HomeMy WebLinkAboutPC RES 4228W
The Planning Commission of the City of Tustin does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. That California State Law Section 65588 requires each City to review as
frequently as appropriate and to revise its Housing Element as appropriate.
B. That the City of Tustin adopted an amendment of its Housing Element on
June 16, 2009.
C. That the Housing Element is required to be updated to reflect new statutory
requirements.
D. That a public workshop was held on April 23, 2013, to familiarize the
general public and the Planning Commission with the purpose and intent of
the Housing Element Update.
E. That the California Department of Housing and Community Development
has reviewed the Draft Housing Element and provided minor verbal
comments to the City on August 7, 2013
F. That a public hearing was duly called, noticed, and held on General Plan
Amendment 2013-002 on August 13, 2013, by the Planning Commission to
consider and provide further opportunity for the general public to comment
on and respond to the proposed Housing Element Update.
G. That pursuant to the California Environmental Quality Act (CEQA)
Guidelines Section 15063, the City of Tustin has completed an Initial
Study to evaluate the potential environmental impacts associated with
General Plan Amendment 2013-002, and a Negative Declaration was
prepared for the project.
II. The Planning Commission hereby recommends that the City Council approve
General Plan Amendment 2013-002, updating the Housing Element as identified
in "Exhibit 1" attached hereto.
Resolution No. 4228
Page 2
ELIZABETH A. BINSACK
Planning Commission Secretary
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF TUSTIN
1, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning MEMO
Mal
Commission Secretary of the City of Tustin, California; that Resolution No. 4228 was duly k71
passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 1110
13th day of August, 2013.
r
ELIZABETH A. BINSACK
Planning Commission Secretary
M
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DRAFT REVISED GENERAL PLAN HOUSING ELEMENT AND
TECHNICAL MEMORANDUM
Housing
Element
I M ib91
2013
Adopted by Resolution No. 12-
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TABLE OF CONTENTS
Section Page
INTRODUCTION TO THE HOUSING ELEMENT 7
Purpose Of The Housing Element 7
Scope And Content Of Element 8
Consistency With State Planning Law 8
General Plan Consistency 10
Citizen Participation 11
SUMMARY OF ISSUES, NEEDS, CONSTRAINTS AND OPPORTUNITIES 13
Summary Of Housing Needs 13
Preservation Of Units At Risk Of Conversion 27
Summary Of Housing Issues 33
Housing Constraints 36
Housing Opportunities 50
HOUSING ELEMENT GOALS AND POLICIES 59
Housing Supply/Housing Opportunities 59
Maintenance And Conservation 62
Environmental Sensitivity 63
Related Goals And Policies 64
HOUSING ELEMENT IMPLEMENTATION PROGRAM 65
Five Year Quantified Objectives 65
Identification Of Affordable Housing Resources 70
housing Programs 90
APPENDICES
A - Review of Past Performance
B - Affordability Gap Analysis
C - Public Participation Mailing List
D - References
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 4
MGM
11011
LIST OF TABLES
Tables Page
TABLE H -1: State Housing Element Requirements 8
TABLE H- 2: Population Growth 14
TABLE H-2A: Population Projections 15
TABLE H- 3:Employment Projections 15
TABLE H- 4: List Of Major Employers 16
TABLE H- 5: Jobs/ Housing Balance 17
TABLE H- 6: Apartment Inventory Characteristics 20
TABLE H- 7: Tenure Of Households With Head Of Household Aged 65 Years Or
Older 21
TALBE H-7A: Estimated Household Income Distribution - Households With Head
Of Household Aged 65 Years Or Older 24
TABLE H- 8: Emergency Shelter/ Transitional Housing Facilities 26
TABLE IT- 9: Assisted Housing Inventory 29
TABLE H -10: Summary Of Existing Housing Needs 33
TABLE H -11: Anticipated Development At Mcas-Tustin 40
TABLE H-HA: Summary Of Homeless Accommodation Zoning Regulations 47
TABLE H -12: Land Inventory And Residential Development Potential 51
TABLE H- 13A: Summary of Quantified RHNA Objectives 2014-2021 53 3
TABLE H -1313: Vacant And Underutilized Land With Residential Development
Potential 54
TABLE H -14: Vacant Land Suitable For Residential Developments 57
TABLE H-15: Underutilized Land Suitable For Residential Developments 58
TABLE H -16: Housing Related Goals And Policies By Element 64
TABLE H -17: New Construction Quantified Objectives Summary 68
TABLE H -18: Summary Of Quantified Objectives 70
TALBE H-19: Affordable Housing Resources 73
TABLE H- 20: Housing Element Programs 91
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 5
MEN-
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CITY OF TUSTIN
GENERAL PLAN
HOUSING ELEMENT
INTRODUCTION TO THE HOUSING ELEMENT
tn
The availability of decent housing and a suitable living environment for every
family has been an ongoing concern to all levels of government. In California, this
concern is addressed by the California Government Code requirement that each
City adopt a Housing Element as a mandatory part of its General Plan.
State Planning Law mandates that jurisdictions within the Southern California
Association of Governments (SCAG) region adopt revisions to their Housing
Elements by October 15, 2013. As a consequence of this due date, a series of time
frames for various aspects of the Housing Element preparation are established.
There are two relevant time periods:
0 2006-2014: The previous planning period began in 2006, and ends on June 30,
2014.
0 October 2013 - October 2021: the current Housing Element planning period
for assessing short-term housing construction needs and implementing
housing programs.
The planning period for the Regional Housing Needs Assessment (RHNA) as
prepared by SCAG, is from January 1, 2014 to October 1, 2021, a seven and three-
quarter year period.
ON-
The source of most of the demographic data in this Housing Element and the
related Housing Element Technical Memorandum is the U.S. Census Bureau,
American Community Survey, 2007-2011 Five-Year Estimates. This was the most
comprehensive and recent source of data available at time this Housing Element
was prepared.
PURPOSE OF THE HOUSING ELEMENT
The Land Use Element is concerned with housing in a spatial context while the
Housing Element identifies housing programs aimed at meeting the identified
housing needs of the City's population. The Tustin Housing Element includes the
identification of strategies and programs that focus on: 1) housing affordability, 2)
rehabilitating substandard housing, 3) meeting the existing demand for new
housing, and 4) conserving the existing affordable housing stock. The Tustin
Housing Technical Memorandum provides background information and
supporting documentation.
--------------
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 7
The State Legislature recognizes the role of the local general plan, and particularly
the Housing Element, in implementing statewide housing goals. Furthermore, the
Legislature stresses continuing efforts toward providing affordable housing for all
income groups. The Legislature's major concerns with regard to the preparation of
Housing Elements are:
° Recognition by local governments of their responsibility in contributing to
the attainment of State housing goals;
• Preparation and implementation of housing elements which coordinate with
State and Federal efforts in achieving State housing goals;
• Participation by local jurisdictions in determining efforts required to attain
State housing goals; and
° Cooperation between local governments to address regional housing needs.
The State Department of Housing and Community Development (HCD) set forth
specific requirements regarding the scope and content of housing elements.
CONSISTENCY WITH STATE PLANNING LAW
The preparation of the City's Housing Element is guided by and must conform to
N16' `"O Section 65580 et seq. of the California Government Code. In the introduction of
these Government Code sections, the Legislature establishes a policy that the
availability of housing in a suitable environment is of vital statewide 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. The following table cites the required components for the Housing
Element and cites the document and page references for the required components.
TABLE H -1
STATE HOUSING ELEMENT REQUIREMENTS
Required Housing Element Component
Page
A. Housing Needs Assessment
1. Analysis of population trends in Tustin in relation to regional trends
HTM 9 & HE 10
2. Analysis of employment trends in Tustin in relation to regional trends
HTM 12 & HE 11
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 8
TABLE H -1
STATE HOUSING ELEMENT REQUIREMENTS
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 9
r
Required Housing Element Component
Page
1
Projection and quantification of Tustin's existing and projected housing needs
HE 30 & HTM 40
for all income groups
4.
Analysis and documentation of Tustin's housing characteristics including the
following:
a) level of housin T cost compared to ability to pay,
HTM 22
b overcrow din
HTM 17
c) Housing stock condition.
HTM 31
5,
An inventory of land suitable for residential development including vacant
HE 69
sites and sites having redevelopment potential and an analysis of the
relationship of zoning, public facilities and services to these sites
6.
Identification of a zone or zones where emergency shelters are allowed as a
HE 58-60
permitted use
7.
Analysis of existing and potential governmental constraints upon the
HTM 49 & HE 36
maintenance, improvement, or development of housing for all income levels
8.
Analysis of existing and potential non - governmental and market constraints
HTM 71 & HE 33
upon maintenance, improvement, or development of housing for all income
levels
9.
Analysis of special housing need: persons with disabilities (including
HE 18 & HTM 23
developmental disabilities), the elderly, large families, female- headed family
households, farmworkers, and families and persons in need of emergency
shelter
14.
Analysis concerning the needs of homeless individuals and families in Tustin
HE 21 & HTM 26
11.
Analysis of opportunities for energy conservation with respect to residential
HTM 76
development
12.
Analysis of existing; assisted housing developments that are eligible to change
HE 32 -34 &HTM
from low- income housing uses during the next 10 years
B.
Goals and Policies
1.
Identification of Tustin's goals, quantified objectives and policies relative to
HE 71
maintenance, preservation, improvement, and development of housing
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 9
r
L`
STATE HOUSING ELEMENT REQUIREMENTS
Source: California Government Code, §65583, et al.
GENERAL PLAN CONSISTENCY
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
any other required Tustin General Plan elements.
The Housing Element relates to other elements in a variety of ways. The Land Use
Element directly relates to the Housing Element by designating areas of the City in
which a variety of residential types and densities exist.
The Housing Element's relationship to the Conservation, Open Space, and
Recreation Element is conditioned by the need to serve a growing population's
recreational needs in the areas of the City with the highest density. Also, housing
needs for low cost land must be balanced by the need to conserve natural resources.
CITE' OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 10
Required Housing Element Component
Page
C.
Implementation Program
An implementation program should do the following:
1.
Identify adequate sites which will be made available through appropriate
HE 121 -147
action with required public services and facilities for a variety of housing
types for all income levels
2.
Assist in the development of adequate housing to meet the needs of extremely
HE 121 -147
low, very -low, low -and moderate - income households
3.
Identify and, when appropriate and possible, remove governmental
HE 121 -147
constraints to the maintenance, improvement, and development of housing
4.
Conserve and improve the condition of the existing and affordable housing
HE 121 -147
stock
5.
Promote housing opportunities for all persons
HE 121 -147
6.
Identify programs to address the potential conversion of assisted housing
HE 121 -147
developments to market rate units
7.
Identify agencies and officials responsible for implementation
HE 135
8.
Include a description of the public participation effort
HE 6 -8
Source: California Government Code, §65583, et al.
GENERAL PLAN CONSISTENCY
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
any other required Tustin General Plan elements.
The Housing Element relates to other elements in a variety of ways. The Land Use
Element directly relates to the Housing Element by designating areas of the City in
which a variety of residential types and densities exist.
The Housing Element's relationship to the Conservation, Open Space, and
Recreation Element is conditioned by the need to serve a growing population's
recreational needs in the areas of the City with the highest density. Also, housing
needs for low cost land must be balanced by the need to conserve natural resources.
CITE' OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 10
The Circulation Element attempts to provide an efficient and
c
Isin
irculation system. This system must bedesigned to accomnyodate allowed land m�
uses, including residential uses, and the intensity of a|/nvvmbka uses should not
exceed the ultimate capacity to accommodate them.
The Safety Element relates tothe Housing Element by designating areas that are
unsafe for development such as&lqnst-Pdo)o Zones, DnnJnobns,etcetero.
Similar to the Safetv Element, the Noise Element relates to the Housing Element by
addressing health related issue area. Techniques for reducing noise often involve
buffers between land uses.
The Growth Management Element overlaps the issues raised in the Housing
Element inits efforts toensure that the planning, management, and implementation
of traffic improvements and noh|bc facilities are adequate to meet the current and
projected needs nf Orange County.
The Housing Element has been reviewed for consistency with the City's other
General T`luo elements and policy directions. As parts of the General Plan are
amended in the future, this housing element will be reviewed to ensure that
consistency ismaintained.
CITIZEN PARTICIPATION
The California Government Code requires that local make diligent
efforts to solicit public participation from all segments of the community in the
development of the Housing Element. Public participation iothe Housing Element
Update process occurred through the following methods:
* /\ public workshop was conducted on April 28, 2013 to provide an
opportunity for interested persons to ask questions and offer suggestions on
the proposed Housing Element. Approximately 24 members of the public
attended the workshop, and nine (9) individuals provided verbal comments.
Notice of this workshop was published in the Tustin News, on the City's
vvebsite, and was also mailed to the City's list of local housing interest
groups. /\ copy o[ the mailing list is included as Appendix [.
b�ud�bz�� Element �
Specific on�enze�a�oopro�anz ouumr/� uyvu"c
were also discussed at various public hearings in anticipation of the Housing
Element Update. These bearings include the Federal Community
Development Block Grant Program public hearings held on March 5, 2013,
and May 7,2OI3.
°
Public hearings were held on 2013, by the Planning
Commission and o 2019, by the City Council to provide
additional opportunities for public review and comment on the Housing
CITY OFTUGTIN HOUSING ELEMENT
{;E0ER&LPLAN ll
Element Update and supporting documents. All public meetings were
advertised in the Tustin News and the City'swebsite. Special notifications
were also sent tw those oo the City's list o/ interested parties.
~
Draft Housing Element, Technical Memorandum, and relevant documents
were made available at the City lIo|i Library, on City's vvebobe for easy
access and download, and mailed to requesting parties. Public comments
received were evaluated and incorporated into the staff report to the
Planning Commission and the City Council. As appropriate, the Housing
Element has been revised to address these comments.
CITY OFTU3T[0 M0V8ONG ELEMENT
GENERALPLAN 12
� On June ZL2DI� �eCi�sent �edr�t £�mentto�e Department
ofHousing and . On 2013,
the City Council adopted the Housing Element Update as required by the
State Law. Following adoption, on, 2019, the (i|n sent the
adopted Housing Element toD[Dfor review, On, 2013, the
City received comments from HCD. Upon receiving comments from BCD
and other non-profits organizations, the City amended its Housing Element
further to address the comments. The City advertised the availability mfthe
Housing Element in English and Spanish in two local newspapers and also
made the Housing Element available at City Hall, the City's vvebmike, and the
Tustin Library. The City also sent m direct mailing to over 100 organizations
0 IN
consisting of youth, seniors, veterans, disabled, homeless shelters, cultural
organizations, housing advocates, religious nzganizubona,hooeingbui|dera,
fair housing council, and individuals interested in the process. Revised
Housing Element and its relevant documents are posted on the City website
to allow the public and interested organization easy access and download.
CITY OFTU3T[0 M0V8ONG ELEMENT
GENERALPLAN 12
SUMMARY OF ISSUES, NEEDS, CONSTRAINTS
AND OPPORTUNITIES
This section of the Housing Element summarizes Tustin's current and projected
housing needs to form the basis for establishing program priorities and quantified
objectives in the Housing Element. This section also:
• Estimates the number of households that meet Federal or State criteria for
special consideration when discussing specialized needs;
• Evaluates assisted units at risk of conversion;
• Describes constraints that may discourage the construction of new housing;
and
0
Examines housing opportunity sites.
SUMMARY OF HOUSING NEEDS
A number of factors will influence the degree of demand or "need" for housing in
Tustin. The major "needs" categories considered in this Element include:
• Housing needs resulting from increased population and employment
growth in the City and the surrounding region; M
11
100
• Housing needs resulting from household overcrowding;
• Housing needs resulting from the deterioration or demolition of existing
units;
• Housing needs that result when households are paying more than they can
afford for housing;
• Housing needs resulting from the presence of "special needs groups" such as
the elderly, large families, female-headed households, households with a
disabled person, and the homeless; and
• Housing needs resulting from conversion of the assisted housing stock to
market rate.
Population Growth
As shown in Table H-2, between 2000 and 2010 the City's population grew from
67,504 to 75,540, an increase of 11.9 percent. Between 2010 and 2012 population
growth slowed significantly, falling 41.2 percent from the yearly average of 1.2
percent between 2000 and 2010 to .7 percent over the past 2 years. The City of
Tustin's growth rate between 2010 and 2012 was slightly slower than the
1111—
ma
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 13
countywide growth rate but faster than the nearby cities o[Garden Grove, Orange,
and Santa Ana. Recent projections released by the Center for Demographic
Research, CSL7F (Orange County Projections 2010 Modified, January 26, 2012)
indicate dzatTuetio'e population will increase by an annual rate ofapproximately
0.7 percent during this implementation period, bringing the total population to
83,5346n the Near 2025. Table F}-2compares the City's growth rate between 2000
and 2Ol2 with other Orange Couoty cities and the County aoawhole.
/\ large percentage ofIusho's population growth can he attributed to annexations
that have occurred since I980. The remainder can be attributed to a variety of other
factors, including shifts in family structures from smaller to larger families,
redevelopment of existing developed areas, irdUl development, and residential
construction in East Tustin and Tustin Legacy (former Marine Corps Air Station
[MCAS] Tustin). Substantial population and housing growth will continue during
this planning period with the continued development at Tustin Legacy.
TABLE 8-2
Population Growth 2OOO-2O12
Jurisdiction
20001
20102
2012-1
Percent Growth
2000-2010
2010-2012
Tustin
67,504
75,540
76,567
11.9%
1.4%
Anaheim
328,014
336,265
343,793
2.5%
2.2%
Garden Grove
165,196
170,883
172,648
3.4%
1.0%
Irvine
'143,072
212,375
2231,729
48.4%
5.3%
Orange
128,821
136,416
1381,010
5.9%
1.2%
Santa Ana
337,977
324,528
327,731
-4.0%
1.0%
Orange
County
2,846,289
I
3,010,232
3,055,792
5.8%
1.5%
=UU1 e.��.�="=`"su"
2 2010, U.S. Census
3 Department of Finance estimates 2012
Population projections are ahom/o in Table B-2/\. According to Orange County
Projections (OCP) 2010 Modified data, the population in the City of Tustin is
expected to increase hvapproximately 6.3 percent from 77,965 persons in 2015 to
82,878 persons by the year 2035, after a peak population o[83,944in 2030. The
decrease in the last five years of the projections ie attributed to general countywide
CITY 0FTnSTIN HOUSING ELEMENT
GENERALPLAN 14
demographic characteristics, such as the age structure of the population, declining
fertibtv rates, low housing growth, and declining oo.
TABLE B-2g
Population Projection
soure Center tor Demographic uesemchmum1�mmPuumwu vt-l' /vm*m^mea,/anomr
Employment
According to 2007-2011 American Community Survey data, the City oi Tustin had
41,761 residents iuthe labor force, of which 38,308 (41.7 percent) were in the labor
market. [K these, 8S.7 percent were private wages and salary workers. Table }{IK4-4
in the Technical Memorandum shows the breakdown of employees by occupation.
In 2011, the largest occupational category was management, business, science and
arts occupations, in which o total of 15,698 were employed. The second largest
INNER
category was the sales and office occupations, employing 10,214.
Table }{-3 provides employment projections between the years 2015 and 2035.
According to ()CP-2012 Modified data, employment in the City of Tustin is
expected tn increase hv approximately 47 percent between 20l5 and 2035.
TABLE H- 3
Employment Projection
2015
2020
2025
2030
2035
Percent Change
(2015- 2035)
Tustin
77,965
81,310
83,534
83,944
82,878
6.30%
soure Center tor Demographic uesemchmum1�mmPuumwu vt-l' /vm*m^mea,/anomr
Employment
According to 2007-2011 American Community Survey data, the City oi Tustin had
41,761 residents iuthe labor force, of which 38,308 (41.7 percent) were in the labor
market. [K these, 8S.7 percent were private wages and salary workers. Table }{IK4-4
in the Technical Memorandum shows the breakdown of employees by occupation.
In 2011, the largest occupational category was management, business, science and
arts occupations, in which o total of 15,698 were employed. The second largest
INNER
category was the sales and office occupations, employing 10,214.
Table }{-3 provides employment projections between the years 2015 and 2035.
According to ()CP-2012 Modified data, employment in the City of Tustin is
expected tn increase hv approximately 47 percent between 20l5 and 2035.
TABLE H- 3
Employment Projection
Source: OCP 2010 Modified, Prepared by Center for Demographic Research at od State Fullerton.
In terms of industry, the Educational services and health care and social assistance
and Professional, scientific, and management, and administrative and waste
management services sectors employed the largest number of persons with 6,947
/I8.I%\ and 5,606 (14.6%) employees, respectively. Table H-4is a summary of the
number of employees byindustry.
CITY 0F7US?l0 HOUSING ELEMENT
GENERALPLAN 15
Percent
Change
2015
2020
2025
2030
2035
(12015- 20351)
Tustin
45,428
51,890
60,370
65,425
66,771
46.98%
Source: OCP 2010 Modified, Prepared by Center for Demographic Research at od State Fullerton.
In terms of industry, the Educational services and health care and social assistance
and Professional, scientific, and management, and administrative and waste
management services sectors employed the largest number of persons with 6,947
/I8.I%\ and 5,606 (14.6%) employees, respectively. Table H-4is a summary of the
number of employees byindustry.
CITY 0F7US?l0 HOUSING ELEMENT
GENERALPLAN 15
Due to its favorable location, demographics, and business environment, Tustin is
home to several large employers. . The City's top ten employers include: Young's
Market Co, LLC, Tustin Unified School District, Lamppost Pizza Corp., Ricoh
Electronics Inc., Toshiba America Medical Systems, Rockwell Collins Inc., Costco,
Cherokee International Inc., City of Tustin, and Raj Manufacturing Inc.
Table H -4 provides a list of the largest employers in Tustin in 2011. The list includes
a variety of industries, including manufacturing, health care, retail, and technology
sectors.
TABLE H- 4
LIST OF MAJOR EMPLOYERS IN TUSTIN, CA 2011
Company /Address
No. Emp.
Product/Service
Young's Market Co LLC
2,100
Distributor
14402 Franklin Ave Tustin, CA 92780
Tustin Unified School District
1,728
Education
300 South C St. - Tustin 92780
Lamppost Pizza Corp
1,4001
Corporation
3002 Dow Ave, Tustin, CA
Ricoh Electronics, Inc.
1,384
Manufacturer
1100 Valencia Ave. - Tustin, 92780
Toshiba America Medical Systems
900
Distributor, Medical
2441 Michelle Dr. - Tustin, 92780
Rockwell Collins - (714) 317- 8102
600
_Equipment
Manufacturer
14192 Franklin Ave.- Tustin, 92780
Costco Wholesale
450
Wholesale Trade
2700 Park Ave. - Tustin 92780; 2655 El Camino Real,
Tustin, CA
Cherokee International
350
Power Supplies
2841 Dow Ave. - Tustin, 92780
City of Tustin
300
Government
300 Centennial Way - Tustin 92780
Raj Manufacturing Inc.
260
Manufacturing
2692 Dow Ave, Tustin, CA
Cash Plus Inc.
250
Financial Services
3002 Dow Ave, Tustin, CA
Kleen Impressions
250
Cleaning Services
1730017th St # J Pmb 388, Tustin, CA
Ricoh Business Solutions
250
Business Services
1123 Warner Ave Tustin, CA 92780
Southern California Pipeline
235
Construction
15991 Red Hill Ave, Tustin, CA
Home Depot
203
Retail
2782 El Camino Real - Tustin, 92780
Health South Tustin Rehab Hospital
200
Medical
14851 Yorba St, Tustin, CA
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 16
G MOR
Logomark, Inc
200
wholesale Trade
1201 Bell Ave. - Tustin 92780
Total jobs
36,869
Red Robin Gourmet Burgersz
2001
Retail
301- El Camino Real, Tustin, CA
1,046,323
6,311,587
SMC Corporation of America
200
Manufacturer
14191 M ford Rd. - Tustin 92780
Straub Distributing Company3
200
wholesale Trade
2701 Dow Ave. -- Tustin, 92780
Tustin Toyota
200
Automotive Dealer
36 Auto Center Dr., Tustin, CA
mr rorU. r,; , ,.t T.,— , t',.,, prehensi e Annual Fin —rill Re�rt For tho Year Ended
Tune 30, 2011
The employee count appears to include those emploved at locations outside of Tustin.
2 Red Robin Gourmet Burgers was located at 3015 El Camino Real in 2011 and has relocated to 2667 Park Avenue.
3 Straub Distributing Company was located in Tustin in 2011, but is no longer doing business in Tustin.
Jobs - Housing Balance
The "jobs- housing balance" test is a general measure of a community's employment
opportunities with respect to its residents' needs. A balanced community would
reach equilibrium between employment and housing opportunities so the majority
of the residents could also work within the community.
WOMEN
C
Table H -5 shows the 2011 jobs- housing balance for the City of Tustin as well as
Orange County and the Southern California region. Tustin had a jobs/ housing ratio 0
of 1.45 in 2011, while Orange County and the region had jobs /housing ratios of 1.38
and 1.23, respectively. This demonstrates that Tustin is a job -rich community when
compared to county and regional averages.
TABLE H- 5
JOBSIHOUSING BALANCE
CITY /COUNTY/REGION
2011
Sources: U.S. Census Bureau: 2007 -2011 American Community Survey; Center for Economic Studies, 2011.
Overcrowding
From 2007 to 2011 . there has been a decrease in unit overcrowding, as fewer
households "double up" to save on housing costs. Overcrowding is often reflective
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 17
Tustin
Oran e County
SCAG Region
Total jobs
36,869
1,447,768
7,174,832
Housing Units
26,418
1,046,323
6,311,587
jobs/Housing, Ratio
1.40
1.38
i 1.14
Sources: U.S. Census Bureau: 2007 -2011 American Community Survey; Center for Economic Studies, 2011.
Overcrowding
From 2007 to 2011 . there has been a decrease in unit overcrowding, as fewer
households "double up" to save on housing costs. Overcrowding is often reflective
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 17
of one of three conditions: I\ a foonUy or household is living in a dwelling that is too
small; 2\ a fani1ycbooaes to house extended family members (i.e~ grandparents or
grown children and their families living with parents, termed doubling), or 3) a
family is renting living space to non-family members.
State and Federal FInueiug Law defines overcrowded housing units as those in
which the ratio of persons- to-rooms exceeds ID. The rooms considered in this
equation exclude bathrooms, kitchens, and hallways, but includes other rooms such
as living and dining rooms. The 2007-20II American Community Survey showed
2,508 O0 percent) of households living in overcrowded conditions in Tustin. Of the
households living in such conditions, 78 percent were renters. Renter households
had a significantly higher incidence of overcrowding than owner households: 7.8
percent o{renter and 2.2 percent o1owner households were overcrowded. Table
DI&1-8 of the Housing Element Technical Memorandum illustrates the numbers of
all Tustin households living in overcrowded conditions,
Substandard Units
By 2020, approximately 62 percent o/ the City's housing stock will be over 3Oyears
old, the age at which housing tends to require significant repairs. This indicates a
potential need for rehabilitation and continued maintenance of over 17,324 dwelling
IMEN, Affordability
III
State and Federal standards for rental housing overpavraent are based on an
income- to-housing cost ratio o(30 percent and above. Households paying greater
than this percentage will have less income |e0 over for other necessities, such as
food, clothing and health care. Upper income households are generally capable of
paying a larger proportion of their income for housing, and therefore estimates of
housing overpayment generally focus oo lower income groups.
As identified in the 2012 RHNA, 2,458 Tustin households are atmbelow 30% of the
County Median Household Income UNHD and considered "Extremely Low
Income." The 2012 R8N8 also shows 11,266 of Tustin households were paying
more than 30 percent (overpaying) of their incorne on housing needs. Table HTM-11
of the Housing Element Technical Memoranducn reflects American Community
Survey estimates for households overpaying for shelter. While most extremely low
income households are currently housed, they are in a precarious position,
particularly those overpaying for housing in light of the current housing market,
and could face the threat ofhomelessness.
�zou7-zm1 American commouuy Survey; City ^/Tustin.
CITY OFTDSTIN HOUSING ELEMENT
GENERALPLAN 18
'- These weighted average rents weight the average rent by bedroom count by the number of units in that bedroom
count category.
MINOR
e
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 19
The distinction between renter and owner housing overpayment is important
because, while homeowners may over - extend themselves financially to afford the
option of home purchase, the owner always maintains the option of selling the
home, thereby generally lowering housing costs. In addition, home ownership
affords tax benefits to reduce monthly costs. Renters are limited to the rental
market, and are generally required to pay the rent established in that market.
According to the American Community Survey data, of the total 4,585 lower income
households identified as over - payers, 3,368 were renter households and 1,217 were
owner households. This discrepancy is largely reflective of the disproportionate
number of rental housing units in the City and the tendency of renter households to
have lower incomes than owner households (see Table HTM -11 in the Technical
Memorandum).
Table H -6 summarizes the characteristics of the current apartment inventory in the
City of Tustin as of the first quarter 2013 based on data from REALFACTS. The
data include a total of 28 apartment properties and 5,810 units, with an average of
208 units per property. All properties in the inventory have at Least 100 units and
were built between 1957 . and 1997. Therefore, the data do not include small
multifamily properties.
The overall rental vacancy rate for Tustin in 2011 was 5.6 percent, up considerably
from 4.3 percent in the first quarter of 2007. Generally, a vacancy rate of 5 percent is
considered to reflect a "tight" housing market. Department of Finance data for
�s
Tustin as of January 2013 show a vacancy rate of 4.8 percent for all housing types in
NO
Tustin (single- and multi- family, owner and rental).
The data show that approximately 40 percent of apartment units in the City have
one bedroom, 52 percent have two bedrooms, and 5 percent have three bedrooms.
Average monthly rents are $1,340 for a one - bedroom, one -bath unit. For two -
bedroom units, average monthly rents are $1,448 for units with one bath, $1,412 for
units with one and a half baths, $1,828 for units with two baths, and $1,695 for two -
bedroom townhouse units. The average monthly rent for a three - bedroom unit
with one and a half baths is $1,777 and for a three- bedroom unit with two baths the
average rent is $2,391. The average rent for a three - bedroom townhouse unit is
$1,845.
The weighted average rental rate for the inventory increased 1.9percent over the
past year' -. Rents for studios increased the most at 5.1 percent, followed by two -
bedroom one -bath units at 3.5 percent, and one - bedroom one -bath units at 3.1
percent.
'- These weighted average rents weight the average rent by bedroom count by the number of units in that bedroom
count category.
MINOR
e
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 19
TABLE II- 6
Apartment Inventory Characteristics
March 2013
Unit Size
Units
Percent
Average
SF
Average
Rent
Average
RenVSF
j Studio
200
3.4 °,v
521
$1,267
$143
Jr 1 BR
32
0.6 °10
470
$1,070
$2.28
1 BR /1 BA
2,303
39.6°%
732
$1,340
$1.83
2 BR/ 1 BA
625
10.8%
976
$1,448
$1.48
2 BR /1.5 BA
266
4.6%
945
$1,412
$1.49
2 BR/ 2 BA
1,924
33.1%
1,021
$1,828
$1.79
2 BR TH
194
13%
1,079
$1,695
$1.57
3 BR /1.5 BA
36
76%
1,371
$1,777
$1.30
3 BR /2 BA
210
3.6%
11172
$2,391
$104
3 BR TH
20
1,516 1
$1,845 1
$1.22
"TH" signifies a Townhouse Unit.
Note: Averages for the Total roue are weighted averages.
Source: Reatfacts
Affordability Gap Analysis
In addition to information related to Housing Constraints provided in the City's
Housing Element Technical Memorandum, a Comprehensive Housing Affordability
Strategy was prepared in 2008. The report contains a detailed affordability gap
analysis to illustrate the "gap" between the cost of developing housing for rent and
ownership and what households at a variety of income levels can afford to pay
toward their housing expenses. A Summary of Renter and Owner Affordability
Gaps for certain prototypical unit types and incomes are provided as Appendix
"13.3"
Special Needs Groups
Certain segments of the population may have a more difficult time finding decent,
affordable housing due to special circumstances and may require specific
accommodation or assistance to meet their housing needs. Included as special needs
groups are the elderly, disabled, including persons with developmental disabilities,
female- headed households, large families, and homeless persons. As there are no
known "farmworkers" residing in Tustin this group is not discussed in the Housing
Element.
Elderly: The special needs of many elderly households result from their lower, fixed
incomes, physical disabilities, and need for assistance. As shown in Table HTM -2,
3 Summary based on data contained in Comprehensive Housing Affordability Strategy,
2008.
f 7t
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 20
persons aged 65 years or older bzTustin comprised 8.8 percent of the population in
Table H-7 shows the tenure of households with the head of household aged 65 years
nr older inthe City of Tustin in20lI. The City had 1,071 renter households and
2,839 owner households with a head of household aged 65 years or older.
Households with a senior householder represented 15.7 percent olall households in
the City.
�
TABLE H- 7
Tenure of Households with Head v[ Household Aged 65 Years ozOlder
2011
Head of Household
65 Years or Older
Tenure #Hvuoc6nlds 96IIouseh-okds___
Renters 1,071 9J%1
Owners 2,839 21.7%2
Total Households 3,910 15.7V
As a percentage of 11,833 renter households.
As a percentage of 13,112 owner households.
3 As a percentage of 24,945 total households,
Source: U.S. Census, 2007-2011 American Community Survey
Table H-7A sbovva the eadnmtmj household income distribution for householders
aged 65 years or older in20lI.
Approximately 14 percent of elderly households in
Tustin earned less than $25,000 annually or about 37 percent of AMI for a household
nf two persons in2011.*
TABLE H-7A
Estimated Household Income Distribution
Households with Head
of Household Aged 65 Years orOlder
2011
Income Range
Number Percent Cumulative %
$10,000-$24,999
394 101% 14.0%
$25,000-$34,999
300 7.7% 20.7%
$95,000-$49,999
479 122Y6 33.9%
$50,000-$74,999
676 17.3% 502%
S75,800-$99,999
566 14.5Y& 647%
$lOO,80OorMore
1,842 34.9% 100D%
Total Households
3,910 100.0%
Source: U.S. Census Bureau: 2007-2011 American Communities Survey. Table m903r
^ HUD median household income for afamily of two in Orange County in 20D was $67,350
CITY OF TUS7IN HOUSING ELEMENT
GENERALPLAN 21
Disabled: Physical and developmental disabilities can hinder access to housing
units of traditional design and potentially limit the ability bo earn adequate income.
According to the 2009-2011 ACS, m total oflI92persons in Tustin between l8 and
65 years ofage reported a disability. In addition, 1,745 persons over age 65reported
a disability iu2OlI.
Special housing needs of disabled individuals include wheelchair accessibility,
railings, and special construction for interior living spaces. The Housing Element
sets forth policies to encourage the development nf disabled-accessible housing (see
Persons with Developmental Disabilities: As defined by federal law,
"developmental disability" means a severe chronic disability Ofamindividual
*
Is attributable to aozenta| or physical impairment or combination of mental
and physical impairments;
• Is manifested before the individual attains age 22;
• |s likely tn continue indefinitely;
• Results in substantial functional limitations in three or more of the following
areas V[ major life activity: a) self-care; b) receptive and expressive language;
c\ learning; d\ mobility; e) self-direction; f) capacity for independent living;
orp) economic se|f-soU0ciency;
• Reflects the individual's need for combination and sequence of special,
interdisciplinary, or generic services, individualized supports, or other
forms of assistance that are of lifelong or extended duration and are
individually planned and coordinated.
The U.S. Census Bureau does not record developmental disabilities. According to
the Q.S. Administration on Developmental Disabilities, an accepted estimate of the
percentage of the population that can be defined as developmentally disabled is 1.5
percent. Many developmentally disabled persons can live and work independently
within acoovenbonal housing environment. More severely disabled individuals
require a group living environment where supervision is provided. The most
severely affected individuals may require an institutional environment where
medical attention and physical therapy are provided. Because developmental
disabilities exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person's living situation as o
child toan appropriate level of independence asanadult.
The State Department of Developmental Services /[)DS\ currently provides
community-based services to approximately 243,000 persons with developmental
CITY OF TUSTl0 HOUSING ELEMENT
GENERALPLAN 22
disabilities and their families through astatenide system of 21 regional centers, four
developmental centers, and two community-based [acdides.TheReginnal Center of �
Orange County (RC[}C) is one of 21 regional centers in California that Provides
point of entry tn services for people with developmental disabilities. TheRC[)C is u
private, non-profit community agency that contracts with local businesses to offer
wide range of services to individuals with developmental disabilities and their
families.
Any resident of Orange County who has a developmental disability that originated
before age 18 is eligible for services. Services are offered to people with
developmental disabilities based on Individual Program Plans and may iocude:
/\dodt day programs; advocacy; assessment/ consultation; behavior management
programs; diagnosis and evaluation; independent living services; infant
development programs; information and referrals; mobility training; prenatal
diagnosis; residential care; respite care; physical and occupational therapy;
transportation; consumer, family vendor training; and vocational training. D[OC
also coordinates the state-mandated Early Start program, which provides services
for children under age three who have or are at substantial risk of having n
developmental disability. According to the RCOC February 2010 Facts and Statistics
data, the BC()C currently serves approximately l6,728individuals.
According to the RCOC, there are at least 428 children and adults with
developmental disabilities living within the [ltV of Tustin. There may be others
who have chosen not toreceive services from the Regional Center orwho are not
aware ofor understand the services provided hv the Regional Ceoter.
Large Families: /\ family household containing five or more persons is considered a
large family, as defined by the Census Bureau. Large families are identified as
groups with special housing needs because of the limited availability of adequately
sized, affordable housing units. Large families are often of lower income, frequently
resulting in the overcrowding of smaller dwelling units and accelerating unit
deterioration.
According to the 2007-20l ACS, 3852 family households, orl54 percent of all
households, had five or more persons (see Housing Element Technical
Memorandum Table IfTM-14). Of those, approximately 47.6 percent were owner-
households and 52.4 percent were renter households.
Female-Headed Parent Households: The housing needs of female-headed
households with children are generally related to affordability since such
households typically have lower than average incomes. According to the 2007-2011
ACS, the City of Tustin had 1,652 female-headed households with children less than
18 years nfage.
CITY VF7US.O0 HOUSING ELEMENT
GENERALPLAN 23
Single Room Occupancy (SRO): A single room occupancy unit typically is a 250
to 500 square feet residential unit, with a sink and closet, which may require
the occupant to share a communal bathroom, shower, and/or kitchen. SRO
units are allowed within the City's Multiple Family Residential districts and
Planning Area 3 of the MCAS Tustin Specific Plan. Single room occupancy units
such as rest homes also are allowed within Commercial Districts in the city through
approval of a Conditional Use Permit. Although no specific ordinance is in place to
address SRO units, the City may consider the adoption of single-room occupancy
(SRO) ordinance during the planning period.
