HomeMy WebLinkAboutCC RES 02-074RESOLUTION NO. 02-74
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN APPROVING AN AMENDMENT TO GENERAL PLAN
AMENDMENT 02-001, REVISING THE ADOPTED TUSTIN
HOUSING ELEMENT.
The City Council does hereby resolve as follows:
I. The City Council finds and determines as follows:
A. That California Government Code Section 65588 requires each City review
as frequently as appropriate and revise its Housing Element as appropriate.
B. That the City prepared a Housing Element Update pursuant to Government
Code Section 65588 and incorporated comments received on the draft from
the State Department of Housing and Community Development ("HCD").
C. That the City utilized the most recent available data in completing the
Housing Element Update and that the City has worked diligently with HCD
to produce an effective Housing Element.
D. That in anticipating completion of the Housing Element Update, the City
progressed as follows:
August 5, 1999 Sent Request for Proposals (RFP) to fifteen (15)
consulting firms to prepare an update for the City of
Tustin.
.October 4, 1999 The City Council authorized the Planning Center to
prepare the City's Housing Element Update.
Between October 1999
and September 2000 SCAG completed Regional Housing Needs
Assessment (RHNA) process and assigned RHNA
numbers to cities within its jurisdiction. SCAG adopted
Final RHNA on November 2, 2000.
September 29, 2000 The City completed its first draft Housing Element
Update for the State Department of Housing and
Community Development (HCD) review.
November 16, 2000 HCD provided a comment letter and requested
revisions be made to the Housing Element Update.
January through
December 2001 The City worked with the Planning Center to address
HCD comments and corrections. The Planning Center
Resolution No. 02-74
Page 2
January 3, 2002
experienced staff changes which delayed the
completion of the Draft Housing Element. City staff
took over the project and completed the revised
Housing Element in-house.
The City sent the revised Housing Element
incorporating HCD's requested revisions to HCD.
January 14, 2002 The Planning Commission conducted a workshop to
familiarize the public with the purpose and intent of the
Housing Element Update.
January 28, 2002 The Planning Commission held a public hearing on the
Housing Element Update and the environmental
document and recommended that the City Council
certify the environmental document and adopt the
Housing Element Update as proposed.
February 4, 2002 The City Council adopted the environmental
documents and the Housing Element Update.
February 11, 2002 The City sent HCD a copy of the adopted Housing
Element.
March 7, 2002 HCD provided the City with review comments and
corrections.
Between March 7, 2002
and June 2002 The City worked diligently with HCD through informal
phone conversations and submissions via fax to
address HCD comments and corrections.
June 14, 2002 The City sent the revised Housing Element for HCD
review.
July 3, 2002 HCD approved the revised draft Housing Element
pending Council adoption of the amended Housing
Element.
July 22, 2002 The Planning Commission held a public hearing on the
revisions to the Housing Element Update and the
environmental document and recommended that the
City Council find that the environmental document
adopted on February 4, 2002 is adequate and adopt
the Housing Element Update as amended.
Resolution No. 02-74
Page 3
August 5, 2002 The City Council scheduled the adoption of the
revisions to the Housing Element Update. However,
the City Council continued this item to November 4,
2002, to ensure that the adoption of the Housing
Element Update is consistent with the Settlement
Agreement with the Santa Ana School District.
E. That a public workshop was held on January 14, 2002, to familiarize the
general public with the purpose and intent of the Housing Element Update.
F. That a public hearing was duly called, noticed, and held on January 28,
2002, by the Planning Commission to consider and provide further
opportunity for the general public to comment on the proposed Housing
Element Update.
G. That a public hearing was duly called, noticed, and held on February 4,
2002, by the City Council to consider and provide further opportunity for
the general public to comment on the proposed Housing Element Update.
H. That the City Council considered environmental documentation and
adopted the Housing Element Update on February 4, 2002.
I. That HCD reviewed the adopted Housing Element Update and
recommended revisions; the City prepared revisions, and the revisions
were approved by HCD.
J. That a public hearing was duly called, noticed, and held on July 22, 20029
by the Planning Commission to consider and provide further opportunity
for the general public to comment on the proposed revisions to the
Housing Element Update.
K. That a public hearing was duly called, noticed, and held on November 4,
2002, by the City Council to consider and provide further opportunity for
the general public to comment on the proposed revisions to the Housing
Element Update.
L. That pursuant to the California Environmental Quality Act (CEQA)
Guidelines Section 15152, the City of Tustin has completed environmental
review and determined that all effects associated with the revisions to the
Housing Element Update were adequately evaluated in the Program
EIS/EIR for MCAS Tustin as determined by the City Council on February
47 2002, that no new effects would occur, that no substantial increase in
the severity of previously identified significant effects would occur, that no
new mitigation measures would be required, that no applicable mitigation
measures previously not found to be feasible would in fact be feasible,
and that there are no new mitigation measures or alternatives applicable
to the project that would substantially reduce effects of the project that
Resolution No. 02-74
Page 4
have not been considered and adopted. The revision to the Update
makes clarifying and technical changes that do not affect the prior
environmental determination.
II. The City Council hereby approves an amendment to the General Plan Amendment
02-001, revising the Tustin Housing Element Update as identified in "Exhibit A"
attached hereto.
PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting
on the 4 day of November, 2002.
THOMAS
Mayor
( j I
AMELA STOKER
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
CERTIFICATION FOR RESOLUTION NO. 02-74
PAMELA STOKER, City Clerk and ex -officio Clerk of the City Council of the City of Tustin,
California, does hereby certify that the whole number of the members of the City Council
of the City of Tustin is five; that the above and foregoing Resolution No. 02-74 was duly
and regularly introduced, passed, and adopted at a regular meeting of the Tustin City
Council, held on the 4 day of November, 2002.
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
ri
MEUiE�
LA STOKER
y Clerk
Thomas, Worley, Bone, Doyle, Kawashima
None
None
None
Exhibit A of City Council Resolution No. 02-74
Housing
Element
TUSTIN
GENERAL PLAN
NOVEMBER 2002
This page intentionally left blank.
TABLE OF CONTENTS
Section Page
INTRODUCTION TO THE HOUSING ELEMENT 1
Purpose Of The Housing Element 1
Scope And Content Of Element 2
Consistency With State Planning Law 2
General Plan Consistency 4
Citizen Participation 5
SUMMARY OF ISSUES, NEEDS, CONSTRAINTS AND OPPORTUNITIES 7
Summary Of Housing Needs 7
Preservation Of Units At Risk Of Conversion 20
Summary Of Housing Issues 25
Housing Constraints 29
Housing Opportunities 37
HOUSING ELEMENT GOALS AND POLICIES 48
Housing Supply/ Housing Opportunities 48
Maintenance And Conservation 52
ENVIRONMENTAL SENSITIVITY 53
RELATED GOALS AND POLICIES 53
HOUSING ELEMENT IMPLEMENTATION PROGRAM 55
FIVE YEAR QUANTIFIED OBJECTIVES 2000-2005 55
IDENTIFICATION OF AFFORDABLE HOUSING RESOURCES 60
HOUSING PROGRAMS 78
APPENDICES
A - REVIEW OF PAST PERFORMANCE
B - AFFORDABILITY GAP ANALYSIS
C - PUBLIC PARTICIPATION MAILING LIST
D - REFERENCES
CITY OF TUSTIN HOUSING ELEMENT November 2002
i
LIST OF TABLES
PAGE
TABLE H- 1: STATE HOUSING ELEMENT REQUIREMENTS
3
TABLE H- 2: POPULATION PROJECTIONS
8
TABLE H- 3: EMPLOYMENT PROJECTIONS
9
TABLE H- 4: MAJOR TUSTIN EMPLOYERS
10
TABLE H- 5: CITY OT TUSTIN JOBS/HOUSING BALANCE
11
TABLE H- 6: AFFORDABLE HOUSING PROJECT SUMMARY
14
TABLE H- 7: RENTAL MARKET SUMMARY
15
TABLE H- 8: EMERGENCY SHELTER/TRANSISTIONAL HOUSING FACILITIES
19
TABLE H- 9: ASSISTED HOUSING INVENTORY
22
TABLE H- 10: SUMMARY OF EXISTING HOUSING NEEDS
25
TABLE H- 11: ANTICIPATED DEVELOPMENT AT MCAS-TUSTIN
34
TABLE H- 12: LAND INVENTORY AND RESIDENTIAL DEVELOPMENT POTENTIAL
38
TABLE H- 13: PROGRESS TOWARD RHNA CONSTRUCTION NEEDS
39
TABLE H- 14: VACANT AND UNDERUTILIZED WITH RESIDENTIAL DEVELOPMENT
POTENTIAL
42
TABLE H- 15: VACANT AND UNDERUTILZED LAND
46
TABLE H- 16: HOUSING RELATED GOALS AND POLICIES BY ELEMENT
54
TABLE H- 17: NEW CONSTRUCTION QUANTIFIED OBJECTIVES SUMMARY 1998-2005
57
TABLE H- 18: REHABILITATION, PRESERVATION, AND OTHER AFFORDABLE HOUSING
QUANTIFIED OBJECTIVES SUMMARY 1998-2005
59
TABLE H- 19: SUMMARY OF QUANTIFIED OBJECTIVES 2000-2005
60
TABLE H- 20: HOUSING. PROGRAM ILLUSTRATIVE FUNDING RESOURCES 2000-2005
61
TABLE H- 21: AFFORDABLE HOUSING RESOURCES
62
TABLE H- 22: HOUSING ELEMENT PROGRAMS 2000-2005
79
CITY OF TUSTIN HOUSING ELEMENT ii November 2002
INTRODUCTION TO THE HOUSING ELEMENT
The availability of decent housing and a suitable living environment for every
family has been of increasing concern to all levels of government. In California, this
concern is addressed by the California Government Code requirement that each
City adopt a Housing Element as a mandatory part of its General Plan.
