ct ty Review only.
Applicant to depostt
actualfees for consultant
preparation of ETR.
.
Destgn Revtew
a. Signs
b. Minor Remodel
c. Major Remodel
d. New Project (minor)
e. New Project (major)
7. Us.e In. terpretation
8. Variance
a. Minor
b. Majo.r
B. SUBDIVISION FEES
.
Tentative Tract Map
a. East Tustin -- per
b.. East Tustin -- per
c. Standard
sector
project
2. Final Tract Map,
3. Tentative Parcel Map
4. Final Parcel Map
1-17
$200.00
525.00
1,000.00
750.00
750.00
775.00
75.00
100.00
1,750.00
3,100.00'
50.00
275.00
500.00
400.00
775.00
].oo. 3o
300.00
525.00
4,500.00
2,150.00
950.00
1,050.00
950.00
875.00
TABLE P
FEE EX~IZB[T (Continued)
C. FEES ZN LIEU OF PARKLAND DEDZCATION
Depending on Density
250.00 - 500.00
per untt
D. COIISTRUCTIOll TAX
1. Single-Famtly. i and D. uplexes_
350~00 per untt
2. Multiple-Family
350.00 per unit plus
100.00 per bedroom
more than one (1)
E. BUILDING PERMIT FEES
The City of Tustln has adopted a fee schedule based on costs.tin
Tables No. 3-A, 3-B, 3-C, 3-D, 3-E, and 3-F of the 1985'~ditton of
the Uniform Administrative Code (as amended) by the International
Conference of Building Officials.> Fees related to Plan Check and
Building permi, ts are based on ..l~uilding valuation. Elec..trical,
mechanical, plu. mb'in~'and grading permits are based on flat rates,
~.11' permit fees are subject to annual .a. dj~s~ments' according t~
fl u6tuations in the Consumer Price 16dez ('CPI).
F. -PUBLIC WORKS.FEES
1. Sanitation District 1,500.00 per unit plus
i
· 6.00 per front foot
·.
2. Fee Schedules are related to item or lineai foot.
i i mm
G. MISCELLAIIEOUS FEES
Fees are lev~ed by other agencies and collected by the City for'
1. School District
i i
2. Water District
· ·
3. State Earthqua..k.e
4. Bridge and thoroughfare
Special Public Facilities in East Tustin
1-18
~.~LE q
o~
Ec. Ec ~c ~c E~ ~c
~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0
C
~ 0
0--1
,lC 0
0
C
C ~
0
0 q)
0
IE c
c ~
C~
0
U
0 0
C~
0
U
0
0
--I '
O.
___ 1-19
TABLE 1-R
RE6I 0 ~,L'-ROl~qlg #£EOS
ASSESS~Ek'I'
!
· 1._ EXISTTNG NEED
1~Sw-Incone,'-H, auseholds. Pa),!n9 More Than 305 of Income fox'
She1 ter ..
·
_ _ T~.I · ~ '*
Low-Income HoUseholds b~ Tenux'e an ,ncome,O~nex's:
O~ers:
,m
Very-Low-Income 177
Total
Renters:
Very-Low- ! ncome 1.66 !
,L,,ow-Income' - - 1~S29
'Total .3~ 190
2. FUTURE NEEDS *
-- Future"Housing Unit Needs by jIncome Category
Very-. Low , Low" Moderate Hi oh Tota 1
390 48~4 4.8.7 72.4 2., 085
Yer~v-Low and Low = 42.1~
Hoderate an.d~et~h & ~57.9?,
·
*All figures...ax'e 27.25~ below or~gin~l f~cjures for all
categories, x.esulttn~ In percentages_of, ea~:h .ca:ecjo. ry 'remaining
the same.
·
1-20
TABLE 1-R
REGZONAL HOUSTNG NEEDS
ASSESSMENT
--
3. 'FUTURE; NEEDS FACTORS*
7./89 - 7/94 TOTAL
FIYE YEAR HoIJS~HOLD YACANC"---'"YDEMOLITION
FUTURE ' NEED 'GROkq'H ADJUS'f'HENT ADJUSTMENT
i i ii i i i
2,085 ,1,751 267 67
*January 1. 1988 - Oun, e 1989 Gap Period ne, ed. is .742.
4. HOUSEHOLD GROWTH
,~mmmmm,
TOTAL HOUSEHOLD
HO U ]TO' DS
JAN. 1, ' 1988 GROWT)~ 7/~4
lB m I I il ! mi m ·
·
18,194 19,945
·
7/89- 7/94
HOUSEHOLD
U'NIT GROWI~H
i
1,751
5. RHNA VACANCY ADJUSTMENT
,mmm m im · mi m ,
·. ·
JAN. 1988
TOTAL UNITS SINGLE-F~41~LY . 1988 IDEAL'
_. .
UNIT PRdPORTION VACANCY RATE
mm i · ii ii m i · m m
197 .... 70
1987 ACTUAL
VACANCY RATE
267
1-21
.,
-ZXTNAME: tables (R)P: (i-S) Gl
LOW
TABLE S
INCOME HOUSEHOLDS VS. TOTAL POPULATION
NON-ENTITLEMENT CITIES IN ORANGE COUNTY
TOTAL TOTAL NUMBER LOW
CITY POPULATION INCOME HOUSEHOLDS
Brea 32,690 3,625
Cypress 43,314 3,498
Laguna Beach 24,427 4,928
La Habra 48,798 7,469
La Palma 16,076 911
Los Alamitos 12,115 1,680
P1 acenti a 41,088 3,672
San Clemente 37,501 7,524
San Juan
Capi strano 24,390 2,988
Seal Beach 27,329 7,832
Stanton 28,284 5,364
Tustin 45,765 8,278
Total s 381,785 57,769
PERCENTAGE OF
TOTAL POPULULATION
11.1
8.1
20.2
15.3
5.7
13.9
8.9
20.1
12.3
28.7
19.0
18.1
i -22