The Homeless: Measuring the extent of the homeless population specifically in
Tustin remains a challenge for community leaders. To complicate the challenge of
meeting homeless persons' needs, the issue of homelessness is considered regional
in nature. Nomadic tendencies of homeless persons make it difficult to assess the
population accurately on a citywide basis; therefore, homelessness should be
addressed on a countywide basis, in conjunction with cities and local non-profit
organizations.
The Orange County Housing and Community Development Department defines
homelessness as not having a permanent address, sleeping in places not meant for
habitation, not having ample food and medical attention or a place to change
clothes or bathe. Per this definition, the County of Orange estimates in 2011 there
were 18,325 homeless in the County. For those 18,325 homeless, there are only
about 3,357 available beds, including 1,156 emergency shelter beds and 2,201 beds
in transitional housing facilities, according to the Orange County Ten-Year Plan to
End Homelessness 2012.
The homeless population is comprised of subgroups, which include:
a) The economic homeless who lack financial resources to pay rent;
b) The situational homeless who have suffered economic or personal trauma
and find themselves in personal disorganization; and,
c) The chronic homeless who are unable to care for themselves due to chronic
illness, disability or debilitating substance abuse.
The City of Tustin's 2010-2015 Consolidated Plan states that, according to police
reports and windshield surveys performed within the City of Tustin, most homeless
persons migrate through Tustin to other parts of the County rather than stay for
extended periods of time within the City. The City's Police Department estimates
that there are 10-12 homeless persons residing in the City at any given time.
There are numerous factors that contribute to homelessness in Tustin and Orange
County. The known causes of homelessness include unemployment, limited skills,
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 24
KIM
and a breakdown bz the family mso social and economic unit. Additionally, cutbacks
in social service programs and the de-institutionalization ofthe mentally ill during
the l98Os have contributed to the homeless population, A new trend, however, is
emerging as a significant contributing element to homelessness: ahas nglack
of affordable housing, which could exacerbate any of the above conditions, but may
increasingly become a standalone cause nIhomelessness.
Although there are no established areas where unsheltered homeless persons
congregate in the City, there are several homeless services facilities bn the City. One
of the shelters in Tustin, the 45-bed Sheepfold shelter provides shelter, fond,
clothio job training, and job-roberral services primarily
clothing, to vvonueo and
children. Guests are admitted on a first-come, first-served basis, Usually all beds are
fully occupied. The shelter services a large area including many portions ofOrange
and San Bernardino Counties.
Whbbz the City of Tustin, there are n of Non-Profit {}r izutona
�atprovide d�ecthousing and related services tohomeless persons. These include
Village of Hope, an emergency/ transitional home; Sheepfold, a feeding program
affiliated with the United Way; Families Forward, a homeless provider; Olive Crest,
transitional homes and services for abused and neglected children, and Laurel
House, an emergency shelter and transitional housing provider for homeless youth
in the City.
Additional prng7uooa have been provided at the Tustin Legacy site. /\ Homeless
Assistance Plan has been established for MC&S, Tustin that is consistent with the
continuum of care model embodied in the Consolidated Plans for the Cities of
Tustin and neighboring Irvine. The fundamental components of the continuum, of
care system implemented with the MCAS Tustin Specific Plan:
Provide emergency shelter beds and intake assessment
Offer transitional housing and services
Provide opportunities for permanent affordable housing by the private
sector.
In Tustin Legacy, four homeless service providers including the Salvation Army,
Orange Coast Interfaith Shelter, Parnihea Forward, and Human Options currently
are operating 48 family units. The Orange County Rescue Mission operates a192-
unit transitional/ emergency shelter (Village of Hope) and the Orange County Social
Services Agency operates m 90bedfadlih/ for abused and neglected children and
their families.
Numerous other agencies provide shelter and other services to the homeless inthe
nearby cities of Santa Ana, Irvine, and Orange. Table H-8 is a list of organizations
in Tustin that provide homeless services.
CITY OF?UGTlN HOUSING ELB88E07
GENERALPLAN 25
TABLE H- S
EMERGENCY SHELTERfTRANSITIONAL
Although these units are located in the City of Irvine, these units were negotiated as part of the base
realignment /conveyance process which Tustin is the Local Redevelopment Authority designated by the
Department of Navy.
Source: City of Tustin, 2013
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 26
HOUSING FACILITIES
Facility
Services Provided
Sheepfold
Provides shelter, food, clothing, job training, and job - referral
services to women with children.
Temporary housing for teenagers in crisis. The facility also
Laurel House
provides food, informal counseling, and access to medical care
and clothing.
St. Cecilia's
Distributes food supplies to needy populations.
Redhill Lutheran
Operates emergency food program where a person can receive
food supplies.
Tustin Presbyterian
Collects food supplies and distributes the food to various
organizations involved in providing homeless services.
Aldergate
Refers interested persons to Ecumenical Services Alliance in.
Santa Ana.
Operates a food service program and 192 units transitional
Village of Hope
home at the Village of Hope operated by the Orange County
Rescue Mission
90 -bed intermediate care shelter for abused children and their
Tustin Family Campus
parents operated by the Orange County Social Services
Agency.
Salvation Army
Six (6) transitional units at Tustin Field I operated by Salvation
Army.
Acquisition of 16 transitional units in Buena Park operated by
Salvation Army
Salvation Army. The City assisted in acquisition and
contributed grant funds to acquire the units
Fourteen (14) transitional units at Columbus Grove operated
Families Forward'
by Families Forward, formerly Irvine Temporary Housing in
Irvine..
Hunan Options
Six (6) transitional units at Columbus Grove operated by
Human Options
Orange Coast Interfaith Shelter
Six (6) transitional units at Columbus Grove operated by
Orange Coast Interfaith Shelter.
Tustin Family and Youth Center
Distributes food supplies to needy populations.
Although these units are located in the City of Irvine, these units were negotiated as part of the base
realignment /conveyance process which Tustin is the Local Redevelopment Authority designated by the
Department of Navy.
Source: City of Tustin, 2013
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 26
Additional discussion regarding land use regulations that apply tofacilities serving
the homeless ia found b7 the Housing Constraints section nf this document and bz
the Technical Memorandum.
PRESERVATION OF UNITS AT RISK OF CONVERSION
According to the 2012 lI}|NA, Tustin has one project that contains units et risk nf
converting to unrestricted market rate during the 203-2021 planning period. Tustin
Gardens isa1U1-mdt Section 223(a)(7)/221(0(4) project with a Section 8 contract
for l0O units Tustin Gardens is extended onan annual basis. Their current contract
ia due tn expire on July I9,2OI4. Although Tustin Gardens isat risk, there has been
no indication from HUD of terminating the contract or from the project owners of
opting out.
Table Il'V is an inventory of all units assisted under federal, state, and/or local
programs, including HUD programs, state and local bond programs, City
programs, and local in-lieu fee, inclueionary, density bonus, or direct assistance
programs. The inventory includes all units that are eligible to convert tonon-lower
income housing uses due to termination of subsidy contract, mortgage prepayment,
or expiring use restrictions.
Various restrictions and incentives affect the likelihood that atrisk units will
convert to other uses. Congress passed the Low Income Housing Preservation and
Resident Homeownership Act(LN io199l. This measure assured residents
that their bomea would be preserved for their remaining useful lives while owners
were assured of fair-market compensation. However, modifications to the Act in
1906 restored the owners' right to prepayment, under the provisions that the owner
would be encouraged to sell the property to resident endorsed or other non-profit
organizations.
Tustin Gardens is the only project based Section 8 subsidized project at-risk of
losing affordability restrictions during the Housing Element planning period.
However, it appears unlikely that the affordability of these units will bethreatened
based oo the determination that project based Section 8 contracts can he renewed on
on annual basis.
Given the relative weakness of economic conditions and the current housing
market, the city will proceed to negotiate the extension of affordability restrictions
on these units. The amount of assistance provided will be negotiated based on the
specific economics of each development and the potential availability of leverage
financing, such os tax-exempt bonds and 4% tax credits. Funds were previously
allocated to this program in prior planning periods. Hon/ever, as a result of the
dissolution of Redevelopment, the Low and Moderate Income Housing Funds,
allocated to this program were recaptured by the State and transferred to the
CITY 0F7VGTlN HOUSING ELEMENT
GENERALPLAN 27
Orange County Audi tox-Cootn)Der for distribution to the appropriate taxing
Programs for Preservation of At-Risk Units: The City will make efforts bopreserve
units "et risk" at Tustin Gardens. The coat o{acquiring and preserving the at-risk
units is less than replacing the units with new construction. The actual amount
required tn preserve these units iscuzreoUyunknown.
The City will also he looking at possible work with nonprofits in the community to
explore acquisition of existing buildings with at risk units by nonprofit
organizations. The specific actions that the Citywill take to protect (or replace) at-
risk units are identified in the Housing Element Implementation Program.
CITY DF7DS7%N HOUSING ELEMENT
GENERALPLAN 28
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EN M
SUMMARY OF HOUSING ISSUES
Housing is a fundamental component of land use within a community necessary to
support the resident population. Obtaining affordable housing has been an ongoing
issue for persons of all income groups in California. The following Table H -10
presents an overview of households in the City with special housing needs or issues
with their existing housing, such as overpayment or overcrowded conditions. The
following text highlights the issues relevant to the City of Tustin, which are
addressed by the goals, policies and implementation plans.
TABLE H -10
SUMMARY OF EXISTING HOUSING NEEDS
CITY OF TUSTIN
2014 -2021 Growth Needs
Special Needs Grou
Von, Low (Units)
283
Elderly Persons
6,492
Low (Units)
195
Disabled Persons
4,440
Moderate (Units)
224
Large Households-3
3,852
Above - Moderate (Units)
525
Female- Headed Households
with Children under 18 =ears
1,652
TOTAL
1,227
Overcrowding
Overpaying Households
Renter
Percent renter
Owner
Percent owner
1,955
16.5%
553
4.2`;0
Renter - Total
Owner - Total
6,617
5,845
TOTAL
2,508
1 Total
12,462
1 Regional Housing Needs Assessment, SC;AU, 2U1Z.
2 Persons age 65 and over.
3 Households containing 5 or more people.
Sources: U.S. Census 5 Year and 3 Year ACS, Comprehensive Affordable Housing
Strategy 2008 -2018.
• Overpayment. 49 percent of the City's lower income households (households
which earn less than $75,000 annually) are currently overpaying for housing
(see Table HTM -12).
• Overcrowding. Household overcrowding has decreased over the past
decade as fewer individuals and families "double up" to save on housing
costs. Housing Growth Needs. For the 2014 -2021 planning period, SCAG
identifies a housing growth need of 1,227 dwelling units in Tustin. These
units are allocated among the following income categories: 525 above -
moderate income units; 224 moderate- income units; 195 low- income units;
and 283 very -low income units (see Table H -10).
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 33
ry�
�r
~ 7ar*ePanzUkes.15.4perceuto[(`ib/abousebo|dscnntobn5morepersonsbo
,the households. The average household size bo the City was 2.97in2O11,op
slightly from 282in2(00 largely due to changes inthe ethnic composition
and the economic downturn vvbicb had not yet recovered by 20II. This
indicates o potential need for larger housing units to accommodate these
families (see Table HTM-I4).
° Income households. In 2804, 2/458 households are at or
below 30% of the Area Median Income L4M| and considered "Extremely
Low Income." While the extremely low income households are currently
housed, they are ina precarious position, particularly those overpaying for
housing in light o1 the current housing market, and could face the threat of
homelessness.
°
Affordability Gap. Based upon available information on rental rates io the
City, it is difficult to find rental housing that is large enough and affordable
for large, lovv-incocme families (see Table HTyN-24, and Table HTM 25).
°
Elderly. As the City's population ages, the number of elderly persons will
continue to increase. This underscores no increasing need to address the
special housing needs of the elderly (see Tnb1e8TK4-2).
°
Disabled, including Developmentally Disabled. Some disabled individuals
have particular housing needs relating to access and adaptability.
°
Female-Headed Parent Households. Female-headed parent households
made up 9.4 percent ofall fanh|ies with children under 18 in Tustin in 201I.
Many of these households have incomes below the poverty level and have
special housing needs such ao access to childcare services.
°
Homeless. Growing numbers of homeless persons in Southern California
have created particular housing and social service needs. The
redevelopment of MCAS Tustin for civilian uses has provided an
opportunity for additional housing supply in the City including
accommodation of the needs o/ the homeless and the need for affordable
housing (see Table H?M-15). In addition, a group housing arrangement
(with less than six (6) residents) in a aiom1e family home is not subject to a
Conditional Use Permit (consistent with State Law). A^ group housing
arrangement ofover six (6) residents is classified as o boarding house. The
R-3 and R-4 zoning districts would allow for boarding houses with a
Conditional Use Permit (CLTTq.
°
First Time ffnmehuyers. f|iNz housing costs have put home ownership
beyond the reach of many potential first-time homobuyers.
CITY OFTDS?lN HOUSING ELEMENT
GENERAL PLAN 34
° Governmental Constraints. Governmental regulations, such as land use
controls, fees, and processing procedures, can act as constraints to the
maintenance and production ofhousing.
°
Units at Risk of Conversion to Market Rate By State law, the City uznnt
identify and develop programs and policies to address affordable housing
units that are at risk nf converting to market rate housing. During the 2Ol3-
202l planning period, the City o[ Tustin faces the potential conversion ofI0O
low-income units (see Table HTN-27).
° Tenure. The []tn has a binb proportion of renter-occupied as
compared to other jurisdictions in Orange County. In 201l,47.4 percent of
the City's units were renter-occupied, compared to 39.7 percent renter
occupied units countywide. Promotion nl home ownership opportunities in
the City may he necessary to maintain m balanced community (see Table
}lTk8-2O).
• Housing Stock Condition. According h2O|l ACS data, over 56percent of the
City's housing stock is 30 years old or older - the age at which housing
tvpicalk/be iostocequirenuoorrepaie.lnadditinn,thelackofadeooahely
sized affordable housing can lead to overcrowding and in burn, deteriorated
housing conditions. Maintenance and improvement of existing housing
conditions over the long term will require ongoing maintenance of existing
units, rehabilitation or replacement of substandard housing and programs to
maintain neighborhood quality (see Table |lTK4-2l\. IN
• Historic Resources. Older neighborhoods in Tustin contain historic
residences that should be preserved as port of the community's heritage.
These historic b000ea were identified through inventories of historic
buildings inI990 and 20D2.
• Target Neighborhoods. A large portion of the City's lower income housing is
concentrated in the southwest neighborhoods. Targeted programs such as
graffiti removal, proactive code-enforcement, loan and grant housing
rehabilitation program, removal of abandoned vehicles, increased police
presence, removal/ trimming overgrown trees in public right-of-way,
various physical improvements for street widening, and street lighting and
alley improvements have been and will continue tobeimplemented.
• Energy Conservation. Due to its mild climate, the City can take advantage of
solar energy to reduce reliance on non-renewable energy supplies.
CITY 0P7U87IN HOUSING ELEMENT
GENERALPLAN 35
Actual or potential constraints on the provision and cost of housing affect the
development of new housing and the maintenance o[ existing units for all income
levels. Market, governzoentai infrastructure, and environmental constraints to
housing development io Tustin are aonunodzedbelovv and discussed in greater
detail in the Housing Element Technical Memorandum.
Market Constraints
The biob cost of renting or buying adequate housing is a primary ongoing
constraint. High construction costs, land costs and market financing constraints are
contributing tm increases in the cost of affordable housing.
Construction Costs: The 2OO5-2Ol0 Tustin Consolidated Plan reports that the single
lazRest cost associated with building a new house is the cost o[ building materials,
usually comprising between 30 to 5O percent ofthe sales price ofa borne. These
costs are influenced bynzany factors such as the cost oflabor, building materials,
and site preparation. K1azebaJ/ & Swift is widely considered the authority on
estimating these costs and has been providing the real estate industry with cost data
for more than 75 years. According to Marshall 8r Svvi8L estimates, the cost of
residential wood frame construction averages $96.30per square foot5. This estimate
includes labor and materials, excluding the cost ofland, off-site improvements, and
indirect costs such as financing costs, escrow fees, property tax, etc. The costs
attributed tn construction alone for a typical 2,2O0 square foot, wood frame home
would beat minimum $2lI,860.
/\ reduction in amenities and quality of building materials (above a odnioouon
acceptability for health, safety, and adequate performance) could result in lower
sales prices. Additionally, pre-fabricated, factory built housing may provide for
lower priced housing by reducing construction and labor costs. An additional factor
related to construction costs is the number of units built at the same time. As the
number of units developed increases, construction costs over the entire
development are generally reduced, based oneconomies of scale. This reduction in
costs is of particular benefit when deuaityhonoses are utilized for the provision of
affordable housing. Although itshould be noted that the reduced costs are most
attributed to a reduction in land costs; when that cost is spread on a per unit basis.
Land: Although the Consolidated Plan 2010-15 reported that the single largest cost
was related to construction costs, other factors such as the cost of land, depending
upon the type of residential product and market condition is often a more
significant cost than that of labor and materials. With the exception of the former
MCAS Tustin site that is now referred to as Tustin Legacy, the City ofTustin is
» Wood frame average quality for Orange County area in 2013
CITY OFTn8TI0 HOUSING ELEMENT
GENERALPLAN 36
WON-
built out. This scarcity 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- to moderate-income families.
Financing: Interest rates can have an impact on housing coats. Some mortgage
financing is variable rate, which offers an initial lower interest rate than fixed
financing. The ability oflending institutions hm raise rates to adjust for inflation will
cause existing households to overextend themselves financially, and create
situations where high financing costs constrain the housing market. An additional
obstacle for the first-time bnmebuyer is the minimum down-payment required bv
lending institutions.
Even if Tustin boozebuyers are able to provide a 3 percent down-payment and
obtain a 3.6 percent 30-year loan (average loan rate for FHA or VA guaranteed loans
for May 2013), monthly mortgage payments on median priced single-family
detached homes in the City (?lace such homes out of the reach of moderate and
lower-income households in the City. At a 3.6|7encent interest rate, monthly
mortgage payments on median priced condominiums and townhouses can place
such units onto{ reach ofTnstin`slow and very low income households (see Tables
i{TM-23 and l|TK4-25).
The greatest impediment to homeownership, however, is credit worthiness.
According to the Federal Housing Authority, lenders consider a person's debt-to-
income ratio, cash available for down payment, and credit history, when
determining a maximum loan amount. Many financial institutions are vvU|iog to
significantly decrease down payment requirements and increase loan amounts to
persons with good credit rating. Persons with poor credit ratings may beforced to
accept a higher interest rate or a loan amount insufficient to purchase a house. Poor
credit rating can be especially damaging to lower-income residents, who have fewer
financial resources with vvbicb to qualify for a loan. The FHA is generally more
flexible than conventional lenders in he qualifying guidelines and o||ovva many
residents to re-establish a good credit history.
Pro t Marketing and Overhead: According to the Comprehensive Affordable
Housing Strategy6, minimum developer profit is estimated at 12 percent of
development costs, based on input from developers and the Building Industry
Association. This have{ is considered abooebne profit or "hurdle zah," representing
the minimum necessary for the deal to proceed. |n the past, due to high market
demand in communities like Tustin, developers were able to command for higher
prices and realized greater margins for profit. As demand increased and prices
rose, this profit margin was impacted by the escalating costs of land resulting from
a shrinking supply nfland. Marketing and overhead costs also add tothe price of
a City u( Tustin Comprehensive Affordable Housing Strategy, z000-zom.
CITY OF TU8TlN HOUSING ELEMENT
GENERALPLAN 37
homes. The Comprehensive Affordable Strategy 2008 - 2018 estimated developer
overhead ieot4 percent of total development costs.
Governmental Constraints
Housing affordability is affected by factors in the private and public sectors. Actions
by the (_ity can have on impact on the price and availability of housing. Land use
controls, site improvement requirements, building codes, fees and other local
programs intended to improve the overall quality of housing may serve as a
constraint to housing development.
Land Use Controls: In efforts to protect the public's health, safety, and welfare,
government agencies may place administrative constraints oo growth through the
adoption and implementation of land use plans and ordinances. The General Plan
may restrict growth if only limited areas are set aside for residential land uses, and
if higher residential densities are out accommodated. The zoning ordinance may
impose further restrictions if development standards are ton rigid, or if zoning
designations do not conform to existing land uses. On the contrary, the zoning
ordinance may also be utilized as a too} in encouraging and directing affordable
housing, i.e. relaxed development standards, higher density, provision of incentives
(waiver of fees, expedited review process, etc.) in exchange of the production of
affordable housing, etc.
BONN-
Tustin/sexisting zoning ordinance allows for mrange of residential densities from an
effedivedensi��435o�s p�n�ac��the E4��d�����eDiehictb
~ �
24.9 unity per net acre in the fl-3 Multiple Family Residential District. Tusho'm
General Plan allows a maximum ofseven (7) units per acre with effective density of
5.61 dwelling units per acre within the Low Density Residential land use to *
maximum of 25 units per acre with effective density of 21.53 dwelling units per acre
vviNdo High Density Residential land use. ],en (lU) units per net acre are also
permitted in the K814P Mobile home Park District (see Table f|TM-32). The Planned
Community District has authorized residential subdivisions with sinude'benni|v lots
of 3,500-5,000 net square feet, which significantly increases density potential. The
Planned Community Development also provides incentives such as no height limits
when certain criterion are met and for innovative designs that incorporate small
lots, residential clustering, mixed density, and mixed income types which also
provides flexibility in overall density.
Within the Multi-Family Residential District (R'3),a35 foot height limitation and 85
percent coverage precludes the development of housing projects with building
height above the 35 foot limitation. hzthe interest oi protecting adjoining single-
family lot owners, nooltifand|y structures above 20 feet in height require o
conditional use permit when the structures are within 150 feet of single-family
residentially zoned lots. There are approximately 2U properties with onD-3 zoning
designation that abut Single Family Residential (k-1) zoning comprised of a variety of
CITY 0F7U9TlN HOUSING ELEMENT
GENERALPLAN 38
older apartment units and several within Old Town Tustin that are adjacent to
the First Street coonnerciad zoning azeas. While these height limits may place some
restrictions oohousing development, these limits are designed to maintain compat-
ibility o[ land use intensity and to ensure proper and effective transportation within
the community and are commonly used by local governments as a development
ton) to further this ideal. \44leo designed properly with features such as limited
windows and door openings along the walls facing simlefandly zoned properties
or using stepped building heights and design to minimize intrusion to the privacy
of existing residents, Conditional Use Permits to oDnw/ such development projects
have been granted.
within Neighborhood Dof the MCAS Tustin Specific Plan, o150 foot
height limitation up to I80 foot if approved by the Community Development
Director vvnnld be allowed which provides for layering products (i.e. stacked flats,
podium style, eb.) with mixed use developments, thereby providing opportunities
for the development nf higher density residential products.
The Land Use Element indicates that residential development that supports
commercial uses may also be permitted in the City's Old Town Commercial area.A
market analysis o[ the Old Town area prepared im conjunction vvitbcoozVmbensive
1994 General Plan Amendments indicated that new multi-family residential
development vvoo|d be on important supporting use for the area's mixed-used
commercial/ retail development. /\sa result, the General Plan was an-tended inl997
to permit upto29l additional residential units io the Old Town commercial area.
To ensure compatibility n[residential uses with the uonnnzencia| area, the location,
density, and building intensity standards for these residential units will be
governed by planned community regulations, the adoption of a specific plan, or the
approval ofo Conditional Use Permit.
�e Ea�Tu�o�o��F�an provides for single-fanuly detached products tobe
developed at a variety of densities. The Low Density designation requires o
roioioluoz lot area of 5,000 net square feet while the MecUnnz-Lo,v designation
requires a minimum lot area of 3,000 net square feet and densities not to exceed 5
and l0 units per net acre respectively.
The &1CAS Tustin Specific Plan designation provides opportunities for
development ofa variety of residential products at varied density ranging up to 25
dwelling units per acre. In addition, the Specific Plan allows for density bonuses
and density averaging. For example, io Neighborhood [>, the maximum deoaityon
an individual parcel may exceed 25 units per acre as long as the total dwelling units
allocated tn Neighborhood [)ia not exceeded. Consistent with the City's policy to
increase homeownership to maintain a balanced cozon\uzdt>\ the majority of
residential units authorized within the Specific F1ao are owner-occupied units.
However, io response to market demand, the City processed an amendment tn the
CITY 0PIUS7IN HOUSING ELEMENT
GENERAL PLAN 39
WAS Tustin Specific Plan that allowed for additional. renter - occupied units,
including affordable rental units.
The Final Joint EIS /EIR for the Disposal and Reuse of the MCAS- Tustin (hereafter
referred to as Program EIS /EIR for MCAS - Tustin) for the reuse of the base identifies
specific improvements needed to support residential development. The build out of
the WAS Tustin Specific Plan is expected to occur incrementally over a 20+ year
timeframe. The actual level of development within any given phase will be tied to
the availability of infrastructure necessary to support such development.
Implementation triggers of specific infrastructure improvements are included in the
EIS /EIR for the project.
The anticipated timing of residential development of the MCAS - Tustin Specific Plan
is as follows:
TABLE H -11
Anticipated Development at MCAS - Tustin
Land Uses
Through
2016 -2025
2015
Low Density (1 -7 DU /acre)
Planning Area 15
533
Medium Density (8 -15 DU /acre)
Planning Area 15
375
114
Medium to High Density (16 -25 DU /acre)
Planning Area 15
225
Community Core (16 -25 DU /acre2)
Planning Area 8, 13, and 14
533
515
Total
1,133
1,162
Includes combined total of 190 density bonus units.
'- Pursuant to the WAS Tustin specific Plan, the maximum density on an individual parcel in Planning Areas 8,13,
and 14 may exceed 25 dwelling units per acre as Iong as the total dwelling units allocated to Neighborhood D is
not exceeded.
Notes: All figures are estimates as schedule will be impacted by market conditions. Figures in text are rounded
for discussion purposes. Figures are based on estimated anticipated development indicated in the
environmental document for WAS Tustin Specific Plan. Actual construction figures may be different.
Source: Final Joint EIS /EIR for the Disposal and Reuse of MCAS- Tustin, WAS Tustin Specific Plan /Reuse Plan
and its Supplement and Addendum, City of Tustin.
Future market demand and the complexity and timing of environmental cleanup
efforts are additional factors influencing the schedule of development.
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 40
allffift
The remaining opportunity sites consist nfa large proportion ofsmallvacanand
underutilized /ood that is located within the City oz Old Town residential areas
where infrastructure is available and no major improvements would be anticipated.
Limited residential uses are also permitted in areas Institutional
provided the intended occupants are associated with the primary institutional uses.
Additionally, homeless facilities are permitted by right in the WAS Tustin Specific
Plan and are allowed throughout the remainder of the City either as an outright
permitted or conditionally perindtted use depending on the number of residents in
the project.
The City's Zoning Ordinance calculates parking requirements by unit type /See
HTM-32 for summary of parking requireomotd. Parking requirements in Tustin are
generally two spaces per not, with an additional requirement of one guest space
per every four units inmulti-family development. Carports for multi-family units
are permitted which would reduce development costs in contrasts to the provision
of garages. Furthermore, affordable and senior housing development meeting the
State Density Bonus 1.avv vvnu1d be eligible to use the reduced parking standards
under the State Law.
bn response h State mandated requirements and local needs, the City has adopted
ordinances allowing for the development of accessory rental units and density
bonuses. Beyond local requirements, state law created a sliding scale which allows
developers to increase the density of a residential development by at least 20 R�|
percent up to 35 percent provided that certain numbers of units are allocated for
lower and moderate-income housing,
In addition, in response to and local needs, the City
allows for second dwelling units. Second units serve to augment resources for
senior housing and the needs of other segments of the population, Second dwelling
units are outright permitted bn residentially zoned properties that are utleast 12,000
square feet in lot size. A two-car garage isrequired.
The City's land use regulatory mechanisms accommodate the development of
housing ata range of densities and products and do not constrain the potential fon
new construction at densities suitable to meet the needs of all income ranges,
although assistance may be required for units offered at prices affordable to |nvvex
income households.
Housing for Persons with Accommodation
The City of Tustin recognizes the importance of addressing the housing needs for
persons with disabilities. The City's Zoning Code defines "family" as "an
CITY OF TDS.D0 HOUSING ELEMENT
GENERALPLAN 41
individual or two C8 or more persons living together as a single housekeeping unit
in a dwelling unit° This definition accommodates unrelated persona living
together in a dwelling unit; thus, the City's definition for a family would not
constrain the development and rehabilitation for persons with disabilities.
The City requires each development to comply with Title 24nf the California Code.
AJ|roo|b complexes are required bo provide accessible parking spaces based
upon the prescribed State code requirements. For development ofspecial needs
housing such as housing for the disabled, senior housing, etc., parking requirements
would be determined based upon parking demand analysis which by nature would
allow for lower parking ratio in comparison to those required for multiple family
residential units. In addition, on off-street parking ordinance adopted by the City
allows for the reduction in parking due to an American with Disabilities Act (ADA)
upgrade. The Community Development Director is authorized to nDnvv the
reduction in the number ofrequired parking spaces when the site is brought up to
AD}\standards. This provision provides incentives to property owners to provide
reasonable accommodation to the disabled,
The City also requires new units and apartment conversions
to condmu/bzome to oornnk/ with State specifications pursuant to S8 520 for
accommodation of the disabled.
A Residential Care facility serving six k8 oz fewer persons is a permitted use in all
residential districts. The City's Zoning Ordinance does not contain rnaxbnuru
concentration requirements for a residential cane facility serving six (6) or fewer
persons.
The City recognizes the need o1 disabled persons to retrofit their residences tnallow
for mobility such aswheelchair ramps, widened doorways, grab bars, and access
ramps. "'hen these improvements meet development standards, only abuilding
permit isrequired, ,To201I, the City amended the Zoning Code to remove
governmental constraints to reasonable accommodation for the disabled. The
amendment provides o process in which deviations from the development
standards associated with physical improvements to accommodate the disabled
would be accommodated with administrative approval and without the need of a
public hearing.
Homeless Accommodation
Homelessness is a statewide concern that affects many cities and counties.
Throughout the country, homelessness has become an ongoing problem. Factors
contributing to homelessness include the general lack of housing affordable to low and
moderate income persons, increases in the number of persons whose incomes fall
CITY OF TUSTlN HOUSING ELEMENT
GENERAL PLAN 42
At the time o(the preparation of the Reuse Plan, it was estimated that there was a
total net homeless need of 411 persons in the City of Tustin and City of Irvine (A
portion nfthe MCAS Tustin is located within the City of Irvine jurisdiction). &
large portion of this homeless need was identified as necessary to support
CITY 0FTU3?IN HOUSING ELEMENT
GENERALPLAN 43
below the poverty level, reductions in public to the poor, and the
deinstitutionalization of the mentally DD. The issue of homelessness is considered
regional in nature. Nomadic tendencies of homeless persons make b difficult toassess
the population accurately.
VVitdo the (]h7 of Tustin, Police reports and windshield surveys indicate limited
numbers nf persons oo the street and have shown that there are no established areas
where homeless persons congregate in the City and that most persons migrate through
Tustin to other areas within Orange County, rather than stay for extended periods of
time. Information regarding the nature and extent ofhomelessness by racial and
ethnic groups is not available at this time. The Orange County Partnership, anon-
profit organization whose purpose is to strengthen public and private agencies serving
the homeless and those at risk of homelessness, reported that in 2009 there were 10
homeless persons who identified Tustin ms the city of last known permanent address.
The McKinney'Vento Homeless Education Assistance /\ut reported 55 homeless
children and youth enrolled in the Tustin Unified School District during 2006-07.
lo addition to identifying homeless needs inTustin, pursuant to Senate Bill (SD) 2,
statute of 2007, the City is required to engage in x more detailed analysis of
emergency shelters, transitional, and supportive housing (See Technical
Memorandum for further details) by identifying the needs for homeless shelters in
its Housing Element and designating adequate zoning districts to accommodate the
needs. In those districts, emergency shelters must be allowed without a conditional
111101
use permit or other discretionary permit.
With the closure of the Marine Corps Air Station (K4C&S) Tustin, the [ltv was
provided with opportunity to address homeless accommodation. As part of the
conveyance process and under the Base Closure Community Redevelopment and
Homeless Assistance Act of 1994 (The "Redevelopment Act"), the City of Tustin us,
the Local Redevelopment Authority (LR/\) was required to consider the interest of
the homeless in buildings and property on the base in preparing the Reuse Plan
/K8[.AS Tustin Specific Plan/Reuse Ploo\. lu developing the Reuse Plan, one criteria
the Secretary of Housing and Urban Development (HUD) utilized to determine the
adequacy of the Reuse Plan was whether the Plan considered the size and nature of
the homeless population io the communities, in the vicinity of the installation, and
availability of existing services in such communities to meet the needs of the
homeless in such communities.
At the time o(the preparation of the Reuse Plan, it was estimated that there was a
total net homeless need of 411 persons in the City of Tustin and City of Irvine (A
portion nfthe MCAS Tustin is located within the City of Irvine jurisdiction). &
large portion of this homeless need was identified as necessary to support
CITY 0FTU3?IN HOUSING ELEMENT
GENERALPLAN 43
emergency transitional housing for youth and individuals. The local homeless need
as described in both Tustin and Irvine's Consolidated Plans also indicated e gap in
the cooUnoonn of cmnz in the areas of vocational and job training/educational
npportunities, some emergency and transitional housing units for individuals and
families, support services, and affordable nvvoezahip wnits. Accordingly, the
Homeless Assistance Plan for MCAS Tustin was adapted to addresses the problem
of homelessness by utilizing the continuum of care model promulgated by HUD for
accorm-nodating the needs of the homeless in a manner which is consistent with the
Consolidated F1aoe approved for the cities of Tustin and Irvine.
The fundamental components of the continuum of care system implemented with
the K4CAJS Tustin Reuse Plan:
0 Provides emergency shelter beds;
is Offers transitional housing and services which enable homeless persons to
Provides opportunities for permanent affordable housing by the private
As a reoo|i the adopted K4(_/\STustbn Specific Plan provided sites and designated
land uses to accommodate the identified homeless needs. The following sites were
set aside in implementing the homeless accommodation at Tustin Legacy (formerly
MCAS Tustin):
� An approximate five (5) acre transitional/ emergency shelter site was set
aside for accommodation of the homeless at M[AS Tustin. The City
acQniredasihefrnnutbe[)epartozentofNovy;inibaJ|vg7oondleaseddbesite,
and ultimately conveyed the site to the Orange County Rescue Mission atoo
cost and facilitated the construction of Village of Rope, o 192 ooii
transitional housing facility, without the need for Conditional Use Permit.
The project has been completed.
� &fou (4) acre site was recommended hv the City of Tustin and deeded
directly by the Department of Navy atno cost tothe Orange County Social
Services Agency for the development nfan abused and neglected child and
emancipated youth facility with 90 beds capacity. The project is complete.
w A total o[5U transitional units were originally inckzdedintbeDaae
Reuse Plan. Based on further negotiations with non-profit homeless
providers, a total oi32new transitional housing units were constructed and
conveyed at no cost to non-profit homeless providers at Tustin Legacy.
CITY OF7D87l0 HOUSING ELEMENT
GENERALPLAN 44
r.
I `F
N,
ME
These units are dispersed throughout the Tustin Legacy community to allow
integration into the community. The sites are designated as residential sites
and the units were constructed in conjunction with market rate units subject
to only those restrictions that apply to other residential uses. The units are
transparent since the units are developed identical to those of market rate
units in terms of size, materials, locations, etc. No special or other
entitlement applications were required for the creation of these units other
than those typically required for development of residential units at Tustin
Legacy. In addition to the homeless accommodation on-site at Tustin
Legacy, the City also facilitated the purchase of a 16 unit transitional
housing facility off-site for one of the homeless providers. The City
subsidized the creation of these units through the use of housing set aside
funds and Federal HUD Homeless Assistance funds.
In addition to the homeless accommodation, the City also encourages support
services to support the community of continuum of care model to end the cycle of
homelessness and to provide participants with tools to once again become
contributing members of the community as follows.
• Private sector opportunities are provided to create a balanced mix of
housing types on the base. Through inclusionary Zoning standards in the SIMN
WAS Tustin Specific Plan, a total of 8797 affordable units or 20.8 percent of
total authorized units at Tustin Legacy are required to allow participants
with opportunity to achieve self-sufficiency. Specific affordable housing
requirements would be established at the time of development project
approval to ensure conformity with the Housing Element of the City's
General Plan.
• The Navy will be transferring a child care facility at the former WAS Tustin
to the City of Tustin, which will provide opportunities for access for all to
mainstream child care facilities, including early child care and education
programs, Head Start, etc.
• Adult education and training opportunities will be provided by the South
Orange County Community College District within the educational village.
Emergency Shelters, Transitional Housing, and Supportive Housing: SB 2 defines
"Emergency Shelters" as housing for homeless purposes intended for occupancy of
less than six (6) months, where no person is denied occupancy because of inability
to pay. In the City of Tustin, emergency shelters are designated as permitted uses
7 Includes 32 transitional housing units set aside for non-profit homeless providers.
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 45
vvitbbz PlanninR Area of the MC/\STustin Specific Fqmn. Planning Area is a five
�) acre site tbat had been a no cost conveyance to the Orange County Rescue
Mission for the development otanemergency/ transitional shelter that ie known oe
Village ofHope. The (_iLvfoci|itated the development of the Orange County Rescue
Mission Village of Hope and waived permits fees as this was a public/private
partnership. The project consists of 192 units available for emergency and
transitional needs.
As of April 30,, 2073, the Orange County Rescue Mission Village of Hope was ot
90% capacity, with a total of 173 homeless individuals consisting ofhomeless single
men, single women, single women with children, single men with children, and two
parent families. The largest homeless sub-population on the Village of Hope
campus is single won-ten with children. The Orange County Rescue Mission Village
of Hope priority isto serve Tustin homeless population prior to taking any other
referrals from other cities or the County. The Tustin Police Department actively
refers individuals to the Village of Hope upon encounter. The Orange County
Rescue Mission Village of Hope also provides a food service program of
approximately 55O meals daily to the Armory.
Based upon the available data obtained from the Orange County Partnership and
McKinney Vento Homeless Education Assistance Act approximately 34-55
sm individuals reported either Tustin as their last known permanent address or
enrolled within the Tustin LJrdbed School District. This means that the (]iy of
Tustin is accommodating 137-I58 homeless persons beyond its jurisdictional
boundaries thereby accommodating a regional need. The City interviewed the
Orange County Rescue K4ioSino Village of Hope representative and the City was
told that there are generally 5 vacant units and a ohniozuno of five (5) percent
vacancy is available at any given bozm. The Orange County Rescue Mission Village
of dope also indicated that the shelter has met above and beyond the City's
conservative eebonabe of 55 homeless persons and that the shelter could
accommodate the year-round needs and seasonal fluctuation in the amount of
available beds.