State Planning Law mandates that jurisdictions within the Southern California
Association of Governments (SCAG) region adopt revisions to their Housing
Elements by December 31, 2000. As a consequence of this due date, a series of time
frames for various aspects of the Housing Element preparation are established.
There are three relevant time periods:
1989-2000: The previous planning period began on July 1, 1989, and is
currently scheduled to end on December 31, 2000.
19984une 30, 2005: a planning period for assessing short-term housing
construction needs.
° 2000-2005: an implementation period for housing programs.
The planning period for the Regional Housing Needs Assessment (RHNA)
prepared by SCAG is from January 1998 to June 2005, a seven and one-half year
period. The implementation period covered by this element is July 2000 through
June 2005. By 2003, the City, along with other jurisdictions in the SCAG region,
again will begin preparation for a revision of the housing element to cover the
period from 2005-2010.
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 November 2002
1
SCOPE AND CONTENT OF ELEMENT
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) sets 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 Section 65580 et al 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.
CITY OF TUSTIN HOUSING ELEMENT 2 November 2002
Table H-1
STATE HOUSING ELEMENT REQUIREMENTS
CITY OF TUSTIN HOUSING ELEMENT November 2002
Required Housing Element Component
Page
A.
Housing Needs Assessment
1.
Analysis of population trends in Tustin in relation to regional trends
HTM 9 &
HE 8
2.
Analysis of employment trends in Tustin in relation to regional
HTM 13 &
trends
HE 8
3.
Projection and quantification of Tustin's existing and projected
HE 25
housing needs for all income groups
4.
Analysis and documentation of Tustin's housing characteristics
including the following:
a level of housing cost compared to ability to pay;
HTM 22
b overcrowding;
HTM 17
c housing stock condition.
HTM 30
5.
An inventory of land suitable for residential development including
HE 42
vacant sites and having redevelopment potential and an analysis of
the relationship of zoning, public facilities and services to these sites
6.
Analysis of existing and potential governmental constraints upon the
HTM 53 &
maintenance, improvement, or development of housing for all
HE 31
income levels
7.
Analysis of existing and potential non-governmental and market
HTM 65 &
constraints upon maintenance, improvement, or development of
HE 29
housing for all income levels
8.
Analysis of special housing need: disabled, elderly, large families,
HE 16
female -headed households, farmworkers
9.
Analysis concerning the needs of homeless individuals and families
HE 17
in Tustin
10.
Analysis of opportunities for energy conservation with respect to
HTM 70
residential development
B.
Goals and Policies
1.
Identification of Tustin's goals, quantified objectives and policies
HE 51
relative to maintenance, improvement, and development of housing
CITY OF TUSTIN HOUSING ELEMENT November 2002
Table H-1
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.
CITY OF TUSTIN HOUSING ELEMENT 4 November 2002
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
HE 58-98
appropriate 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
HE 58-98
low -and moderate -income households
3.
Identify and, when appropriate and possible, remove governmental
HE 58-98
constraints to the maintenance, improvement, and development of
housing
4.
Conserve and improve the condition of the existing and affordable
HE 58-98
housing stock
5.
Promote housing opportunities for all persons
HE 58-98
6.
Identify programs to address the potential conversion of assisted
HE 58-98
housing developments to market rate units
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.
CITY OF TUSTIN HOUSING ELEMENT 4 November 2002
The Circulation Element attempts to provide an efficient and well-
balanced circulation system. This system must be designed to
accommodate allowed land uses, including residential uses, and the
intensity of allowable uses should not exceed the ultimate capacity to
accommodate them.
The Safety Element relates to the Housing Element by designating
areas that are unsafe for development such as Alquist Priolo Zones,
floodplain, etcetera.
Similar to the Safety Element, the Noise Element relates to the
Housing Element by addressing a health related issue area.
Techniques for reducing noise often involve buffers between land
uses.
The Growth Management Element overlaps the issues raised in the
Housing Element in its efforts to ensure that the planning,
management, and implementation of traffic improvements and
public facilities are adequate to meet the current and projected needs
of Orange County.
The Housing Element has been reviewed for consistency with the
City's other General Plan 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 is maintained.
CITIZEN PARTICIPATION
The California Government Code requires that local governments
make diligent efforts to solicit public participation from all segments
of the community in the development of the Housing Element.
Public participation in the Housing Element Update process occurred
through the following methods:
° A public workshop was conducted on January 14, 2002 to
present the draft Housing Element and provide an
opportunity for interested persons to ask question and offer
suggestions. Notice of this workshop was published in the
Tustin News and was also mailed to the City's list of local
housing interest groups. A copy of the mailing list is
included as Appendix C.
CITY OF TUSTIN HOUSING ELEMENT November 2002
5
Specific implementation programs included in the Housing
Element Update were also discussed at various public
hearings over the last 18 months in anticipation of the
Housing Element Update. These hearings include the Federal
Community Development Block Grant Program public
hearing held on May 1, 2000, adoption of the City's of
Tustin's Comprehensive Housing Affordability Strategy for
fiscal years 2000-2001 to 2009-2010 public hearing held on
February 7, 2000, and adoption of the Second Five-year
Implementation Plan for the Town Center and South Central
Redevelopment Project areas for fiscal years 2000-01 to 2004-
2005 public hearing held on March 6, 2000.
Public hearings were held on January 28, 2002, by the
Planning Commission and on February 4, 2002, by the City
Council to provide additional opportunities for public review
and comment on the Housing Element Update and
supporting documents.
CITY OF TUSTIN HOUSING ELEMENT 6 November 2002
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
• 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;
° 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.
CITY OF TUSTIN HOUSING ELEMENT November 2002
7
Population Growth
Between 1990 and 1999, the City's population grew from 50,689 to
67,153, an increase of 32.5 percent. Tustin's growth rate (32.5 percent)
between 1990 and 1999 was faster than the countywide growth rate
of 15.5 percent. The California Department of Finance (DOF)
estimates a total population of 67,153 persons in the City as of
January 19991. The City's population is expected to reach 72,735 by
the year 2005.
A significant amount of Tustin's population growth can be attributed
to annexations that have occurred since 1980. The remainder can be
attributed to new residential construction in East Tustin, a
changeover in population from smaller to larger families, rebuilding
of existing developed areas, and infill development.
Population projections are shown in Table H-2. According to Orange
County Projections (OCP) 96 Modified data, the population in the
City of Tustin is expected to increase by approximately 12 percent to
74,964 persons by the year 2020.
Table H- 2
Population Projection
Source: OCP -96 Modified, Prepared by Center for Demographic Research.
Employment
According to 1990 Census data, the City of Tustin had 31,394
residents in the labor force, of which 27,274 were in the labor market.
Of these, 81 % were private wages and salary workers.2
The largest occupational category was administrative support
occupations, in which a total of 5,533 were employed. The second
1 Housing Element Technical Memorandum Table HTM-1
2 Housing Element Technical Memorandum Table HTM-4.
CITY OF TUSTIN HOUSING ELEMENT 8 November 2002
2000
2005
2010
2020
Percent Change
2000-2020
Tustin
66,740
72,735
73,791
74,964
12%
Source: OCP -96 Modified, Prepared by Center for Demographic Research.
Employment
According to 1990 Census data, the City of Tustin had 31,394
residents in the labor force, of which 27,274 were in the labor market.
Of these, 81 % were private wages and salary workers.2
The largest occupational category was administrative support
occupations, in which a total of 5,533 were employed. The second
1 Housing Element Technical Memorandum Table HTM-1
2 Housing Element Technical Memorandum Table HTM-4.
CITY OF TUSTIN HOUSING ELEMENT 8 November 2002
largest was the executive, administrative, and managerial
occupations. The 1990 Census also showed that 2,714 persons were in
the Armed Forces. Those involved with farming, forestry and fishing
occupations accounted for only 0.9%. In terms of industry, the retail
and manufacturing sectors employed the largest number of persons
with 4,441 (16.3%) and 4,008 (14.7%) employees, respectively.3
Table H-3 provides employment projections between the years 2000
and 2020. According to OCP -96 Modified data, employment in the
City of Tustin is expected to increase by approximately 31 percent by
the year 2020.
Table H- 3
Employment Projection
Source: OCP -96 Modified, Prepared by Center for Demographic Research.
Table H-4 provides a list of the largest private sector employers in
Tustin in 1999. The list includes a variety of industries, including
manufacturing, health care, retail, and technology sectors.
3 Housing Element Technical Memorandum Table HTM-5.
CITY OF TUSTIN HOUSING ELEMENT November 2002
9
2000
2005
2010
2020
Percent Change
2000-2020
Tustin
42,097
45,988
49,545
55,183
31
Source: OCP -96 Modified, Prepared by Center for Demographic Research.
Table H-4 provides a list of the largest private sector employers in
Tustin in 1999. The list includes a variety of industries, including
manufacturing, health care, retail, and technology sectors.
3 Housing Element Technical Memorandum Table HTM-5.
CITY OF TUSTIN HOUSING ELEMENT November 2002
9
Table H- 4
MATOR TUSTIN EMPLOYERS
Company/Address/Telephone
No. Emp.
Product/Service
Steelcase Inc - (714) 259-8000
1,100
Office Furniture
1123 Warner Avenue - Tustin 92780
Ricoh Electronics, Inc. (714) 259-1220
1,038
Manufacturer
1100 Valencia Avenue - Tustin, 92780
Sun Health Care Group - (714) 5d� "n-4443
985
Healthcare
2742 Dow Avenue - Tustin 92780
Texas Instruments - (714) 573-60M
560
Semiconductors
14351 M ford Road - Tustin 92780
Silicon Systems - (714) 731-7110
550
Integrated Circuits
14351 M ford Road - Tustin 92780
MacPherson Enterprises - (714) 832-3300
540
Auto Dealerships
2 Auto Center Drive - Tustin 92782
Pargain Technology - (714) 832-9922
500
Telecommunications
14402 Franklin Avenue - Tustin 92780
Cherokee International - (714) 598-2000
330
Power Supplies
2841 Dow - Tustin 92780
Toshiba America Medical Systems - (714) 730-5000
300
Distributor, Medical
2441 Michelle - Tustin 92780
E ui ment
Crazy Shirts - (714) 832-5883
245
Apparel
2911 Dow Avenue - Tustin 92780
Printrak International - (714) 238-2000
204
Fingerprinting Systems
1250 N. Tustin - Tustin 92780
Revere Transducers - (714) 731-1234
200
Manufacturer
14192 Franklin Avenue - Tustin 92780
Tustin Hospital - (714) 669-5883
200
Hospital
14662 Newport Boulevard - Tustin 92780
Pacific Bell Mobile Services - (714) 734-7300
200
Telecommunications
2521 Michelle Drive 2nd Floor - Tustin 92780
Fireman's Fund Insurance - (714) 669-0911
190
Insurance
1754217th Street - Tustin 92780
Safeguard Business Systems - (714) 730-8112
175
Accounting Services
14661 Franklin - Tustin 92780
Dynachem electronic Materials - (714) 730-4200
135
Chemicals
2631 Michelle Drive - Tustin 92780
Vitalcom Inc. - (714) 546-0147
130
Medical computer
15222 Del Amo Avenue - Tustin 92780
Networks
Smartflex Systems Inc. - (714) 838-8737
127
Electronic Assemblies
14312 Franklin Avenue - Tustin 92780
Duncan electronics - (714) 258-7500
125
Sensors Manufacturing
15771 Red Hill - Tustin 92780
Quality Systems - (714) 731-7171
113
Medical/Dental
17822 E. 17th Street, Suite 210 - Tustin 92780
Computer Systems
Source: Tustin Chamber of Commerce, 1999
CITY OF TUSTIN HOUSING ELEMENT 10 November 2002
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. The jobs -housing
balance for the City of Tustin is shown in Table H-5. According to the
California Department of Finance and SLAG, there were 43,873
employment opportunities and 24,861 households in Tustin resulting
in a jobs/housing ratio of 1.76. In comparison, jobs/housing ratio for
Orange County was 1.59. The jobs/housing ratio for the entire six -
county SLAG region was 1.35 in 2000. This analysis demonstrates
that Tustin is a job -rich community when compared to the county
and regional averages.
Table H- 5
CITY OF TUSTIN JOBS/HOUSING BALANCE
2000
Tustin
Orange County
SCAG Re on
Employment 43,873
1,536,603
7,708,504
Housing Units 24,861
966,086
5,726,547
Jobs/Housing Ratio 1.76
1.59
1.35
Sources: California Department of Finance; SCAG.
Overcrowding
Along with the City's population growth, there has been an increase
in unit overcrowding, as households "double up" to save on housing
costs. Overcrowding is often reflective of one of three conditions: 1) a
family or household is living in too small a dwelling; 2) a family
chooses to house extended family members (i.e., grandparents or
grown children and their families living with parents, termed
doubling); or 3) a family is renting living space to non family
members.
State and Federal Housing Law defines overcrowded housing units
as those in which the ratio of persons -to -rooms exceeds 1.0. The
rooms considered in this equation exclude bathrooms, kitchens, and
CITY OF TUSTIN HOUSING ELEMENT November 2002
I1
hallways, but includes other rooms such as living and dining rooms.
The 1999 Regional Housing Needs Assessment (RHNA) prepared by
the Southern California Association of Governments (SCAG) figures
showed 2,390 (9 percent) households living in overcrowded
conditions of which 51 percent were Low-income households. Low-
income households are those earning' 80 percent or less than the
county median family income (MFI). Income levels are discussed
further in the "affordability" section.
Substandard Units
Approximately 64 percent of the City's housing stock is over 30 years
old. By 2010, 78 percent of the City's housing Stock will be over 30
years. This indicates a potential need for rehabilitation and continued
maintenance of nearly 19,300 dwelling units4.
Affordability
State and Federal standards for rental housing overpayment are
based on an income -to -housing cost ratio of 30 percent and above5.
Households paying greater than this percentage will have less
income left 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 on lower income
groups.
The 1999 RHNA estimates show 38 percent (8,569) of Tustin's 22,755
total households were paying more than 30 percent of their income
on housing needs. Of these over -payers, 64 percent were Low-income
households (<80% of WI) of which 3,446 were classified as Very
Low-income households (<50% of MFI).
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
4 Housing Element Technical Memorandum Table HTM-21.
5 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. Source: Strategies for Planning and
Development: California Affordable Housing Handbook, California Redevelopment Association,
2000.
CITY OF TUSTIN HOUSING ELEMENT 12 November 2002
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 RHNA, of the total 5,494 lower income households
identified as overpayers, 4,444 were renter households and 1,050
were owner households. This discrepancy is largely 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-12 in Technical Memorandum).