Transitional housing is defined as rental housing for stays ofat least six (6)months
where the units are re-circulated toanother person after u set period. This housing
can take several forms, including group housing oz multi-family units, and often
includes supportive services component tn allow individuals to gain necessary life
skills in support of independent living. Tuedn's Zoning {.ode accommodates
transitional housing within several zoning districts depending on the project's
physical structure: l\ transitional housing operated as a residential care facility is
permitted/ conditionally permitted depending on the number of occupants in
residential districts; and 2) transitional housing operated as rental apartments, it is
CITY 0F7D87IN HOUSING ELEMENT
GENERAL PLAN 46
permitted by right as u residential use where multifamily housing is
Supportive housing is defined as permanent (no 1bzdt on the hnx'Hh of stay),
provides supportive services and is occupied by ]ow-income persons with
disabilities and certain other disabled persons. Services may include assistance
designed to meet the needs of the target population in retaining housing, career
counseling, mental health treatment, and life skills. Tuotio'a Zoning Code perodts
supportive housing as a residential use, provided supportive services are ancillary
\n the primary use.
Emergency shelters are permitted within Planning Area l of the WAS Tustin
Specific Plan. Transitional homes and supportive housing are also designated as
permitted uses within Planning Areas 1 and 3 of the WAS Tustin Specific Plan.
Community care facilities such as group homes, foster homes, elderly care facilities,
etc. with six (6) or fewer people are outright permitted within any residentially
zoned property.
Table l{]l-Asummarizes zoning regulations for homeless
TABLE H-11A
SUMMARY ()FHOMELESS ACCOMMODATION
ZONING REGULATIONS
Housing Type Conditionally
Zoning
Permitted
Planning Area 3 of WAS
Emergency Shelters Permitted
Tustin Specific Plan
Planning Area 3 of NICAS
Transitional Home Permitted
Tustin Specific Plan
Planning Areas 1 and 3 of
Supportive housing Permitted
NICAS Tustin Specific Plan
All residentially zoned
Community Care Facility for six (6) or fewer Permitted
properties
Family care home, foster home, or group home for Permitted
All residentially zoned
six (6) or fewer'
properties
7 Includes congregate care facility, single room occupancy hotel, and children's intermediate care shelter
Source: City of Tustin
The following are transitional homes that have been provided at Tustin
* Al92-unit8 emergency/ transitional home atthe Village of Hope operated by
» As defined pursuant m the U�. Census Bureau definition.
CITY 0F7UGTU« HOUSING ELEMENT
GENERAL PLAN 47
the Orange County Rescue Mission,
• /\ 90-bed intermediate care shelter for abused children and their parents
operated by the Orange County Social Services Agency.
• Six (6) units at Tustin Field l operated lw Salvation Army.
• Acquisition of 16 units in Buena Park operated by the Salvation Army. 7he
City assisted in acquisition and contributed grant funds to acquire the units.
• Fourteen (I4) units at Columbus Grove operated by Pend|iea Forward,
formerly Irvine Temporary 11oosing.»
• Six (6) units at Columbus Grove operated 6n Human Options.
• Six (6) units at Columbus Grove operated hvOrange Coast Interfaith
With the exception uf the emergency shelter, these units are transparent and
dispersed throughout the community consistent with the City's goals and
policies to provide adequate supply mf housing to meet the need for a variety of
housing types and the diverse aodo-econoudc and to promote the dispersion and
integration of housing for all socio-economic throughout the community,
FIR The City's policies for homeless accommodation do not create constraints inthe
location of adequate emergency shelters, transitional homes, shelters, and
supportive housing. In addition, current provision of homeless accommodation
supports not only the need of the city but the county aswell.
Fees and / Various fees and assessments are charged hv the City and
other outside agencies (e.g., school districts) to cover costs of processing permits
and providing services and facilities, such as utilities, schools and infrastructure.
These fees are assessed based on the concept of cost recovery for services provided.
Tustin is urbanized with most of the necessary infrastructure, such as streets, sewer
and water facilities i»place. Nonetheless, site improvements can significantly add
to the cost of producing housing. Cost-effective site planning can oduiodze site
improvement costs. The Housing Element Technical Memorandum describes in
detail required site improvements and provides n list of fees associated with
development (Table E[TM-34\
Development fees are not considered o constraint to housing. However, fees do
contribute to the total cost of development and impact the final purchase or rental
price. The City, in co junction with the preparation o[the 2009 Housing Element
also prepared the Affordable Gap and Leveraged Financing Analysis (Appendix A
^Although these units are located in the City of Irvine, these units were negotiated as part "f the base
realignment/ conveyance process with Tustin ao the Local Authority,
CITY OF7DGTDN HOUSING ELEMENT
GENERALPLAN 48
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 49
OWN
of the Housing Element Technical Memorandum). The analysis evaluated
55
MEN
development costs to arrive to per unit affordability gap in producing affordable
units. Table 12 and Table 13 of the analysis summarize average per unit
development processing and impact fee of $29,277 to $37,530 per unit for owner
housing prototype and $25,586 per unit for rental housing prototype (See Appendix
A for specific development processing fees and analysis).
In response to the recent economic downturn, the City Council also adopted an
economic stimulus program which allowed the payment of specific development
fees for construction of new residential units to be deferred until either prior to final
inspection or issuance of certificate of occupancy. This program provided direct and
indirect assistance to developer of residential units in that reduced on -hand cash
flow were required at time of permit issuance.
Building Codes and Enforcement: The City of Tustin adopts the Uniform.
Construction Codes, as required by State law, which establish minimum
construction standards as applied to residential buildings. The City's building codes
are the minimum standards necessary to protect the public health, safety and
welfare and ensure safe housing. Only local modifications to the codes are made
which respond to local climatic or geographic conditions and clarify administrative
procedures.
Although not mandated to do so, the City has adopted the State Historical Code
that relaxes building code requirements citywide for historic structures/buildings.
�Y
Adoption of codes reduces rehabilitation costs.
Local Processing and Permit Procedures: The evaluation and review process
required by City procedures contributes to the cost of housing. State law establishes
maximum time limits for project approvals and City policies provide for the
minimum processing time necessary to comply with legal requirements and review
procedures.
The Community Development Department serves as the coordinating agency to
process development applications for the approval of other in -house departments
such as Police, Public Works/ Engineering, and Parks and Recreation. All projects
are processed through plan review in the order of submission. The City has
eliminated the potential increase in financing costs caused by a delay in permit
processing by assigning priority to the plan review and permit issuance for low -
income housing projects. If a complete application is submitted, all Design Review
Committee members and plan checking departments simultaneously review the
plans. The Design Review application does not require a public hearing or Planning
Commission approval. The Tustin City Code authorizes the Community
Development Director to approve development plans when findings can be made
that the location, size, architectural features and general appearance of the proposed
development will not impair the orderly and harmonious development of the area.
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 49
In making such findings, the Zoning Code provides items tobe considered such as
hnUk setbacks, site planning, exterior materials and colors, relationship of
the proposed structures with existing structures in the neighborhood, etc. This code
provision affords the developers with tools to design their prc4mztg and thus
increase certainty of project's design review and approval. Project application which
complies with all the development standards prescribed by the district in which the
project is located would not be required to go through any other discretionary
approval.
For Tustin Legacy, developments under the former Master footprint
(approximately 800 acres) are subject to the Legacy Park Design Guidelines to
ensure compatibility of products proposed by vertical builders. The design
guidelines present odnirounn design criteria for the achievement of functional,
quality, and attractive development expected at the Tustin Legacy. The guidelines
are intended to complement the MCAS Tustin Specific Plan district regulations and
to provide staff, builders, design professionals, and other users with a concise
document when dealing with Design Review process to avoid ambiguity.
Together the Zoning Cod*, Design Review provisions, the Legacy Park Design
Guidelines, and the '/ooe-atnp// processing system provide certainty to developers
seeking approval for the development of residential projects.
For projects of significant benefit to the low-income community, costs can be
waived bv the City Council.
Workload: Arxzdzer 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 housing
and availability of general fund revenue), a shortage of staff time may occur which
could lead to increased processing time for development projects.
Table H-l2shows the existing and potential dwelling units permitted under each
General Plan land use category, as well as the potential net increase within each
category. Based on the City's Land Use Plan, Tustin has a residential holding
capacity ofapproximately 29,821 dwelling units. The Land Use Plan provides for
mix of unit types and densities, including low-density single-family homes,
medium density homes, higher density homes, and mixed-use projects that allow
for a combination ofcnonn*nzia| and residential uses.
A large portion of future residential development h\ the City o{ Tustin will take
place inthe MCAS Tustin Reuse Specific Plan area. The other large Specific Plan
community inTustin, Tustin Ranch (the East Tustin Specific Plan) has been. built
CITY 0P7US7l0 HOUSING ELEMENT
GENERALPLAN 50
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/\ total of 88 Very Low Income units 73 Low Income units, lUI Moderate income units, and 871
Above Moderate Income units were approved/ enti tied at the time of the preparation of this housing
element oofollows:
St. Anton Partners:
This residential affordable multiple-family project has been approved and will consist of 225
affordable units, of which 88 units are set aside as Very Low Income units, 73 units for Low Income,
and 64 units for Moderate Income households.
The Irvine [bo/pomVLcgocy ki//oa:
This residential multiple family project has been approved and will consist of 533 residences,
including 37 units for Moderate Income households.
Table H-14 illustrates the residential development potential nf the vacant and underutilized land
inventory in the City mfTustin. The Tustin Legacy site (formerly MCA51[ustin) presents the City
with 180.87 acres suited for residential development that could accommodate an additional
2,I05uoits. During the planning period, the majority of the anticipated units will be accommodated
at Tustin Legacy and is being implemented through both the adoption of a Specific Plan by the City
and the adoption of a Redevelopment Project Area (dissolved in 2011). Based on State
Redevelopment Law at that time and Specific Plan requirements, at|eastl5 percent of the units (6O7
units) constructed at the WAS Tustin site will be affordable toVcry-Lovv, Low, and Moderate-
income households, o{ which at least 6 percent or243 units must be affordable to Very Low-income
households. The remaining 384 units vvnold be distributed among the Lnvv and Moderate income
households by utilizing R8N}\ Low and Moderate income percentages. In addition to these
imdusionory obligations, the acreage and densities permitted by the MCAS-Tustin Reuse Plan
created 282 additional units for Very Low-income households (192 transitional housing units and 90
social services housing uoits).
Aside komMCAS Tustin, additional sites are located within the City. As a means to ensure
affordability, the City may require developers to provide ot least I5 percent ofall units constructed
or rehabilitated at prices affordable to Very Low, Low, and Moderate Income households.
The City aggressively negotiates affordable housing units within individual potential projects. An
example of an approved irfill site is the development of fifty-four (54) unit affordable senior
housing project ona 1.76 acne site. The project vvasgramted a twenty-five (25) percent density bonus
above the City's maximum allowable density. ln addition, the City entered into a Disposition and
Developer Agreement with the developer to issue loans not to exceed $600,000. The loans are
secured by loan agreements, promissory notes and deeds of trust, along with Regulatory Agreement
and Declaration of Restrictive Covenants to be recorded against the property for o period of not less
than 55years. The project is 100 percent affordable to very low and low income seniors.
The remaining capacity in Old Town Tustin will be achieved through recycling of underutilized and
vacant infill sites (see Figure l). According to the City's Land Use Element, the sites in Old Town
IBM- Tustin area are able to accommodate an overall population range for residential use of 2-54 persons
CITY 0F7UST}N
GENERAL PLAN 52
per acre10. The Land Use Element further identifies the potential development of dwelling units in
the Old Town Commercial area, which will be facilitated by the proposed adoption of zoning
regulations and development standards which will allow mixed -use development (see Program 1.21
of Table H -22 Housing Element Program). This development potential is supported by the market
analysis of the Old Town area.
To further create housing opportunities, the City provides the issuance of tax - exempt bonds for the
development of affordable housing through a Joint Powers Authority with the California Statewide
Communities Development Authority. Other means would include the City's participation in the
State and Federal programs such as the Low- Income Housing Revenue Bond Financing program,
Low Income Tax Credits, CHFA financing programs, and others.
Additionally, a Density Bonus Ordinance is available and can be applied to infill sites to increase
allowable density and the Tustin City Code also provides for a Planned Community District which
allows flexibility in site development standards such as the creation of smaller Iots to allow for
higher density.
As demonstrated in Table H -13B, there are a total of 205.3 acres of land (177.1 acres from WAS
Tustin, 15.35 acres vacant Land, and 12.85 acres underutilized Land) with residential development
potential. These sites could potentially be developed with approximately 2,882 units. This
demonstrates that the City has sufficient amount of land available to accommodate the residential
developments to meet the remaining RHNA construction needs through the 2021 period.
TABLE 14- 13A
SUMMARY OF QUANTIFIED RHNA OBJECTIVES
CITY OF TUSTIN
2014 -2021
Income Group
RHNA
Units AEproved
Net RHNA
Construction
Need
Very Low
141
88
53
Extremely -Low
1421
142
Low
195
73
122
Moderate
224
101
123
Above Moderate
525
496
29
Total
1,227
758
469
i Pursuant to Government Code Section 65583(x)(1), City's share of extremely -low income units is 142 ( 50 percent of the total Very
Low Income new construction objective).
Source: 2012 RHNA, SCAG, 2005 -2009 ACS
10
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-
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io See Table LU -3 - "Future Land Use Density /Intensity and Population Capacity of the Land Use PlarC in the City of r
Tustin General Plan Land Use Element January 16, 2001.
CITY OF TUSTIN
GENERAL PLAN S3
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Figure I and Tables B,14 and 15 detail the zoning designations of vacant and underutilized
land buTustin. The vacant and underutilized land inventory includes land that is currently
zoned medium- and high-density residential and land that could potentially hedesignated
as high-density residential. Realistic capacity of sites that are identified in Tables H-l4and
15 are derived from past development proposals, historical character of the area, inquiries
received by the Community Development Department, Disposition and Development
Agreements between the City and developers, exclusive negotiations with potential
developer(s) authorized by the City Council, maximum zoning and general plan densities,
and eligible incentives to developers for provisions of affordable housing. Realistic
capacity for sites identified to meet the City's shorn mf regional bousbngneeds either are
determined based upon current zoning and general plan, executed Disposition and
Development Agreement, and the []tv Council authorized exclusive negotiations with
potential developers.
The closure ofMCASTustin provides the City with opportunity sites to meet the City's
share of regional housing needs. The majority of the City's share o{ housing needs will be
provided at the former MCAS Tustin (Tustin Legacy) project site which was part of the
base closure realignment process. The Federal government provided the land to the City at
no cost. The City has been conveying the land to developers for the development ofthe
Tustin Legacy.
Although the availability of vacant and underutilized land for the provision of housing is IN
not considered o constraint for the 2OI3-202lplanning period, future planning periods may 10�
be marked by a lack of available land. While the City's Land Use Plan provides an adequate
land capacity to fulfill housing needs, current development costs io Tustin may preclude
the private housing market from providing affordability for ]op/ and very low-income
households without subsidies. Necessary infrastructure improvements and litigation
constraints may cause some delays in the build-out development of the MC&S Tustin
Satisfaction o{ the City's quantified nbkstbnen through new construction will be heavily
dependent upon real estate market trends, cooperation of private funding sources, and
available funding and programs at the local, county, state and federal levels.
CITY OF TUG7DN
GENERAL PLAN
55
HOUSING ELEMENT
Figure 1 - Vacant & Underutilized Land
in the City of Tustin*
Underutilized Land
Vacant Land
CITY OF TUSTIN
GENERAL PLAN
56
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CITY OF TUSTIN
GENERAL PLAN
56
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HOUSING ELEMENT ^=~.A=S AND P..~~IC~E— W
This section ofthe Housing Element contains the goals and policies the City intends
to implement to address a number of issues. To implement the
Housing G|euzeut the following six major issue areas are identified with related
goals and policies: l\ ensure that abroad range oI housing types are provided to
meet the needs of existing and future residents; 2) provide equal housing
opportunities for all City residents; S) ensure a reasonable balance between rental
and owner occupied housing; 4) preserve existing affordable housing; 5\ promote
conservation and rehabilitation of housing and neighborhood identity; and @
ensure housing ia sensitive to the existing natural and built environment.
HOUSING G OPPORTUNITIES
Tustin is home to persons requiring o variety of housing options. A1 different stages
bn their lives, ire different housing arrangements. Additionally, the City
must respond to the housing needs of all economic segments of the community and
ensure that housing discrimination does not serve as abarrier. It is also important
that the City maintain abalance of housing types and that the []tv/s housing stock
is not overly skewed towards the provision of one type of housing. Finally, the
continuing need for affordable housing in the region reqoires the City to ode000t to
preserve Low-income housing units that are at risk nf converting tn other uses. The
(_itvestaLdishee the following goals and policies to achieve the above objectives.
GOAL 1: Provide an adequate supply of housing to meet the need for a variety of
housing types and the diverse oociu-ecanorndc needs nf all community residents.
Policy 1.1: Promote the construction of additional dwelling units to accommodate
Tnstin's share of regional housing needs identified by the Southern California
Association of Governments (SCAG), in accordance with adopted land use policies.
Policy 1.2: Pursue smart growth principles by supporting the construction of higher
density housing, affordable housing, and nhxcd use development (the vertical and
horizontal integration of commercial and residential uses) in proximity to transit,
services, shopping, schools, senior centers and recreational facilities, where possible.
Policy 1.3: Consider site scoring, income targeting, and other selection criteria for
competitive funding sources for affordable housing, such aaLow Income Housing
Tax Credits, when allocating Agency resources for affordable housing tomaximize
leverage of local funds.
Policy 1.1 Continue to implement best practices for developer selection, project
underwriting and due diligence for affordable housing developments that receive
IN
CITY 0PTUSTl0 B0DGlNG ELEMENT
GENERALPLAN 59
financial and other assistance toensure long-term viability afaffordable
and bo ensure the nzaxbnizedleverage of local resources,
housing
Policy 1.4: Preserve affordable housing units, where possible, through actions such
as the maintenance of mobile home park zone, restrictions on D-3 zone uses to
preserve the multiple family residential characters, facilitate resident access to
funding sources for preservation v[ low income and assisted housing.
Policy 1.5: Promote the dispersion and integration nl housing for low- and verv-iovv
income families throughout the community as opposed to within any particular
geographic area, neighborhood, orproject.
Policy 1.6: Encourage the County of Orange to exercise its responsibilities for
housing accommodations for low- and very-low income families within Tustin's
sphere ofinfluence.
Policy 1.7: Utilize various resources, where feasible to assist in creating
opportunities which will expand opportunities for development of affordable
housing bn the community.
Policy 1.8: Allow second (attached/ detached) units in single- and multi-family
districts consistent with the Tustin City Code.
Policy 1.9: Utilize Planned Community Districts and Specific Plans to authorize and
promote a variety of lot sizes and housing types.
Policy 1.10: Promote cluster housing consistent with General Plan land use density
standards to reduce the cost o[ housing construction.
Policy 1.11: Encourage the availability of affordable housing for special needs
households, including large, low-income families. Special needs households
include the elderly, large families, female-headed households with children,
households with a disabled person, and the homeless (see discussion under
Summary o{ Housing Needs for Special Needs Groope).
Policy 1.I2: Encourage incentives to assist in the preservation and development of
affordable housing such as l} reducing permit processing time and waiving or
reducing applicable pmzodt fees; Z) on-site density bonuses when appropriate; 3)
tax-exempt financing including continuing to make use n[ the City's membership in
the California Statewide Communities Development Authority to provide
opportunities for developer assistance in pre-development and development
financing of affordable housing programs; 4) flexibility in zoning or development
standards; and 5\ other financial incentives using a variety of special State and
Federal grant and housing programs.
CITY 0F7DS7]N HOUSING ELEMENT
GENERALPLAN 60
OWNER
Policy 1]C3: Encourage the design and occupancy of housing for senior citizens and
the disabled. Promote the construction ur rehabilitation and adoption of dwelling
units accessible to seniors and/or the disabled.
Policy 1.14: Provide continued support for the Countv Homeless Assistance
Program and other homeless assistance programs within Tustin and in adjacent
cities, including the continued use o{ the City's membership in California Statewide
ConunurJtipa Development Authority to issue private activity mortgage bonds in
support oI these programs
Policy 1.15: Encourage the provision of grants and technical assistance to various
organizations and agencies that provide assistance to persons with special needs
such as the homeless, disabled, |ovv-incorne and elderly persons.
Policy 1.16: Participate in federal and state housing assistance and rehabilitation
programs aimed at assisting households boneed.
Policy 1.17: L}dbze design criteria in evaluating projects to ensure compatibility
with surrounding developments, while taking into consideration ways to minimize
housing costs.
Policy 1.18: Promote and encourage and O± private sector interests
to use available federal and slate programs for new or rehabilitated affordable
housing.
Policy 1.15: Support state-enabling legislation for employers t0 contribute to the
cost of housing for their employees.
GOAL 2: Ensure equal housing opportunities for all existing and future City
residents regardless of race, religion, ethnicity, sex, age, marital status or
household composition.
Policy 2.1: Promote equal opportunity housing programs within the community.
Policy 2.2: Provide active support to provide fair housing opportunities.
Policy 2,3/ Support programs to match elderly and }ovv and moderate-income
individuals who want to share housing costs iu a joint living arrangement.
Policy 2'4: Support public and private efforts to eliminate all forms of
discrimination iohousing.
Policy 2.5: Minimize displacement of lower income and special needs households,
whenever possible, to ensure that displacement is carried out in an equitable
manner.
GOAL 3: Increase the percentage of ownership housing to eomnze aneasooable
balance ofrental and owner-occupied housing within the City.
CITY 0FTUSON }IOVSO«G ELEMENT
GENERALPLAN 61
Policy 3.1: Encourage new housing construction for home-ownership bzamixture
of price
Policy 3.2: Examine any existing City home assistance programs for
low- and moderate-income households, eymentassietance, - end
mortgage revenue bond financing, and recommend program modifications to make
them more effective iu the current housing market.
Policy 3.3: Encourage rental unit conversion and alternative forms of
homeownership, such as shared equity ownership and United equity cooperatives
where feasible.
Policy 3.4: Examine existing condominium conversion standards to promote
renovation of existing units through rental conversion.
GOAL 4: Preserve the existing supply nfaffordable housing bu the City.
Policy 4.1: Continue to use Federal and State housing initiatives available for low-
income households.
Policy 4.2: Monitor all federal, state and local funds available to preserve and/or
replace lower income units at risk o/ converting to market rate housing, including
tax credit bond financing.
Policy 4.3: Assist non-profit organizations in securing the resources necessary to
preserve/ replace lnvvcr to moderate income units at risk of converting to market
rate housing.
Policy 4.4: Consider incentives to non-profit housing and for-profit private sector
interests to purchase and/or maintain lower income units at risk n[ converting to
non-lower income housing.
Policy 4.5: Take advantage of favorable market conditions, as appropriate, topursue
early negotiation and preservation of at-risk affordable housing dnoumbextension
of existing affordability restrictions.
-
MAINTENANCE AND CONSERVATION
Maintenance and preservation of a City's housing stock prevents unhealthy living
conditions; eliminates the need for future, more costly housing rehabilitation;
prevents neighborhood deterioration; and encourages community pride. The City
enforces codes and provides incentives to promote maintenance and conservation.
GOAL 5/ Conserve, maintain, rehabilitate, and/hr replace existing housing in
neighborhoods vvhiob are safe, healthful and attractive, in accordance with
adopted Land Use Policy. Improve the residential character ofthe with an
emphasis oo revitalizing neighborhoods showing signs m} deterioration. - Promote
conservation of the City's sound housing stock, rehabilitation of deteriorated
CITY OFTD8]]N HOUSING ELEMENT
GENERAL PLAN 62
ENVIRONMENTAL SENSITIVITY
Housing and land use patterns can have substantial impacts on the natural
as well as the built environment. City policies and programs seek to oinbz-tize
negative environmental impacts.
GOAL h: Ensure that new bwmstu# is sensitive to the existing natural and built
environment.
Policy 6.1: Attempt to locate new housing facilities in proximity to services and
employment centers thereby enabling walking or bicycling to places of
employment.
Policy 6.2: Promote energy conservation measures in the design of new housing
units and the redevelopment of older housing units.
Policy 6.3: Require design review of lot placement in subdivisions to maximize
passive solar energy and solar access.
Policy 6.4: Promote water efficient landscapes, efficient irrigation, and use of
permeable paving materials.
CITY 0F?DST0 HOUSING ELEMENT
GENERALPLAN 63
units where they may exist Citywide, and elimination of dilapidated units that
endanger the health, safety and wellbeing of occupants.
Policy 5.1: Through available financial incentives, encourage owners of rental
housing units that are determined to be substandard, in need of repair and a hazard
to the health and safety of the occupants tn remove and replace or rehabilitate the
structures.
Policy 5.2: Promote the availability of funds for the rehabilitation of single-family
dwellings and apartments.
Policy 5.3: Periodically evaluate housing conditions and, when appropriate, address
any increase iu deteriorated housing conditions.
Policy 5,4: Continue to enforce bouhh, safety, and zoning codes to eliminate
conditions which are detrimental to the health, safety and welfare of residents.
Policy 5.5} Promote preservation of historic and architecturally significant
residential properties.
Policy 5.6: Study and revise existing zoning codes, if warranted, to provide
flexibility to facilitate additions and improvements to existing historic and
architecturally significant residenta|properbps.
Policy 5.7: Review existing guidelines for single- and multi-family rehabilitation
programs, including income targeting and neighborhood location, to achieve
maximum nei*hhorboodrevitaU�mtion�
�_
ENVIRONMENTAL SENSITIVITY
Housing and land use patterns can have substantial impacts on the natural
as well as the built environment. City policies and programs seek to oinbz-tize
negative environmental impacts.
GOAL h: Ensure that new bwmstu# is sensitive to the existing natural and built
environment.
Policy 6.1: Attempt to locate new housing facilities in proximity to services and
employment centers thereby enabling walking or bicycling to places of
employment.
Policy 6.2: Promote energy conservation measures in the design of new housing
units and the redevelopment of older housing units.
Policy 6.3: Require design review of lot placement in subdivisions to maximize
passive solar energy and solar access.
Policy 6.4: Promote water efficient landscapes, efficient irrigation, and use of
permeable paving materials.
CITY 0F?DST0 HOUSING ELEMENT
GENERALPLAN 63
Policy 6.5: Streamline processing for approved green
Policy 6.6: ~~^~^~`v~~�r°^^ m '=""=" withutility_ co uY�' companies
promote energy
rebate programs.
The goals and policies described io the Housing Element are related ho and support
the goals and policies included within other General Plan elements. Many goals and
policies from the other elements directly or indirectly support the goals and
policies
nf the Boosio� Element. These eoppor�ng goals and pn|ideaare iden�OedioTable
H-16.
TABLE H- 16
HOUSING RELATED
GOALS AND POLICIES BY ELEMENT
CITY 0F?nS1ON DOn0DXQ~ELEME0T
GENERAL PLAN 64
RELATED GOALS AND POLICIES BY ELEMENT
Housing
Land
Conservation/
Public
Growth
Issue Area
Use
Housing
Circulation
Open Space
Safety
Noise
Management
Housing
13A,
_,2pportunities
13.10
1,1,1.10
2.5,3,1,4.1
Maintenance
1.1,4.6,
Preservation
6.6
5.4
1.7,2.2
Affordable
Housing
Support
Sensitivity
13.1
3.5 1212,31,4A
_I
4.12 11.12
1
CITY 0F?nS1ON DOn0DXQ~ELEME0T
GENERAL PLAN 64
HOUSING ELEMENT IMPLEMENTATION
PROGRAM
The Housing Element Implementation Program provides specific actions the City
intends to undertake to achieve the goals and policies of the Element. This section
identifies quantified objectives, available financial resources and affordable housing
resources, and provides a list of specific programs the City intends to pursue.
Housing programs include those currently in operation andoewpcograzosaddedtn
address housing needs. /\ description of each program is provided, along with the
program funding source, responsible agency, and time frame for implementation. A
review of City's past performance nn housing element implementation programs is
contained io Appendix Aof the Housing Element.
0=0 -1-JECTIVES 2014-2021
State |nw requires the City to accommodate its fair share of the State's housing need.
In doing so, the City must quantify the number of homes that are projected to be
built and conserved. The following quantified objectives are adopted as guidelines
toward meeting Tustio/s housing needs through 2O21.
It is important to note that while the quantified objectives of the I{HN/\ are required
to be part of the Housing Element and the City will strive to attain these objectives,
Tustin cannot guarantee that these needs will bemet given its own limited financial
resources and the present affordability gap. Satisfaction of the City's regional
housing needs will partially depend upon cooperation of private funding sources
and the funding levels of County, State, and Federal programs that are used to
support the needs o{ the very-|nvw, low and omderate-incomepersons. Additionally,
outside economic forces heavily influence the housing market.
New Construction Objectives
The City nfTustin promotes and encourages the development of variety of housing
opportunities to accommodate current and projected housing needs which include
283 very lnw-,I95|ow-,224znoderote- and 525 above moderate-income households
per the 2012 Regional f{ooaiug Needs Assessment /RHN4J allocation. While the
Land Use Plan provides adequate sites to {o]fiD needs established by IOHN}\,
construction of new units will depend upon the timing of the landowner and
developer in the submission of building plans to meet market demands. Housing
subsidies will depend upon the avai|abditvofgovernnnendfonds - local, County,
State, and Federal. Development 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
achievements 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
CITY 0PTUSO0 HOUSING ELEMENT
GENERAL PLAN 65
developers and to assist in its creation by facilitating the review and approval of
development permits.
Table H-17 provides new construction housing objectives for the period 2014-2021.
With the exception of Tustin Legacy, all sites identified in Table H-17 are privately
owned. Units identified are broken down into various income limits in light of
RHNA percentages.
Table H-13A discusses the City's progress toward achieving the RHNA quantified
objective. Based on units approved or under construction, the City of Tustin has the
following remaining units to achieve RHNA's construction objective: 195 Very Low
Income, 122 Low Income, 123 Moderate Income and 29 Above Moderate Income
units. The City will make its best efforts to accommodate this objective by carrying
out the following projects and/or programs:
Preservation
Pursuant to Government Code Section 65583.1(c), up to 25 percent of the lower
income RHNA may be fulfilled with existing units when affordability is achieved
through:
• Affordability covenants placed on previously non-affordable units;
• Extension of affordability covenants on affordable housing projects identified
as at risk of converting to market-rate housing; and
• Acquisition/ rehabilitation and deed restriction of housing units,
With RHNA allocated 478 lower income units, the City may fulfill 120 lower income
units (71 Very Low and 49 Low) through preservation of existing housing units. As
identified in the Preservation of Units At-risk for Conversion section of the Housing
Element, there are a total of 100 units at risk for conversion during the planning
D
period at Tustin Gardens. . I
The City, in anticipation of this opportunity, had programmed $2,181,672 of RDA
housing set aside funds in the Agency's Comprehensive Affordable Housing
Strategy's Six- Year Capital Plan to negotiate the preservation of these units. The
City Council in their capacity as the Redevelopment Agency (eliminated 2011)
adopted the Comprehensive Affordable Housing Strategy (CARS} in June 2008
committing up to $2,181,672 of Agency Housing Set-Aside funds for the
preservation efforts of these at-risk units. However, the dissolution of
Redevelopment in 2011 effectively eliminated the primary source of funding that
could be used to preserve these units at risk of conversion.
As presented in Table HTM-34 of the Housing Element Technical Memorandum,
the City has fulfilled a portion of its regional share for very low and low income
households (362 and 127 units respectively) during the prior planning period,
rendering the City eligible to utilize the alternative site program, if desired. The City
is in contact with Tustin Gardens regularly and has expressed interest in ensuring
the continuation of these affordable units. The City is also in contact with residents
CITY OF TUSTIN
GENERAL PLAN 66
HOUSING ELEMENT
t0 allow for active public participation with current residents toensure continued
affordability. ilms.
Tustin Gardens maintains a Section 8 contract for rental assistance. They are
currently approved through Tn|n lS, 2014 with a that they
provide a one-year notice to terminate their current Section 8 contract. The earliest
date affordability restrictions can expire isJuly 2015. The city will make every effort
to assist the owner obtain an extension of the i|iJ[) Section R contract.
Considering the earliest possible scenario of affordability restrictions expiring July
2015, the total cost of subsidizing Ioedo Gardens for the term of the Housing
Element, July 2O14tn October 2O21, would he about $4,205,400.
The City believes Tustin Gardens is a viable project bo receive 4'/'0 Tax Credit, Tax-
Exempt Bond funding. Tustin Gardens is a l00% aKno]aWe\ very-low income
Senior Project. The (]tv would work with the current ovvuez to establish a non-
profit affordable housing entity to apply for 4% Tax Credit, Tax-Exempt Bond
funding for the acquisition and rehabilitation of Tustin Gardens.
New Construction:
Tustin Legacy Forincr Master Developer Footprint (Ncigliborlioods D and G)
As mentioned throughout the Housing Element, the closure of the MC&STustio
provides the City with opportunity to create affordable units to accommodate the
needs ofthe residents. The City in200ladopted the MCA5 Tustin Specific Plan and —
in 2003 designated the MCAS Tustin as a Redevelopment Project area and adopted
the MCASTustin Redevelopment Plan (eliminated 2011). As part of the adopted
Specific Plan, m total of 4,210 housing units were authorized and to date 2,105 units
have been constructed. The 2^105units yet to be built are under the Former Master
Developer footprint. 758 units within Neighborhoods D and G have been approved.
190 of these 758 units are approved density bonus units. Therefore the remaining
development potential iSI,537 units (2,l05+l9O-758), plus any future density bonus
units. lo Neighborhood D, the maximum density on any individual parcel may
exceed 25 dwelling units per acre as |uog as the total dwelling units allocated to
Neighborhood I}is not exceeded. Thus, a default density of30 units per acre could
he achieved in Neighborhood D. The remaining development potential in
Neighborhood Dia5l5 dwelling units plus potential deosityhoonaunits.
The development of Tustin Legacy is anticipated to occur the Housing
Element planning period
Neu) Ozvnership and Rental outside «f Tustin Legacy
Abntal development potential of587 dwelling units outside ofTustin Legacy has
been identified during the Housing Element Nanning period on vacant and
underutilized sites. However, these sites are not required to satisfy the City's
8HNA.
CITY 0F?DS7l0
{E08RALPLAN 67
HOUSING ELEMENT
Other New Construction Units
It is likely that other will mzuz through Second Units and the
recycling of single family uses on zoned lob. Based upon recent
development proposals, the City has observed increased interest in the
development of, second units and the addition of units within multiple [aznUy
dwelling properties occupied by single land|y dwellings. The cost to construct
these units would be borne by the property owner. However, the City would
facilitate the development process.
bo addition, based upon past development trends Grove and Ambrose Lane)
that utilized Planned Community Districts to allow for higher densities, the actual
number of units created could be higher than identified. The City will strive to
ensure that newly constructed units are developed at sufficient densities to assist in
fulfillment of low and very low income needs hw employing inclosionaryzoningfoc
those sites located within former Redevelopment project areas, mixed use zoning in
Old Town Tustin, density bonuses particularly in ioUll sites to allow for increase
densities to accommodate affordable housing developments, and Planned
Community Districts to allow for flexibility in development standards.
Tustin Legacy Housing UniLs'
TABLE B-
Extremely
NEW CONSTRUCTION QUANTIFIED OBJECTIVES SUMMARY
CITY OFTUS0N
Program
2014-201
Tustin Legacy Housing UniLs'
Extremely
Program
Total #
Low and
Low
Moderate
Upper
Neighborhood G
1,247
88
73
64
1,022
Tustin Legacy Housing UniLs'
Neighborhood D
1,048
195
122
160
571
Neighborhood G
1,247
88
73
64
1,022
Preservation3
100
100
New Ownership and Renta 1
Housing
587
131
90
124
242
Second Unit
10
10
Recycling of SF uses to MFD in R-3
district
8
8
Total Quantified Objectives
3,000
514
303
3 8
1835
RHNA
1,227
283
195
224
525
Difference
1,773
231
108
124
11310
CITY 0FTUSTD«
GENERAL PLAN 68
HOUSING ELEMENT
TABLE H -17
NEW CONSTRUCTION QUANTIFIER OBJECTIVES SUMMARY
CITY OF TUSTIN
2014 -2021
1 MCAS Tustin Specific Plan authorizes a total 4,210 potential units (plus density bonus units) at Tustin Legacy.
Based upon the Specific Plan requirement, at Least 15 percent of the total units (632 units) would be affordable to
Very -Low, Low, and Moderate income households, of which at Least 6 percent or 253 units would be affordable
to Very Low income households. A total of 296 affordable inclusionary units were included in the authorized
total number of units to be developed at Tustin Legacy. Of the 4,210 units, 2,105 units have been completed. A
total of 2,105 units (plus density bonus units) are planned within Neighborhoods D and G. Within
Neighborhoods D and G, 758 units have been approved and /or are under construction, including 88 Very Low,
73 Low, 101 Moderate, and 496 Above Moderate units, including 190 density bonus units.
2 See Table H -13 and associated discussion for project details.
Pursuant to State Law, up to 25 percent of the lower income RHNA may be fulfilled with existing housing units.
70 Very Low and 48 Low Income units are eligible for credit toward RHNA.
4 Pursuant to Government Code Section 65583(x) (1), City's share of extremely -low income units is 142 (50 percent
of the RHNA Very Low income households' new construction objective). Total number of units for extremely -
low income and low income units equals to City's share of very -low income units of 283 units
Source: 2012 RHNA; Citv of Tustin; MCAS Tustin Specific Plan.
Preservation, Rehabilitation, and Other Affordable Housing Program Objectives
The primary beneficiaries of Preservation and Rehabilitation and Assistance
programs are renters and low- income homeowners. It is assumed that above -
moderate- income households will rehabilitate units as needed through private
efforts.
Tustin's affordable housing strategy is based on the City's housing needs,
affordability gap analysis, and available financial resources. Several broad policies
establish the framework for the City's Housing strategy as applied to preservation,
rehabilitation, and other housing program objectives. These include:
1. Conserve, maintain, and rehabilitate existing housing and revitalize existing
neighborhoods;
2. Maximize the supply of affordable housing;
3. Increase homeownership;
4. Preserve the existing supply of affordable housing; and,
Consistent with the above policies the City has devised a number of programs of
housing assistance to address the preservation, rehabilitation, and other housing
program objectives. Specific details on these programs can be found in the City of
Tustin Comprehensive Housing Affordability Strategy for Fiscal Years 2008/09 to
2017/18. In addition, Table H -22 - Housing Element Programs 2013 -2021 outlines
the City's specific housing programs during the planning period.