In order to understand the development parameters under which
new affordable units can be produced, a review of affordable
housing projects assisted by the Orange County Housing and
Community Development Department through the 1999 and 2000
NOFA/RFP was conducted (see Table H-6). Nine projects were built
during this cycle with a total of 841 units, with one of the projects
located in the City of Tustin. The table shows that these projects
ranged in size from 5 units to 220 units with densities from 14 to over
70 units per acre. Three of the nine projects had densities under 20
units per acre. The weighted average density is 34 units per acre.
The level of subsidy required ranged from under $4,000 per unit up
to $58,000 per unit with a weighted average of about $14,000 per unit.
This analysis serves to demonstrate the feasibility of developing
affordable apartment projects at densities in the 20 units/acre range.
Table H-7 contains the results of a recent survey of market -rate
apartment projects in Tustin. These projects are all located in the
Tustin Ranch area and most are less than 10 years old. Average rents
for studio and 1 -bedroom units were found to be within the Low-
income category while 2- and 3 -bedroom units had average rents in
the Moderate category. The densities of these projects ranged from
13 to 24 units per acre with a weighted average of 19 units per acre.
This data supports the assumption that affordable market rate
apartments can be provided with densities in the range of 24 units
per acre.
CITY OF TUSTIN HOUSING ELEMENT November 2002
13
Table H- 6
AFFORDABLE HOUSING PROJECT SUMMARY
1999 & 2000 REQUEST FOR PROPOSALS AND NOTICE OF FUNDING AVAILABILITY
1 Reflects County subsidy only. Other sources of financial subsidy may also have been provided.
Non -Restricted Manager's Unit
Source: Orange County Housing & Community Development Department, February 2001
CITY OF TUSTIN HOUSING ELEMENT November 2002
14
Density
Income
Subsidy
Project Name
Area
Project Size units
units/ac
Category
(per unit)i
Villa Modena Apartments
Orange
5 Units Total
16.67
5 -VL
$58,620
Large Families
2-2 Bdrms & 3-3 Bdrms
Stanton Accessible Apartments
Stanton
10 Units Total
14.50
9 -VL
$35,000
Special Needs Housing
10-1Bdrm
1-NRMU *
Jackson Aisle Apartments
Midway City
30 Units Total
71.43
30 -VL
$24,808
Special Needs Housing
29 Efficiencies & 1-1 Bdrm
Solara Court Apartments
Anaheim
132 Units Total
35.68
131 -VL
$6,079
Senior Housing
107-1Bdrm & 24-2 Bdrms
1-NRMU *
Lincoln Avenue Apartments
Anaheim
82 Units Total
47.93
81 -VL
$9,765
Senior Apartment
82-1 Bdrm
1-NRMU *
Heritage Place at Tustin
Tustin
54 Units Total
29.67
49 -VL
$10,035
Senior Housing
43-1Bdrm & 11-2 Bdrms
4-1,;1-NRMU*
Talega Jamboree
San Clemente
186 Units Total
18.60
51-1,; 74 -VL
$17,672
Large Families
93-2 Bdrms & 93-3 Bdrms
60 -XL
Vintage Shores
San Clemente
122 Units Total
27.12
24 -VL
$3,874
Senior Housing
80-1Bdrm & 42-2 Bdrms
98-L
Ladera Ranch II
Mission Viejo
220 Units Total
42.89
44 -VL
$20,000
Large Families
Totals
841 units
Weighted
60 Ex. Low
Weighted
avg: 34.3
448 VL; 153 L
avg: $13,900
180 NR
1 Reflects County subsidy only. Other sources of financial subsidy may also have been provided.
Non -Restricted Manager's Unit
Source: Orange County Housing & Community Development Department, February 2001
CITY OF TUSTIN HOUSING ELEMENT November 2002
14
Table H- 7
RENTAL MARKET SUMMARY
2001
CITY OF TUSTIN HOUSING ELEMENT November 2002
15
Project
Allowed
Rent
Name of
Year
Total
Density/
Zoning
Density/
Project
Address
Built
Units
acre
District
acre
Studio
1-Bd
2-Bd
3-Bd
Rancho
13408 Heritage Way
Maderas
Tustin Ranch
1988
266
18.26
PCR
25
$1,070
$1,180
$1,390
-
Rancho Santa
2480 Irvine Boulevard
$1,585-
Fe
Tustin Ranch
1997
316
17.02
PCR
18
_
_
$1,980
_
Rancho Alisal
13800 Parkcenter Ln
$1,170-
$1,360-
Tustin Ranch
1988
356
13.08
PCR
25
-
$1,190
$1,380
$1,690
2955 Champion Way
Sierra Vista
Tustin Ranch
1991
306
23.89
PCR
25
$1,050
$1,350
$1,550
-
Rancho
13211 Myford Road
Mariposa
Tustin Ranch
1991
238
23.80
PCR
25
$975
$1,130
$1,320
Rancho
100 Robinson Drive
$1,280-
$1,460-
MontereyTustin
Ranch
1996
436
24.18
PCR
25
-
$1,320
$1,565
_
13202 Myford Road
Rancho Tierra
Tustin Ranch
n.a.
252
16.21
PCR
25
-
-
$1,325
$1,750
Averages
$1,032
$1,231
$1,492
$1,720
Income
Category
Low
Low
Mod
Mod
CITY OF TUSTIN HOUSING ELEMENT November 2002
15
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 has been prepared. 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 "13.6"
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, female -headed households, large families, and homeless.
With the closure of MCAS -Tustin, military personnel are no longer
covered as a special needs group. Additionally, there are no known
"farmworkers" residing in Tustin and, therefore, this group is not
discussed.
Elderly: The special needs of many elderly households result from
lower fixed incomes, physical disabilities, and dependence needs. In
1990, 3,843 persons or 7.6 percent of the total population in Tustin
were 65 years of age or older. In 1990, there were 2,265 elderly
households in Tustin and owner households represented the
majority at 70 percent (1,596 households). According to California
State University at Fullerton s Center for Demographic Research
Center (CDR), there was a slight increase in the elderly population in
1997 at 5,214 or 7.9 percent of the total population (See Technical
Memorandum Table HTM-2).
As noted in the Table HTM-11 of the Technical Memorandum, nearly
one-quarter of the elderly earn an annual income of less than $15,000
and 40 percent earn less than $25,000 annually. Thus, this population
needs housing that is affordable and located in close proximity to
public services and transportation.
6 Summary based on data contained in Comprehensive Housing Affordability Strategy,
2000-2010.
CITY OF TUSTIN HOUSING ELEMENT November 2002
16
Disabled: Physical disabilities can hinder access to housing units of
traditional design and potentially limit the ability to earn adequate
income. According to the 1990 Census, there were 2,162 disabled
people in the City. The disabled community, as defined by the
California Department of Rehabilitation California Disability Survey,
includes four classifications of disabilities. The discussion, analysis,
classifications, and percentages of the total disabled population can
be found in the Technical Memorandum page 17 and Table HTM-13.
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 of disabled -accessible housing (see policies 1.10, 1.13,
1.15 and programs 1.9 and 1.21).
Large Families: A family household containing five or more persons,
as defined by the Census, is considered a large family. Large families
are identified, as groups with special housing needs because of the
limited availability of 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 1990 Census, 2,033 family households, or 11 percent
of all households, had five or more persons. 1999 data from National
Decision Systems shows 3,095 large households, representing 13.6
percent of total City households (see Housing Element Technical
Memorandum Table HTM-14) .
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 1990 Census, the City of Tustin
had 1,178 female -headed households with children less than 18 years
of age.
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. Nonetheless,
CITY OF TUSTIN HOUSING ELEMENT November 2002
17
homelessness must be addressed on a countywide basis in
conjunction with cities and local non-profit organizations.
According to 1999 studies prepared by the Orange County
Department of Housing and Community Development (OCH/ CD),
it is estimated that there are 14,000 homeless persons in the County
on any given night. Two-thirds of the County's homeless population
includes families with children. OCH/ CD also reported that within
the homeless population there are sub -populations (See Technical
Memorandum Table HTM-15).