Summary of Quantified Objectives
CITY OF TUSTIN
GENERAL PLAN 69
HOUSING ELEMENT
d
N
Mp
Extremely
Total #
Low and
Low
Moderate
Upper
Program
of Units
Very Low `t
( <80 %)
(80- 120 %)
(120 % +)
( <50%
1 MCAS Tustin Specific Plan authorizes a total 4,210 potential units (plus density bonus units) at Tustin Legacy.
Based upon the Specific Plan requirement, at Least 15 percent of the total units (632 units) would be affordable to
Very -Low, Low, and Moderate income households, of which at Least 6 percent or 253 units would be affordable
to Very Low income households. A total of 296 affordable inclusionary units were included in the authorized
total number of units to be developed at Tustin Legacy. Of the 4,210 units, 2,105 units have been completed. A
total of 2,105 units (plus density bonus units) are planned within Neighborhoods D and G. Within
Neighborhoods D and G, 758 units have been approved and /or are under construction, including 88 Very Low,
73 Low, 101 Moderate, and 496 Above Moderate units, including 190 density bonus units.
2 See Table H -13 and associated discussion for project details.
Pursuant to State Law, up to 25 percent of the lower income RHNA may be fulfilled with existing housing units.
70 Very Low and 48 Low Income units are eligible for credit toward RHNA.
4 Pursuant to Government Code Section 65583(x) (1), City's share of extremely -low income units is 142 (50 percent
of the RHNA Very Low income households' new construction objective). Total number of units for extremely -
low income and low income units equals to City's share of very -low income units of 283 units
Source: 2012 RHNA; Citv of Tustin; MCAS Tustin Specific Plan.
Preservation, Rehabilitation, and Other Affordable Housing Program Objectives
The primary beneficiaries of Preservation and Rehabilitation and Assistance
programs are renters and low- income homeowners. It is assumed that above -
moderate- income households will rehabilitate units as needed through private
efforts.
Tustin's affordable housing strategy is based on the City's housing needs,
affordability gap analysis, and available financial resources. Several broad policies
establish the framework for the City's Housing strategy as applied to preservation,
rehabilitation, and other housing program objectives. These include:
1. Conserve, maintain, and rehabilitate existing housing and revitalize existing
neighborhoods;
2. Maximize the supply of affordable housing;
3. Increase homeownership;
4. Preserve the existing supply of affordable housing; and,
Consistent with the above policies the City has devised a number of programs of
housing assistance to address the preservation, rehabilitation, and other housing
program objectives. Specific details on these programs can be found in the City of
Tustin Comprehensive Housing Affordability Strategy for Fiscal Years 2008/09 to
2017/18. In addition, Table H -22 - Housing Element Programs 2013 -2021 outlines
the City's specific housing programs during the planning period.
Summary of Quantified Objectives
CITY OF TUSTIN
GENERAL PLAN 69
HOUSING ELEMENT
d
N
Mp
Table H-18 summarizes the City's Quantified Objectives for the 2Ul3-2O21 period.
Based on the requirements of AB 2634, statute of 2006 Code Section
65583(a)(1)), each jurisdiction must address the projected need of Extremely Low-
Income households, defined as households earning less than 3O percent of the Area
Median Income (AM0. The projected Extremely-Low Income need isassumed to be
50 percent of the Low Income need or 142 units based upon the percentage of
extremely-low income households contained in the regional housing needs
assessment determined by SCAG using American Community Survey data as the
TABLE H- 18
SUMMARY O8 QUANTIFIED OBJECTIVES
CITY CFT0STIN
Income Group
RHNA
New
Construction
Very Low
141
514
Extremelv-Low
1421
142
Low
195
303
Moderate
224
348
Above Moderate
525
1,835
Total
1,227
3,000
`Pursuant mGovernment Code Section 65583W(1), City's share aextrernely-low income units/y142 (50
percent of the total Von, Low Income new construction ubjeu°e).
Source: 2012 RHNA, SCAG, 2005-2009 ACS
The City has prepared a Consolidated Plan and Comprehensive Housing
Affordability Strategy identifying and describing all funding programs available to
the City and Tustin Redevelopment Agency (eliminated 2UIl\bu assist in meeting the
City's housing needs. Included in the plan are descriptions of a wide variety of l
housing assistance programs available from federal and state agencies and private
lending institutions. More specific information including details regarding eligible
projects and activities and. funding availabilitv can be found in the document. The
following is a summary of this information along with updates to reflect new state
and federal programs.
CITY 0FTUS7l0 HOUSING ELEMENT
GENERAL PLAN 70
The key 8VorCe of local funding for affordable and
preservation in Tustin was the Tustin Community Redevelopment Agency's
(eliminated 2011) Low and Moderate Income Housing Fund, �� bmwnaa��
� Percent Set-Aside Fund. The estimated fund balance in the Agency's Low and
Moderate Income Housing Fund as of June 30, 2007 was $17.86 million. With the
dissolution of redevelopment in 2011, these funds are no longer available.
w Preservation of At-Risk Affordable Housing Rental Units
The CitV of Iuebo has identified the preservation of existing affordable
housing � most maintaining the
stock of
affordable housing therefore a high-priority prog7unnfortheCby,
The City has identified 10] units ofat-risk housing with expiring use
restrictions within the eight-year planning period. The amount of assistance
provided will be negotiated based on the specific economics of each
development and the potential availability of leverage financing, such as tax-
exempt bonds and 4% tax credits. .
* Single- and Multi-Family Home Rehabilitation Program
The City �basidentified and multifamily home rehabilitation loans loans aod grants as another cost-effective method of extending the 0e of
affordable housing in the community. Based oo available funding, the City
will target single-family neighborhoods in the vicinity of the Town [enter
opportunity area as part oI the Town Center revitalization effort, as well as
multifamily units citywide.
0 First-Time Foreclosure Negotiated Por«homo
The City's First-Time Program provided down payment and
second mortgage assistance to |ovv and moderate income buyers to assist
them to purchase au existing home in the City. The recent mortgage credit
crises have resulted in increasing foreclosure rates throughout many parts of
California and the nation. The City will seek funding to assist new first-time
hooebuyersin purchasing a home. This may include negotiated purchase of
homes in foreclosure, which may represent a lower cost buying opportunity
for first-time bomebnyers.
° Homeless Assistance and Supportive Services
The City has allocated $88.090 in 2013/I4 C]DG � funds to continue its financi /suppo rto/homolessassistanceand �vy}u,.r servicesinthe City.
CITY OFTDSIl0 HOUSING ELEMENT
GENERAL PLAN 71
The City's goal for this program is to assist 200 homeless individuals per
year over the projection period.
0 Tustin Legacy New Construction
The City's mclusionary housing requirements for Tustin Legacy require a
minimum of 453 new affordable units in Planning Areas D and G combined,
including 126 units affordable to very low income households, 95 units
affordable to low income households, and 232 units affordable to moderate
income households.
• Administrative Support
The City and the Tustin Housing Authority will provide administrative
support to implement its affordable housing activities.
The City has initiated the development of additional very low, low and
moderate income housing in the MCAS Tustin Project Area through density
bonus incentives.
The City is not an entitlement jurisdiction for HOME funds, but may apply
MEMO to the State for HOME funds as described in a separate report prepared by
DRA entitled Affordable Housing Assistance Programs, presented as Appendix
C of the Comprehensive Affordable Housing Strategy.
The City is an entitlement jurisdiction for Community Development Block
Grant (CDBG) funds. For FY 2012/13, the City of Tustin was allocated
$587,277 in CDBG funds. These funds may be used for a number of
community development purposes besides housing. Given the many
competing needs for these funds and the restrictions on these funds for
housing purposes, the City does not typically allocate CDBG funds for
affordable housing development.
As needed and as shown on Table H-21, the City will utilize State and
Federal resources to leverage local resources as these funding sources match
the City's programmatic objectives. Table H- 21 is a summary of affordable
housing resources.
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 72
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Appendix to
Hawing Element
O
APPENDIX A
REVIEW OF PAST PERFORMANCE
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 111
Appendix to
Housing Element
This page intentionally left blank,
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN 112
Appendix to
Housing Element
State \av/ establishes an uvde regulating housing element updates. In
compliance with the SCAG cycle, the Tustin Housing Element was updated bo|989
at vvbiob time it was found to be in compliance with State law, and was updated
again in 1994. In 1497, the City of Tustin initiated a comprehensive General Plan
update, and the Housing Giermsot was again updated to accommodate the K4CAS
Reuse Plan and to ensure consistency with other General Plan Elements, as well as
to address recent changes in State law. These amendments were adopted on
January }6,2OOl. In2O02 and 2O09, the City updated its Housing Element and was
certified by The State's Housing and Community Development Department in
compliance with State's Law.
Review of Past Housing Element Objectives
The 20O7SC/\G Regional Housing Needs Assessment indicated aoew'constrnctb7o
need in Tustin by 2014 of 2,381 units, of which 512 units were for very low income
households, 410 for |ovv income, 468 for moderate income and 991 for above
moderate income.
The following discussion highlights tbc progress, effectiveness and appropriateness
of 2006-2014 Housing Element Objectives and the progress achieved during the
2006-2014 time period. Table |fTM-35 in the Technical Memorandum provides a
more detailed summary of the City's overall accomplishments for the years 2006-
2014.
As indicated bz Table KTM-35,the City was successful bn accomplishing the
majority of tm objectives established for the past planning period. According to
City Staff, the following objectives were completely oz partially met, orexceeded:
New construction
2,102 units were constructed during the the
City's objective of 4,368units for the planning period.
Available Sites
The program objective was to primarily utilize Planned Community Districts and
Specific Plans to authorize and encourage mixed-use developments to assist in the
development of new affordable owner and rental housing. The program has seen
development of2,Ol2 units over the 8 year period.
Mobile homes
The objective to maintain existing units was
CITY OFTD9TIN HOUSING ELEMENT
GENERALPLAN 113
1_2
a.ixo
Appendix to
Housing Element
Deed restricted affordable oubs
The objective of requiring deed restrictions to ensure continued affordability for
low- or moderate-income housing constructed or rehabilitated with the assistance of
any public funds as may be legally required was successfully met Between the
years 2OO6-2UI4`243 restricted units were established.
Pre-application conferences
The objective to continue to utilize pre-application conferences and processing
procedures to expedite processing was carried out during the review period.
Transitional Housing
Housing opportunities for all economic segments
The program to monitor the implementation of the affordable housing program
adopted aso part ofthe East Tustin Specific Plan has successfully met the objective
of monitoring 174 units in East Tustin over the 10 year period.
CITY 0PTUS7lN HOUSING ELEMENT
GENERALPLAN 114
The program objectives were to promote, assist, and facilitate the development of
emergency and transient shelters through continued support of the County
Homeless Assistance Program, and to support local agencies that provide homeless
services with financial assistance. Also, the adoption mfaSingle Room Occupancy
Ordinance was to be considered. The program has been effective in maintaining
homes with total ofi6beds through the period, ae well as 90 beds at the Orange
County Social Services Tustin Funzh/ Campus facility as a shelter for abused and
neglected children and their parents and for emancipated youth.
Temporary housing for the homeless
NINE
The program to support countywide efforts to assist approved homeless providers
as part of the MC/\S Tustin reuse effort was outlined in a series of specific
objectives, all of vvhb:h were achieved. /\ large variety of temporary and
transitional facilities to be operated by various homeless providers have been
developed at Tustin Legacy, as follows: Construction of the I92-bed \/U|mge of
Hope facility to be operated by the (]range County Rescue Mission is complete.
Twenty-three units of transitional housing operated by the Salvation /\rnTy have
been completed at Tustin Field |, as well as acquired in the city of Buena Pork with
the City ofTuyNz's assistance. Six new transitional units for women and children
have been completed in the Columbus Grove development at Tustin Legacy,
operated by Human Options. An additional 6 units have been completed at
Columbus Grove for families with children, operated by (}range [oast Interfaith
Shelter. Finally, 14 units at Columbus Grove provide transitional housing for
families with children byFamilies Forward (formerly Irvine Temporary Housing).
Housing opportunities for all economic segments
The program to monitor the implementation of the affordable housing program
adopted aso part ofthe East Tustin Specific Plan has successfully met the objective
of monitoring 174 units in East Tustin over the 10 year period.
CITY 0PTUS7lN HOUSING ELEMENT
GENERALPLAN 114
Appendix to
Housing Element
Bonding Programs
Prior to its dissolution, the Redevelopment a
bond financing program that processed atotal of 252 restricted units for w
and low income households to accomplish Five-Year Quantified Objectives and
help meet the City's affordable housing needs.
Senior Citizen Housing
The objective hz protecting and providing senior citizen housing was identified aa
the preservation of 00 at-risk units. The I00 at-risk units were preserved
throughout the review period.
Senior Services Program
The City's objective to develop n senior services program consisting of a
comprehensive tnxuapndadon program, case management, information and
referral, and a shard housing program to assist 85Oelderly annually was exceeded
with approximately 400 elderly receiving served meals annually between 2006 and
2014 and ntbara receiving other services.
Ongoing Review of Housing Element Programs
The objective to conduct on review of Housing Element programs by
preparing an annual report to the Planning Commission assessing the previous
Bill
years' accomplishments toward meeting Housing Element objectives and tbpo
submitting the annual report to the State L{C[} was achieved.
Zoning Studies
The City was to undertake studies toconsider new programs toencourage
and promote affordable housing and recommend appropriate amendments for
action by the Planning Commission and City Council. The program was effective in
that the City completed the Market Analysis and conducted community meetings to
gather input for the Town Center ANew Beginning Study, and the City adopted a
Reasonable Accommodation Ordinance io2DIl.
Private Streets
ko order to reduce construction costs, the []tv adopted standards for private streets
and continued to permit developers to install private rather than public streets
when feasible. In the 2006-2014 period, private streets were created at Tustin
Legacy.
Site Improvements
New developments ire the construction of site improvements vvbicb one often
costs that are passed on from the developer to the housing consumer, creating an
CITY OPIV3TI0 HOUSING ELEMENT
GENERALPLAN 115
Appendix to
Housing Element
even greater barrier to qualifying for the purchase of home. kn order to reduce these
added housing costs, the objective was to evaluate the use of special assessment
district funding at K1CA5 Tustin (Tustin Legacy) as well as in other developing
areas. During the 2006-2014 period, one of the community facilities district (CF[))
bonds was refunded to take advantage of lower interest rates, thus reducing costs to
property owners. /\dciibnnoUy, a now (_FD was created at Tustin Legacy, and
several special assessment district bonds from the mid-90s were defeased.
Environmental Constraints
The goal was to require program Environmental Impact Reports (EN) on
all major development projects to decrease the delays in processing and
incorporating mitigation requirements into the development plans. During the
Housing Element Planning Period, the Final Program GlS/BlR for WAS Tustin
served as the program FIR for the implementation of Tustin Legacy.
Density Bonus Program
The objective was to process all requests for density bonuses in order to facilitate the
construction o[ affordable housing. During thcRousing Element Planning Period,
the Density Bonus Ordinance was updated. Between 200I-2008,Lennar/Lmowere
granted 182 density bonus units for the creation of affordable units at Columbus
Square and Grove.
WAS Tustin Redevelopment Project Area
The goal to create a new redevelopment project area for the MC/\S-Tustin site by
adopting the MCAS-Tustin Specific F1en and Redevelopment Project area was
attained. However, all redevelopment agencies in California were eliminated in
2011.
Fair Housing
The City's objective to provide housing counseling services hn assure equal housing
ties hr assisting approximately 400 residents annually and 3,OOOresidents
hv2O]4 was partially met. Between 2OOb and 20I4, over l,DO0 Tustin residents were
provided with housing counseling services.
Shared Housing
The City continued to provide coordination and support to an Orange County
housing sharing program.
CITY 0FTUS17N HOUSING ELEMENT
GENERALPLAN 116
Appendix to
Housing Element
Housing Referral
The Cdv continued to provide housing referral services to families in need of
housing assistance and information through the Police, Parks and Recreation
Services, and Community Development Departments. The objective was tomake
7,500 referrals to social agencies and 50 referrals for shared housing by 2014.
Between 1998-2000, 4,375 social service referrals and 25 shared housing referrals
were made.
Replacement Housing
The program objective was to ensure rehabilitation or construction of an *onu
number nf replacement units when low and moderate income residential units are
destroyed or removed from the market. The []tv has exceeded its replacement
housing obligations.
Housing Rehabilitation
The goal to rehabilitate 162 units by allocating CDBG and Redevelopment Agency
(eliminated 2011) funds to finance public improvements and rehabilitation of
residential units in target areas was partially achieved. /\ total of 20 units were
assisted with RDA funds over the review period.
Housing Authority
The program to contract with the Orange County Housing Authority /[)CHA\ for
the development and operation of federally assisted ]ow and moderate income
housing programs was continued Rental Assistance
The program to provide rental assistance through Section 8 certificates and voucher
certificate program assistance funds through the ()C[1/\ was successful over the
review period. The objective toissue 20O certificates/ vouchers annually and l,20O
by 2014 was exceeded. Between 2008 and 2012, 1,704oertificates/voocbero were
issued.
Affordable Senior Housing Project and Senior Board and Care Facility
The program objective to maintain 74 units of affordable senior housing (20 units at
l7432,l7442 Mitchell Avenue and 54 units atI311Sycamore was achieved.
Over the review period, 74boosiug units were maintained.
Preservation n{ Assisted Housing
Tustin has a total of I00 |nvv income units that have been at risk of conversion
during the review period. The objective to monitor and preserve all of these units at
risk was completed successfully.
CITY 0FIDSTIN HOUSING ELEMENT
GENERAL PLAN 117
Appendix to
Housing Element
Enforcement of Building and Housing Codes
The City's Code enforcement conducted over 224O property maintenance and
housing code related inspections between 2008 and 2012. The City has been
successful in getting property owners to abate code violations.
Cultural Resources District
The purpose of the City's Cultural Resources Overlay District is to safeguard the
heritage of the City by preserving neighborhoods and structures that reflect the
City's heritage and post. The objective in the planning period was to rate historic
structures where applicable and process certificates of appropriateness as received.
Between 2000 and 2012, the Community Development Department issued 89
Certificates of Appropriateness certifying building changes were consistent with
design guidelines and appropriate within the District context.
Energy Conservation
All new construction is required to be subject to state energy conservation (Title 24)
requirements as a condition for the issuance of m building permit. Between 2008
and 2012,1,231 new units were required by the City to meet these standards.
CITY OF Tn87O« HOUSING ELEMENT
GENERALPLAN 118
APPENDIX B
AFFORDABILITY GAP ANALYSIS
I
Bill
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
rA
III
City of Tustin
Affordability Cap and leveraged Financing Analysis
1.0 Executive Summary
The City of Tustin retained David Paul Rosen & Associates (DRA) to prepare an
affordability gap analysis and evaluation of leveraged financing options for new residential
development in Tustin. The "affordability gap" methodology determines the difference
between the supportable mortgage on the unit at affordable rents and sales prices and the
actual development cost of the unit. The gap analysis provides planning-level estimates of
the typical per unit subsidized required to make different types of housing affordable to
households at alternative income levels.
The per unit affordability gaps calculated in this report are based on housing prototypes
that are 100% affordable to households at each of the income levels modeled (or in the
case of the leveraged financing analysis, at the mix of income levels necessary to meet the
requirements ancVor competitive standards of the leveraged financing programs).
However, the results can be used in estimating subsidy requirements for mixed income
IMF housing INE
IN developments as well. Under the assumption that the market rate units are IMMIMM
financially feasible without subsidy, the subsidy requirement for a mixed income
development can be estimated by multiplying the number of affordable units by the
appropriate per unit affordability gap. The results of the gap analysis provide a useful tool
to the City of Tustin and Tustin Redevelopment Agenve for capital planning purposes.
DRA recommends that the subsidy provided to any individual housing development be
determined based on analysis of the specific economic conditions pertaining to that
project
The first step in the gap analysis the amount a tenant or homebuyer can afford
to contribute to the cost of renZing or owning a dwelling unit based on established State
and Federal standards. Income levels, housing costs and rents used in the analysis are
defined below using 2007 published data for Tustin.
The second step estimates the costs of new housing construction in Tustin. For this
purpose, DRA, in collaboration with City staff ,
, formulated five prototypical housing
developments (one rental development and four owner developments) suitable for the
Tustin market today. DRA estimated the cost to develop these housing prototypes in
Tustin under current housing conditions using information on actual recent housing
developments provided by Tustin and Orange County area developers.
The third step in the gap analysis establishes the housing expenses borne by the tenants
and owners. These costs can be categorized into operating costs, and financing or
mortgage obligations. Operating costs are the maintenance expenses of the unit
including utilities, property maintenance and/or Homeownership Association (HOA) fees,
property taxes, management fees, property insurance, replacement reserves, and
insurance. For the rental prototype examined in this analysis, DRA assumes that the
City Of Tustin
Affordability Gap and tevva8ed Financing Anahiis Page I
N3
xv
landlord pays all but certain tenant-paid utilities as an annual operating cost of the unit
paid from rental income. For owner prototypes,' DRA assumes the homebuyer pays all
operating and maintenance costs for the home.
Financing or mortgage obligations are the costs associated with the purchase or
development of the housing unit itself. These costs occur when all or a portion of the
development cost is financed. This cost is always n obligation of the landlord or owner.
Supportable financing is deducted from the totardevelopment cost less any owner equity
or downpayrnent to determine the gap between the supportable mortgage on the
affordable units and the cost of developing those units.
For the rental housing prototype, the gap analysis calculates the difference between total
development costs and the conventional mortgage supportable by net operating income
from restricted rents. For owners, the gap is'lle difference between development costs
and the supportable mortgage plus the buyer's down payment. Affordable housing costs
for renters and owners are calculated based on California Redevelopment Law definitions
and occupancy standards. Household income is adjusted based on an occupancy
standard of one person per bedroom plus one.
The aps for the owner prototypes 'are summarized in Table 1. The gaps have been MEN
MUMMA
calculated for the following three income levels:. AN, -
PON
Affordable
Income Limit Housing Cost
1. Very Low Income 50% of Area Median Income (AMI), adjusted 30% of 50% AMI
for household size
2. Low Income 809/6 of AMI, adjusted for household size 30% of 70% AMI
3. Moderate Income 120616 of AMI, adjusted f6r household size 35% of 110% AM!
Depending u n the source of subsidy for ownership housing, the gaps may vary. For
'
exam le I'Mral HOME funds do not require deduction of a utility allowance in the
calculation n of affordable mortgage payment. However, under California Redevelopment
Law, owner affordable housing expense is defined to include monthly utility costs. This
increases the ownership gaps. The affordability gaps shown in Table I include utility
allowance deductions.
The gaps for the rental prototype, without non-local leveraged financing, are summarized
in Table 2. The gaps have been calculated for the following three income levels:
City of Tustin
Affordability Cap and Leveraged Financing Analysis Page 2
0"
N
Income Limit
1. Very Low Income 50% of Area Median income (Aml),
adjusted for household size
2. Low Income 80% of AMI, adjusted for household size
3. Moderate Income 120-1, of AMI, adjusted for household site
Affordable Housing
Cost
30% of 509/6 AMI
30% of 60% AMI
30% of 1100/6 AMI
E)RA produced, under separate cover, a comprehensive review of Federal, State, and
private sources of funding that might be used to subsidize affordable rental and ownership
housing in Tustin. For ownership housing, per unit mortgage assistance, as available,
Tgenerally reduces the gap on a dollar for dollar basis. For rental developments, the use of
e Low Income Housing Tax Credit Program and/or tax-exempt bonds is more
complicated, because of the formulas for calculating tax credits and the specific income
targeting rL%quired.'
Therefore, for the rental prototype,. we have examined the following leverage scenarios:
I . 9% Low Income Housing Tax Credits (Federal only)';
2. 4% tax credits with tax-exempt bonds, and
3. 4% tax credits, tax-exempt bonds, and the Multifamily Housing Program
(MHP) of the California Department of Housing and Community
Development (HCD).
The assumptions and findings are described in the followin section. The sources and
I"
uses for each leveraged rental scenario are summarized in Table 3.
Since Orange County was designated as a Difficult to Develop Area (DDA) by HUD in 2007, projects in
01111
OWN the County are eligible for a 130% basis boost for the calculation of Federal tax credits but are not
eligible for State tax credits.
City of Tustin
Affordability Cap and Leveraged Financing Analysis Page 3
Source: David Nu! Rosen & Associates
City of Tustin page 4
/affordability Gap and Leveraged Financing Analysis yy
Table 1
Homeowner F`er Unit Subsidy Requirements'
City of Tustin
2008
Very Low
Low
Moderate
..Prot& gLV nit Bedroom Count
... p
income=
Incomes
Incomed-
Owner Prototype #1'
Attached Townhome
Two Bedroom
$366,000
$322,400
$195,500
Three Bedroom
$387,800
$339,400
$198,400
Four Bedroom
$426,800
$374,600
$222,300
Average
$393,500
$345,500
$205,400
owner Prato" $126
Stacked Fiat Condominium
One Bedroom
$258,600
$219,900
$107,100
TWO Bedroom
$259,000
$215,500
$88,600
Three Bedroom
$267,100
$218,800
$77,8()0
Four Bedroom
$290,500
$238,300
$86,000
Average
$268,800
$223,100
$89,900
Owner prototype #37
High Density Condominium
One Bedroom
$407,500
$368,800
$256,000
Two Bedr000rn
$432,500
$389,000
$262,100
Three Bedroom
$542,000
$493,700
$352,600
Four Bedroom
$569,400
$517,200
$364,800
Average
$487,900
$442,200
$308,900
Owner prototype #40
Mixed Use, Ground Floor Retail
One Bedroom
$491,700
$453,000
$340,200
'
Two Sedr000m
$537,400
$493,900
$366,900
Three Bedroom
$595,000
$546,600
$405,600
Average
$541,300
$497,800
5370,900
Source: David Nu! Rosen & Associates
City of Tustin page 4
/affordability Gap and Leveraged Financing Analysis yy
Notes to Table 1:
I Per unit subsidy requirements are calculated as per unit total development cost less affordable
home purchase price, based on an occupancy standard of one person per bedroom plus one, per
California Redevelopment Law. Affordable home purchase price is calculated based on monthly
affordable housing expense, inclusive of mortgage principal and interest property taxes and
insurance, utilities and homeowners association (HOA) dues. Calculations are based on the
following assumptions: 30 -year mortgage interest rate of 8 percent average property tax rate of
1.20 percent; property insurance costs of $50 per month; HOA dues of $175 per month; and a
utility allowance calculated based on County of Orange, Housing and Community Services
Department utility allowance schedule, effective October 1, 2006.
Very low income owner affordable housing is cost calculated as 30 percent of So percent o(AMI,
adjusted for household size. Average very low income affordable home purchase price is
$70,764.
Low income owner affordable housing cost is calculated as 30 percent of 70 percent MIAMI,
® NOW adjusted for household size. Average low income affordable home purchase price is $116,457.
R-'
Moderate income owner affordable housing cost is calculated as 35 percent of 110 percent of
Aml, adjusted for household size. Average moderate income affordable home purchase price is
$249,723.
s owner Prototype -11 average unit size is 1,296 square feet. Average per unit development cost is
$468,663. Per unit development costs are adjusted by unit size/bedroom count
4 Owner Prototype 92 average unit size is 1,142 square feet. Average per unit development cost is
$339,591. Per unit development costs are adjusted by unit size/bedroom count.
7 Owner Prototype 13 average unit size Is 1,350 square feet. Average per unit development cost Is
$558,617. Per unit development costs are adjusted by unit size/bedroom count
I Owner Prototype $4 average unit size is 1,515 square feet. Average per unit development cost is
$608,112. Per unit development costs are adjusted by unit size/bedroom count.
City of Tustin
Affordability Cap and Leveraged Financing Analysis Page S
Table 2
Tenant Per Unit Subsidy Requirements'
Rental Housing Prototype: Stacked Flat Apartments
City of Tustin
2008
Unit Bedroom Count
r • slim
Two Bedrooms
Three BedrooM7
Four Bedroom's
Average
Renter Prototype
Stacked Flat Apartments
Very Low
Low
Moderate
Income
Income'
income'
$311,300
$294,6bO
$211,400
$348,000
$329,300
$235,600
$3,21,800
$301,000
$197,000
$402,000
$379,600
$174,800
$345,775
$326,125
$204,700
Source: David Paul Rosen & Associates.
City of Tustin
Affordability Cap and Lever-aged Financing Analysis Page 6
v
IS
01
WE=
rf
Notes to Table 2:
" Tenant per unit subsidy requirements are calculated as per unit total development cost less per
unit tenant supported debt. Tenant supported debt is calculated based on tenant monthly operating
income which equals: affordable monthly rent, inclusive of utilities, less a monthly per unit
operating cost of 4300, property taxes assumed at an average annual rate of 1.20 percent; and a 3
percent vacancy rate. Tenant supported debt calculations are based on a 30-year mortgage interest
rate of 8 percent and a debt coverage ratio of 1.25. Affordable monthly rents are based on
household Income, adjusted for household size assuming an occupancy standard of one person
per bedroom plus one, per Califomia Redevelopment Law.
2 Very low income renter affordable housing cost is calculated as 30 percent of 50 percent of AM,
adjusted for household size. Average very low income affordable monthly rent is $847.
3 Low income renter affordable housing cost calculated as 30 percent of 60 percent of AMI,
adjusted for household size. Average low income affordable monthly rent is $1,033.
Moderate Income renter affordable housing cost calculated as 30 percent of 110 percent of AM,
adjusted for household size. Average moderate income affordable monthly rent is $1,963.
5'One bedroom unit is 750 square feet. Per unit total development cost is $321,075.
6 Two bedroom unit is 950 square feet. Per unit total development cost Is $362,224.
7 Three bedroom unit is 7,050 square feet. Per unit total development cost is $382,799.
9 tour bedroom unit is 1,250 square feet. Per unit total development cost is $423,947.
City of Tustin
Affordability Gap and Leveraged Financing Analysis Page 7
WIPE
Average Per Unit Subsidy Requirements
Rental Housing Prototypen. Stacked Flat Apartrnents
Leveraged Financing Scenarios
City of Tustin
2008
Levera I—lumi-m—s—ce—n—a—rim
gejL
4% Tax Credits, Tax-Exempt Bonds
4% Tax Credits, Tax-Exempt Bonds,
Multi- Family Housing Program (MHP)
Source: David Paul -Rosen & Associate&
Renter Prototype
Stacked Flat Apartments
$140,100
O
01—
N
NEW=
IM
M
City of Tustin
Affordability Cap and Lewraged Financing Analysis Page 8 CIO
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CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
Appendix to 1117-
Housing Element , E
IN
�10
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
Appendix to
Housing Element
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CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
APPENDIX C
PUBLIC PARTICIPATION MAILING LIST
wNr
U
�rywu
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
I
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CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
Veterans Service Dept. Dayle McIntosh Center Orange Coast Interfaith Shelter
4220 Lemon Street 13272 Garden Grove 1963 Wallace Street
Riverside, CA 92501 Garden Grove, CA 92843 Costa Mesa, CA 92627
YMCA of Orange County
13821 Newport Ave., Suite #200
Tustin, CA 92780
Tustin Area Historical Society &
Museum
395 El Camino Real
Tustin, CA 92780
Probation Community Action
Assoc.
18627 brookhurst Street #425
Fountain Valley, CA 92708-6748
Helen Anderson
Hunger Coalitions
14452 Wildeve Lane
Tustin, CA 92780
Diane Aust
Tustin Area Council for Fine Arts
P.O. Box 145
Tustin, CA 92781
Vanessa Bruner
Learning for Life - Orange County
1211 East Dyer
Santa Ana, CA 92705
Holly Hagler
ommunity Services Programs Inc.
1200 N. Knollwood Circle
Anaheim, CA 92801
Keith Rhodes
Big Brothers & Sisters of OC
14131 Yorba Street, Suite 200
Tustin, CA 92780
John Von Glahn
Family Service Association
18001 Cowan, Units C-D
Irvine, CA 92714-6801
Assistance League of Tustin
P.O. Box 86
Tustin, CA 92781
Legal Aid Society of Orange County
2101 N. Tustin Avenue
Santa Ana, CA 92705
Mardan Foundation of Educational
Therapy
I Osborn
Irvine, CA 92604
Allen Baldwin
OC Community Housing Corp.
2024 N. Broadway, 3rd Fir.
Santa Ana, CA 92706-2623
001
Families First
12012 Magnolia Street
Garden Grove, CA 92641-3346
Community Services Programs Inc.
1221 East Dyer Rd., Suite 120
Santa Ana, CA 92705
Ronald M. Griffith
Century Housing
1000 Corporate Pointe, Suite 200
Culver City, CA 90230
Mary's Shelter
P.O. Box 10433
Santa Ana, CA 92711
Doug Bistry Civic Center Barrio
O.C. Affordable Housing Ell
980 W. 17th Street, Unit E 11-0
23861 El Toro Road, Suite 207 t
Lake Forest, CA 92640-4733 Santa Ana, CA 92706
Jerry Caminti
Disability Awareness Coalition
3773 University Drive, #118
Irvine, CA 92612
Patrick Carroll
Life Share
11421 Garden Grove Blvd.
Garden Grove, CA 92643
Donna Core Community Action Partnership of
Meals on Wheels Orange County
1001 N. Tustin Ave. 11870 Monarch Street
Santa Ana, CA 92707 Garden Grove, CA 92841
John Drew
Family Solutions
203 N. Golden Circle Dr., #101
Santa Ana, CA 92705
Jason Suppes
Four H Clubs of Orange County
1045 Arlington Dr.
Costa Mesa, CA 92626
Janie Wolicki
Women Helping Women
1800 East McFadden Ave., Suite IA
Santa Ana, CA 92705
Mary Hadley
Info Line Orange County
2081 Business Center Dr., Suite 130
Irvine, CA 92715
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN JUNE 16, 2009
Mercy House Transitional Living
Ctr.
P.O. Box 1905
Santa Ana, CA 92702
Warren Johnson
Salvation Army
10200 Pioneer Road
Tustin, CA 92780
Habitat for Humanity of Orange
County
2200 S. Ritchey Street
Santa Ana, CA 92705
Orange Children & Parents
Together
1063 N. Glassell Street
Orange, CA 92867
OCSPCA-Paws
P.O. Box 6507
Huntington Beach, CA 92615
Charlene M. Ashendorf
Laurel House
P.O. Box 3182
Tustin, CA 92781
OC Council on Aging
1971 E. 4th Street, #200
Santa Ana, CA 92705
Donald VerLeur
Olive Crest
2130 E. Fourth Street, Suite 200
Santa Ana, CA 92705
Barbara Resnick
Western Dev, For Affordable
Housing
112 E. Champan Avenue
Orange, CA 92867
C1ge County Homeless Issues
Task Force
1770 N. Broadway
Santa Ana, CA 92706
Dawn Price
Friendship Shelter, Inc.
P.O. Box 4252
Laguna Beach, CA 92652
Judy Johnson
ESA / Corporate Office
23861 El Toro Road, Suite 207
Lake Forest, CA 92640-4733
Elmer Hothus
Christian Temporary Housing
Facility
704 N. Glassell Street
Orange, CA 92867
Becky Johnson
Alliance for the Mentally III
621 S. "B" Street
Tustin, CA 92780
Tustin Public School Foundation Children's Bureau of Southern
150 El Camino Real, #140 California
Tustin, CA 92780 50 S. Anaheim Boulevard, Suite. 241
Anaheim, CA 92805
The Villa Center, Inc.
910 North French
Santa Ana, CA 92701
Jonathan Stone
Tustin Chamber of Commerce
700 W. First Street, Suite 7
Tustin, CA 92780
Easter Seal Society, Inc.
1570 E. 17th Street
Santa Ana, CA 92705
Jim Miller
American Family Housing
1,5161 Jackson Street
Midway City, CA 92655-1432
Boys & Girls Club of Tustin
580 W. Sixth Street
Tustin, CA 92780
Joyce Riley
Learning Disabilities of Southern
California
P.O, Box 25772
Santa Ana, CA 92799
Kathleen Buehler
The Blind Children's Learning
Center
18542-B Vanderlip Ave.
Santa Ana, CA 92705
Laura Archuleta
Jamboree Housing Corp.
17701 Cowan Ave., Suite 200
Irvine, CA 92614
Theresa Ma rji
Legal Aid Society of Orange County
2101 N. Tustin Avenue
Santa Ana, CA 92705
Sherry McCulley
Legal Aid Society of Orange County
2010 N. Tustin Avenue
Santa Ana, CA 92705
Ellen Waild
Lutheran Social Service of Southern
California
2560 North Santiago Blvd.
Orange, CA 92867
Denise Y. Cato
Fair Housing Council of OC
201 S. Broadway
Santa Ana, CA 92701
Rich Gorham
St. Vincent de Paul Center for
Reconciliation
1505 E. 17th Street, Suite 109
Santa Ana, CA 92705
Susan Stokes
Turning Point Center for Families
2101 E. 4th Street, #150-B
Santa Ana, CA 92705-3814
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN JUNE 16, 2009
Donald Taylor
'eteran Charities of Orange County
201 S. Sullivan Street
Santa Ana, CA 92704
Service People in Need
151 Kalmus #H-2
Costa Mesa, CA 92626
Tim Wells
Episcopal Service Alliance
525 Main Street
Huntington Beach, CA 92648
Lorri Galloway
The Eli Home, Inc.
1175 N. East Street
Anaheim, CA 92805
Vickie Talley
OC Housing Providers
25241 Paseo de Alicia #120
Laguna Hills, CA 92653
Steve PonTell
National Community Renaissance
9065 Haven Ave., Suite 100
Rancho Cucamonga, CA 91730
Debbie Phares
Orange County Congregation
Community Organization
P.O. Box 2
Anaheim, CA 92805
Maury Ruano
Mercy Housing
2240 W. Lincoln Avenue
Anaheim, CA 92801
Mike Balsamo
BIA Orange County Chapter
17744 Sky Park Circle, #170
Irvine, CA 92614
Kenneth W. Babcock
Public Law Center
601 Civic Center Drive West
Santa Ana, CA 92701-4002
CITY OF TUSTIN
GENERAL PLAN
Ed Gerber
Lynne Tsuda
Lestonnac Free Clinic
Central Orange County YWCA
1215 E. Chapman Ave.
P.O. Box 689
Orange, CA 92866
Orange, CA 92865
Patrick McCabe
Karen Weisenberger
Clyde Weinman
Consumer Credit Counseling
Irvine Temporary Housing
Service
6427 Oak Canyon
P.O. Box 11330
Irvine, CA 92620
Santa Ana, CA 92711
Randy Wenz
Thomas Whaling
Orange County Council BSA
Shelter for the Homeless
1211 E. Dyer Street
24621 Ridgewood Circle
Santa Ana, CA 92705
Lake Forest, CA 92630
Carol Anne Williams Pilgrimage Family Therapy
Interval House 23201 Mill Creek Road, #220
P.O. Box 3356 Laguna Hills, CA 92653
Seal Beach, CA 90740
Hunter L. Johnson
William O'Connell
LILAC Housing
Colette's Children's Home
110 Pine Street, Suite 500
17301 Beach Blvd., Suite 23
Long Beach, CA 90802
Huntington Beach, CA 92647
Patrick McCabe
Steven Johsz
Orange County Social Services,
William Lyon Homes, Inc.
Tustin Fan-Lily Campus
4490 Von Karman Ave.
1152 E. Fruit Street, Suite 550
Newport Beach, CA 92660
Santa Ana, CA 92701
Glenn Hayes Maria 1. Marquez
Neighborhood Housing Services of Adult Mental Health Services
Orange County 405 West Fifth Street, Suite 550
198 W. Lincoln Ave., 2nd Floor Santa Ana, CA 92701
Anaheim, CA 92805
Randy Gibeaut
Community Housing Resources
1411 North Broadway
Santa Ana, CA 92706
Bart G. Hess
Affordable Home Owners Alliance
2 Park Plaza, Suite 100
Irvine, CA 92614-5904
Kelly Lupro
OC Housing & Community
Development
1.770 N. Broadway
Santa Ana, CA 92706
Brenda Rodriguez
Affordable Housing Clearninghouse
23861 El Toro Road, Suite 401
Lake Forest, CA 92630
Jim Palmer
Orange County Rescue Mission
I Hope Drive
Tustin, CA 92782
Karen Roper
OC Housing & Community
Development
1770 N. Broadway
Santa Ana, CA 92706
HOUSING ELEMENT
JUNE 16, 2009
Captain Lee Lescano
The Salvation Armv
10200 Pioneer Road
Tustin, CA 92782
M, a
Cynthia Campbell
uman Options, Inc. (DOVE
Housing)
P.O. Box 9376
Newport Beach, CA 92658
Sheri Barrios
Orange Coast Interfaith Shelter
1963 Wallace Avenue
Costa Mesa, CA 92627
Cesar Covarrubias
The Kennedy Commission
1,7701 Cowan Ave., Suite 200
Irvine, CA 92614
Lucy Dunn
Orange County Business Council
2 Park Plaza, Suite 100
Irvine, CA 92614
CITY OF TUSTIN
GENERAL PLAN
Maya Dunne
SHJHS Foundation & Community
Outreach
500 S. Main St., Suite 1000
Orange, CA 92868
Margie Wakeham
Families Forward
9261 Irvine Blvd.
Irvine, CA 92618
Linda Tang
Kennedy Commission
17701 Cowan Ave., Suite 200
Irvine, CA 92614
David Levy
14331 Browning #24
Tustin, CA 92780
Jacqui Kerze
Regional Center of Orange County
P.O. Box 22010
Santa Ana, CA 92702-2010
Scott Larson
HomeAid Orange County
17744 Sky Park Circle, #170
Irvine, CA 92614
Joan B. Bargol
Orange Coast Interfaith. Shelter
1963 Wallace Avenue
Costa Mesa, CA 92627
Affirmed Housing Group
1,3520 Evening Creek Dr. North,
#160
San Diego, CA 92128
John H. Cochrane, III
be.group - Senior Living
516 Burchett Street
Glendale, CA 91203
HOUSING ELEMENT
JUNE 16, 2009
APPENDIX D
REFERENCES
CITY OF TUSTIN
GENERAL PLAN
Appendix to
Housing Element
mesa-,
"M
NIMBI
HOUSING ELEMENT
101
SEE
11
'40
Appendix to
Housing Element
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CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
Appendix to
Housing Element
REFERENCES
-
A. Documents
I. 2000 Census Report. iJS. Department o6 Commerce, Bureau of the Census.
2. 2010 Census Report. U.S. Department of Commerce, Bureau of the Census.
3. 2007-20II American Community Survey. U.S. Department ofCommerce,
Bureau of the Census.
4. Comprehensive Housing Affordability Strategy for Fiscal Years 20U7-2008to
2017-2018, David Paul Rosen & Associates (DRA).
5. Marine Corps Air Station Tustin Specific Plan/ Reuse Plan, Adopted
February 2003, Amendments through June 2007
6. California State Department nf Finance, 203, E-5 Population and Housing
RISE
7. Orange County Projections 20l0 Modified, Center for Demographic
Research mt California State University, Fullerton.
W. Orange County Ten - Year Plan tn End Homelessness, 2Ol2, County of
KENN-
Orange.
9. Southern California Association of Governments, Regional UoosingNeeds
Assessment, 2012.
10. City ufTustin, Zoning Ordinance.
ll. City oJ Tustin, General Plan, osamended through November 2012.
12. City n[ Tustin 201O-2Ul5 Consolidated Plan.
lJ. City of Tustin Comprehensive Annual Financial Report For the Year Ended
June 3O,2O1I.
l4. City of Tustin Consolidated Annual Performance and Evaluation Report,
September 26 2012.
15. Market Overview Report for City ofTustin, Realfacts.
l6. Third Five-Year Implementation Plan for The Town Center and South
Central Redevelopment Project Areas (FY 20O5-D6to2OU9-20I0),Tustin
Community Redevelopment Agency, December 2004.
CITY 0FTUSTlN HOUSING ELEMENT
GENERALPLAN
Appendix to
Housing Element
IT Final
(EpJ£UD for the Disposal and Reuse ofMC&S-Tosdu (Program GIS'ElDfor
&4CAS-Tosho), January l6,2OOl.
18. Response to Comments, Final Volume 2 and 3of Final Environmental
Impact Statement/ Environmental Impact Report (EIS/EIR) for the Disposal
and Reuse ofMCAS-Tnedn.
19. City Council Staff Reports for St. Anton and Irvine Company projects,
November 6, 2012,
20. State of California, Department of Housing and Community Development,
31. Orange County Client Management lnfornzobnu System Year End Progress
Report, Orange County Housing Partnership, December 2007
22. Orange County Department o[ Education, Division or School and
Community Services, McKinney-Vento Homeless Education Assistance Act,
2O06-O7.
23, 2O13 State Income Limits, State Department of Housing and Community
24.Morsball& Swift
25. State of California Government Code Sections h558Uetseq.
B. Persons and Organizations
Elizabeth A. Binsack, Community Development Director
Community Development Department, Tustin
(714) 573-3031
2. Jerry Craig,
Tustin Successor
(714) 573-3121
S. Justina Willkom, Assistant Director -
Planning
Community Development Department, Tustin
(714) 573-3115
4. Scott Reekstin, Principal Planner
Community Development Department, Tustin
(714) 573-3016
CITY 0F7D8?On HOUSING ELEMENT
GENERALPLAN
Appendix to
Housing Element
5. Edmelynne Hutter, Associate Planner
Community Development Department, Tustin
(714)) 573-3174
6. Lieutenant Steve Lewis
Tustin Police Department
(714) 573--3271
I -
6. Ben Savill
Community Housing Advisory Council
Regional Center of Orange County
7. John Luker
Orange County Rescue Mission Village of Hope
(714) 247-4300
CITY OF TUSTIN HOUSING ELEMENT
GENERAL PLAN
TUSTIN
ll�iL�i
MEMORANDUM
Adopted by Resolution N4
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INNER
BONN-
Section Page
INTRODUCTION ........................ 1
STATE LAW AND GENERAL PLAN GUIDELINES 1
SOURCES OF INFORMATION 5
SUMMARY OF HOUSING ISSUES, NEEDS, OPPORTUNITIES, AND CONSTRAINTS........ 6
HOUSING NEEDS ASSESSMENT .. ....... .................. ........ ...... 8
POPULATION/ EMPLOYMENT TRENDS 8
HOUSEHOLD CHARACTERISTICS 13
HOUSING STOCK CHARACTERISTICS 27
ASSISTED HOUSING PRESERVATION ANALYSIS 35
CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT AND
MAINTENANCE OF HOUSING... ................. ...... --- ............ ......... ............ ...... ....... ... 45
GOVERNMENTAL CONSTRAINTS 45
MARKET CONSTRAINTS 63
ENERGYCONSERVATION ..................................... ........................................... ............... ..... 67
SUMMARY OF PREVIOUS HOUSING ELEMENT PROGRAMS ...... - ... .............. .............. ... 69
PROGRESS IN IMPLEMENTING THE 1989 GOALS AND OBJECTIVES 69
REVIEW OF PAST PERFORMANCE 70
APPENDICES:
A. AFFORDABILITY GAP ANALYSIS
B. REFERENCES
C. MAJOR EMPLOYERS IN TUSTIN
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM
Page
TABLE HTM -1: Population Growth 2000 - 2012 City of Tustin, Nearby Jurisdictions
and Orange County 9
TABLE HTM -1A: Population Projections 2015 - 2035 10
TABLE HTM- 2: Age Trends 1990, 2000, 2010 City of Tustin 10
TABLE HTM- 3: Race and Ethnicity: 1990, 2000, 2010 City of Tustin 11
TABLE HTM- 4: Employment by Occupation 2011 12
TABLE HTM- 5: Employment by Industry 2011 12
TABLE HTM- 6: Household Type.: 1990 - 2011 13
TABLE HTM- 7: Household Size 1990 Through 2011 14
TABLE HTM- 8: Households in Overcrowded Conditions 2011 15
TABLE HTM- 9: Median Household Income: Tustin and Surrounding Areas 2011
15
TABLE HTM -10: Household Income Distribution City of Tustin 2011
156
TABLE HTM -11: Household Income Distribution by Household Tenure 2011
17
TABLE HTM -12: Households Overpaying for Shelter 2011 City of Tustin
1s
TABLE HTM -13: Household Size Distribution City of Tustin
21
TABLE HTM -14: Households with Five or More Persons 2011
22
TABLE HTM -15: Summary of Homeless Accomodation Zoning Regulations
25
TABLE HTM -16: Emergency Shelter/ Transitional Housing Facilities 2013
26
TABLE HTM -17: Housing Growth Trends 1990 - 2010 Tustin and Surrounding
Areas
27
TABLE HTM -18: Tustin Residential Unit Mix 1990 - 2013
28
TABLE HTM -19: Vacancy Rates 2000 -2013
28
TABLE HTM- 20: Tenure 1990 and 2011
29
TABLE HTM- 21: Age of Housing Stock
30
TABLE HTM- 22: Resale Price of Homes and Condominiums Tustin and
Neighboring Jurisdictions 2012
31
TABLE HTM- 23: Average Rental Rates, 2013 -1st Quarter
32
TABLE HTM- 24: Affordable Net Rents 2013
33
CITY OF T USTN HOUSING ELEMENT
TECHNICAL MEMORANDUM ii
1
I 1 IN
r
TABLE HTM- 25: 2006 -2014 Housing; Needs
34
TABLE HTM- 26: At Risk For Conversion in 2006 - 2014
36
TABLE HTM- 27: Assisted Housing Inventory
37
TABLE HTM- 28: 2013 Fair Market Rents, Orange County
43
TABLE HTM- 29: Affordable Rents, City of Tustin 2013
43
TABLE HTM- 30: Cost of Providing Rental Subsidy for Very Low Income
Households
44
TABLE HTM- 31: General Plan Residential Land Use Categories
46
TABLE HTM- 32: Summary of Residential Zoning Regulations
49
TABLE HTM- 33: Summary of Homeless Accomodation Zoning Regulation
56
TABLE HTM- 34: Summary Table Effectiveness of Housing Element Programs,
2006 -2014
9
TABLE HTM- 35: Effectiveness of Housing Element Programs 71
TABLE HTM- 36: Progress Towards Objectives 113
CITY OF TUSTIN
TECHNICAL MEMORANDUM
iii
HOUSING ELEMENT
tram
This page intentionally left blank,
01-111-1
11.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM iv
INTRODUCTION
This memorandum isa reference document intended to provide background data
that will serve as a partial basis for policies and programs in the Housing Element,
In accordance with State |a*, a significant amount of data is required in this
memorandum. Where possible, the data has been summarized in graphic form for
easy reference. The reader is urged to use the table of contents at the front of this
document aaa guide. Once the Housing Element has been completed, the Technical
Memorandum will be incorporated therein.
State law largely determines the content of this Technical Memorandum. Five
aecbno: foDnvv the introduction. The Summary of Housing Issues, Conditions,
Opportunities and Constraints provides muoverview of the key facing the
City, which are addressed by the goals, policies and programs ' of the Housing
Element. The Housing Needs Assessment section addresses housing needs. More
specifically, it discusses how the population has g7nvvn and changed, how
households are changing (i.e., size, composition), and bow the housing /ia
changing. This section also analyzes the potential loss of assisted lower income
housing bouoingunits io the City.
The third section addresses governmental and constraints, such
as market condition, and natura|environment, to housing development. The fourth
section addresses energy conservation. E5na|ly, the fifth section summarizes the
housing issues, opportunities, and constraints that have emerged through
background research and public meetings and which must be addressed in the
Housing Element.
The State of California provides very specific requirements and guidelines for
preparing Housing Elements. This section describes those requirements and
explains the relationship between this element and the rest of the General F1en.
The State ofCalifornia requires that each jurisdiction prepare and adopt Housing
Element. The State Requirements for Housing Elements are far stricter and more
detailed than for any other General Plan B|euzenL
State Planning law requires local governments toreview their housing elements as
frequently as appropriate and to revise the elements as appropriate, not less than
every eight years. The fifth revision date for jurisdictions within the Southern
California Association of Governments (SCAG) is October 15, 2013.
The planning period for the Regional Housing Needs Assessment (RHN/\) as
prepared LmS(,/\G, is from January l, 2014 to October 1, 2021, a seven and three
CITY OFTQSTIN HOUSING ELEMENT
/ELHNILALMEMO6A8D[IM J
quarter year period. The implementation period covered b« this element i8October
20I8to October 202I. ism-
Organization
of the Housing Element
Under the provisions of Section 6558 of the Government Code, the Housing
Element shall generally consist of an identification and analysis of existing and
projected housing needs and a statement of goals, policies, quantified objectives,
and scheduled programs for the preservation, improvement, and development of
housing. The Housing Element shall identify adequate sites for housing, including
rental housing, factory-built housing, and mobile homes, and shall make adequate
provision for the existing and projected needs of all eoounodo segments of the
community. More specifically, the }lousing Element must meet the requirements
outlined below.
A. An assessment of housing needs and an inventory of resources and constraints
relevant to meeting these needs. The assessment and inventory shall include the
• Analysis of population und employment trends and documentation of the
locality's existing and projected housing needs for all income levels. These
existing and projected needs shall include the locality's share nf the regional
housing needs io accordance with Section 65584.
• Analysis and documentation of household characteristics, including level of
RONNIE
payment compared to ability to pay, housing characteristics, including
Overcrowding, and housing stock condition.
• An inventory of land suitable for residential development, including vacant
sites and sites having potential for redevelopment, and ao analysis nfthe
relationship of zoning and public facilities and services to these sites.
• Identification ofa zone nz zones where emergency shelters are allowed asa
permitted use
• Analysis of potential and actual governmental constraints npno the
maintenance, improvement, or development uf housing for all income levels,
including land use controls, building codes and their enforcement, site
improvements, fees and other exactions required of developers, and local
processing and permit procedures.
• Analysis of potential and actual non-governmental constraints u}?uo the
maintenance, improvement, development of housing for all income levels,
including the availability of financing, the price of land, and the coat of
construction.
* Analysis of any special housing needs such as those n[ persons with
disabilities (including dev l disabilities), the elderly, large families,
CITY OF TQSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 2
farm workers, [aozUbea with female heads o{ households, and fan-lilies and
persons tn need n{ emergency shelter,
�
Analysis of opportunities for energy conservation with respect to residential
development.
~ Analysis of existing assisted housing developments that are - to
change from low-income housing uses during the next lUyears.
B. A statement of the community's goals, quantified objectives, and policies
relative to the maintenance, e, pceeerv� on, improvement, and development of
housing.
D is recognized that the total housing needs identified pursuant to Section
6558(a) may exceed available resources and the community's ability to satisfy
this need within the content of the general plan requirements.
Under these
circumstances, the quantified objectives need not beidentical to the identified
existing housing needs, but should establish the znaxirnuo\ number of housing
units that can be constructed, rehabilitated, and conserved over a five-year time
frame.
C. A program which sets forth u schedule of actions over the nl
that at�o local government io or intends to undertake in order
to implement the policies and achieve the goals and objectives of the housing
element through the administration of land use development controls, provision
of regulatory concessions and incentives ' and the utilization of appropriate
federal and state financing and subsidy programs when available. In order to
make adequate provision for the housing needs of all economic segments ofthe
community, the program will incorporate the following:
= Identify adequate sites which will he made available through appropriate
zoning and development standards and with public services and facilities
needed to facilitate and encourage the development ofavacietvof types of
housing, factory-built housing, mobile homes, emergency -helters and
transitional housing in order to meet the community's housing goals.
• Assist in the development of adequate housing to meet the needs of
extremely low, very low, low- and moderate-income households.
• Address and, where appropriate and legally possible, remove governmental
constraints to the maintenance, improvement, and development ofhousing.
• Conserve and improve the condition of the existing affordable housing
stock.
Promote housing for all persons regardless of race, religion, sex
marital status ancestry, national origin, or color. The program obo|i 'include an
identification of the agencies and officials responsible for the implementation of the
CITY OFTQSTIN HOUSING ELEMENT
various actions and the means by vvbiCh consistency will be achieved with other
� plan elements �omh Ibe|oc�| shall znokea
�ener� = �ouuuv/v�y �_'-'� �~,`^^.~^^^^ —_
diligent effort to achieve public participation of all economic segments of the
community in the development of the housing element, and the program sboU
describe this effort.
|n addition, mn amendment to housing element law (Chapter l45l, Statutes ofl4A9)
i�s�!h�sbnge�ne�s� include addi�onalo�d �dInog�ms�
requires
potential conversion ofall Federal, State and locally assisted housing
developments that are eligible toconverttoroazkrtraJeosodnringtbenextten-yeaz
period. Such units are considered to be "at risk,' of being lost as part of the
affordable housing stock.
Relationship to Other General Plan Flernentm
The preparation nf the City's Housing Element must conform to Section 65580 of the
California Government Code. The Legislature has established a policy that the
availability of housing iu a suitable environment is of vital statewide importance,
and m priority of the highest order. State policy requires local governments to
address the housing needs of all wznonndc segments, while considering the
economic, environmental and hsoo| factors and community goals set forth in the
General Plan. OWNER
VVbi|e a city must consider housing needs for all economic segments, it rnoal also
maintain internal consistency among the various elements of the General Plan.
Neither the Housing Element nor any other element may supersede any other
required element of the Tustin General Plan.
The Housing Element relates to other elements in variety of ways. The Land Use
Element directly relates to the Housing Element hv designating areas of the City in
which a variety of residential types and densities may exist.
The Mousing Element's relationship to the Conservation, Open Space, and
Recreation Element is conditioned by the need to serve a growing population's
recreational needs, especially io the areas of the City with the highest density.
The Circulation Element attempts to provide an efficient and
circulation system. This system must be designed to accommodate allowed land
uses, including residential uses, and the intensity of aUnvvoN8 uses must not exceed
the ultimate capacity of the circulation system.
The Safety relates to the Housing Element by designating areas that are
deemed - unsafe for development, such asthe A)quiot-Pzim|o Zones and Dnndplains.
Similar to the Safety Element, the Noise Element relates to the Housing Element by
addressing beo|t) related issue area. Techniques for reducing noise often involve
buffers between land uses to reduce noise.
O �� HOUSING ELEMENT
�YO���
TECHNICAL MEMORANDUM 4
rm
PON
The Growth Management Element overlaps the issues raised in the
` Housing
Element its efforts to ensure that the - and implementation
oftraf�ioproveoxntaand public facilities adequate to meet current
projected needs of Orange County.
SOURCES OF INFORMATION
A variety of sources were used toprepare this Technical The most
recent source of population and housing counts iothe State Department nfFinance
(DOF) population and housing estimates for January 201. The population,
household and employment statistics are taken from the 20I0 Census and the
American Community Survey. Other estimates of population characteristics are
provided by the Center for Demographic Research at California State University,
. The 20I2 Southern California Association of Governments Rp*ioom|
}Iooei Needs Assessment /B|�NL�\ provided information regarding � existing
needs and projections regarding future housing needs. Data regarding housing
costs have been obtained {roonlocal newspapers, local developers, anDnancim1
institutions. Other data sources are listed in the Reference section of this document,
CITY 0FTQSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 5
SUMMARY OF HOUSING ISSUES NEEDS,
OPPORTUNITIES, AND CONSTRAINTS
The following issues needs, and constraints have been identified iu
0 Tenure. The City contains disproportionately large amounts ofmnld
housing units when compared to nearby jurisdictions and the
° Historic Resources. Tustin features numerous historic homes that odd
character and charm to the City but may be in need of ongoing maiotenanoo
and rehabilitation.
0 Hone (7wnur:6fn Affordability Gun. Ownership housing costs are
increasingly the reach ofthe City's lower- and moderate-income
• �oxdidox.&�onvov«ner-and un�abn the CUvneed
Housing
rehabilitation, including minor and major nepa bs. Landlords and owners of
these units may need financial assistance in order to make necessary repairs.
• Units at Risk of Conversion to Market J0xtc. DY State law, the City must
document and develop programs to address affordable housing units in the
City that are at risk of converting to market rate housing between 2013-2021.
For the 2014-2021 R]1N/\ planning period, the Regional Housing Needs
Assessment indicates that there are 100 assisted units at risk of conversion to
market rate housing.
• Large Households. Large households comprised approximately 15.4 percent
of all Tustin bnuepbo|ds (owner and renter) in 2011. Large families and
households are a population of concern due to both the difficulty of finding
adequately sized housing units and the biDb costs associated with these
larger units.
• (}norcrnxom8/g. According to the California Department of Finance, the
average number of persons per household io the City was 3.O2io20l3. The
American Community Survey 2007-2011 data indicates that a total nf2, 508,
orIO%,o{ all households were suffering from overcrowding.
• Rcnbz/ Aff`mdubi/itx Gap. Based upon areview of rental units, it is difficult
to find apartments in the City with more than two bedrooms, and those that
are available are beyond the price range of low-income households.
Therefore, large {anl1iee with low incomes (less than S83,250 for a family of
five) would have difficulty finding affordable housing inTustin.
CITY OF TUSTIN HOUSING ELEMENT
TEC}GNTCAQ. MEMORANDUM 6
ffil
Housing Problems. 2011 5-year American Community Survey data estimates
that there were 12,462 overpaying households, of which 36.8 percent had an
annual household income of less than $35,000, which was about 48 percent
of Tustin area median income.
0 Elderly. As the City's population ages, the number of elderly persons will
increase. This underscores an increasing need to address the special housing
needs of the elderly.
Age of Housing Stock- Even though the City's housing stock is relatively
young and in good condition, by year 2020, approximately 62 percent of the
City's housing stock will be over 30 years old-the age at which housing
typically begins to require major repairs,
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 7
am
HOUSING NEEDS ASSESSMENT
Since the 196Os the City's population has soared from about 21XX} persons bn77/983
in 2013. Thus, the vast majority of the City's housing stock has been constructed
v/itbbz the last 5Oyears.
Unlike most of Orange County, where about half of the housing stock consists of
single detached homes, nearly two-thirds ofTuatin's housing stock is multi-
family or single-family attached (i.e.,condominiums/ townhouses). Tustin also has a
proportionately higher percentage of renters compared to Orange County as a
whole.
Over the last two decades, the City's population has been impacted b9nanyofthe
same trends observed regionally: o substantial increase in minority populations,
especially Latinos; an increase in the average size of households; and, a surge in
housing costs. As the City continues to grow and change, its housing policies must
be re-examined io light of these changes.
This chapter examines the important demographic changes that have occurred in
the City since 2000 that affect housing needs. The chapter includes 6nuz main
sections: population/ employment trends, bouedzok| characteristics, housing
characteristics, and assisted housing preservation. The Population/Employment
I IN
][rends section analyzes bovv the population has grown and explores resident
enzpinyooeot patterns. The Household Characteristics section looks at changes in
household size and composition, examines income and overcrowding, and
evaluates housing affordability and special housing needs groups. The Housing
Stock Characteristics section examines changes in the housing stock, particularly the
number of units, condition, and type.
The fourth section concerning assisted housing preservation responds to State
legislation that requires local jurisdictions to prepare an inventory and implement
programs to promote the preservation mud/or replacement of government- assisted
lmvver- iocormehmusiog.
POPULATION/EMPLOYMENT TRENDS
This section examines population growth, age characteristics, racial/ethnic
composition, and employment characteristics of Tustin's population.
Population Growth
f\s shown io Table }{TM-1, between 200O and 2OlU the City's population grew from
b7,50to75,540,an increase of approximately D.9percent. Between 2010 and 2012,
population growth slowed significantly, loUiog4l.2peremtfrorntbeyeadymveraAe
of 1.2 percent between 20O0 and 20IOto.7 percent over the past 2 years. The City uf
Tuobo/s growth rate between 20lO and 2UI2was slightly slower than the County
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 8
growth rate but faster than the nearby cities of Garden Grove, and Santa
— A�. Recent projections released by the Center for Demographic - arch C5UF
(Orange County Projections 2OI0 Modified, [January 2b,20l2)� indicate that | tbn's
population will increase by an amnoo| rate of approximately 0.7 percent during this
implementation period, bringing the total population to 89,534 b� the year 2025.
Table |lTK1-% compares the City's growth rate between 2000 and 2012 with other
Orange County cities and the County amawhole,
Alarge percentage ofDustin/spopulation growth can beattributed to annexations
that have occurred since Ig8O. The remainder can be attributed hnavadetvofother
factors, including shifts in family structures from, smaller to larger families,
bsodlies,
redevelopment of existing developed areas, irfill development, and residential
construction in East Tustin. Substantial population and housing growth will
continue during this planning period with the continued development at Tustin
Legacy (former Marine Corps Air Station |K4(-AS7Tostio).
TABLEHTM-1
Population Growth 2000-282
Jurisdiction
2000
2010
2012
Percent Growth
2000-2010
2010-2012
Tustin
11.9%
1.4%
67,504
75,540
76,567
Anaheim
2.5%
2.2%
328,014
336,265
343,793
Grove
165,196
170,883
172,648
143,072
212,375
223,729
Orange
128,821
136,416
138,010
5.9%
1.2%
Ana
337,977
324,528
327,731
County
2,846,289
3,010,232
3,055,792
2 2010 U.S. Census
3 Department of Finance estimates 2012
Population projections are shown bn Table H[[K4-la. According to Orange County
Projections (OCP) 2012 data, the population in the City of Tustin is expected to
CITY OFIUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 9
t
4
increase by approximately 6.3 percent from 77,965 persons in 2015 to 82,878 persons
by the year 2035, after a peak population of 83,944 in 2030. The decrease in the last
five years of the projections is attributed to general countywide demographic
characteristics, such as the age structure of the population, declining fertility rates,
low housing growth, and declining immigration.
TABLE HTM -1A
Population Projections 2015 -2035
Source: OCP 2010 Modified, January 26, 2012
Age Characteristics
Table HTM -2 shows the proportions of the City's population represented by age
groups in 2000 and 2011. The table shows that the proportions of the population in
each age group have begun to transition over time. Like the rest of Orange County,
Tustin has begun to experience an aging of the population. The 25 -34 age group has
fallen almost 5 percentage points, while the 55+ age group have increased by a total
of 3.8 p g p significant ercenta points. With the si nificant loss of residents in the 25 -34 age group 1
Tustin has seen a 1.4 percentage point fall in the 0 -4 age group. 01
TABLE HTM- 2
AGE TRENDS 2000 - 2011
CITY OF TUSTIN
2015
2020
2025
2030
2035
Percent Change
(2015 -2035)
Tustin
77,965
81,31.0
83,534
83,944
82,878
6.30%
Source: OCP 2010 Modified, January 26, 2012
Age Characteristics
Table HTM -2 shows the proportions of the City's population represented by age
groups in 2000 and 2011. The table shows that the proportions of the population in
each age group have begun to transition over time. Like the rest of Orange County,
Tustin has begun to experience an aging of the population. The 25 -34 age group has
fallen almost 5 percentage points, while the 55+ age group have increased by a total
of 3.8 p g p significant ercenta points. With the si nificant loss of residents in the 25 -34 age group 1
Tustin has seen a 1.4 percentage point fall in the 0 -4 age group. 01
TABLE HTM- 2
AGE TRENDS 2000 - 2011
CITY OF TUSTIN
Age Group
2000
% Total
2011
% Total
0 -4
5,815
8.6%
5,401
7.2%
5 -14
9,916
147%
10,940
14.6%
15 -24
8,685
12.8%
10,792
14.4%
25 -34
13,798
20.4%
1.1,785
15.8%
35 -54
19,710
29.2%
22,343
29.9%
55 -64
4,776
7.1%
6,873
9.3%
65 -74
2,745
4.1%
3,806
5.1%
75+
2,059
3.1%
2,715
3.7%
Total
67,504
100.0%
74,625
100.0%
Sources: U.S Bureau of Census, 2000,2007-2011 American Community Survey.
Race and Ethnicity
The City's racial and ethnic composition has changed significantly since 1980. The
trends experienced in the 1990's have continued through the early 2000's, though at
a less rapid rate. As shown in Table HTM -3, minority populations in the City have
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 10
i grown significantly. The Hispanic population increased about 30 percent between
2000 and 2010, becoming the dominant population in the City accounting for almost
40 percent of the total population. Asian /Pacific Islanders and Blacks comprised
about 20.4 percent and 2.0 percent of the population in 2010, respectively.
These shifts in racial and ethnic composition may have important implications in
terms of household characteristics and income. For example, Hispanic households
are typically larger than other households; therefore, an increase in the number of
Hispanic households may indicate a need for larger housing units. Also, to the
extent that minority populations tend to have lower incomes than their Caucasian
counterparts, there may be a greater need for affordable housing for these groups.
TABLE HTM- 3
RACE AND ETHNICITY: 1990, 2000, 2010
CITY OF TUSTIN
Race and Ethnicity
1990
2000
2010
Population
%
Total
Population
I -f0
I Total
Population
%
Total
White,
37,127
73.2%
30,264
44.8%
26,317
34.8%
Black
2,895
5.7%
1,785
2.6%
1,535
2%
American Indian and
Alaska Native
274
0.5%
199
3%
142
2%
Asian/Pacific Islander
5,260
10.4 °%
10,194
15.1%
15,391
20.4%
Other
5,133
10.1%
1,952
2.9%
2,131
2.8%
His -)ante
(10,508)
(20.7 %)
23,110
34.2%
30,024
397°
Total
50,689
100%
67,504
100%
75,540
100%
1970 Census
2000 Census
2010 . Census
4 The Census contains a separate question related to whether the householder was of Spanish/ Hispanic "origin ".
Origin is defined as the ancestry, nationality group, lineage, or country in which the person's ancestors were
born prior to their arrival to the United States. Persons of Spanish origin could be of any of the five racial
categories.
Employment
According to 2007 -2011 American Community Survey data, the City of Tustin had
41,761 residents in the labor force, of which 38,308 (91.7 percent) were in the labor
market. Of these, 83.7 percent were private wages and salary workers. Table HTM -4
shows the number of employees by occupation.
In 2011, the largest occupational category was management, business, science and
arts occupations, in which a total of 15,698 were employed. The second largest
category was the sales and office occupations, employing 10,214.
CITY OF TUSTIN MOUSING ELEMENT
TECHNICAL MEMORANDUM I 1
t
TABLE HTM- 4 wr
EMPLOYMENT BY OCCUPATION 2011 n`
CITY C1F TT NTIN
Occupational Category
Number
%
Management, business, science, and arts occupations
15,698
41.0 %
Service occupations
6,429
16.8%
Sales and office occupations
10,214
26.7%
Natural resources, construction, and maintenance occupations
2,189
57%
Production, transportation, and material moving occu ations
3,778
9.9%
Total
34,906
100.0%
Source: U.S. Census: 2007 -2011 American Community Survey
In terms of industry, the Educational services, and health care and social assistance,
and Professional, scientific, and management, and administrative and waste
management services sectors employed the largest number of persons with 6,947
(18.1 percent) and 5,606 (14.6 percent) employees, respectively. Table HTM -5 is a
summary of the number of employees by industry.
Due to its favorable location, demographics, and business environment, Tustin is
home to several large employers. Appendix C lists major employers in the City of
Tustin. The City's top ten employers include: Young's Market Co. LLC, Tustin
Unified School District, Lamppost Pizza Corp., Ricoh Electronics Inc., Toshiba
America Medical Systems, Rockwell Collins Inc., Costco, Cherokee International
Inc., City of Tustin, and Raj Manufacturing Inc. FEW
TABLE HTM- 5
EMPLOYMENT BY INDUSTRY 2011
C TTY C)F TI IsTTN
Industri
Number
%
Agriculture, forestry, fishing and huntin , and mining
224
0.60%
Construction
1,999
5.20%
Manufacturing
4,907
12.80%
Wholesale trade
1,116
2.90 °l0
Retail trade
4,842
12.60`to
Transportation and warehousing, and utilities
1,174
3.10 %Q
Information
777
2.00%
Finance and insurance, and real estate and rental and leasin
3,985
10.40%
Professional, scientific, and management, and administrative and
waste management services
5,606
14.60%
Educational services, and health care and social assistance
6,947
18.10%
Arts, entertainment, and recreation, and accommodation and
food services
3,842
10.00%
Other services, except public administration
1,777
4.60%
Public administration
1,112
2.9%
TOTAL
38,308
100.0%
Source: U.S. Census: 2007 -2011 American Community Survey
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 12
This section addresses household composition, size, overcrowding, income,
affordability, and special needs groups.
Definitions
The Census Bureau uses several terms with respect to housing which are
important to understand. A housing unit is defined as a house, apartment,
mobile home or trailer, group of rooms, or single room occupied or intended
for occupancy as separate living quarters. A household is an occupied housing
unit. Households are further broken down into family households and non-
family households. A family household is a household shared by two or more
persons related by birth, marriage or adoption. A non-family household is
one consisting of a single individual or unrelated persons living together.
Household Composition
According to the U.S. Census, the City of Tustin contained 25,203 households
in 2010. From 2000 to 2011, census data shows that the number of households
increased by 2,114, representing an increase of approximately 8.8'/a.
TABLE HTM- 6
HOUSEHOLD TYPE: 1990 - 2011
CITY OF TT NTINJ
Household Type
1990 1
1 2000 Z
2011 3
of
Households
% of
Total
No. of
Households
% of
Total
No. of
Households
% of
Total
Facuily
12,317
67.2%
16,055
67.4%
17,529
67.6%
Non - Family
6,015
318%
7,776
32.6%
8,416
32.4%
Total
18,332
100%
23,831
100%
25,945
100%
U.-,. Uept. of (- ornmerce, Bureau of the Census, 1990 Census,
2
3 U,S. Dept. of Commerce, Bureau of the Census, 2000 Census
U.S. Census, 2007-2011 American Community Survey
Table HTM-6 shows that 12,317, or about 67%, of the City's households were
classified as family households in 1990. The percentage of fan-lily households
remained relatively the same in 2000 and 2011.. Moreover, as shown in Table
HTM-7, the average household size in Tustin has increased from 2.66
persons per household in 1990 to an estimated 2.82 persons per household in
2000 and 2.97 persons per household in 2011. This increase may be attributed
CITY OF TUSTIN HOUSING ELEMENT
TECHAWAL MEMORANDUM 13
b}a variety 0f more Or sharing, Cf units bl
order to defray increased hu8in0Bs; ad n nea8e n he 0( �
larger units, especially new units in East Tustin and Tustin Legacy.
HOUSEHOLD SIZE I99U THROUGH 2011
CITY OF TIJI;TTN
jurisdiction
1990
20004
2011
Orange County
2.87
3.00
2.99
,usDept. of Commerce, Bureau of the Census, 19m Census Report.
z
us.n^ L of Commerce, Bureau vf the Census, 20o Census Report.
u U.S. Census, 2007-2011 Americari Community Survey
Overcrowding
HUD defines overcrowding as more than one person per room,
bathrooms and kitchens. For example, a one-bedroom apartment with living room,
kitchen, and bathroom would be considered overcrowded if more than two persons
occupied it.
The 2007-2011 American Community Survey data showed 2,508 O0
MEMO
INS
households living in overcrowded conditions. Of the households living iosuch
conditions, 78 percent were renters. Overall renter households had asignificantly 0�
higher incidence of overcrowding than owner households: 16.5 percent of renter
and 4.2 percent o{ owner households were overcrowded. 7`aWe8TM'8 illustrates
the numbers of all Tustin households living io overcrowded conditions.
D should benoted that there are no federal m California State legal standards for
overcrowding. Ino reasonable effort to allocate scarce financial resources for
affordable housing, housing programs typically use occupancy standards, which
allow for up to "two persons per bedroom plus one" (e.g., five persons ina two-
bedroom uoiA. The California Health and Safety Code standard isone person per
bedroom plus one /e.g, three persons ina two-bedroom oniH.
Overcrowding is often reflective of one of three conditions: I\ either a family or
household is living in a dwelling that is too small; Z\ a family chooses to house
extended family members (i.e, grandparents oz grown children and their families
living with parents, termed doubling); or 3) a family is renting living space tn non-
family members.
TABLE BTM-0
HOUSEHOLDS IN OVERCROWDED CONDITIONS Z01l
CITY OFIUSTI24
CITY OF TQSIIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 14
OWNS
Tenure Total Overcrowded Total All Households
Owner 553 13,112
Renter 1,955 11,833
Total 2,508 24,945
Source: U.S. Census: 2007 -2011 American Community Survey
Income
Household income is an important determinant of housing affordability. While
upper income households have more discretionary income to spend on housing,
low and moderate income households are more limited in the range of housing they
can afford. The presence of a large number of low and moderate income
households in a region where housing costs are high is likely to result in many
households paying more than they can afford for housing.
According to 2011 American Community Survey data, the median household
income for the City of Tustin was $73,231. Table HTM -9 compares median
household and family incomes between the City of Tustin and nearby jurisdictions,
counties, and the State of California. In 2011, the City's median household income
was about 3% lower than the median household income for the County as a whole
rg ($75,762). Table HTM -9 demonstrates that at $80,963, Tustin's 2011 median family
income was also below the Grange County median ($85,009). This trend was
consistent as well for median family income in the above - mentioned jurisdictions.
TABLE HTM- 9
MEDIAN HOUSEHOLD INCOME: TUSTIN AND SIIRRCITTNT)IVC- ATZFAC until
Jurisdiction
Median
Household
Income
Percent
Above/Below
CountV Median
Median
Family
Income
Percent
Above/Below
County
Median
Tustin
$73,231
-3.3%
$80,963
4.8%
Anaheim
$59,330
- 21.71a
$63,180
- 25.71a
Garden Grove
$60,036
- 20.8%
$62,820
- 26.1%
Irvine
$92,599
22.2%
$109,762
29.1%
Santa Ana
$54,399
- 28.2%
$53,111
- 37.5%
Oran e County
$75,762
-
$85,009
_
State of California
$61,632
- 18.7Ia
$70,231
-17.4%
11 11. u cau « Luus -curl rrmencan l ommumty 5urvev
As shown in Table HTM 10, an estimated 6.8 percent of Tustin's households had
incomes of less than $15,000 in the year 2011. Another 7.2 percent had incomes of
between $1.5,000 and $34,999. In addition, 29.6 percent had incomes between
$35,000 and $74,999, and 48.9 percent had incomes of $75,000 or more.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 15
i Derived by applying the percentage of households by income level from 51901 to total number of households
shown as 24,945.