City of Tustin Police Department reports and windshield surveys
have shown that there are no established areas where homeless
persons congregate in the City, and that most persons migrate
through Tustin rather than stay for extended periods of time. The
City's Police Department7 estimates that there are currently 10-12
homeless persons residing in the City at any given time. Within the
City, there are a variety of non-profit services that provide direct
housing and other services to homeless persons. These include a
transitional housing facility (Sheepfold), temporary housing for
teenagers in crisis (Laurel House) and a feeding program affiliated
with the United Way (Feedback Foundation). Sheepfold and Laurel
House are typically located in R-1 districts and are permitted by right
under State Law related to Community Care Facilities. The City's
current code related to homeless, transitional housing, boarding
houses are as follows:
• A group housing arrangement (where less than six (6) residents)
in a single family home is not subject to City permits (consistent
with State Law). A group housing arrangement of over six (6)
residents is classified as a boarding house.
• The R-3 and R4 districts would allow for boarding houses with a
Conditional Use Permit (CUP). A group home serving clients in
a multi -family dwelling unit would fall under this definition.
• The anticipated facilities at the MCAS Tustin Specific Plan will
permit transitional and emergency shelters by right.
A number of local churches in Tustin also provide services to the
homeless including St. Cecilia's, Redhill Lutheran, Tustin
7 Officer G. Vallevienie, Tustin Police Department, 2000.
CITY OF TUSTIN HOUSING ELEMENT November 2002
18
Presbyterian Church and Aldersgate. A list of services provided by
these organizations is provided in Table H-8.
Table H- 8
EMERGENCY SHELTER,/TRANSITIONAL
HOUSING FACILITIES 1999
CITY OF TUSTIN
Facility
Services Provided
Provides shelter, food, clothing, job -training, and job -
Sheepfold
referral services to women with children.
Temporary housing for teenagers in crisis. The facility also
provides food, informal counseling, and access to medical
Laurel House
care and clothing.
St. Cecilia's
Distributes food supply to needy populations.
Operates emergency food program where a person can
Redhill Lutheran
receive food supply 3 times a year.
Collects food supplies and distributes the food to various
Tustin Presbyterian
organizations involved in providing homeless services.
Aldersgate
Refers interested persons to Ecumenical Services Alliance
in Santa Ana.
Source: City of Tustin Consolidated flan 2000-2UU5
A significant portion of the Marine Corps Air Station (MCAS) 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 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 Local Redevelopment Authority 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.
CITY OF TUSTIN HOUSING ELEMENT November 2002
19
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 to be
implemented with the MCAS, Tustin Reuse Plan would:
Provide emergency shelter beds and intake assessment
Offer transitional housing and services
Provide opportunities for permanent affordable housing by
the private sector.
In the MCAS Reuse Plan, four homeless service providers, including
the Salvation Army, Orange Coast Interfaith Shelter, Families
Forward, and DOVE Housing have been approved to operate 50
family units at the former base. The Orange County Rescue Mission
will also operate a 192 -unit transitional/ emergency shelter.
Numerous other agencies provide shelter and other services to the
homeless in the nearby cities of Santa Ana, Irvine, and Orange. The
Orange County Homeless Issues Task Force, a non-profit homeless
advocacy organization, maintains a list of these and other homeless
services in Orange County.
Additional discussion regarding land use regulations that apply to
facilities serving the homeless is found in the Housing Constraints
section of this document and in the Technical Memorandum.
PRESERVATION OF UNITS AT RISK OF CONVERSION
Tustin has one project that contains units at risk of converting to
unrestricted market rate during the 2000-2005 planning period.
Tustin Gardens is a 101 -unit Section 221(D)(4) project with a Section 8
contract for 100 units that was due to expire on July 13, 2000. Projects
financed under the Section 221(D)(4) market rate program alone have
no binding income use restrictions. Current provisions under the law
allow for the existing project to opt out of contracts or for HUD to
terminate such contracts. The project owners of Tustin Gardens have
indicated that they intend to continue or to accept the conversion of
the project to individual Section 8 certificates (household by
household income qualifying criteria).
CITY OF TUSTIN HOUSING ELEMENT November 2002
20
Table H-9 is an inventory of all multi -family rental units assisted
under federal, state, and/or local programs, including HUD
programs, .state and local bond programs, redevelopment programs,
and local in -lieu fee, inclusionary, density bonus, or direct assistance
programs. The inventory includes all units that are eligible to convert
to non -lower income housing uses due to termination of subsidy
contract, mortgage prepayment, or expiring use restrictions.
Various restrictions and incentives affect the likelihood that at risk
units will convert to other uses. Congress passed the Low Income
Housing and Residential Homeownership Act (LIHPRHA) in 1991.
This measure assured residents that their homes would be preserved
for their remaining useful lives while owners were assured of fair -
market compensation. However, modifications to the Act in 1996
restored the owners' right to prepayment, under the previsions that
the owner would be encouraged to sell the property to resident
endorsed or other non-profit organizations.
Three different alternatives have been evaluated in addressing "at
risk" units during the 2000-2005 planning period, including
replacement of existing units by means of newly constructed units,
acquiring and rehabilitating units, and local rental subsidy
assistance.
Replacement: Replacement of any lost "assisted" units at Tustin
Gardens would cost $125,883 per unit. Applying this figure to the
Tustin Gardens project, replacing all assisted units would cost
approximately $12,588,300.
Acquisition: Alternatively, should these "at risk" units be acquired,
the per-unit cost would be less at $100,777 per unit provided
rehabilitation was required. Accordingly, the acquisition of all units
at Tustin Gardens would cost approximately $10,077,700.
CITY OF TUSTIN HOUSING ELEMENT November 2002
21
Table H- 9
ASSISTED HOUSING INVENTORY
CITY OF TUSTIN HOUSING ELEMENT November 2002
22
Type/Length of
Earliest
Tenant
Owner:
Affordability
Potential
Type
Date
Project Name,
Name,
Controls
Conver-
(i.e.,
Built
Address
Address,
Type(s) of Gov't
(including
sion
# of
Elderly,
Bedroom
(if
Condition
incl. zip)
Tel. #
Assistance
Sec. 8)
Dates
Units
Family)
Mix
known
if known
.. ... .. ..<,. ....... , ..,EE
.... . ' � . .: _ ,a ............. ....
E -+RAL - . M.
,.
...,.. .-:<...
,: ..,..<. ..:::, x _k, a:,.. ... •..e 3...,<.�..,.
s • tw �
r. < a<.• , x...... , a,... . a:w,,,
,.;s .. .:
x .s�, ,
»,.......i,a ,,.... „ -: ,. ...,.`.
.,..r.:. ,..>wzvm
t.a. >,
... '%',.
,.7:... ,i ,
_
♦
a 2..
y. `€ � X. � �
Tustin Gardens
Goldrich & Kest
HUD 221(D)(4)
--
—
101
Elderly
1011-br
1979
Good
E. 6th
5150 Overland
Section 8
7/13/00
100
Tustin, CA 92680
Ave.
213-204-2050
Culver City, CA
90230
Mom
Rancho Alisal
The Irvine Co.
California Statewide
Income
May 15,
69
Family
81-br
1987
Very good
13800 Parkcenter
550 Irvine Ctr. Dr.
Community
restricted. No
2025
49 2-br
Tustin, CA 92680
P.O. Box 1
Development
rent restrictions
12 3-br
Newport Beach,
Authority 1998-A Bond
CA
Financing
92660-9959
Rancho Maderas
The Irvine Co.
California Statewide
Income
May 15,
54
Family
101-br
1988
Very good
13408 Heritage Way
550 Irvine Ctr. Dr.
Community
restricted. No
2025
44 2-br
Tustin, CA 92680
P.O. Box 1
Development
rent restrictions
730-3700
Newport Beach,
Authority 1998-A Bond
CA
Financing
92660-9959
Rancho Tierra
The Irvine Co.
California Statewide
Income
May 15,
51
Family
7 3-br
1988
Very good
13202 Myford Rd.
550 Irvine Ctr. Dr.
Community
restricted. No
2025
44 2-br
Tustin, CA 92680
P.O. Box 1
Development
rent restrictions
730-5868
Newport Beach,
Authority 1998-A Bond
CA
Financing
92660-9959
a..