Due to rounding in census data percentages, the total of percent households equals 100.2 percent.
SOURCE: U.S. Census: 2007 -2011 American Community Survey
1 f
Owner households had higher incomes than did renter households in 2011, as
shown in HTM -11. Approximately 31.4 percent of the renter households earned less
than $35,000 annually, compared to only 12.9 percent of owner households.
Furthermore, 48.6 percent of renters earned less than $50,000 in 2011, compared to
only 20.7 percent of owners. While a higher proportion of renter households (19.4
percent) than owner households (15.4 percent) earned between $50,000 and $74,999,
only 32 percent of renter households had incomes of more than $75,000 annually,
compared to 64.0 percent of owner households.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 16
TABLE HTM -10
HOUSEHOLD INCOME DISTRIBUTION
CITY OF TUSTIN
2011
Income Range
# Households'
% Households2
% Cumulative
Less than $14,999
1,696
6.8%
6.8%
$15,000 to $24,999
1,796
7.2%
1.44.0%
525,000 to $34,999
1,921
7.7%
21.7%
$35,000 to $49,999
3,068
12.3%
34.0%
$50,000 to $74,999
4,315
17.3%
513%
$75,000 to $99,999
3,617
14.5%
78.7°0
More than $100,000
8,581
34.4 %
100.2%
TOTAL
24,945
100.0%
Median Household Income,
$73,231
City of Tustin
Median Household Income,
$75,762
Oranee County
i Derived by applying the percentage of households by income level from 51901 to total number of households
shown as 24,945.
Due to rounding in census data percentages, the total of percent households equals 100.2 percent.
SOURCE: U.S. Census: 2007 -2011 American Community Survey
1 f
Owner households had higher incomes than did renter households in 2011, as
shown in HTM -11. Approximately 31.4 percent of the renter households earned less
than $35,000 annually, compared to only 12.9 percent of owner households.
Furthermore, 48.6 percent of renters earned less than $50,000 in 2011, compared to
only 20.7 percent of owners. While a higher proportion of renter households (19.4
percent) than owner households (15.4 percent) earned between $50,000 and $74,999,
only 32 percent of renter households had incomes of more than $75,000 annually,
compared to 64.0 percent of owner households.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 16
Mme°
TABLE HTM- 11
CITY OF TUSTIN
1
Tenure/Income Range
Number'
Percent
Cumulative %
RENTER HOUSEHOLDS
326
2.5%
15%
Less Than $10,000
651
5.5%
5.5%
$10,000 to $19,999
1,027
8.7%
0
14.20,10
$20,000 to $34,999
2,036
17.2"10
31.40oJ
$35,000 to $49,999
2,040
17.2%
48.60%
$50,000 to $74,999
2,294
19.4%
68.00°1
$75,000 to $99,999
1,554
13.1%
81.10 0/0
$100,000 or More
2,234
18.9%
100.0%
Total Renters
11,833
100.00/0
OWNER HOUSEHOLDS
Less Than $10,000
326
2.5%
15%
$10,000 to $19,999
485
3.7%
6.20%
$20,000 to $34,999
876
6.7%
12.90%
$35,000 to $49,999
1,017
7.8%
20.70 °l0
$50,000 to $74,999
2,017
15.4%
36.10 ° /0
$75,000 to $99,999
2,059
15.7%
51.80%
$100,000 to $149,999
2,554
195%
71.30%
$150,000 or More
3,778
28.8%
100.0%
Total Owners
13,112
100.00/0
1 Derived by applying the percentage of household tenure by
household income from to 2031 ACS 5 year file
B25118 total number of renter households shown as 11,883 and owner households
as 13,112.
Sources: U.S. Census: 2007 -2011 American Community Survey
Housing Affordability
The U. S. Department of Housing and Urban Development (HUD) defines the
threshold of overpayment for housing as 30% or more of household income. That is,
when households pay more than 30% of their income for housing, they have
insufficient remaining funds for other necessities such as food, clothing, utilities and
health care. HUD recognizes, however, that upper income households are generally
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 17
capable of paying a larger proportion of their income for housing, and therefore
estimates of housing overpayment generally focus on lower income groups'.
Table HTM -12 reflects 2011 5 -year American Community Survey data, which
estimates that there were 12,462 overpaying households, of which 36.8 percent had
an annual household income of less than $35,000, about 48 percent of Tustin area
median income. While these extremely low income households are currently
housed, they are in a precarious position, particularly those overpaying for housing
in light of the current housing market, and could face the threat of homelessness.
Table HTM -12 also distinguishes between owner and renter households overpaying
for housing. This distinction is important because while homeowners may over-
extend themselves financially to afford the option of home purchase, the owner
maintains the option to sell at market rate; on the other hand, renters are limited to
the rental market and are generally required to pay the rent established in that
market. The table shows that among households making less than $50,000, or 68.3
percent of median household income in the City overpaying for housing, 5,170 or
73.4 percent were renters.
TABLE HTM -12
HOUSEHOLDS OVERPAYING FOR SHELTER 2011
CITY OF TUSTIN
Source: U.S. Census: 2007 -2011 American Community Survey.
Special Needs
State Housing Law requires that the special needs of certain disadvantaged groups
be addressed. The needs of the elderly, persons with disabilities (including
developmental disabilities), large families, female heads of household with children,
1 Some agencies and organizations consider Moderate Income households to be overpaying when
housing costs exceed 35 percent of gross income, with the maximum income representing 110% of
the median county income. Under these assumptions, overpayment occurs in fewer households in
the City of Tustin when compared to figures presented in this document that are based upon State
and Federal standards. Source: Strategies for Planning and Developinent: California Affordable Housing
Handbook, California Redevelopment Association, 2000.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 18
Less than
$35,00 to
$50,000 to
$35,000
$49,999
$74,999
$75,000 or more
Total
Total All
Overp
Househol
Overpa
Tot
Overp
Tot
Overp
Tot
Tenure
y
al
ay
al
ay
al
Over pal
Total
ay
ds
Owner
1,217
1,61
648
1,01
1,230
2,01
2,750
8,391
5,845
13,112
2
7
7
Renter
3,368
3,44
1,802
2,02
986
2,27
461
3,743
6,617
11,833
5
8
2
Total
4,585
5,05
2,450
3,04
2,216
4,28
3,211
12,13
12,462
24,945
7
5
9
4
Source: U.S. Census: 2007 -2011 American Community Survey.
Special Needs
State Housing Law requires that the special needs of certain disadvantaged groups
be addressed. The needs of the elderly, persons with disabilities (including
developmental disabilities), large families, female heads of household with children,
1 Some agencies and organizations consider Moderate Income households to be overpaying when
housing costs exceed 35 percent of gross income, with the maximum income representing 110% of
the median county income. Under these assumptions, overpayment occurs in fewer households in
the City of Tustin when compared to figures presented in this document that are based upon State
and Federal standards. Source: Strategies for Planning and Developinent: California Affordable Housing
Handbook, California Redevelopment Association, 2000.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 18
homeless persons, and farm workers are important in relation to overall C0rno}uoitv
health. These groups may maintain special needs related to housing cnno�uc� '
and location,
The As noted previously (Table in 2011, 6,521 persons oc8.80/10of
the total population in Tustin were 65 years of age or older, In addition, senior
households represented 15.7percent (3,910) of total households in Tustin, .
According to the American Community Survey, approximately 14 percent ofelderly
households in Tustin earned less than $25,000 annually or about 37 percent of/\M1
for m household of two persons in2011. Although the senior population may often
be living in a single-family home too large for their needs, with little or no mortgage
payment, selling the home and buying smaller unit may be too expensive. Thus,
this population needs housing that is both affordable and located iu close prnxiodtv
to public services and transportation.
-
The Disabled: Physical and developmental disabilities can hinder access to housing
units of traditional design es well ms limit on individual's ability to earn ana8euoate
income. /\ccozdingto the 2009-20ll/�[S.a total of2,192 persons ioIuebnbe 'een
18 and 65 years of age reported e disability. In addition, 1,745 persons over age 65
reported a disability io2OI1.
Disabled persons often require ioUy designed dwelling units to permit access
not only wbbo the dwelling unit, but also to and from the . unit. Special
WE modifications to permit free access are very important in - independence
101 and dignity. California Administrative d e Title 24 Requirements set forth access
and adaptability requirements for the physically disabled. These regulations apply
to public buildings such as motels, and require that ramp ways, door widths',
restroom modifications, etc., be designed to enable free access to the handicapped.
While such standards do not apply to new single-family residential construction,
they do apply io new multi-family residential construction.
Most existing housing units bn Tustin have not been designed with consideration for
these requirements ofadaptability and access. The majority of housing units are
either single-family or two-story apartments with no elevator occeny.
The adaptability of units to meet the needs o[ disabled persons remains acba|lenge
for Tustin and other communities. However, as additional housing units are
provided in the Tustin Legacy area, accessibility isconsidered as part ofaprc4ect's
design as required by law. Additionally, as units in multiple-family area' are
rehabilitated, units may heretrofitted to accommodate the handicapped,
New construction may offer some relief because the mandatory requirements are
evenly applied to all projects. The use of mixed development v and hiohez
density limits atIoabn Legacy area vvUlfurther require development nfeveu ` more
handicapped-accessible units.
CITY OF7DSIIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 19
Persons With Developmental Disabilities: As defined by federal law,
"developmental disability" means severe, chronic disability of an individual thot
w bs attributable tonmental or physical impairment nz combination ofmental
and physical impairments;
* is manifested before the individual attains age 22;
w |s likely tocontinue
*
Results bnsubstantial functional limitations bz three m more ofthe following
areas of major life activity: a) self-care; b) receptive and expressive language;
h learning; cU mobility; e) self-direction; f) capacity for independent living;
org)economic
�
Reflects the individual's need for a combination and sequence of
interdisciplinary, or generic services, individualized supports, or other
forms of assistance that are of lifelong or extended duration and are
individually planned and coordinated.
The U.S. Census Bureau does not record developmental disabilities. According to
the U.5. Administration on Developmental Disabilities, an accepted estimate of the
percentage of the population that can be defined as develo |)ndisabedisI.5
NUNN
percent. Many developmentally disabled persons can live and work independently
within a conventional housing environment. More severely disabled individuals
require 0 g7ool` living environment where supervision is provided. The most
severely affected individuals may require an institutional environment where
medical attention and physical therapy are provided. Because developmental
disabilities exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person's living situation as a
child hoan appropriate level of independence aoanadult.
The State Department of Developmental Services (DDS) currently provides
community-based services to approximately 243'OOO persons with developmental
disabilities and their families through a statewide system nf21 regional centers, four
developmental centers, and two community-based facilities. The Regional Center
of Orange County /RCOC> is one of 21 regional centers in California that provides
point ofentry to services for people with developmental disabilities. TbeKC0(_ is a
private, non-profit community agency that contracts with local businesses to offer a
wide range of services to individuals with developmental disabilities and their
families.
Any resident of Orange County who has adevelopmental disability that originated
before age 18 is eligible for services. Services are offered to people with
CITY OF TDSTIV BDLS0G ELEMENT
TECHNICAL MEMORANDUM 20
developmental disabilities based on Individual Program Plans and may include:
Adult day programs; advocacy; assessment/ consultation; behavior management
programs; diagnosis and evaluation; independent living services; infant
development programs; information and referrals; mobility training; prenatal
diagnosis; residential care; respite care; physical and occupational therapy;
transportation; consumer, family vendor training; and vocational training. RCOC
also coordinates the state - mandated Early Start program, which provides services
for children under age three who have or are at substantial risk of having a
developmental disability. According to the RCOC February 2010 Facts and Statistics
data, the RCOC currently serves approximately 16,728 individuals.
Large Families: Under Census Bureau guidelines, a family household containing
five or more persons is considered a large family. Large family households
generally require larger dwelling units with more bedrooms to meet their housing
needs. But family households with five or more persons often face limitations in
being below national poverty levels, and often experience difficulty securing
adequate housing suitable for their expanded needs. Thus, large families typically
suffer disproportionately from both overcrowding and inability to pay. Moreover,
because multifamily rental units are typically smaller than single - family units,
larger families who are also renters face more difficulties in securing housing large
enough to accommodate all members of the household.
Table HTM -13 is a summary of Tustin's household size. The 2011 data shows 15.414
of Tustin households had five or more persons residing in a unit.
TABLE HTM -13
HOUSEHOLD SIZE DISTRIBUTION
CITY OF TUSTIN
2011
Household Size
Number of
Households
% of Total
Households
1 Person
5,792
23.2%
2 Persons
6,787
27.2%
3 Persons
4,461
17.9.. °.0
4 Persons
4,053
1.6.2%
5 Persons
2,019
8.1%
6 Persons
1,128
4.5%
7 or more Persons
705
2.8%
Total Households
24,945
1MO%
source: u."% Census bureau, ZUU7 -Arl l ACS.
Table HTM -14 shows the number of households with five or more persons in Tustin
according to the 2007 -2011 ACS. There were 1,835 owner households with five or
more persons, representing 14 percent of all owner households. Tustin also had
2,017 renter households with five or more persons, representing 17 percent of all
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 21
ROME,
renter households. Overall, large households comprised approximately 15.4 111,
1—
percent of all Tustin households in 2011. 111 1
TABLE HTM- 14
Households with Five or More Persons
City of Tustin
2011
Number of % of Total Renter or Owner
Households Households
Owners 1,835 14'. of Owner Households
Renters 2,017 17% of Renter Households
Total Households 3,852 15.4% of Total Households
Source: U.S. Census Bureau, 2007-2011 ACS.
The primary need of large families is to provide enough rooms for each member of
the family to avoid overcrowding. According to the American Community Survey,
in 2011, 21% of the City's housing units contained four or more bedrooms. Of
owner-occupied housing units, 37% contained four or more bedrooms. Renter- ME
occupied units accounted for 8% of units with four or more bedrooms. Taking into
account that much of Tustin's housing stock consists of apartments, and that the
majority of Tustin's large families are renters, this there is a need for more spacious
apartment units to accommodate such families.
Female-Headed Parent Households: Single-parent farrdlies tend to have low
incomes, limiting their ability to find affordable housing. These families also have a
large need for affordable child care. For these households, ideal housing is severely
restricted. Due to financial constraints, the family is often not able to find housing
that is close to needed services, schools, and public transportation. As of the 2010
U.S. Census there were 2,120 female-headed households with children under 18
living at home. These households represented 20.5 percent of all families with
children under 18 in Tustin in 2010.
The Homeless: Measuring the extent of the homeless population specifically in
Tustin remains a challenge for community leaders. To complicate the challenge of
meeting homeless persons' needs, the issue of homelessness is considered regional
in nature. Nomadic tendencies of homeless persons make it difficult to assess the
population accurately on a citywide basis; therefore, homelessness should be
addressed on a countywide basis, in conjunction with cities and local non-profit
organizations.
90"
BE
101
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 22
The Orange County Housing and Community Services Department (HCS)defines
homelessness as not having a permanent address, sleeping in places not meant for
habitation, not having ample food and medical attention or o place to change
clothes or bathe. Per this definition, f{CS 2011 (){, Homeless Census & Survey
estimates there are nearly 18,325 homeless iu the County onanannual basis. The
County's homeless population is comprised of about 75 percent individuals and 25
percent families', including ooestimated 2,932 homeless children. For those 18,325
homeless, there are only about 3,357 available beds, including I,156 emergency
shelter beds and 2,20I beds in transitional housing facilities, according to the
Orange County Ten-Year Plan to End Homelessness 20I2.
The homeless population is comprised of subgroups, which include:
l. The economic homeless who lack financial resources to pay rent;
2. The situational homeless who have suffered economic or personal bmuo\a
and find themselves iu personal disorganization; and,
3. The chronic homeless who are unable to care for themselves due to chronic
illness, disability or debilitating substance abuse.
The City u[Toatin's 2010-2015 Consolidated Plan state/ that, according to police
reports and windshield surveys performed within the City of Tustin, most homeless
persons migrate through Tustin to other parts of the (-000tv rather than stay for
PRIOR extended periods of time within the City. The City's Police Department estimates
that there are 10-12 homeless persons residing in the City at any given time.
/\itb000b there are no established areas where unsheltered homeless persons
congregate in the City, there are several homeless services facilities in the City. The
Village of Hope was completed on five acres at the Tustin Legacy site. The Village
of Hope provides housing for o total ofl92 homeless men, women and children. It
includes dorm rooms, o child development center, playground, parent education
center, vocational training classrooms, health care facility, donation warehouse, and
support o8joes. There also is a cafeteria with arzoutdoor dining area, and vegetable
gardens.
There are numerous factors that contribute to homelessness io Tustin and Orange
County. The known causes o[ homelessness include unemployment, limited skills,
and a breakdown io the family asa social and economic unit. Additionally, cutbacks
in social service programs and the de-institutionalization of the mentally ill during
the 198Os have contributed to the homeless population. Anew trend, however, is
emerging as a significant contributing element to homelessness: m fast-growing lack
of affordable housing, which could exacerbate any of the above conditions, but may
increasingly become a standalone cause ofhomelessness.
One of the shelters in Tustin, the 45'bedSheepfold shelter provides shelter, food,
clothing, job training, and job-referral services pdzoad|y to battered women and
CITY OF TUSTIN HOUSING ELEMENT
lEC/f80CALMEM(lRA/VlJ[IM 23
r
children. Guests are admitted on a first -come, first- served basis. Usually all beds are
fully occupied. The shelter services a large area including many portions of Orange,
Riverside, and San Bernardino Counties.
Within the City of Tustin, there are a variety of Non- Profit Organizations (NPOs)
that provide direct housing and related services to homeless persons. These include
Village of Hope, an emergency/ transitional home, Sheepfold, a feeding program
affiliated with the United Way; Families Forward, a homeless provider; Olive Crest,
transitional homes and services for abused and neglected children, a and Laurel
House, an emergency shelter and transitional housing provider for homeless youth
in the City.
A significant portion of the MCAS- Tustin is located within the City. The MCAS
Tustin facility was identified by the U.S. Department of Defense for closure in July
1999. In accordance with the Base Closure Redevelopment and Homeless
Assistance Act of 1994 (Redevelopment Act), the City of Tustin was formally
recognized as the Local Redevelopment Authority (LRA) for the MCAS Tustin.
The Redevelopment Act provides a process that aims to balance the needs of the
homeless with other development interests in the communities directly affected by
closure of the installation. The Act requires the LRA to prepare a reuse plan and
Homeless Assistance Plan (HAP), which is submitted to the federal Department of
Housing and Urban Development (HUD). HUD reviews and determines whether
the documents balance the needs of the homeless in communities in the vicinity of
the installation with the need for economic development.
A Homeless Assistance Plan has been established for MCAS, Tustin that is
consistent with the continuum of care model embodied in the Consolidated Plans
for the Cities of Tustin and neighboring Irvine. The fundamental components of the
continuum of care system implemented with the MCAS, Tustin Reuse Plan:
• Provide emergency shelter beds and intake assessment
• Offer transitional housing and services
• Provide opportunities for permanent affordable housing by the private sector.
In Tustin Legacy, four homeless service providers including the Salvation Army,
Orange Coast Interfaith Shelter, Families Forward, and Human Options currently
are operating 48 family units. The Orange County Rescue Mission operates a 192 -
unit transitional/ emergency shelter (Village of Hope) and the Orange County Social
Services Agency operates a 90 bed - facility for abused and neglected children and
their families.
Numerous other agencies provide shelter and other services to the homeless in the
nearby cities of Santa Ana, Irvine, and Orange.
�wtiM
'rr
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 24
Table HTM -15 provides a summary of zoning regulations pertaining to emergency
shelters, transitional, and supportive housing, which are designated as permitted
uses within the City of Tustin.
TABLE HTM -15
SUMMARY OF HOMELESS ACCOMMODATION
ZONING REGULATIONS
Housing Type Permitted]
g YP Conditionally Permitted Zoning
Transitional Home Permitted Planning Area 3 of WAS
Tustin Specific Plan
Emergency Shelters Planning Area 3 of WAS
g Y Permitted Tustin Specific Plan
Supportive housing Permitted Planning Areas 1 and 3 of
MCAS Tustin Specific Plan
Community Care Facility for six (6) or
fewer Permitted All residentially zoned
properties
Family care home, foster home, or group All residentially zoned
home for six (6) or fewer' Permitted
properties
I Includes congregate care facility, single room occupancy hotel, and children's intermediate care shelter
F
Source: City of Tustin, MCAS Tustin Specific Plan
RISENM
CITY OF T USTN HOUSING ELEMENT
TECHNICAL MEMORANDUM 25
rn
Table HTMA 6 is a fist of organizations in Tustin that provide homeless services. R
TABLE HTM -16
EMERGENCY SHELTER/TRANSITIONAL
HOUSING FACILITIES 2013
CITY OF TUSTIN
Facility
Services Provided
Provides shelter, food, clothing, job training, and job - referral services to
Sheepfold
women with children.
Temporary housing for teenagers in crisis. The facility also provides
Laurel House
food, informal counseling, and access to medical care and clothin -,.
St. Cecilia's
Distributes food supply to needy populations.
Operates emergency food program where a person can receive food
Red Hill Lutheran
supply.
Collects food supplies and distributes the food to various organizations
Tustin Presbyterian
involved in providing homeless services.
Aldersgate
Refers interested persons to Ecumenical Services Alliance in Santa Ana.
Operates a food service program and 192 units transitional home at the
Village of Hope
Village of Hope operated by the Orange County Rescue Mission
90 beds intermediate care shelter for abused children and their parents
Tustin Family Campus
operated by the Orange County Social Services Agency.
Salvation Army
Six (6) transitional units at Tustin Field I operated by Salvation Army
Acquisition of 16 transitional units in Buena Park operated by Salvation
Salvation Army
Army. The City assisted in acquisition and contributed grant funds to
acquire the units
Fourteen (14) transitional units at Columbus Grove operated by
Families Forwards
Families Forward, formerly Irvine Temporary Housing, in Irvine.
Six (6) transitional units at Columbus Grove operated by Human
Human Options
Options
Orange Coast Interfaith
Six (6) transitional units at Columbus Grove operated by Orange Coast
Shelter
Interfaith Shelter.
Tustin Family and Youth
Distributes food supplies to needy populations.
Center
Although these units are located in the City of Irvine, these units were negotiated as part of the base
realignment/ conveyance process which Tustin is the Local Redevelopment Agency.
Source: City of Tustin, 2013
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 26
}tip
A housing unit ise dwelling intended for occupancy os separate living 4uortera,
houses, apartments, condominiums, mobile homes, and s�x'eroouz
occupancy (SRO) hotels are all types of housing units. This section examines
housing unit growth, age, type, tenure (owner v. renter), and costs in Tustin.
Housing Growth
While Tustin has experienced significant growth in population and housing units
since I940, the growth rate between 2000 and 2010 was significantly less than
during the previous decade. This change is attributed to the closure of MC&5
Tustin and the demolition of military housing units. The loss of these units was
offset by new construction in the early 2000s and the beginning of the
redevelopment of &Y[AS Tustin for civilian uses, which includes the eventual
construction of over 4,000 new housing units. Table }fIM-17coulpazes the growth
io housing units io Tustin to nearby cities and the County aea whole. lf should be
noted that much of the City's previous housing unit growth is attributable to
annexations that occurred during the 1980s and 399Os.
TABLE HTM- 17
HOUSING GROWTH TRENDS 199U-2O1O
TD8TIN AND 8URQnDNr>nsC, AmFAC,
Jurisdiction
Number of Housing Units
Percent Chan e
1�90
2000
20102
1990-00
2000-10
Tustin
19,300
25,501
26,476
32%
3.8%
Anaheim
93,177
99,719
104,237
7%
4.5%
Garden Grove
45,957
46,703
47,755
1.6%
2.3%
Irvine
42,221
53,711
_�3,899
27%
562%
Orange County
:05,072
969,484
1,048,907
1 %
8.2%
"UpdrLIIIMI Or.mmmermuurmomw,*nsus, 19m Census Report.
2 2000 Census Report, 2010 Census Report.
Housing Unit Type
TableHTYN-18 demonstrates the mix nfhousing types in Tustin. The distribution of
housing units by type has changed over this iod, with homes
steadily increasing and multifamily housing steadily decreasing as a proportion of
Tustin's housing units. In 2013, Tustin'm housing stock is comprised of equal
proportions of single-family homes and multifamily housing, each making up48.3
percent. Mobile homes make up the remaining 3.4 percent. The 20I8 composition of
housing units in the City includes approximately 95 percent single-family detached,
CITY OFTUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 27
13 percent single - family attached, 15 percent multi - family (2 -4 units), 33percent y
multi - family (5+ units), and 3 percent mobile homes.
Compared to Orange County as a whole, Tustin has a significantly higher
proportion of multi - family housing. According to 2013 Department of Finance
Estimates, the County contained approximately 62.9 percent single - family
detached/ attached units and 33.9 percent multi - family units, whereas Tustin
contained 48.3percent multi - family units.
TABLE HTM -18
TUSTIN RESIDENTIAL UNIT MIX 1990 — 2013
CITY OF TUSTIN
Totals do not equal 100% due to rounding error.
Source: California De partment of Finance; Comprehensive Affordable Housing Strategy 2008 -2018. I17
The overall rental vacancy rate for Tustin in 2011 was 5.6 percent, up considerably
from 4.3 percent in the first quarter of 2007. Generally, a vacancy rate of 5 percent is
considered to reflect a "tight" housing market. As shown in Table HTM -19,
Department of Finance data for Tustin as of January 2013 show a vacancy rate of 4.8
percent for all housing types in Tustin (single- and multi- family, owner and rental).
TABLE HTM -19
VACANCY RATES 2000 -2013
CITY OF TUSTIN
2000 2013
Total Occupied Units 23,831 25,662
Vacancy Rate 6.6% 4.8%
Source: California Department of Finance Comprehensive Affordable Housing Strategy 2008 -2018.
Housing Tenure
The tenure (owner versus renter) distribution of a community's housing stock
influences several aspects of the local housing market. Residential mobility is
influenced by tenure, with ownership housing typically sustaining a much lower
turnover rate than rental housing. Housing overpayment, while experienced by
many households regardless of tenure, is far more prevalent among renters.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 28
Number of H using Units
Percent
Change
Housing Type
1990
%
2000
%
2013
%
2000 -2013
Single-Family Detached
5,351
27.7%
8,075
30.6`h
9.454
35.1%
17.1%
Single-Family Attached
2,530
13.1%
3,459
10.8%
3,564
13.2%
3.0%
Multi-Family (2-4 units)
3,089
16.0%
3,836
12.8%
4,048
15.0%
5.5%
Multi - Family (5+ units)
7,678
39.5%
9,223
410%
8,983
33.3%
-2.6%
Mobile I tomes
707
3.6%
908
2.9 °%
909
14%
0 00
Total
19,300
99.9 %*
25,501
100.1%*
1000%
N/A
Totals do not equal 100% due to rounding error.
Source: California De partment of Finance; Comprehensive Affordable Housing Strategy 2008 -2018. I17
The overall rental vacancy rate for Tustin in 2011 was 5.6 percent, up considerably
from 4.3 percent in the first quarter of 2007. Generally, a vacancy rate of 5 percent is
considered to reflect a "tight" housing market. As shown in Table HTM -19,
Department of Finance data for Tustin as of January 2013 show a vacancy rate of 4.8
percent for all housing types in Tustin (single- and multi- family, owner and rental).
TABLE HTM -19
VACANCY RATES 2000 -2013
CITY OF TUSTIN
2000 2013
Total Occupied Units 23,831 25,662
Vacancy Rate 6.6% 4.8%
Source: California Department of Finance Comprehensive Affordable Housing Strategy 2008 -2018.
Housing Tenure
The tenure (owner versus renter) distribution of a community's housing stock
influences several aspects of the local housing market. Residential mobility is
influenced by tenure, with ownership housing typically sustaining a much lower
turnover rate than rental housing. Housing overpayment, while experienced by
many households regardless of tenure, is far more prevalent among renters.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 28
Ownership and rental preferences are primarily related to household income,
composition, and age of the householder.
In 20I1, 52.5% of the (]tv/e 24.945 occupied housing units were owner-occupied,
with the remainder renter-occupied. {_nnoponod to the County as a whole, which
had 60.3% owner-occupied units and 39.7% renter-occupied units, the City of Tustin
had a relatively high proportion of renter-occupied units. This is significant bezanse
renters tend to have lower incomes than owners, and are more susceptible to
housing cost increases. The tenure figures show a shift io the City of approximately
�
9% tonzoreowvner-occuyied units froon1990bo 2000. Table FTTK4-2Oisa sno�nzary
o{ tenure io the City and the County.
TABLE HTM- 20
TENURE 199O AND 2N1
CITY OFTDBTIN
1 2000 2011
Housing Tenure I Number I Percent I Number I Percent
tv of Tustin
Owner-Occupied
11,829
49.6%
13,112
52.5%
Renter-Occupied
12,002
50,4%
11,833
47.5%
lotal Occupied Units
23,831
100.0%
24,945
100,0%
Owner-Occupied
574,456
61.4%
60.3%
Renter-Occupied
360,831
38.6%
_�:595,444
391,720
Total Occupied Units
935,287
100.0%
987,164
100.0%
~~~�^`""u� Du="/-u"-/"/.,-.menmn
Age and Condition ofHousing Stock
Housing age isa factor for determining the need for rehabilitation. Without proper
housing units deteriorate over time. Also, older houses may not be
built to current housing standards for fire and earthquake safety.
Table HTM-21 ebopvo the distribution of housing units by year built in Tustin
through 2011. Reflecting the conversion of land from agricultural to residential use
and the construction of housing onthe MC/\S Tustin base during the 1960s and
I970s, 274 percent ofTusdn'n units were built during the 1960s and 22.6 percent
were built during the I970s. As a result, potential rehabilitation and continued
maintenance may be required for these units that are over 30 years in age. The
City's rapid population growth in the 1990n is reflected in tbonumber of housing
unite built during that period, o total of 5,855units representing 22.2 percent of
Tuedn's total housing stock.
CITY 0FT0STIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 29
MIA
TABLE HTM- 21
AGE 0F HOUSING STOCK
CITY OF TUSTIN
Time Period Units Built
Number of Units
% of Housing Stock
2005 or later
1,348
25.1%
2000 to 2004
1,236
4.7%
1990 to 1999
5,855
22.2%
1980 to 1989
3,122
11.8%
1970 to 1979
5,974
22.6%
1960 to 1969
7,236
27.4%
1950 to 1959
923
3.5%
1940 to 1949
268
1.0%
1939 or earlier
456
1.7%
Total
26,418
1000/0
Source: 2007-2all American Community Survey
The overall City ofTustin housing stock is generally in good condition. According
to the City's Code Enforcement staff and the Neighborhood Improvement Task
Force (N[TF) which is comprised of staff from various city departments, less than
ten O0percent of the City housing stock isin need uf minor repairs. Only two (2)
percent nf the total housing units, particularly existing fonr-p|exes within the City's
southwest neighborhood, may be considered in need of substantial rehabilitation.
To date the City has not identified any housing unit io need ofreplacement.
IME
The City of Tustin takes a proactive approach toward housing conditions through EERIE
the City's Housing Rehabilitation program (discontinued with the dissolution of
redevelopment), Code Enforcement program and the Neighborhood Improvement
Task Force (N1FI) program. Together, these programs allow the City to identify
housing units bz need of repair and provide needed assistance to maintain the City's
housing stock in good conditions.
Housing Costs
Ownership Housing: Southern California, in line with the nation, is experiencing a
recent significant increaseinthevn|umeofsingle-familyandcmWominiumsales,
placing upward pressure on home prices. According to Da k, an on-line
research firm, 34,380 boozes sold countywide in 20I2, an increase of I69%
compared tn201l. In addition, the median price for all 2012countywide sales was
$439,000, up 3.9Y6 over 2011, and the highest annual median price since 2008.
During 2012, the annual median home price, increased io57 Orange County ZIP
codes, was unchanged in six ZIP codes, and dropped in20 ZIP codes. The median
price change iu Tustin was mixed, with n5.VY6 increase reported iu the 927DO 3|f`
code and u4.6% decrease in the 92782 ZIP code. The decrease in the 92782 ZIP code
may reflect a smaller percentage of new homes sold in 2012 compared with 2011. In
2012, the median new and resale home prices for zip codes in the City ofTustin
ranged from $360,0OU to $476,000. ln comparison, the median resale home prices
CITY OF TQS2IN HOUSING ELEMENT
TECHNICAL MEMORANDUM 30
AN
for cities presented in Table HTM -22 ranged from $200,000 to $925,000. Overall,
median new and resale home prices in Tustin were similar to those occurring
throughout Orange County.
TABLE HTM- 22
NEW AND RESALE PRICE OF HOMES AND CONDOMINIUMS
TUSTIN AND NEIGHBORING 1UR1(;D1C'T1nNr, )n11)
....., - u,..' 111 1- aiiu reaaie, duct conoomimums.
Includes Lemon /Cowan Heights
Source: Orange Cabo} Register, January 23, 2072
Rental Housing: according to Realfacts, the average rent for Tustin in the first
quarter of 2013 was $1,567. Studio and one - bedroom rental units had monthly rents
between $1,237 and $1,340. Two - bedroom rentals had monthly rents of $1,448 and
WI
� CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 31
Zip
Median Home
% Change
City
Code
Price-20121
from 2011
Tustin
92780
$360,000
+5.9%
Tustin
92782
$476,000
-4.6%
92801
$305,000
+3,4%
92802
$330,500
+0.2%
92804
$330,000
+4.8%
Anaheim
92805
$314,000
+474
92806
$370,000
+1.9%
92807
$430,000
+0.2%
92808
$479,000
+04.81%
92840
$325,000
-1.5%
92841
$355,000
-1.3%
Garden Grove
92843
$320,000
+1.6%
92844
$290,000
-3.3%
92845
$420,000
-1.4%
92602
$555,000
-5J%
92603
$925,000
+14.5%
92604
$477,500
-2.3%
Irvine
92606
$550,000
+5.8%
92612
$485,000
+f2.5%
92614
$451,500
+3.1%
92618
$613,750
+12.7%
92620
$575,000
-5.6%
92865
$400,000
-2.2 °Q
92866
$458,000
+1.8%
Orange
92867
$470,000
+47%
92868
$300,000
+6.2%
92869
$440,000
+4.0%
92701
$200,000
+22.5%
92703
$275,000
+7.8%
Santa Ana
92704
$,290,000
0.0%
92705
$589,5002
+12.3%
92706
$365,000
0.0%
92707 1
$252,000
+7.2%
....., - u,..' 111 1- aiiu reaaie, duct conoomimums.
Includes Lemon /Cowan Heights
Source: Orange Cabo} Register, January 23, 2072
Rental Housing: according to Realfacts, the average rent for Tustin in the first
quarter of 2013 was $1,567. Studio and one - bedroom rental units had monthly rents
between $1,237 and $1,340. Two - bedroom rentals had monthly rents of $1,448 and
WI
� CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 31
�T
above while three -or -snore bedrooms had monthly rents in excess of $2,391. Table
HTM -23 presents a summary of the rental rates.
TABLE HTM- 23
AVERAGE RENTAL RATES 2013 -1sT QUARTER
CITY OF TUSTIN
Number of Bedrooms
Number of
Units
Average Square
Footage
Average
Rent
Studio
200
521
$1,267
1 bd/ lba
2,303
732
$1,340
2bd TH
194
1,079
$1,695
2bd /lba
625
976
$1,448
2bd / 2ba
1,924
1,021
$1,828
3bd TH
20
1,516
$1,845
3bd / 2ba
210
1,172
$2,391
Total
5,810
889
$1,567
TH = Town house unit
*Rental survey represents data only for large, investment grade rental properties. Smaller rental properties
represent a large segment of the rental market and offer larger, more affordable units.
Source: RealFacts.
When a household (adjusted for family size) pays more than 30% of its gross income
for housing, it is considered an overpayment. Based on HUD's figures on
affordability, households in the Very Low - income category have affordable rent of
$763 for one bedroom units to $1,090 for a four - bedroom unit. In Tustin, the
average rent for a one- bedroom unit is $1,340 to $2,391 for three - bedroom units. It is
also important to note that many of the households in the Very -Low income
category are large families, thus a one - bedroom unit at $1,340 would not only be in
excess of what they could afford, but would also be inadequate in size.
For households in the Low - Income category (51 % -80% of County median)
affordable rental rates are $916 to $1,308 per month for housing. The rental survey
shows that only studio apartments are affordable to this group (see Table HTM -23).
It is important to note, however, that the rental survey considered only large,
investment -grade rental properties and did not report prices of smaller rental
properties. According to City staff, smaller rental properties represent a Large
segment of the rental market and offer three - bedroom units that are affordable to
low- income households.
In summary, the preceding information suggests that, while rental housing is
available in the City at rents that are affordable to all income groups, certain types
of rental housing, such as single- family homes and condominium/ townhouses, are
generally not affordable to the City's lower- income households. Perhaps most
importantly, rental rates for units with two or more bedrooms are beyond the reach
of the City's Very -Low and Low income households. This means that a Very -Low
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 32
and [ovv brcoonz household consisting of three or more persons vvoub] have a
difficult time finding affordable housing of adequate size. Table }1TM-24 is an
illustration of affordable net rents for 2Ol3.
TABLE HTM- 14
AFFORDABLE NET RENTS 20131
CITY 8BT007TN
'It, I " I Jt, .Irdllge '%-OUnLymromeLIMAS, Z"u,
sm��T"�mu�in Amoa
Share of m Housing Needs
Section 65584of the Government Code requires each locality's share ofthe
and future housing needs to be determined by the appropriate council existing
governments. Each jurisdiction's allocation represents its fair share o[ the regional
housing needs. The (]tv of Tustin/a current and projected housing needs are
derived from the Regional Housing Needs Assessment (RHN/\) prepared by
California (SCAG). '
The components of the Q)lN/\ are divided between "existing needs'/ and future
"construction needs." Existing needs were discussed earlier in the housing
affordability section of this report Construction needs are defined as the number of
units that would have to be added to accommodate the forecasted growth in the
number mf households bY October 2O2l, as well as the number of units that would
have to be added to compensate for anticipated demolitions and to achieve an
"ideal" vacancy rate. Construction need includes all income groups (from very |ovv
to upper) and not just those households that require assistance. The total need
figure is then distributed among the four income groups. The allocations ofhousing
needs by income group are adjusted to avoid Lower-Income "impaction" - the over-
concentration of Lower-Income households in a jurisdiction.
SC/\G'm RHNA fair-share allocation for the 2014-2021 period is 1,227 units. The
closure of the WAS has presented the [ltY of Tustin with a total of 947.7 acres
available for residential re-use and development. Amongst other types ofuses, the
{]tv plans to add a total of 4,210 housing units of nixed density and housing type
throughout the area. The []tv of Tustin also created a Redevelopment Project Area
for the MCAS-Tustin project. Rased on former State Redevelopment Law
requirements, at least fifteen /15\ percent of the units constructed within a
Redevelopment Project /\roovverereguiredto be affordable tn Very Low, Low, and
CITY OF TQSTIN HOUSING ELEMENT
lELHN1(AL/0E&YL}6A8[D{lM 33
<Very Low
Moderate
1 Bedroom
$763
$916
$1,679
4 Bedroom
0
$1,308
'It, I " I Jt, .Irdllge '%-OUnLymromeLIMAS, Z"u,
sm��T"�mu�in Amoa
Share of m Housing Needs
Section 65584of the Government Code requires each locality's share ofthe
and future housing needs to be determined by the appropriate council existing
governments. Each jurisdiction's allocation represents its fair share o[ the regional
housing needs. The (]tv of Tustin/a current and projected housing needs are
derived from the Regional Housing Needs Assessment (RHN/\) prepared by
California (SCAG). '
The components of the Q)lN/\ are divided between "existing needs'/ and future
"construction needs." Existing needs were discussed earlier in the housing
affordability section of this report Construction needs are defined as the number of
units that would have to be added to accommodate the forecasted growth in the
number mf households bY October 2O2l, as well as the number of units that would
have to be added to compensate for anticipated demolitions and to achieve an
"ideal" vacancy rate. Construction need includes all income groups (from very |ovv
to upper) and not just those households that require assistance. The total need
figure is then distributed among the four income groups. The allocations ofhousing
needs by income group are adjusted to avoid Lower-Income "impaction" - the over-
concentration of Lower-Income households in a jurisdiction.
SC/\G'm RHNA fair-share allocation for the 2014-2021 period is 1,227 units. The
closure of the WAS has presented the [ltY of Tustin with a total of 947.7 acres
available for residential re-use and development. Amongst other types ofuses, the
{]tv plans to add a total of 4,210 housing units of nixed density and housing type
throughout the area. The []tv of Tustin also created a Redevelopment Project Area
for the MCAS-Tustin project. Rased on former State Redevelopment Law
requirements, at least fifteen /15\ percent of the units constructed within a
Redevelopment Project /\roovverereguiredto be affordable tn Very Low, Low, and
CITY OF TQSTIN HOUSING ELEMENT
lELHN1(AL/0E&YL}6A8[D{lM 33
FORMER
Moderate - income households. Accordingly, from the potential new units to be built
on the MCAS site, the creation of a redevelopment project area would result in up to
445 units (253units plus 192 transitional housing units) being allocated for Very
Low - income housing and an additional 379 units be created for Low- and Moderate
Income households.
To meet its fair share of the region's housing needs during the 2014 -2021 RHNA
planning period, the City's allocation for new construction housing units is 1,227
(refer to Table HTM -25). Of these, 23.1% must be affordable to Very Low income
households (earning less than 50% of the County median), 15.9% must be affordable
to Low- Income households (earning between 50% and 80% of the County median),
18.3% must be affordable to the Moderate - Income households (earning between
80% and 120% of County median income) and 42.8% must be affordable to Above -
Moderate Income groups (earning over 120% of County median income). Table
HTM -25 is a summary of housing need distribution for the 2014 -2021 RHNA
planning period.
TABLE HTM- 25
2014 -2021 HOUSING NEEDS
CITY OF TUSTIN
Income CateEory
# of Units
% of Total
Ver , Low ( <50% County Median)
283
231 %
Low (50% - 80% County Median)
195
15.9%
Moderate (80% -120% County Median)
224
18.3%
Above Moderate (120% County Median)
525
42.8%
Total
1,227
100%
Source: SLAG RHNA, 2012
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 34
INNER-
FIRM
ASSISTED HOUSING PRESERVATION ANALYSIS
State law 1451 Statutes of 1989) requires all housing ' elements to include
needs analyses and programs to address the potential conversion ofFedera,5tahe,
and locally assisted housing developments ("units at risk") to market rate
For example, de�d�a �su6sidizmi|om�pm�ded �o many low�noomeboosi housing.
projects during the l97Oa contained provisions that aDovvthe ovvnerto"prepeyo the
-
loans after 2Oyears, thereby removing the low-income subsidy from the project.
As part of the "units at risk" analysis, the State requires that local nrisdic�ons
perbzrrnthe foDovviugtasks:
'
« Needs : to include an inventory of units et risk of converting to
market rate housing for period covered by the Housing an ' s
of the potential for loss of affordability controls; a cost analysis of preserving or replacing the at-risk units; identification of agencies willing to acquire and
manage these projects; and, identification of funding sources available to
preserve nz replace tbenu.
o Quantified Objectives: A quantification oi the units tohe conserved, and
explanation of any difference between the number of units at risk and the
number tobeconserved.
« :}\ description o[ programs bo preserve the units atrisk
Iuaho has one project that contain units "at risk" of - to unrestricted
market rate rents. Tustin Gardens iaa1UI-unit Section 223hA(7)/221, (D) (4) project
with a Section 8 contract for 100 units, In 2003 the owners of Tustin Gardens signed
a five-year agreement with the U.S. Department of Housing and Urban
Development UHIJ|]\. This agreement serves asa one-year Section 8 contract that
automatically renews for four additional one-year terms, provided that funds are
available. The current contract expires on July 13, 2014. The project owners have
indicated that they intend to renew the contract,
Projects financed under the Section 22I(D) kU market rate program alone have oo
binding income use restrictions. The conversion of this project would have an
adverse impact for the elderly who may face substantial rent increase ocpossible
displacement. Table f{IM 26/istsall of the Federal, State, and locally assisted low-
income housing projects located in the City of Tustin due toexpire by'2021.
Table HTk8-27is an inventory of all units assisted under federal, state, and/or local
programs, including HUD programs, state and local bond programs, and local in-
lieu fee, inc|uei000ry, density bonus, or direct assistance programs. The inventory
includes all units that are eligible to convert to market rate housing due to
termination of subsidy contract, mortgage prepayment, or expiring use restrictions.
CITY 0FI0STIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 35
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Replacement/Acquisition and Rehabilitation Analysis: The City of Tustin has
of af��nd�h|� nods nI the nzost
identified the knnsnn� as
cost-effective methods of maintaining the stock of affordable housing, therefore
high-priority program for the City. The City has identified lDD units of at-risk
- housing at Tustin Gardens with expiring use restrictions within the planning
period, including lOO units of very low income housing.
Given the relative weakness of economic conditions and the housing market
currently, the City will proceed to attempt to negotiate the extension of affordability
restrictions oo these units in advance nf the specific expiration dates[ortbesenoits.
The amount of assistance provided will be negotiated based on the specific
economics nf each development and the potential availability of leverage financing,
such as tax-exempt bonds and 4% tux credits. Funds were previously allocated to
this program in prior planning periods. However, as o result nfthe dissolution of
Redevelopment, the Low and Moderate Income Housing Funds, allocated to this
program were recaptured by the State and transferred to the Orange County
Auditor-Controller for distribution tn the appropriate taxing entities.
Local Rental Subsidy. An option for preservation of at-risk units assisted hveither
project based Section 8 funds and/or bond financing would hea local rental subsidy
to residents. This option could be used to retain the affordable status of the units, bv IBM
providing assistance to residents when their affordable units convert to market rate.
Rent subsidies using state, local (the use of HOME funds or other funding sources)
can be used to maintain the affordability of these at-risk units. Rent subsidies can be HIM
structured to mirror the Section 8 program. There are several funding sources that
could be used to provide subsidies toresidents.
Under the project based Section 8 program, |IL)l} pays owners the difference
between what tenants can pay (defined as 30% of household income) and what
HUD and the local Housing Authority estimate to be Fair Market Kent /PM0 on the
unit. Section assistance is only available to very low-income households earning
less than 50% of the County median income. The 20I3 HUD median income in
Orange County isS87,2O0. The analysis ulsoassumesthaavpTagevery|nvv'inoozne
household has an actual income o{ 5O% of the County median income, adjusted for
household size.
The cost of providing subsidies for all 100 at-risk units with potential to expire
during the planning period to maintain subsidized rents assumes that none of the
at-risk units are preserved. The cost of providing subsidies is based on a comparison
between fair market rents (FMR) and rents that are affordable for low and very low-
income families. Affordability is defined as rents that do not exceed 30% of a
household's monthly income. The 2013 FMRa for Orange County, which
encompasses the City of Tustin, are shown in Table HTM-28.
CITY OF TOSIIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 42
OWES
TABLE HTM- 28
2013 FAIR MARKET RENTS
ORANGECOUNTY
Etficiency* I Bedroom 1 2 Bedroom 3 Bedroom 4 Bedroom
'Efficiency ~ Studio Apartment
FMRsmclude utility costs
Source: U.S, Department of Housing and Urbar, Development
Table HTM-29 indicates that affordable rents for very kzvv income households
would be approximately $763 for mone bedroom unit, $872 for a two bedroom unit
and $987 for a three bedroom unit. Tn simplify the analysis, deonebedmomsadoc
units at-risk in Tustin Gardens (100 one-bedroom ooita) are assumed to be
comprised of one-person households.
The costs of providing e rental subsidy for all I00 athskuoits affordable to very
low income households is shown in Table HTM-30 to be approximately $53,100 per
month and $637,200 annually. Actual subsidies required would vary from this
estimate, as some households earn below the assumed 5096 of the County median
and therefore require higher subsidies, while other households may becomprised
of a different number of persons and therefore, the assumed baseline affordable rent
may be higher or lower, depending on household size.
CITY OF TQSIIN
TECHNICAL MEMORANDUM
HOUSING ELEMENT
TABLE HTM- 29
Affordable Rents
City ufTustin
2013
PON
Unit Size
Very Low Moderate
(No. of Bedrooms)
Low 80% AMI 1200/6 AMI
50% AMI
lBed,vom
$763 $916 $1'679
2Bed,00zno
$872 $I'046 5I'9I8
3Bed,oume
$981 $1,170 $2,159
4Dedroouo°
$I'090 $1'808 S2,398
U.S. Department of Housing and Urban Development published 2013 very low income limits, adjusted
proportionally for 60". of percentage of AMI category. Gross rents are calculated assuming an occupancy
standard of I person per bedroom plus one.
Rents are calculated assuming 30"'. of gross income spent on rent,
including utilities.
*^ Tustin Housing Authority
The costs of providing e rental subsidy for all I00 athskuoits affordable to very
low income households is shown in Table HTM-30 to be approximately $53,100 per
month and $637,200 annually. Actual subsidies required would vary from this
estimate, as some households earn below the assumed 5096 of the County median
and therefore require higher subsidies, while other households may becomprised
of a different number of persons and therefore, the assumed baseline affordable rent
may be higher or lower, depending on household size.
CITY OF TQSIIN
TECHNICAL MEMORANDUM
HOUSING ELEMENT
OWNER.-
I'VE
0
RUN
TABLE FITM- 30 100
COST OF PROVIDING RENTAL SUBSIDY
FOR VERY LOW INCOME
HOUSEHOLDS
I Affordable
No.
Differen
Total
Unit
FMR
Rent 1
Units
Ce
Monthly
Annual
1 Bedroom
$1,294
$763
$100
$531
$53,100
$637,200
2
$1,621
$872
$0
$749
$0
$o
Bedroom
I
TOTAL
$53,100
1 $637,200
I Affordable rent includes all utilities
Sources: Con= of Or=e Section 8 Program; Tustin Housing Auffiority.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 44
CONSTRAINTS TO THE DEVELOPMENT,
���������N� MAINTENANCE OF
IMPROVEMENT ���`�^ �`��������~�~�������~���
K���D7�X����
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This chapter examines the various constraints to housing development inTustin.
These include governmental constraints and non-governmental constraints
GOVERNMENTAL CONSTRAINTS
Sections 65583(m) (4) of the Government Code require the Housing Element to
include an analysis of potential and actual governmental constraints upon the
maintenance, improvement or development o[ housing for all income levels. The
following analysis fulfills this requirement.
Land Use Controls
The State Planning and Zoning Law /Scc.65060\ requires consistency nf the zoning
ordinances with the General Plan. The existing Land Use Element of the General
Plan establishes single-family, multi-family and planned residential districts. The
zoning ordinance is consistent with the Land Use Element in that areas of the (]tv
are designated for Single-Family, Multi-Family, Specific Plan and Planned
Community Districts. An analysis of residential development potential will be
provided in the Housing Element.
As shown in Table [|T&4-3I, the City's existing General Plan allows a range of
residential densities, from a range of 1 - 7 dwelling units per acre in the Lnry
Density Residential designation up to 25 dwelling units per acre in the High Density
Residential designation, which corresponds to the fl-8 K4n|bp|e Pand|y Residential
District in the Zoning Code. Up to 10 units per net acre are permitted in the K4B[,
(Mobile Home Park) District. The Zoning Code standards io the residential zones
establish a front yard setback requirement of range between 15 and 20 feet the
side yard setback requirement is 5 feet for interior side yards and lO feet for corner
lots ,and the rear yard setback requirement ranges between 5 and 25feet.
CITY OFIQSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 45
TABLE HTM- 31
GENERAL PLAN RESIDENTIAL LAND USE CATEGORIES
CITY OF TUSTIN
1 Maximum density in dwelling units per acre is prescribed by individual Flanned Uommumty i)ocuments.
Effective dwelling units per acre for low, medium, and high density residential are 4.485,11.834, and 17.39,
respectively.
2 Low Density (1 -7 du /ac), Medium Density (8 -15 du/ac), Medium High Density (16-25 du /ac) In Neighborhood
D, the maximum density on an individual parcel may exceed 25 units per acre as long as the total dwelling units
allocated to Neighborhood D is not exceeded.
Source: City of Tustin General Plan, Land Use Element, 2001.
According to the General Plan build -out table (Table LU -3) in the Land Use
Element, a total of 29,821 dwelling units are anticipated within the City limits. The
Department of Finance (DOF) reports there are 26,958 dwelling units (as of January
2013) within the City.
As developed through the adoption of AB 2348, Statutes of 2004, a metropolitan city
of Tustin's size is allowed to use "default" density standards of at least 30 dwelling
units per acre as determined in the Government Code Section 65583.2 to
accommodate the City's share of regional housing need for lower income
households.
The General Plan Land Use Element's policy plan provides goals for future land
development within the City. These goals and policies are reflections of the
direction and images the City seeks for the future. The goals and policies include:
1. Achieve balanced development;
2. Ensure that compatible and complementary development occurs;
3. Revitalize older commercial, industrial, and residential development;
4. Promote economic expansion and diversification;
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 46
:r
1_2F
s
Effective
Dwelling
Unit per
Density
Designation
Description
Acreage
Range
Low Density Residential
Detached single-family dwellings
5.61
1 -7
Medium Density Residential
Multi - family dwellings including
15.0
8 -15
duplex, condominiums, townhomes,
and a artm nts.
High Density Residential
Multi- family dwellings including
21.53
15 -25
duplex, condominiums, townhomes,
and a artments.
Mobile Home Park
Mobile homes
6.31
1 -10
Planning Community (PD)
Low, medium, and high - density
residential developments.
MCAS Tustin Specific Plan
Low, medium, and medium high -
density residential develo meats.
1 Maximum density in dwelling units per acre is prescribed by individual Flanned Uommumty i)ocuments.
Effective dwelling units per acre for low, medium, and high density residential are 4.485,11.834, and 17.39,
respectively.
2 Low Density (1 -7 du /ac), Medium Density (8 -15 du/ac), Medium High Density (16-25 du /ac) In Neighborhood
D, the maximum density on an individual parcel may exceed 25 units per acre as long as the total dwelling units
allocated to Neighborhood D is not exceeded.
Source: City of Tustin General Plan, Land Use Element, 2001.
According to the General Plan build -out table (Table LU -3) in the Land Use
Element, a total of 29,821 dwelling units are anticipated within the City limits. The
Department of Finance (DOF) reports there are 26,958 dwelling units (as of January
2013) within the City.
As developed through the adoption of AB 2348, Statutes of 2004, a metropolitan city
of Tustin's size is allowed to use "default" density standards of at least 30 dwelling
units per acre as determined in the Government Code Section 65583.2 to
accommodate the City's share of regional housing need for lower income
households.
The General Plan Land Use Element's policy plan provides goals for future land
development within the City. These goals and policies are reflections of the
direction and images the City seeks for the future. The goals and policies include:
1. Achieve balanced development;
2. Ensure that compatible and complementary development occurs;
3. Revitalize older commercial, industrial, and residential development;
4. Promote economic expansion and diversification;
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 46
:r
1_2F
s
5. Coordinate development with the provision of adequate public facilities and
6. Strengthen the development character and mixture of uses in the Old
Town/ First Street area; and
7. Promote an integrated business park character for the Pacific Center East
Some suggest that low-income housing could be developed in the absence of land
use controls related to density. 8ietrue that the reduction oz absence ofland area
requirements per housing units would result in lower land costs per unit, if all
factors were constant. However, an analysis of development costs shows that the
value of the land is related to its potential yield. For example, an acre ofland 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 vvberehv the land costs are related directly to the potential ljeld in
terms of unit density. Tustin has o high percentage of multi-family units where only
35.1% o{ the housing stock ie devoted to single-family detached units and 61.5% to
attached and oou/d-Cand|v units. (The remaining percentage consists of mobile
homes).
Current land use controls restrict development in single-family residential zones to
ONE one dwelling unit on parcels less than 10,00 square feet in the G4 zone and parcels
less than 7,200 square feet in the R-1 zone. However, the Planned Community
mdty
District has authorized residential subdivisions with single-family lots n[ less than
5,000 square feet, which has significantly increased density potential to
approximately 8-I3 units per acre. In addition, the provisions for Second
Residential []nit adopted in 2003 allow a second unit to be constructed without
discretionary permit approval provided that the site complies with criteria
contained in the Zoning Ordinance.
Within the multi-farnily district (R-3), a 35-foot height limitation and maximum 65%
lot coverage precludes the development of housing projects. In the interest
of protecting adjoining single-family lot owners, multi-family structures above 20
feet in height require acnnditioua| use permit when the structures are within 150
feet nfsingle-family residentially zoned lots. There are approximately 2Oproperties
with an K-3 zoning designation that abut Single 9arniy Residential (D-l) zoning
comprised ofavariety of older apartment units and several parcels within Old Town
Tustin that are adjacent to the First Street commercial zoning areas. While these
height limits may place some restrictions on housing development, these limits are
designed to maintain compatibility of land use intensity and are commonly used by
local governments as a development tool to further this ideal. When designed
properly with features such as lixbted windows and door openings along the walls
facing single faodh/ zoned properties or using stepped building heights and design
CITY OF TVSIIN HOUSING ELEMENT
]E{H88CAL MEMORANDUM 47
CITY OFIDS2IN HOUSING ELEMENT
TECHNICAL MEMORANDUM 48
to minimize intrusion tOthe privacy of existing residents, Conditional UsePeon-dts
to allow such development projects have been granted. Although, it should he
noted that this restriction would not impact areas where future reeidentol
development are targeted within this planning periodi since the City's KB[Nf\
quantified objective identified preservation of existing units and new construction
units at Tustin Legacy where the 20 foot limitation would not be applicable.
Conversely, within Planning Area I} of the &8C/\5 Tustin Specific Plan, o 150 foot
height limitation up to I80 foot if approved by the (_oznznordtv I)eve}o{7nxeot
Director, would be allowed. This provides for layering products (i.e. stacked flats,
podium style, etc.) with mixed use developments, thereby providing opportunities
for the development of higher density residential products, Projects are also able to
take advantage of the Planned Community District application process where
special considerations are needed.
Parking requirements for residential uses are typically two /3\ spaces per dwelling
unit. In multiple fanilyresideoda| districts, additional one U\ space for each four
4U units is required for guest spaces. Carports for multi-family units are permitted
vvhjoh vvoodd reduce development costs in contracts to the provision of garages.
Furthermore, affordable and senior housing development meeting the State Density
Bonus Law would be eligible to use the reduced parking standards under the State
l.a*v.
Table }1TM-S2isn summary of the City's residential zoning regulations.
CITY OFIDS2IN HOUSING ELEMENT
TECHNICAL MEMORANDUM 48
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Housing for Persons wdthDisabilides/Reanpnable Accommodation
The City of Tustin recognizes the importance of addressing the housing needs for
persons with disabilities. The City's Zoning Code defines °{aoUr" as "an
individual or two (2) or more persons living together as a single housekeeping unit
in a dpve}Uog onit" This definition accommodates unrelated persons living
together in a dwelling unit; thus, the City's definition for a family would not
constrain the development and rehabilitation for persons with disabilities.
The City requires each development ho comply with Title 24of the California Code.
All multi-family complexes are required to provide accessible parking spaces based
nVoo the e prescribed State code requirements. For development of special needs
housing such as housing for the disabled, senior housing, etc., parking requirements
vvou|dbedeterozinedboaeduponparkjngdemandaoa|ysiavvbicbhyoatorevvon|d
allow for lower parking ratio in comparison to those required for multiple family
residential units. lo addition, on off-street parking ordinance adopted hv�e(�itv
allows for the reducdonin parking due toan/\mericao with I)iaabilibes -Act k\D '\
upgrade. The Community Development Director is authorized to aUow the
reduction in the number of required parking spaces when the site is brought up to
/\O/\standards. This provision provides incentives to property owners to provide
reasonable accommodation bnthe disabled.
The City also requires new units and apartment conversions
to condominiums to comply with State specifications pursuant to SG 520 for
accommodation of the disabled.
/\ Residential Core facility serving six k8 or fewer persons is a permitted use ioall
residential districts. The City's Zoning Ordinance does not contain maximum
concentration requirements for a residential care facility serving six (6) or fewer
persons.
The City recognizes the need of disabled persons to retrofit their residences toallow
for mobility such as wheelchair ramps, widened doorways, grab bars, and access
ramps. When these improvements meet development standards only a building
permit is required. In 2011, the City amended the Zoning Code to remove
governmental constraints to reasonable accommodation for the disabled. The
amendment provides a process in vvbioh deviations from the development
standards associated with physical izoprovenuszts to accounnndate the disabled
would beaccommodated with administrative approval and without the need of
public hearing.
Homeless Accommodation
Homelessness is a statewide concern that affects many cities and counties.
Throughout the country, homelessness has become an ongoing problem. Factors
CITY OfTUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 51
NOR
contributing to homelessness include the general lack of housing affordable to LOw
and Moderate income persons, increases in the number of persons whose incomes fall �
below the poverty level, reductions in public subsidy to the poor, and the
deiostdnbomdizatinnof the mentally ill. The issue of homelessness iaconsidered
regional in nature. Nomadic tendencies of homeless persons make it difficult to assess
the population accurately.
According to the 2009 Orange County Homeless Census and Survey, the County has
8,333 homeless individuals of vvbicb an estimated 5,724 are unsheltered, 962 are in
emergency shelters and I,647 are iotransitional shelters. The, Census and Survey
estimated that 21,479 people in Orange County experience homelessness annually. Of
these individuals, 3'578 are identified as chronically homeless, I,904 as aevenz|v
mentally ill, 68 are suffering from HIV/ AIDS, 475are victims of domestic violence and
2,683 suffer from chronic substance abuse.
Within the City of Tustin, Police reports and windshield surveys indicate limited
numbers of persons nnthe street and have shown that there are nn established areas
where homeless persons congregate io the City and that most persons migrate through
Tustin to other areas within Orange County, rather than stay for extended periods of
hoe. The Orange County Partnership, a non-profit organization whose purpose is to
strengthen public and private agencies serving the homeless and those at risk of ME
homelessness, reported that in 2009 there were 10 homeless persons who identified
Tustin as the city nf last known pennaneot address. The McKi VentnHomelers
Education Assistance Act reported 55 homeless children and youth enrolled in the --
Tustin Unified School District during 2O06-O7.
SR 2 defines the : "Emergency Shelters" ayhousing for homeless purposes
intended for occupancy of less than six (6) months, where no person is denied
occupancy because of inability to pay. "Transitional housing" is rental housing for
stays ofatleast six (b) months where the units are re-circulated to another person
after a set period. "Supportive Housing" has no limit on the length of stay,
provides supportive services and is occupied by low-income persons with
disabilities and certain other disabled persons.
SD 2 requires the city to identify the needs for emergency shelters in its Housing
Element and to designate zoning districts adequate to accommodate the need. In
those districts, emergency shelters must be allowed without a conditional use
permit or other discretionary approvals. The city may apply certain written,
objective development and management standards, such as number of beds and
length of stay, if no zoning district exists that meets this standard. Alternatively, n
community may require moondihnnal use permit for emergency shelters if they
already have enough shelters to satisfy the need; or have entered into partnership
agreement with pp to two other communities to develop an emergency shelter that
CITY OF TQSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 52
will meet their collective oeeds. Supportive and transitional must be
treated as a residential use of property, subject to ooh/ to same restrictions that
apply toother housing of the same [vnebz that zone
With the closure ofthe Marine Corps Air Station the City was
provided with opportunity to address homeless accommodation. As part 'fthe
conveyance process and under the Base Closure Community Redevelopment and
Homeless Assistance Act of 1994 (The "Redevelopment Act"), the City as,
the Local Redevelopment Agency (LB/\\ was reguiredtoconeidectbe -ioterentnftbe
homeless in buildings and property on the base inpreparing the Reuse Plan (MCA5
Tustin Specific Plan/Reuse Plan). ln developing the Reuse Plan, one criteria the
Secretary of Housing and Urban Development (HUD) utilized to determine the
adequacy of the Reuse Plan was whether the Plan considered the size and nature of
the homeless population in the communities, in the vicinity ofthe installation, and
availability of existing services in such communities to meet the needs of the
homeless in such conzn\uoities.
&t the time ofthe preparation nf the Reuse Plan it was estimated that there was a
total net homeless need of4l1 persons inthe City of Tustin and City nfIrvine (A
portion ofthe M[AS Tustin is located within the City nfIrvine jurisdiction), � A
large portion of this homeless need was identified as necessary to support
emergency transitional housing for youth and individuals. The local homeless need
ae described in both Tustin and Irvine's Consolidated Plans also indicated a gap bz
the continuum of care in the areas of vocational and job training/ educational
opportunities, some emergency and transitional housing units for individuals and
families, support services, and affordable ownership units. Accordingly, the
Homeless Assistance Plan for K-A5Tustin was adopted to addresses the problem
of homelessness by utilizing the continuum oi care model promulgated by
OD for
accon-unodating the needs of the homeless in a manner which is consistent with the
Consolidated Plans approved for the cities nf Tustin and Irvine,
The fundamental components of the continuum of care system bnn|euxsnted with
the MCA/S Tustin Reuse Plan:
• Provides emergency shelter beds;
~
Offers transitional housing and services which enable homeless persons to
progress tose|/-eutficiency;and
• Provides opportunities for permanent affordable housing by the private
sector.
Aaaresult, the adopted M[AS Tustin Specific Plan provided sites and
designated
land uses to accommodate the identified homeless needs. The following sites were
set aside in implementing the homeless accommodation at Tustin Legacy (formerly
MCAS Tustin):
CITY UFTOSIIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 53
�
An approximate five (5) acre transitional/ emergency shelter Site was set-
aside for accommodation of the homeless at MCAS Tustin. The City
acquired a site from the Department of Navy; initially ground leased the site,
and ultimately conveyed the site to the Orange County Rescue Mission atno
Cost and facilitated the construction of Village of Hope, a 192 unit
transitional housing facility, without the need for m Conditional Use Permit.
The project has been completed.
� A four NA acre site was recommended bwthe City of Tustin and deeded
directly hr the Department of Navy ntno cost tothe Orange County Social
Services Agency for the development ofan abused and neglected child and
emancipated youth facility with 9O beds capacity. The project isromnetp.
* A total of 50 transitional housing units were originally includedinthe Base
Reuse Plan. Dosed on further negotiations with non-profit homeless
providers, a total of 32 new transitional housing units were constructed and
conveyed at no cost to non-profit homeless providers at Tustin Legacy.
These units are dispersed throughout the Tustin Legacy community to allow
integration into the community. The sites are designated as residential sites
and the units were constructed inconjunction with market rate units subject
to only those restrictions that apply to other residential uses. The units are
transparent since the units are developed identical to those of market rate
units in terms of size, materials, locations, etc. No special or other
entitlement applications were required for the creation o{ these units other
than those typically required for development ofresidential units at Tustin
Legacy. In addition to the homeless accommodation on-mite at Tustin
Legacy, the City also facilitated the purchase of a 16 unit transitional
housing facility off-site for one of the homeless providers. The City
subsidized the creation ofthese units through the use o{ housing set aside
funds and Federal HUD Homeless Assistance funds.
bn addition to the homeless accommodation, the City also encourages support
services to support the community of continuum of care model to end the cycle of
homelessness and to provide participants with tools to once again become
contributing members of the community asfollows:
m
Private sector opportunities are provided to create a balanced olbx of
housing types on the base. Dnnughinclusionary Zoning standards in the
MCAS Tustin Specific Plan, a total of 8792 affordable units or 20.8 percent of
' Includes J2 transitional housing units set aside for non-profit homeless providers.
CITY OFTGSIIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 54
total authorized units atTustin Legacy are required bn allow participants
with opportunity to achieve self-sufficiency. Specific affordable housing
requirements ^/on1d be established at the time of development ynqcot
approval to ensure conformity with the Housing Element of the City's
General Plan and any provisions of California Community Redevelopment
Law.
w
The Navy will be transferring a child care facility at the former yWCASTustin
to the City of Tustin, which will provide opportunities for access for all to
mainstream child care bnoihbee, including early child cane and education
programs, Head Start, etc.
�
Adult education and training will be provided by the South
Orange County Community College District within the cducadon village.
Emergency Shelters, Transitional Housing, and Supportive Housing
S8 2de0nes "Emergency Shelters" aohousing for homeless purposes intended for
occupancy of less than six (6) months, where onperson is denied occupancy
because ofinability to pay. lo the City of Tustin, emergency shelters are designated
as permitted uses vvitNo Planning Area 3 of the &1CAB Tustin Specific I`|ao.
Planning Area 3 is a five /5\ acre site that had been no cost conveyance to the
Orange County Rescue Mission for the development nf an emergency/ transitional
shelter that is known as Village of Hope. The City facilitated the development of
the Orange County Rescue Mission Village of Hope and waived permits fees as this
was a public/private partnership. The project consists of 192 units available for
emergency and transitional needs.
Asof April 30, 2013, the Orange County Rescue Mission Village ofHope was at 90%
capacity, with a tote/ of 173 homeless individuals consisting of homeless single men,
single women, single women with children, single men with children, and two
parent families. The largest homeless sub-population on the Village of Hope
campus is single women with children. The Orange County Rescue Mission Village
of Hope priority is to serve Tustin bnme}enm population prior to taking any other
referrals from other cities or the County. The Tustin Police Department actively
�
refers individuals to the Village of Hope upon encounter. The Orange County
Reecue Mission Village of Hope also provides a food service program of
approximately 550 meals daily ho the Armory,
Based upon the available data obtained from the Orange County Partnership and
Mc Vent Homeless Education Assistance Act, approximately -34-55
individuals reported either Tustin as their last known permanent ad -dress or
CITY OF TUSTIN HOUSING ELEMENT
/EC2/80LAL ME/0{J6A8[D[{M 55
enrolled within the Tustin Unified School District. This nzeaoS that the City of
Tustin is accommodating 137-158 homeless persons beyond its jurisdictional �
boundaries thereby accommodating o regional need. The []tv interviewed the
()range County Rescue Mission Village of Hope representative and the City was
told that there are generally 5 vacant units and o ndrdouunu of five (5) percent
vacancy is available atany given tinze. The Orange County Rescue Mission Village
of Hope also indicated that the shelter has met above and beyond the City's
conservative estimate of 55 homeless persons and that the shelter could
accommodate the year-round needs and seasonal fluctuation in the amount of
available beds.
Transitional housing is defined as rental housing for stays ofat least six (6)months
where the units are re-circulated to another person after a set period. This housing
can take several forms, including group housing m multi-family units, and often
includes supportive services component tnallow individuals to gain necessary life
skills in support of independent living, The Tnsdn's Zoning Code accommodates
transitional housing within several zoning districts depending on the project's
physical structure: I) transitional housing operated as a residential care facility is
permitted/ conditionally permitted depending on the number of occupants in
residential districts; and 2) transitional housing operated as rental apartments, it is
permitted by right as a multi-family residential uses where multifamily housing is COMMON
permitted.
Supportive housing is defined as permanent (no limit on the )eoetb of stay), --
provides supportive services and is occupied by low-income persons with
disabilities and certain other disabled persons. Services may include assistance
designed to meet the needs of the target population in retaining housing, career
counseling, mental health treatment, and life skills. The Tostb/e Zoning Code
permits supportive housing as a residential use, provided supportive services are
ancillary tn the primary use.
Within the City of Tustin, the following emergency shelters, transitional, and
supportive housing are designated as permitted uses as follows:
TABLE HTM 33
SUMMARY [)FHOMELESS ACCOMMODATION
ZONING REGULATIONS
Housing Type Cvudit1nuuDy Zoning
Permitted
�a��8�m3 � M[ASI�u
Transitional Home �ondud
Specific Plan
Emergency Shelters Permitted Planning Area 3 of WAS Tustin
Specific Plan
CITY OF TVSIIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 56
Supportive housing Permitted Planning Areas 1 and 3 of MCAS
- Tustin Specific Plan
Community Care Facility for six (6) or
fewer Permitted All residentially zoned properties
FamiJV care home, foster group bmu �
boo` 6� ' Pezmiurd AUnsidenuu)ly zoned yropecuea
I Includes congregate care facility, single room occupancy hotel, and children's intermediate care shelter
Source: City of Tustin, MCAS Tustin Specific Plan
The following are transitional homes that have been in the City otTustin
Legacy. I
I. A192 beds transitional home atthe Village ofHope operated by the
County Rescue Mission,
Orange
2 /\ 9O beds intermediate care shelter for abused children and their
operated bwthe Orange County SociaServices Agency.
3. Six (6)units at Tustin Field l operated bv Salvation Army.
4. Acquisition of 16 units in Buena Park operated by Salvation Army. The City
assisted in acquisition and contributed grant funds bo acquire the units.
MEN
S. Fourteen (I4) units at Columbus Grove operated by Families Forward,
IN formerly Irvine Temporary HoVSiog.n
6. Six (6) units at Columbus Grove operated bv Human Options,
7. Six kH units at Columbus Grove operated by Orange Coast Interfaith
With the exception of the transitional homes, these units are transparent and
dispersed throughout the Tustin Legacy community consistent with the City's
goals o
variety of housing types and the diverse socio-ec000nhc and to promote the
dispersion and integration of housing for all socio-economic throughout the
community.
Building Codes
As required bv State knm, the City of Tustin has adopted the 2010 Construction
Codes vvbicb includes "2010 California Building Code" and the '/2010 California
Mechanical Code" published by the International Conference of Building Officials,
the "2O|OCalifornia Residential Code," the "2008 California Energy Code," and the
sAldough these units are located in the City of Irvine, these units were negotiated as part of the base
realignment/ conveyance process {u which Tustin is the Local Redevelopment 8
CITY 0FTQSIIN HOUSING ELEMENT
TECHNICAL MEM{PA80DM 57
"2010 California Green Building Code.". Other codes adopted by the City include
the "20OCalifornia Plumbing Cod� the "2DO California Electrical Code," the �
"2010 California Historical Building Code," and the °2010 California Existing
Building Code." While the codes are intended to protect the public from unsafe
conditions they result inan increase in the cost of housing in various vvoya. The
codes establish specifications for building materials and incorporate seismic safety
standards that add to construction costs.
The technical details ofconstruction, requirenients for state licensed contractors to
perform the work, plan check, and field inspections all contribute
to the increased cost ofhousing. In general, in states and counties where building
codes have not been adopted, the cost of housing is less than comparable housing
costa in California. Where individuals are permitted to construct shelters to their
own specifications and within the limits of their individual construction skills, there
will be o ox/cb greater proportion of low-income housing available than in those
areas vvbjch 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 may resulted in the creation of substandard building conditions and
practices conditions that threaten the health and safety ol the residents.
Unquestionably, building codes are a governmental constraint bo the construction of
low-income housing. The question to be resolved is the conflicting values between
health and safety and low-cost shelter. Originally in 1988, the City of Tustin
adopted the State Historical Building Code as required by State law. The State
Historical Building (_ode requires relaxation of Uniform Building Code
requirements for historic structures. This will reduce rehabilitation costs and may
encourage rehabilitation of housing units which have historic value and preserve
much needed housing units io the Old Town Area.
Site Improvements
The restricted and limited ability tntax property ioan 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 consumer. The philosophy is
expressed that no new development should impose a financial liability upon the
existing coronzurdtv residents. The voters have expressed this conviction through
the adoption nf growth control measures and Proposition l3.
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 serve
the area, recreation facilities, preservation of open space, school facilities, and
recreation amenities, all of which add to the cost o{housing.
Site development standards and requirements hz the City o[ Tustin include clearing
and grading the land; dedication and improvement of public ay to
CITY OF T0STIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 58
include pavin& curbs and gutters, sidewalks, drainage street trees, streetlights and
fire hydrants. On-site improvements include the under grounding u[cable 7V,
water, sewer, gas' telephone and electric utilities. Subdivisions and multifamily
�
developments are required to provide landscaping, drainage, perimeter walls, ,
covered parking, landscaping, irrigatioo systems, and to submit materials and
project design for review to assure architectural v Applicable nunl�-
EanilyabocboesarereqoiredtnprovidebonsingaodparWngccomznodotionsbor
the disabled pursuant ho State law. 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 io the long run byavoiding costly mistakes.
In the development of subdivisions, the developer is required to dedicate and
improve roadways to serve the area; to provide or improve area drainage channels;
to extend water, sewer and other utilities to the site; to dedicate land or pay in-lieu
bees for packs and open space for private use in zncdbp|e-tarnil- � projects; and to
dedicate land or pay iu-beufees for public fecUi�essuch asschoo/ and 'fire stations.
Developers are allowed to construct private streets ortnmodify
street standards to
reduce construction costs, and this encourages and will eo�oncageaffordability of
housing units in former WAS Tustin. An additional cost of site development
results from the installation of noise attenuation devices and materials as required
by State law. Perimeter walls and/or berms are required for subdivisions to reduce
the noise levels from external surface sources such as railroads, freeways and
arterial highways for sites that are located within 65 dB (CNG[] Noise Levels. Some
of these costs can be reduced by the use of special State and Federal grant funds to
pnoducelovv- mzdn\odermbe-incooxehoueingooits.