...r ..� ._..:-._. .
' .ti':xra>;.
... .:....p, , K55.. ..y` ..M •-. N"na .\-S
.
...' w, - ri•^.i>. .,Y .. a., c ,i
.,.... ,.. . »Fn.. . t>ti o..�. ..... .t# : > ,. ...,..;..,:. r...,. - .p,. .. %`>-___.x�'xy-.
.110
Mill.
,.
k
.'...343 �- �-- •::;<,>.;<ttl
r
-
y
21
Family
21-3br
1995
Very Good
Tustin Grove
Tract 14934
Redevelopment
DDA1
N/A
Agency
Ambrose Lane
Tract 15707
Redevelopment
DDA1
N/A
8
Family
8-3br
2000
Excellent
Agency
CITY OF TUSTIN HOUSING ELEMENT November 2002
22
Table H- 9
ASSISTED HOUSING INVENTORY
N/A - Not available
1DDA - Disposition and Development Agreement
Source: Comprehensive Housing Affordability Strategy 2000-10
CITY OF TUSTIN HOUSING ELEMENT November 2002
23
Type/Length of
Earliest
Tenant
Owner:
Affordability
Potential
Type
Date
Project Name,
Name,
Controls
Conver-
(i.e.,
Built
Address
Address,
Type(s) of Gov't
(including
sion
# of
Elderly,
Bedroom
(if
Condition
incl. zip)
Tel. #
Assistance
Sec. 8)
Dates
Units
Famil
Mix
known
if known
Orange Gardens
Westchester Park,
Redevelopment
Income
5/2028
150
Family
17-1br
N/A
Good
1602 Nisson Rd.
L.P.
Agency
restricted. No
93-2br
Tustin, CA 92780
rent restrictions
40-3br
Hampton Square
Fairfield
Redevelopment
Income
10/2011
210
Family
124-1br
1969
Good
16331 McFadden Ave.
Residential Corp.
Agency
restricted. No
86-2br
Tustin, CA 92780
rent restrictions
Flanders Pointe
Tustin Affordable
Redevelopment
Income
10/2029
49
Family
41-2br
1966
Good
15520 Tustin Village
Housing Corp.
Agency
restricted. No
7-2-br
Way
rent restrictions
Tustin, CA 92780
713
TOTAL
N/A - Not available
1DDA - Disposition and Development Agreement
Source: Comprehensive Housing Affordability Strategy 2000-10
CITY OF TUSTIN HOUSING ELEMENT November 2002
23
Rental Subsidy: An option for preservation of at-risk units assisted by
either project based Section 8 funds and/or bond financing would be
a conversion of the project to a tenant based Section 8 assistance
program or alternatively a local .rental subsidy to the owner to
benefit maintaining affordable rent levels for residents. Rent
subsidies can also be sh'uctured to mirror the tenant-based Section 8
voucher or certificate programs. These options could be used to
retain the affordable status of the units, by providing assistance for
residents when their affordable units convert to market rate. Rent
subsidies using state, local (Redevelopment Agency or City, the use-
of HOME funds, or other funding sources) can be used to maintain
the affordability of these at-risk units.
The cost of providing subsidies for all 100 at-risk units at Tustin
Gardens to maintain subsidized rents assumes that none of the at-
risk units are preserved. The cost of providing a rental subsidy for
the at-risk units is $10,700 per month, or $128,400 per year, as shown
in Table HTM-30 of the Technical memorandum document.
Contract Extension: Tusfin Gardens is the only project based Section 8
subsidized project at-risk of losing affordabflity restrictions during
the Housing Element planning period. However, it appears unlikely
that the affordability of these units will be threatened based on the
determination that project based Section 8 contracts can be renewed
on an annual basis. In fact, the owner has indicated in writing their
agreement to convert the project to a tenant-based Section 8
assistance program.
Programs for Preservation of At-Risk Units: The cost of acquiring
and preserving the at-risk units is less than replacing the units with
new construction. As discussed earlier the total cost of replacing the
project is estimated to be $12,588,300, whereas acquiring the Tustin
Gardens project would cost a total of $10,077,700 (see Table HTM-28
and accompanying text). If the "Affordable Gap" were subsidized,
the required commitment of resources for preserving the Tustin
Gardens units "at risk" by providing rental subsidies is much lower,
at $10,700 monthly or $128,400 annually.
The City monitors at risk housing units to ensure that those units will
not be lost as Low-income housing. The City will subsidize units
and/or work with nonprofits in the community to explore possible
new construction of replacement housing by nonprofits or
acquisition of existing buildings with at risk units by nonprofit
CITY OF TUSTIN HOUSING ELEMENT
24
November 2002
organizations. The City will make efforts to preserve units "at risk"
at Tustin Gardens. Specific actions that the City will take to protect
(or replace) at risk units are identified in the Housing Element
Implementation Program.
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 become a problem 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 problems
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
1998-2005 Growth Needs
Very Low (Units)
t~ow (units)
Moderate (Units)
Above-Moderate (Units)
I694
489
778
1,337
13,298'
TOTAL
Overcrowding
Renter
Owner
2,060
330
2,390
TOTAL
Special Needs Group 2
Elderly Persons ] 3,843
Disabled Persons ] 2,162
Large Households2 3,095
Female-Headed Households 1,178
with Children under 18 years
Overpaying Households ~
Renter - Total 5,518
Renter - <80% MFI 4,444
Owner - Total 3051
Owner - <80% MFI 1,050
Total 8,569
~ Regional Housing Needs Assessment, City of Tustin, 1999.
2 Households containing 5 or more people.
3 See discussion on Tustin concerns regarding need methodology employed by SCAG.
Sources: 1990 Census.
* The OCCOG recommended: 505 units for the Very Low Income households, 355 units for
the Low Income households, 566 units for the Moderate Income households, and 973 for the
Above Moderate Income households for a total of 2~399 new construction needs.
CITY OF TUSTIN HOUSING ELEMENT
25
November 2002
Overpayment. 70 percent of the City's lower income house-
holds (households which earn less than 80 percent of the
County median) are currently overpaying for housing (see
Table HTM-12).
Overcrowding. Household overcrowding has increased over
the past decade as individuals and families "double up" to
save on housing costs. Over 15 percent of lower income
households currently experience overcrowded conditions (see
Table HTM-8).
Housing Growth Needs. For the 1998-2005 planning period,
SCAG identifies a housing growth need of 3,298 dwelling
units in Tustin. These units are allocated among the following
income categories: 1,337 above-moderate income units; 778
moderate-income units; 489 low-income units; and 694 very-
low income units (see Table H-10).
On July 26, 1999, the City of Tustin appealed the draft
Construction Need/Vacancy Need methodology to the
Orange County Council of Governments (Delegate Sub-
Region) through the Alternative Dispute Resolution Process.
The Alternative Dispute Resolution Board recommended
approval of the City's appeal to the Orange County Council
of Governments (OCCOG)'Board. On August 19, 1999, the
OCCOG adopted Resolution No. 9%03 approving the RHNA
for the Orange County sub-region. Included in that action
was the recommendation that the Regional Council (SCAG)
adjust the Vacancy rates for MCAS, Tustin because the
Regional Transportation Plan (RTP) and the 1990 Census data
vacancy rates did not accurately reflect the base closure. The
OCCOG recommended as follows: 505 units for the Very Low
Income households,. 355 units for the Low Income
households, 566 units for the Moderate Income households,
and 973 for the Above Moderate Income households for a
total of 2,399 units new construction needs.
On December 9, 1999 and June 22, 2000, the City of Tustin
appealed the RHNA Vacancy Need numbers that were used
to calculate total construction needs for the City of Tustin.
The appeal was based on a unique situation in that 985
housing units located at the based were not Properly counted
as vacant housing units by the Department of Finance and are
not reflected in the 1990 census credited vacancy
CITY OF TUSTIN HOUSING ELEMENT
26
November 2002
methodology. The SCAG Community, Economic, and
Human Development (CEHD) Committee rejected both
appeals despite the recommendation by the Orange County
Council of Governments. Accordingly, while the City has
prepared this Housing Element using the figures determined
by SCAG, the City respectfully maintains its concern over the
RHNA Vacancy Need methodology.