Significant public facilities will be needed to accommodate the new and proposed
housing development at the former WAS Tustin. According to the WAS Tustin
Reuse Plan/Specific Plan, water, sewer, storm drainage, electrical, natural gas, and
telephone and cable backbone systems that serve future housing sites will need to
be constructed. All housing sites will also have to pay their proportionate share for
new backbone utilities, roads, and traffic improvements required inconjunction
with development of the k4CAB Tustin site and as mitigation for the adopted Final
Joint Environmental hnnad Statement/ Environmental Impact Report for the
Disposal and Reuse ofMCAS-Tusbo and its Addendum.
Fees and Exactions
By law, the City's building and development fees are restricted to the costs of
performing the services, The building and planning fee schedules of the City of
Tustin vverelast revised in2008. These fees stU| �oconsiderably be/ovvthose ot
surrounding communities in the County. These fees may be and have been waived
CITY OF TOSIIN HOUSING ELEMENT
TECHN[CAL MEMORANDUM 59
by the City Council for projects where extraordinary benefits are derived such as NEW
low-income housing projects, but are typicaUn required to offset City expenses. 111 1�
The fee schedule adopted by the City of Tustin has aznininual impact upon the cost
of within (]hc The can benzode that the cost of -
and serving new developmen ts exceeds the fees a nd rev enuesthat are exacted for
these developments. This ie justified msa public service tn protect the public health,
safety and welfare of the future inhabitants and is partially hone by the general
revenues of the City. Additional revenue sources are increasingly important since
the passing of Proposition 13. Recognizing that housing for the elderly and low-
income families is a unrmnnoity objective, the park land dedication ordinance
provides the option to the Council to waive these fees for qualifying projects. The
City might also consider exploring fast-tracking (preferential scheduling) or fee
waivers for critical projects such as those providing affordable housing ozhousing
which addresses special housing needs.
In oddbhno to the City's fees, a considerable amount of school fees are also
applicable to residential projects. The respective school district should explore
waiving all nr portion of the school fees for affordable housing projects.
The City, in conjunction with the preparation of the 2009Housing Element also
prepared the Affordable Gap and Leveraged Financing /\of
the Housing Element Technical Memorandum attached hereto). The analysis
evaluated development costs to arrive to per unit affordability gap in producing
affordable units. Table l2 and Table 13nf the analysis summarize average per unit
deve|nI`nuerd processing and impact fee of$2g,277to $37,530 per unit for owner
buooiog prototype and $25,586 per unit for rental housing prototype (See Appendix
/\ for specific development processing fees and aom1ysis).
In response to the recent economic downturn, the City Council also adopted an
economic stimulus program which allowed the payment of specific development
fees for construction of new residential units to be deferred until either prior to final
inspection or issuance of certificate of occupancy. This program provided direct and
indirect assistance to developer of residential units in that reduced on-band cash
flow were required at time of permit issuance.
CITY OF TUSIIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 60
Processing and Permit Procedures
The City recognizes that the myriad of agencies and for
deve|opn�entresults ioadoze-oons and expensive process. The value ofland
increases when entitled for development and all necessary permits have been
obtained for construction. State law establishes maximum time limits for project
approvals and City policies provide for the minimum processing time necessary �to
comply with legal requirements and review procedures. -
The (_onuonuoih/ Development Department serves as the coordinating agency to
process development applications for the approval of other in-house departments
such as Police, Public Works/ Engineering, and Parks and Recreation. These
departments vvnzk together to simultaneously review projects to ensure o timely
response to developers and act os the City's Design Review [oznnzitbee.
Pre-application conferences with the Cozonnmitv Development Department
provide the developer with information related to standards and requirements
applicable to the project. For the more complicated development projects in the
Special Management Areas, Specific Plans provide a standard Design Review
Process. Application packages are provided to developers and include the
processing chart and copies of pertinent information such as street improvement
construction standards, subdivision and landscape requirements that aid
developers io the preparation of their plans.
All projects are processed through plan review in the order of submission.
Recognizing that profit margins are reduced and risks are increased by processing
delays, the City has assigned priority to plan review and permit issuance for low-
income housing projects. Additionally, contracts for plan check services provide
additional staff to process projects ina timely fashion. lfacomplete application is
submitted, plans are simultaneously reviewed by all Design Review Committee
members and plan checking departments rather than one agency reviewing plans at
o time. The Design Review application does not require a public hearing or
Planning Commission approval. The Tustin City Code authorizes the Coozmooitv
Development Director to approve development plans when findings can be made
that the location, size, architectural features and general appearance of the proposed
development will not impair the orderly and harmonious development of the area.
In making such findings, the Zoning Code provides items tubeconsidered such as
height, bulk setbacks, site planning, exterior materials and colors, relationship of
the proposed structures with existing structures in the neighborhood, etc. This code
provision affords the developers with tools to design their projects and thus
increase certainty of project's design review and approval. Project application which
complies with all the development standards prescribed by the district iowhich the
project is located would not be required to go through any other discretionary
approval.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 61
For Tustin Legacy, developments under the former Master Developer footprint
(approximately 800 acres) are subject to the Legacy Park Design Guidelines to
ensure compatibility of products proposed by vertical builders. The design
guidelines present minimum design criteria for the achievement of functional,
quality, and attractive development expected at the Tustin Legacy. The guidelines
are intended to complement the MCAS Tustin Specific Plan district regulations and
to provide staff, -builders, design professionals, and other users with a concise
document when dealing with Design Review process to avoid ambiguity.
Together the Zoning Code, Design Review provisions, the Legacy Park Design
Guidelines, and the "one-stop" processing system provide certainty to developers
seeking approval for the development of residential projects.
Additionally, for projects of significant benefit to the low-income community, such
costs can be waived by the City Council.
Workload
Another governmental constraint is the number of staff and amount of staff time
available for processing development projects. Since the workload is determined by
outside forces (economy and market for housing), a shortage of staff time may occur
during strong economic conditions which could lead to increased processing time
for development projects.
11100
I
MIMI
10
ME
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 62
MARKET CONSTRAINTS
The availabilitv of housing is affected by the " '
within the market
ok--- of price, income of hunpz, and inte rest rates. The
non-governmental
constraints upon the maintenance, improvement or development of housing io the
City relate primarily to low- and moderate-income families. |licd-incon�e families
have the option ofselecng housing accomn�udabono that nee—dbeirpzefereoces.
Since environmental amenities such aa hillsides with views and beach access attract
high-value developments, high-income families gravitate to the foothills and beach
communities. The provision for housing opportunity to all income segments is
further emphasized io the East Tustin development whereby sinede-fandlyattached
and detached homes are proposed for moderate- and higher-income households.
Additionally, , multi-family projects such as apartments and condominiums in Bast
Tustin are provided for the low- and moderate-income groups. The same is true at
the former M{_/\S Tustin area, where provisions for affordable units are required at
an average of 20.9 percent. Market rote hones are proposed to accommodate
diverse populations from all income levels.
Financing
Interest rates can have an impact on housing costs. Some mortgage
variable rate, which offers an initial lower interest rate than
— ."x u ` ab^0�n o� -.°^s insUtotoo� to raise rates will cause existing household s s to
overextend themselves financially, and create situations where high financing costs
constrain the housing market. /\n additional obstacle for the first-time hnomebuyerim
the noioinnuzudown-payo�entrequired by lending insdb
institutions.
Even ifTustin homebuyers are able to provide a 3 percent and
obtain o3.6percent koan(average|oanzateforFf���Vr\//\gu^ down-payment
for Mby 20I3)' monthly mortgage payments on nzmJiao priced single-family
detached homes in the City place such homes out ofthe reach o/moderate and
lower-income households in the City. At a 3.6 percent interest rate, ouootb|y
mortgage payments on median priced condominiums and townhouses can place
such units out of reach of Tustin's low and very low income households (see Tables
}l7M-22 and }]TM-25).
The greatest impediment to homeownership, however, is credit worthiness.
According to the Federal Housing Authority, lenders consider e person's debt-to-
income ratio, cash available for down payment and credit history, when
determining a maximum loan amount. Many financial inabtubnoo are willing to
significantly decrease down payment requirements and increase loan amounts to
persons with good credit rating.
Persons with poor credit ratings maybe forced to accept higher z imterestrabe or a
loan amount insufficient to purchase a house. Poor credit rating can b eespecially
CITY OF TQSTIV HOUSING ELEMENT
/ECH8UC8L&EMLUA8000 83
1 n with damaging to k)mer-bzCona residents, who have fewer financial resources
which toqu ahfn for a loan. The PHA is generally more flexible than conventionalm�m
lenders io its qualifying guidelines and allows many residents to re-establish u good
credit history.
PmGL Marketing and Overhead
According to the Comprehensive Affordable Housing Strategy4,
" minimum d ev el oper [« mbt is estimated at 12 percent of deve] "/^=^, costs, based on input
from developers and the Dnik1hnn Industry Association. This level is considered a
baseline profit or "hurdle rate" representing the minimum necessary for the dao| to
proceed. In the past due to high market demand in communities like Tustin,
developers were able to command for higher prices and realized greater margins for
profit. As demand increased and prices rose, this profit margin was impacted by
the escalating costs of land resulting from a shrinking supply of land. Marketing
and overhead costs also add tn the price ofhomes. The Comprehensive Affordable
Strategy 2008 estimated developer overhead isat4 percent nftotal development
costs.
The factor having the greatest impact on the price of land is location. To a lesser
degree, the iceof\�dis�ve�d����'d�a�,��av�]�|�c��
MEN
the infrastructure, and the readiness for development as related to governmental
permits. 101|
Within the developed inGU areas o[ the City, there is a scarcity o{ land available for
residential development. The supply of land is largely limited to the former M(_/\S
Tustin area since the East Tustin Specific Plan area has been built out. Land zoned
for commercial or industrial development may not be 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.
The unavailability of land within the developed areas ofthe City and the price of
land on the hi nges are constraints adding to the cost of ''""^^s and
p^^~^^^g
housing out of the reach of low- and moderate-income families.
Cost of Construction
One ' factor in the actual cost for new housing is construcoocosts.Thesecnsts are influenced by many factors such as the cost of
labor, building materials, and site preparation. According to Marshall & Swift
estimates, the cost of residential wood frame construction averages $96.30per square
^ City of Tustin Comprehensive Affordable Housing, Strategy, David Rosen and Associates, 2008
HOUSING ELEMENT
CITY OF TDS2��
TECHNICAL MEMORANDUM 64
01MIS
IN
10
111111
foot, Therefore, the costs attributed to construction alone for a typical 2,200 square
foot, wood frame home would be at minimum $211,860.
A reduction in amenities and quality of building materials (above a minimum
acceptability for health, safety, and adequate performance) could result in lower
sales prices. Additionally, pre-fabricated, factory built housing may provide for
lower priced housing by reducing construction and labor costs.
An additional factor related to construction costs is the number of units built at the
same time. As the number of units developed increases, construction costs over the
entire development are generally reduced, based on economies of scale. This
reduction in costs is of particular benefit when density bonuses are utilized for the
provision of affordable housing. Although it should be noted that the reduced costs
are most attributed to a reduction in land costs; when that cost is spread on a per
unit basis.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 65
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CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 66
ENERGY CONSERVATION
As the price oy power continues to rise, households have through necessity been
devoting more of the household income to energy cost. This condition has further
eroded the affordability of housing. No relief isiosight, ag one representative from
Southern California Edison reinforced ioanevvsortide: "higher rates are necessary
to assure reliable supplies o{ electricity in the years abcud./' The City call explore
possible partnership with utility companies to promote energy rebate programs.
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 in Tide 25 of the California
Administrative Code. Title 25 applies to new residential construction or an addition
toen existing housing unit.
Active solar for water heating can be encouraged but they are still rather
expensive and can only be used asu toan electric nrgas system. They are
cost efficient in the long run but pose a short-term impact to affordable housing.
Permits for solar systems can be approved ministerially by the Community
Development Department, and peroita are issued same-day whenever Possible.
The City can also explore and streamline permits processing for approved green
building.
Other energy conservation method could be contributed t0 site and building design.
For on example through proper inta placement at subdivision and buildings'
orientation, maximum day lighting can beachieved. Light- colored "cool roofs" can.
also be applied to new homes or roof replacement projects to promote energy
savings.
Water-efficient landscapes, efficient irrigation, and use of permeable paving
materials also would contribute to energy saving. This can be achieved through
updates to the City's landscape and irrigation guidelines.
CITY OFTUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 67
NOR
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IVIEN
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 68
SUMMARY OF PREVIOUS HOUSING ELEMENT
PROGRAMS
To develop appropriate programs toaddress the housing issues identified inthis
Housing Element Update, the City n{ Tustin has reviewed the housing programs
adopted as part o[its 2009 Housing Element, and evaluated the effectiveness of
these programs in delivering housing services.
By reviewing the progress in implementation of the adopted programs, the
effectiveness of the last element, and the continued appropriateness of these
identified programs, m comprehensive housing program strategy has been
developed.
The following section reviews the progress in implementation of the programs, the
effectiveness of the 20O9 Element hr date, and the continued appropriateness o[the
identified programs. The results of the analysis provided the basis for developing
the comprehensive housing program strategy for the future planning period, aswell
as goals for the planning period inprogress.
PROGRESS IN IMPLEMENTING THE 2009 GOALS AND
OBJECTIVES
TobkalfTM-35 r------ a ----'~-^ s000f the quantified objectives ofthe previous
e|pozeut and actual achievements since 2006. Table }{TM-34 contains a list of
projects by program area during the 2006 - 201-4 period.
The 2007 SC/\G Regional Housing Need Assessment indicated a new construction
need in Tustin by 2014 of 2,381units, of which 512 units were for very low income
households, 4IO for low income, 468 for moderate income and 991 above moderate
income.
TABLE HTM- 34
SUMMARY TABLE EFFECTIVENESS 0FHOUSING FLBMFNTPRoGoa MR- mnoa'M/4
- mu""ugneoais were noranocateawspecitic income group, tfteuty attempted m utilize RHN* percentages u
fulfill uewAobjectives.
Source: The City of Tustin, Housing Element, 2009; Effectiveness of Housing Elemcnt Programs, 2008.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 69
New
Constructi
on
Rehab/Preservation
Housing Assistance
Income Group
Goal
Actual
Goal]
Actual
Goal'
Actual
Very-Low
512
362
198
166
2,079
2,329
Low
410
127
200
135
35
0
Moderate
468
189
72
4
15
0
Total 1
2,381
2,102
470
305
2,129
2,329
- mu""ugneoais were noranocateawspecitic income group, tfteuty attempted m utilize RHN* percentages u
fulfill uewAobjectives.
Source: The City of Tustin, Housing Element, 2009; Effectiveness of Housing Elemcnt Programs, 2008.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 69
EVEN
REVIEW OF PAST
State law establishes an cycle regulating housing element updates. In
compliance with the SCAG cycle, the Tustin Housing Element was updated in 1989
al which time itwas found tolebn compliance with State law, and was updated
again in 1994. In 1997| the City of Tustin initiated a comprehensive General Plan
update, and the Housing Element was again updated to accommodate meMC4S
Reuse Plan and to ensure consistency with other General Plan Elements, as well as
to address recent changes in State law. These amendments were adopted on
January I6,20Ol. bu20O2 and 2OO9, the (_ityu�dated its }�nusiog E}eo�entand vwae
cerd6ed by The State's Housing and (�Vmznnnity Development Department in
compliance with State's Law.
Review of Past Housing Element Objectives
Tables I|TM-33 and |{T&4'34 summarize the performance of the 2009 Element's
goals and objectives. Table HTM-35 provides program by program review of the
previous Housing Element, containing a discussion on the effectiveness and
continued appropriateness of each program. The time period covered in this
analysis is2O06-2UI4.
The following discussion is a brief highlight of the progress, effectiveness and
appropriateness of the past Housi Element Objectives,
CITY OFTDSDN HOUSING ELEMENT
TECHNICAL MEMORANDUM 70
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TABLE HTM- 36
PROGRESS TOWARDS OBJECTIVES 2006 -2014
CITY OF TUSTIN
Quantified Extremely Very
Unit Type/Description Objectives Accomplishments t Low Low I Low I Moderate I Upper
NEW CONSTRUCTION
MCAS Tustin Housing
Units
100
100
100
Neighborhood D
891
12
8
2
2
Neighborhood G
1,214
16
6
8
2
Units Constructed
1,176
2,102
282
80
127
2.89
1424
Units Approved/ Under
Construction
990
2$
1
14
10
4
Preservation
230
Granny Flats
5
New Owner Housing
79
Second Unit
5
Recycling of SFD to MFD
in R -3 district
8
Subtotal
4,598
2,1.02
282
80
127
189
1,424
RHNA
2,381
2,381
256
256
410
468
991
Difference
1,985
(279)
26
(176}
(283)
(279}
433
REHABILITATION
Single and Multi- Family
Rehab
100
100
100
Single Family
54
12
8
2
2
Mu ti- Family
108
16
6
8
2
Multi- Family Rental
Acquisition/ Rehab/ Con v
ersion /Resale
31
51
38
13
Total Rehabilitation
193
2$
1
14
10
4
PRESERVATION
Tustin Gardens
100
100
100
Rancho Alisal
72
72
8
64
Rancho Maderas
54
54
6
48
Rancho Tierra
51
51
38
13
Total Preservation
277
277
152
125
vaHER ArrORDABLE
HOUSING
1s1 Time Homebuyer
and /or Foreclosure
30
Negotiated Purchase
Section 8 Rental Voucher
Assistance
1,500
2,047
2,047
Shared Housing Referrals
75
Homeless Housing
242
CITY OF TUSTIN
TECHNICAL MEMORANDUM
113
HOUSING ELEMENT
TABLE HTM- 36
PROGRESS TOWARDS OBJECTIVES 2006 -2014 -
CITY OF TUSTIN
Unit Type/Description
Quantified
Objectives
Accomplishments t
Extremely
Low
Very
Low
Low
Moderate
Upper
Partnership Program
Emergency Shelter
282
282
282
Total Other Programs
2,128
2,6341
282
2,213
135
4
I .... Number of units.
Sources: (1) Effectiveness of Housing Programs 2006 -2014, City of Tustin; (2) Five Year Implementation Plan for the Town Center
and South Central Redevelopment Project Areas for Fiscal Years 2005 -2006 to 2009 -2010
NO
MEMO
Irl
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 114
APPENDIX A
AFFORDABILITY GAP ANALYSIS
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM
rgw-
City of Tustin
Affordability Gap and leveraged Financing Analysis
1.0 Executive Summary
The City of Tustin retained David Paul Rosen & Associates (DRA) to prepare an
affordability gap analysis and evaluation of leveraged financing options for new residential
development in Tustin. The 'affordability gap" methodology determines the difference
between the supportable mortgage on the unit at affordable rents and sales prices and the
actual development cost of the unit. The gap analysis provides planning-level estimates of
the typical per unit subsidized required to make different types of housing affordable to
households at alternative income levels.
The per unit affordability gaps calculated in this report are based on housing prototypes
that are jocio/6 affordable to households at each of the income levels modeled (or in the
case of the leveraged financing analysis, at the mix of income levels necessary to meet. the
requirements and/or competitive standards of the leveraged financing programs).
However, the results can be used in estimating subsidy requirements for mixed income
housing developments as well. Under the assumption that the market rate units are
financially feasible without subsidy, the subsidy requirement for a mixed income
development can be estimated by multiplying the number of affordable units by the
appropriate per unit affordability gap. The results of the gap analysis provide a useful tool
to the City of Tustin and Tustin Redevelopment Agenc y for capital
planning purposes.
DRA recommends-that the subsidy rovided to any individual housing development be
determined based on analysis of ge specific economic conditions pertaining to that
projecL
The first step in the gap analysis establishes the amount a tenant or homebuyer can afford
to contribute to the cost of renting or owning a dwelling unit based on established State
and Federal standards. Income levels, housing costs and rents used in the analysis are
defined below using 2007 published data for Tustin.
The second step estimates the costs of new housing construction in Tustin. For this
purpose, DRA, in collaboration with City staff, formulated five prototypical housing
developments (one rental development and four owner developments) suitable for the
Tustin market today. DRA estimated the cost to develop these housing prototypes in
Tustin under current housing conditions using information on actual recent housing
developments provided by Tustin and Orange County area developers.
The third step in the gap analysis establishes the housing expenses borne by the tenants
and owners. These costs can be categorized into operating costs, and financing or
mortgage obligations. Operating costs are the maintenance expenses of the unit,
including utilities, property maintenance and/or Homeownership Association (HOA) fees,
property taxes, management fees, property insurance, replacement reserves, and
insurance. For the rental prototype examined in this analysis, DRA assumes that the
city rat Tustin
Affordability Gap and Leveraged Financing Analysis Page I
wm
landlord pays all but certain tenant-paid utilities as an annual operating cost of the unit
paid from rental income. For owner prototypes,' DRA assumes the homebuyer pays all
operating and maintenance costs for the home.
Financing or mortgage obligations are the costs associated with the purchase or
development of the housing unit itself. These costs occur when all or a portion of the
development cost is financed. This cost is always an obligation of the landlord or owner.
Supportable financing is deducted from the tots! development cost less any owner equity
or downpayment; to determine the gap between the supportable mortgage on the
affordable units and the cost of developing those units.
For the rental housing prototype, the gap analysis calculates the difference between total
development costs and the conventional mortgage supportable by net operating income
from restricted rents. For owners., the ap is the difference between development costs
and the supportable mortgage plus the tuyer's down payment. Affordable housing costs
for renters and owners are calculated based on California Redevelopment Law definitions
and occupancy standards. Household income is adjusted based on an occupancy
standard of one person per bedroom plus one
USSR
The gaps for the owner prototypes 'are summarized in Table 1. The gaps have bee n
calcu
la-ted for the following three income levels:,
Affordable
Income Limit Housing Cost
1. Very Low Income 509/6 of Area Median Income (AMI), adjusted 30% of 50% AMI
for household size
2. Low Income W*1* of AMI, adjusted for household size 30% of 70% AMI
3. Moderate Income 120% of AMI, adjusted for household size 35% of 110% AMI
Depending upon the source of subsidy for ownership housing, the gaps may vary. For
exam le, Federal HOME funds do not require deduction of a utility allowance in the
calculation of affordable mortgage payment. However, under California Redevelopment
Law, owner affordable housing expense is defined to include monthly utility cogs. This
increases the ownership gaps. The affordability gaps shown in Table I include utility
allowance deductions.
The gaps for the rental prototype, without non-local leveraged financing, are summarized
in Table 2. The gaps have been calculated for the following three income levels:
City of Tustin
Affordability Gap and Leveraged Financing Analysis Page 2
0
W
(I I
Affordable Housing
Income Limit Cost
1. Very Low Income 500 of Area Median Income (AMI), 30% of 50% AMI
adjusted for household size
2. Low Income 80% of AMI, adjusted for household size 30% of 60% AMI
3. Moderate Income 120% of AMI, adjusted for household size 30% of 1100/6 AMI
DRA produced, under separate cover, a comprehensive review of Federal, State, and
private sources of funding that mi?ht be used to subsidize affordable rental and ownership
kousin in Tustin. For ownership housing, per unit mortgage assistance, as -available,
generally reduces the gap on a dollar for dollar basis. For rental developments, the use of
r
t e Low income Housing Tax Credit Program and/or tax-exempt bonds is more
complicated, because of the formulas for calculating tax credits and the specific income
targeting required.*
Therelore, for the rental prototype, we have examined the following leverage scenarios:
1, 9% Low Income Housing Tax Credits (Federal only)';
2. 4% tax credits with tax-exempt bonds; and
3. 4% tax credits, tax-exempt bonds, and the Multifamily Housing Program
(MHP) of the California Department of Housing and Community
Development (HCD).
The assumptions and findings are described in the following section. The sources and
uses for each leveraged rental scenario are summarized in Table 3.
Since orange County was designated as a Difficult to Develop Area (DDA) by HUD in 2007, projects in
the County are eligible for a 130% basis boost for the calculation of federal tax credits but are not
eligible for state tax credits.
City of Tustin
Affordability Gap and Leveraged Financing Analysis Page 3
I
0111
III
Table i
Homeowner Per Unit Subsidy RequiremenW
City of Tustin
2008
Source: David Paul Rosen & Associates
City o(Tustin
Agorciabuity cap and Levc-aged Finarxing Analysis Wage 4
MINE--
Very Low
Low
Moderate
-0t 0-NIX an -1( Bedroom Count
- income'
Incomes
Income,
Owner Prototype #Is
Attached Townhome
Two Bedroom
$366,000
$322,400
$195,500
Three Bedroom
$387,800
$339,400
$198,400
Four Bedroom
$426,800
$374,600
$222,300
Average
$393,500
$345,500
$205,400
Owner Prot*" #2s
Stacked Fiat Condominium
One Bedroom
$258,600
$219,900
$107,100
Two Bedroom
$259,000
$215,500
$88,600
Three Bedroom
$267,100
$218,800
577,800
Four Bedroom
$290,500
$238,300
$86,000
Average
$268,800
$223,100
$89,900
NINE
Owner Prototype #37
High Density Condominium
One Bedroom
$407,500
$368,800
$256,000
Two Bedr000m,
$432,500
$389,000
$262,100
Three Sed-OOM
$542,000
$493,700
$352,600
Four Bedroom
$569,400
$517,200
$364,800
Average
$487,900
$442,200
$308,900
Owner Prototype #4*
Mixed Use, Ground Floor Retail
One Bedroom
$491,700
$453,000
$340,200
Two Bedr000m
$537,400
$493,900
$366,900
Three Bedroom
$595,000
$546,600
$405,600
Average
$547,300
$497,800
$370,900
Source: David Paul Rosen & Associates
City o(Tustin
Agorciabuity cap and Levc-aged Finarxing Analysis Wage 4
MINE--
Notes to Table 1:
I Per unit subsidy requirements are calculated as per unit total development cost less affordable
home purchase price, based on an occupancy standard of one person per bedroom plus one, per
California Redevelopment Law. Affordable home purchase price is calculated based on monthly
affordable housing expense, inclusive of mortgage principal and interest property taxes and
insurance, utilities and homeowners association (HOA) dues. Calculations are based on the
following assumptions: 30-year mortgage interest rate of 8 percent average property tax rate of
1.20 percent; property insurance costs of $50 per month; HOA dues of $175 per month; and a
utility allowance calculated based on County of Orange, Housing and Community Services
Department utility allowance schedule, effective October 1, 2006.
'very low income owner affordable housing is cost calculated as 30 percent of 50 percent of AMI,
adjusted for household size. Average very low income affordable home purchase price is
$70,764.
I Low income owner affordable housing cost is calculated as 30 percent of 70 percent of AMI,
adjusted for household size. Average low income affordable home purchase price is $11 - 6,457.
1011
11-1011114-b
Moderate income owner affordable housing cost is calculated as 35 percent of 110 percent of
AMI, adjusted for household size. Average moderate income affordable house purchase price Is
$249,723.
Owner prototype 11 average unit size is 1,296 square feet. Average per unit development cost is
$468,663. Per unit development costs are adjusted by unit size/bedroom count
• Owner Prototype 12 average unit size is 1,142 square feet. Average per unit development cost is
$339,591. Per unit development costs are adjusted by unit size/bedroom count.
7 Owner Prototype 13 average unit size Is 1,350 square feet. Average per unit development cost Is
$558,617. Per unit development costa are adjusted by unit size/bedroom count
11 Owner Prototype 14 average unit size is 1,515 square feet Average per unit development cost is
$608,112. per unit development costs are adjusted by unit size/bedroom count
(Blz
City of Tustin
Affordability Cap and Leveraged Financing Analysis Past 5
6-
1
Notes to Table 1:
I Per unit subsidy requirements are calculated as per unit total development cost less affordable
home purchase price, based on an occupancy standard of one person per bedroom plus one, per
California Redevelopment Law. Affordable home purchase price is calculated based on monthly
affordable housing expense, inclusive of mortgage principal and interest property taxes and
insurance, utilities and homeowners association (HOA) dues. Calculations are based on the
following assumptions: 30-year mortgage interest rate of 8 percent average property tax rate of
1.20 percent; property insurance costs of $50 per month; HOA dues of $175 per month; and a
utility allowance calculated based on County of Orange, Housing and Community Services
Department utility allowance schedule, effective October 1, 2006.
'very low income owner affordable housing is cost calculated as 30 percent of 50 percent of AMI,
adjusted for household size. Average very low income affordable home purchase price is
$70,764.
I Low income owner affordable housing cost is calculated as 30 percent of 70 percent of AMI,
adjusted for household size. Average low income affordable home purchase price is $11 - 6,457.
1011
11-1011114-b
Moderate income owner affordable housing cost is calculated as 35 percent of 110 percent of
AMI, adjusted for household size. Average moderate income affordable house purchase price Is
$249,723.
Owner prototype 11 average unit size is 1,296 square feet. Average per unit development cost is
$468,663. Per unit development costs are adjusted by unit size/bedroom count
• Owner Prototype 12 average unit size is 1,142 square feet. Average per unit development cost is
$339,591. Per unit development costs are adjusted by unit size/bedroom count.
7 Owner Prototype 13 average unit size Is 1,350 square feet. Average per unit development cost Is
$558,617. Per unit development costa are adjusted by unit size/bedroom count
11 Owner Prototype 14 average unit size is 1,515 square feet Average per unit development cost is
$608,112. per unit development costs are adjusted by unit size/bedroom count
(Blz
City of Tustin
Affordability Cap and Leveraged Financing Analysis Past 5
stiff
Table 2
Tenant Per Unit Subsidy Requirements'
Rental Housing Prototype: Stacked Flat Apartments
City of Tustin
2008
One Bedroom$
Two Bedroom'
Three BedrooM7
Four Bedroorna
Average
Renter Prototype
Stacked Flat Apartments
Very Low
Low
Moderate
Income=
Income'
income"
$311,300
$294,660
$211,400
$348,000
$329,300
$235,600
$3,21,800
$301,000
$197,000
$402,000
$379,600
$174,800
$345,775
$326,125
$204,700
Source. David Paul Rosen & Associates.
City of Tustin
Affordability Cap and Leveraged Financing Analysis
am-
M
Notes to Table 2:
1 Tenant per unit subsidy requirements are calculated as per unit total development cost less per
unit tenant supported debt. Tenant supported debt is calculated based on tenant monthly operating
income which equals: affordable monthly rent, inclusive of utilities, less a monthly per unit
operating cost of $300, property taxes assumed at an average annual rate of 1.20 percent; and a 3
percent vacancy rate. Tenant supported debt calculations are based on a 30 -year mortgage interest
rate of 8 percent and a debt coverage ratio of 1.25. Affordable monthly rents are based on
household income, adjusted for household size assuming an occupancy standard of one person
per bedroom plus one, per California Redevelopment Law.
2 Very low income renter affordable housing cost Is calculated as 30 percent of 50 percent of AMI,
adjusted for household size. Average very low income affordable monthly rent is $847.
3 Low income renter affordable housing cost calculated as 30 percent of 60 percent of AMI,
adjusted for household size. Average low income affordable monthly rent is $1,033.
4 Moderate income renter affordable housing cost calculated as 30 percent of 110 percent of AMI, mp�
adjusted for household size. Average moderate income affordable monthly rent is $1,963.
'One bedroom unit is 750 square feet. Per unit total development cost is $321,075.
ME 111111111 �� FIRM I Or 1 17111
IFI! III 1111wi! 11111111!1:1111 prpil , 111
7 Three bedroom unit is 1,050 square feet. Per unit total development cost is $382,799.
® tout bedroom unit is 1,250 square feet. Per unit total development cost Is $423,947.
City of Tustin
Affordability Cap and Leveraged financing Analysis Page 7
Table 3
Average Per Unit Subsidy Requirements
Rental Housing Prototype: Stacked Flat Apartments
Leveraged Financing Scenarios
C4 of mistin
2008
Leveraged financing Scenarios
31 F 9 1 =-.
4% Tax Credits, Tax-Exempt Bonds
4% Tax Credits, Tax-Exempt Bonds,
Multi-Family Housing Program (MHP)
Renter Prototype
Stacked Flat Apartments
m
$140,100
Source: David Paul Rosen & Associates.
City at Tustin
Afforciablifty Cap and Leveraged Financing Analysis Page a
A offigift
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CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM
WKI-RIM
11,
NONE
0
CITY OF TUSTIN
TECHNICAL MEMORANDUM
APPENDIX B
REFERENCES
HOUSING ELEMENT
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CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM
WON
IBM
IN
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KIM
0 REFERENCES
A. Documents
l. 2000 Census Report. U.S. Department of Commerce, Bureau of the Census.
2. 2010 Census Report. [J.S. Department of Commerce, Bureau of the Census.
3. 2OO7-2UlI American Community Survey. LJ.S. Department nfCommerce,
Bureau of the Census.
4. Comprehensive Housing Affordability Strategy for Fiscal Years 2007-2008bo
2017-2018, David PauRosen& Assodates(DRA).
5. Marine Corps Air Station Tustin Specific Plan/Reuse Plan, Adopted
February 2003,/�coendnn�uts through June 20O7. '
6. California State Department of Finance, 2013,E-5 Population and Housing
Estimates.
7. Orange County Projections 20O Modified, Center for
Research at(�a|�ornba State L}niverat�FuUertoo. Demographic
8. Orange County Ten - Year Plan to End Homelessness, 2O|2, County nf
Orange.
4. Southern California Association of Governments Bn�ionu| Housing Needs
Assessment, 2012,
- -
l0. City o[ Tustin, Zo ning Ordinance,
ll. City ol Tustin, General Plan, os amended through November 2O12.
12. City of Tustin 2010-2015 Consolidated Plan.
13, City of Tustin Comprehensive Annual Financial Report For the Year Ended
June 30, 2011.
14. City cd Tustin Consolidated Annual Performance and Evaluation
September 26, 2012.
15. MarkeDvmviewRepndforCitvofIustin,KeaKacts.
l8. Third Five-Year Implementation Plan for The Town Center and South
Central Redevelopment Project Areas (FY 2005'Obto20U9-20I[),Tustin
Community Redevelopment Agency, December 20O4.
17. Final Environmental Impact Statement/ Environmental Impact Report
(ElS/E|R) for the Disposal and Reuse of&4CAS-TusUn (Program E}S/BlRfor
MCAS-Tustin), laooaryI6,2A0l.
CITY OFTQSTIN HOUSING ELEMENT
lELH8ULAL&lEMLPl8D][IM
18. - to Comments, Final Volume 2 and S of Final Environmental
Impact UE|S/ElB> for the Disposal 0�
and Reuse of MCAS-Tustin.
19. City Council Staff Reports for St. Anton and Irvine Company projects,
November 6,2OI2.
20. State of California, Department of Housing and Community Development,
21. Orange County Client Management Information System Year End Progress
Report, Orange County Housing Partnership, December 2007
22. Orange County Department nfEdocatino,DivisionVr5cboo|ond
Community Services, McKinney-Vento Homeless Education Assistance Act,
2O06-O7.
23. 2O13 State Income Limits, State Department of Housing and Community
24. Marshall & Swift
25. State of California Government Code Sections 65580etseq.
B. Persons and Organizations
I. Elizabeth A. Biosook,Connnunitv Development Director
Community Development Tustin
(714) 573-3031
2. Jerry Craig, Program Manager
Tustin Successor Agency
(714) 573-31,21
l |oetnaVVdlkozn, Assistant Director -
Community Development Tustin
(714) 573-3115
4. Scott Reeketin, Principal Planner
Community Development Tustin
(714) 573-3016
5. Edmelynne Hutter, Associate Planner
Community Development Tustin
(714) 573-3174
CI � BDQ�YG ELEMENT
Iy���D�I
TECHNICAL MEMORANDUM
INS
Fr
Fly
6. Lieutenant Steve Lewis
Tustin Police Department
(714) 573-3271
6. Ben Savill
Community Housing Advisory Council
Regional Center of Orange County
7. John Luker
Orange County Rescue Mission Village of Hope
(714) 247-4300
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM
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TECAPACAL MEMORANDUM
dffll�
INS-
N
NINE
INIEN
APPENDIX C
MAJOR EMPLOYERS IN TUSTIN
CITY OF TUSTIN
TECHNICAL MEMORANDUM
HOUSING ELEMENT
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TECHNICAL MEMORANDUM
TABLE H -1
LIST OF MAJOR EMPLOYERS IN TUSTIN, CA 2011
Company /Address
No. Emp.
Product/Service
Young's Market Co LLC
2,100
Distributor
14402 Franklin Ave Tustin, CA 92780
Tustin Unified School District
1,728
Education
300 South C St - Tustin 92780
Lamppost Pizza Corp
1,4001
Corporation
3002 Dow Ave, Tustin, CA
Ricoh Electronics, Inc
1,384
Manufacturer
1100 Valencia Ave. - Tustin, 92780
Tosiba America Medical Systems
900
Distributor,
2441 Michelle Dr. - Tustin, 92780
Medical Equipment
Rockwell Collins - (714) 317 -8102
600
Manufacturer
14192 Franklin Ave.- Tustin, 92780
Costco Wholesale
450
Wholesale Trade
2700 Park Ave. - Tustin 92780; 2655 El Camino Real, Tustin, CA
Cherokee International
350
Power Suppties
2841 Dow Ave. - Tustin, 92780
City of Tustin
300
Government
300 Centennial Wap - Tustin 92780
Raj Manufacturing Inc
260
Manufacturing
2692 Dow Ave, Tustin, CA
Cash Plus Inc
250
Financial Services
3002 Dow Ave, Tustin, CA
Kleen Impressions
250
Cleaning Services
1730017th St # J Pmb 388, Tustin, CA
Ricoh Business Solutions
250
Business Services
1123 Warner Ave Tustin, CA 92780
Southern California Pipeline
235
Construction
15991 Red Hill Ave, Tustin, CA
Home Depot
203
Retail
2782 El Camino Real - Tustin, 92780
Health South Tustin Rehab Hospital
200
Medical
14851 Yarba St, Tustin, CA
Logomark, Inc.
200
Wholesale Trade
1201 Bell Ave. - Tustin 92780
Red Robin Gourmet Burgers2
2001
Retail
3015 El Camino Real, Tustin, CA
SMC Corporation of America
200
Manufacturer
14191 Myford Rd. - Tustin 92780
Straub Distributing Companys
200
Wholesale Trade
2701 Dow Ave, - Tustin, 92780
Tustin Toyota
200
Automotive Dealer
36 Auto Center Dr, Tustin, CA
SOURCE: City of Tustin Comprehensive Annual Financial Report For the Year
Ended June 30, 2011
1 The employee count appears to include those employed at locations outside of Tustin.
2 Red Robin Gourmet Burgers was located at 3015 El Camino Real in 2011 and has
relocated to 2667 Park Avenue.
I Straub Distributing Company was Iocated in Tustin in 2011, but is no longer doing
business in Tustin.
CITY OF T USTIN
TECHNICAL MEMORANDUM
HOUSING ELEMENT
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TECHNICAL MEMORANDUM
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