Large Families. 13.6 percent of City's households contain 5
more persons in the households. The average household size
in the City increased from 2.7 in 1990 to 2.92, largely due to
changes in the ethnic composition. This indicates a potential
need for larger housing units to accommodate these families
(see Table HTM-14).
Affordability Gap. Based upon available information on
rental rates in the City, it is difficult to find rental housing
that is large enough and affordable for large, low-income
families (see Table HTM-24 and Table HTM-25).
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 (see Table
HTM-2).
Disabled. Disabled individuals have particular housing needs
relating to access and adaptability.
Female-Headed Parent Households. Female-headed
households make up an increasing percentage of the City's
population. Many of these households have incomes below
the poverty level and have special housing needs such as
access to childcare services.
Homeless. Growing numbers of homeless persons in
Southern California have created particular housing and
social service needs. The closure of MCAS Tustin provides an
opportunity for additional housing supply in the City
including accommodation of the needs of the homeless and
the need for affordable housing (see Table HTM-15). In
addition, a group housing arrangement (with less than six (6)
residents) in a single family home is not subject to a
CITY OF TUSTIN HOUSING ELEMENT
27
November 2002
Conditional Use Permit (consistent with State Law). A group
housing arrangement of over six (6) residents is classified as a
boarding house. The R-3 and R-4 districts wottld allow for
boarding houses with a Conditional Use Permit (CUP).
First Time Homebuyers. High housing costs have put home
ownership beyond the reach of many potential first-time
homebuyers.
Governmental Constraints. Governmental regulations, such
as land use controls, fees, and processing procedures, can act
as constraints to the maintenance and production of housing.
Units at Risk of Conversion to Market Rate. By State law, the
City must identify and develop programs and policies to
address affordable housing units that are at risk of converting
to market rate housing. During the 2000-2005 planning
period, the City of Tustin faces the potential conversion of 100
low-income units (see Table HTM-27).
Tenure. The City has a high proportion of renter-occupied
housing as compared to other jurisdictions in Orange County.
In 1999, 59.3 percent of the City's units were renter-occupied,
compared to 40.7 percent renter occupied units countywide.
Promotion of home ownership opportunities in the City may
be necessary to maintain a balanced community (see Table
HTM-20).
Housing Stock Condition. Over 64 percent of the City's
housing stock is 30 years old or older - the age at which
housing typically begins to require major repairs. In addition,
the lack of adequately sized affordable housing can lead to
overcrowding and in turn, 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 HTM-21).
Historic Resources. Older neighborhoods in Tustin contain
several historic residences that should be preserved as part of
the community's heritage. These historic homes were
identified through an inventory of historic buildings in 1990.
CITY OF TUSTIN HOUSING ELEMENT
28
November 2002
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 implemented.
Energy Conservation. Due to its climate, the City can take
advantage of solar energy to reduce reliance on non-
renewable energy supplies.
HOUSING CONSTRAINTS
Actual or potential constraints on the provision and cost of housing
affect the development of new housing and the maintenance of
existing units for all income levels. Market, governmental,
infrastructure, and environmental constraints to housing
development in Tusiin are summarized below and discussed in
greater detail in the Housing Element Technical Memorandum.
Market Constraints
The high cost of renting or buying adequate housing is a primary
ongoing constraint. High construction costs, land costs and market
financing constraints are contributing to increases in the cost of
affordable housing.
Construction Costs: The 2000-2005 Tustin Consolidated Plan reports
that the single largest cost associated with building a new house is
the cost of building materials, usually comprising between 40 to 50
percent of the sales price of a home. These costs are influenced by
many factors such as the cost of labor, building materials, and site
preparation. The International Conference of Building Officials
(ICBO) estimates that the cost of residential wood frame construction
averages $61.10 per square foot and reaches as high as $83.90 per
square foot. Therefore, the costs attributed to construction alone for a
typical 2,200 square foot, wood frame home would average $134,420.
CfrY OF TUSTIN HOUSING ELEMENT
29
November 2002
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.
Land: The 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 costs. Some
mortgage financing is variable rate, which offers an initial lower
interest rate than fixed financing.. The ability of lending institutions
to raise rates to adjust for inflation will cause eXisting households to
overextend themselves financially, and create situations where high
financing costs constrain the housing market. An additional obstacle
for the first-time homebuyer is the minimum down-payment
required by lending institutions.
Even if Tustin homebuyers are able to provide a 3 percent down-
payment and obtain an 8.5 percent 30-year loan (loan rate for FHA or
VA guaranteed loans for June 2000), monthly mortgage payments on
median priced single-family detached homes in the City place such
homes out of the reach of moderate and lower-income households in
the City. At a 8.5 percent interest rate, monthly 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 HTM-23 and HTM-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
downpayment, and credit history, when determining a maximum
loan amount. Many financial institutions are willing to significantly
decrease downpayment requirements and increase loan amounts to
persons with good credit rating.
CITY OF TUSTIN HOUSING ELEMENT
30
November 2002
Persons with poor credit ratings may be forced to accept a higher
interest rate or a loan amount insufficient to purchase a house. Poor
credit rating can be especially damaging to lower-income residents,
who have fewer financial resources with which to qualify for a loan.
The FHA is generally more flexible than conventional lenders in its
qualifying guidelines and allows many residents to re-establish a
good credit history.
Under the Home Mortgage Disclosure Act (HMDA), lending
institutions are required to report lending activity by census tract.
Analysis of available HMDA reports does not indicate documented
cases of underserved lower income census tracts in the City.
Profit, Marketing and Overhead: Developer profits generally comprise 8
to 12 percent of the selling price of single-family homes and slightly
lower for condomim'ums. However, in communities like Tustin
where the market demand for housing is high in comparison to the
available housing supply, developers are able. to command higher
prices and may realize greater margins of profit. Marketing and
overhead costs also add to the price of homes.
Governmental Constraints
Housing affordability is affected by factors in the private and public
sectors. Actions by the City can have an 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 on 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 not accommodated. The zoning
ordinance may impose further restrictions if development standards
are too rigid, or if zoning designations do not conform to existing
land uses.
Tustin's existing zoning ordinance allows for a range of residential
densities from a maximum effective density of approximately 4.35
CITY OF TUSTIN HOUSING ELEMENT
31
November 2002
units per net acre in the E-4 Residential Estate District to 24.9 units
per net acre in the R-3 Multiple Family Residential District and 10
units per net acre in the MHP Mobilehome Park District (see Table
HTM-31). The Planned Community District has authorized
residential subdivisions with single-family lots of 3,500-5,000 square
feet, which significantly increases density potential.
Within the Multi-Family Residential District (R-3), a 35 foot height
limitation and 65 percent coverage precludes the development of
high-rise housing projects. In the interest of protecting adjoining
single-family lot owners, multifamily structures above 20 feet in
height require a conditional use permit when the structures are
within 150 feet of single-family residentially zoned lots. While these
height limits may place some restrictions on housing development,
these limits are designed to maintain compatibility of land use
intensity and to ensure proper and effective transportation within the
community and are commonly used by local governments as a
development tool to further this ideal.
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 of the Old Town area
prepared in conjunction with comprehensive 1994 General Plan
Amendments, indicated that new multi-family residential
development would be an important supporting use for the area's
mixed-used commercial/retail development. As a result, the General
Plan was amended to permit up to 291 additional residential units in
the Old Town commercial area. To ensure compatibility of
residential uses with the commercial area, the location, density, and
building intensity standards for these residential units will be
governed by planned community regulations or adoption of a
specific plan.
The East Tustin Specific Plan provides for single-family detached
products to be developed at a variety of densities. The Low Density
designation requires a minimum lot area of 5,000 square feet while
the Medium-Low designation requires a minimum lot area of 3,000
square feet and densities not to exceed 5 and 10 units per acre
respectively.
The MCAS Tustin Specific Plan designation provides opportunities
for development of a variety of residential products at varied density
ranging up to 25 dwelling units per acre. The Final Joint EIS/EIR for
the Disposal and Reuse of the MCAS-Tustin (hereafter referred to as
CITY OF TUSTIN HOUSING ELEMENT
32
November 2002
Program EIS/EIR for MCAS-Tustin) for the reuse of the base
identifies specifiC improvements needed to support residential
development. The bufldout of the Reuse 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 project is as follows:
CITY OF TUSTIN HOUSING ELEMENT
33
November 2002
Table H-11
Anticipated Development at MCAS -Tustin
Land Uses
Acreage
By 2005
2006-2010
2011-2015
(gross)
Low Density (1-7 DU/ acre)
Planning Area 4 and 21
159.7
1,015
Medium Density (8-15 DU/ acre)
Planning Area 5
51.7
621
Medium to High Density (16-25 DU/ acre)
Planning Area 20
29.4
588
Golf Village
Planning Area 15A and 15B
• Low Density (1-7 DU/ acre)
48.5
272
• Medium Density (8-15DU/acre)
55.2
103
559
Community Core (16-25 DU/acre)
Planing Area 8
35.6
891
Transitional/Emergency/Social Services'
9.1
Total
389.2
2,599
559
891
licescue mission iyl unit project, 5u urut transitional housing to be operated by various non -profits and 60 unit transitional housing to be operated
by the County of Orange.
Notes: All figures are estimates. Figures in text are rounded for discussion purposes.
Source: Final Joint EIS/EIR for the Disposal and Reuse of MCAS -Tustin, WAS Tustin Specific Plan/Reuse Plan (City of Tustin 1996b) and Errata
(City of Tustin 1998).
CITY OF TUSTIN HOUSING ELEMENT November 2002
34
Future market demand and the complexity and liming of
environmental cleanup efforts are additional factors influencing the
schedule of development. Current litigation surrounding the
development of the base may also delay the construction of housing
'Other than the MCAS Tustin area, a large proportion of the small
amount of vacant and underutilized land is located within
Redevelopment Project areas within the City or Old Town residential
areas where infrastructure is available and no major improvements
would be anticipated.
Limited residential uses are also permitted in areas designated
Public/Institutional provided the intended occupants are associated
with the primary institutional uses. Additionally, homeless 'facilities
are permitted by right in the MCAS Tustin Specific Plan and are
allowed throughout the remainder of the City either as an outright
use or with a conditional use permit depending on the number of
residents in the project.
Parking requirements in Tustin are generally two spaces per unit,
with an additional requirement of one guest space per every four
units in multi-family development.
In response to 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 allows developers to increase the density of a residential
development by at least 25 percent if 20 percent of the units are
allocated for lower and moderate-income housing. One additional
incentive or financial equivalent (such as modified development
standards or waiver/reduction application or development fees) is
granted to all residential development meeting the 20 percent density
bonus requirement for Lower income housing.
In response to state-mandated requirements and local needs, the 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 permitted with a Conditional
Use permit (CUP) in residentially zoned properties that are at least
12,000 square feet in size. A two-car garage is required.
CITY OF TUSTIN HOUSING ELEMENT
35
November 2002
The City's land use regulatory mechanisms accommodate the
development of housing at a range of densities and products and do
not constrain the potential for new construction at densities suitable
to meet the needs of all income ranges, although assistance may be
required for units offered at prices affordable to lower income
households.
Fees and Improvements: Various fees and assessments are charged
by the 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 in place. Nonetheless, site
improvements can significantly add to the cost of producing housing.
Cost-effective site planning or use of housing set-aside funds for
those projects within redevelopment project areas can minimize site
improvement costs. The Housing Element Technical Memorandum
describes in detail required site improvements and provides a list of
fees associated with development (Table HTM-33)
Development fees are not considered a constraint to housing.
However, fees do contribute to the total cost of development and
impact the final purchase or rental price.
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 sh'uctures/buildings. 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 in that holding costs incurred by developers are ulffmately
manifested in the unit's selling price.
CITY OF TUSTIN HOUSING ELEMENT
36
November 2002
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 Fire, Police, Public
Works/Engineering, and Community Services. 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. This
process provides for a "one-stop" processing system. For projects of
significant benefit to the low-income community, costs can be
waived by the City Council or the use of redevelopment set-aside
funds can reduce or eliminate these costs to the developer.
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 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.
HOUSING OPPORTUNITIES
Table H-i2 shows the existing and potential dwelling units permitted
under each General Plan land use category, as well as the potential
net increase within each category. Based on the City's Land Use Plan,
Tustin has a residential holding capacity of approximately 29,793
dwelling units, providing for a potential increase of 4,907 units over
the current total of 24,886 units. The Land Use Plan provides for a
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 of commercial and
residential uses.
ClTY OF TUSTIN HOUSING ELEMENT
37
November 2002
A large portion of future residential development in the City of
Tustin will take place in the MCAS Tustin Reuse Specific Plan area.
The other large Specific Plan community in Tustin, Tustin Ranch (the
East Tustin Specific Plan) has been almost built out with little
development potential remaining. Between 1998 and 2000, 1,378
units were constructed in the City of Tustin. A total of 874 Moderate-
Income and 464 Above Moderate-Income units were built in Tustin
Ranch; 8 Moderate-Income and 30 Above Moderate-Income units
were built in the Warmington project (Town Center Redevelopment
Project Area); and 2 Moderate-income units were constructed in
Mountain View. With the exception of the Warmington project (8
restricted units), none of the units are deed restricted.
Since 1,378 units were built between 1998 and 2000, they are located
under the "Existing DU's' column in Table H-12. These units,
however, are reflected in the Quantified Objectives for 1998-2005 (see
Table H-17).
TABLE H- 12
LAND INVENTORY AND RESIDENTIAL DEVELOPMENT POTENTIAL
2000-2005
Gross
(1) Acres Effective
Land Use Existing Under- General Plan
Cate~or~ DUS Utilized Build-out
Low Density Residential 2,844 0 2848
(1-7 du/ac)
· Medium Density Residential 371 0 412
(8-15 du/ac)
High Density Residential (15- 10,049 14.66 10,629
25 du/ac)
Mobile Home Park 702 0 702
0-10 au/ac)
MCAS Tustin Specific Plan 389.2 0 4,049
PC Low Density Residential 2,874 378.95 0 3,107
PC Medium Density 3,690 0 0 3,690
Residential
PC Hi Residential 4,356 0 0 4,356
TOTAL 24,886 778.94 14.66 29,793
(1) Number of existing housing units in the City of Tustin based on Tustin General Plan Land Use Element, 2001 - Table LU-3
"Future Land Use Density/Intensity and Population Capacity of The Land Use Plan." DUs = dwelling units
(2) All of these potential dwelling units are in East Tustin. Densities used are from Table LU-2 for East Tustin (Low = 4.485,
Medium = 11.834, High =17.39). Potential dwelling units represent built out capacity for Tustin Ranch.
(3) Existing units at MCAS Tustin have been vacated as of July 1999 and units may be uninhabitable.
(4) Includes 192 units of emergency housing and 60 units of transitional family housing.
Source: Tustin General Plan Land Use Element, 2001.
CiTY OF TUSTIN HOUSING ELEMENT
38
November 2002
Table H-13 illustrates Tustin's progress in achieving RHNA
construction needs for the 1998-2005 planning period. As of 2000, the
City has satisfied approximately 42 percent of its total RHNA
Construction Need.
Table H- 13
PROGRESS TOWARD RHNA CONSTRUCTION NEEDS
1998-2000
CITY OF TUSTIN
RHNA Net RHNA
Construction Construction
Need Units Added Need
Income Cate[~ory 1998-2005 1998-2000 2000-2005
Very-Low 694 0 (0%) 694
Low 489 0 (0%) 489
Moderate 778 884 (114%) (106)
Above Moderate 1,337 494 (37%) 843
Total 3,298 1,378 (42%) 1,920
Source: Ci~ of Tustin.
Table H-14 illustrates the residential development potential of the
vacant and underutilized land inventory in the City of Tusfin. The
MCAS Tustin site presents the City with 389.2 acres suited for
residential development that could accommodate an additional 4,049
units. Approximately eighty-three (83) percent of the 4,907 potential
new units in Tustin will be provided at the MCAS Tustin site. The
MCAS Tustin site is proposed to be implemented through both the
adoption of a Specific Plan by the City and the adoption of a
Redevelopment Project Area by Fiscal Year 2002-03. Based on State
Redevelopment Law and the proposed Specific Plan requirements, at
least 15 percent of the units (607 units) constructed at the MCAS
Tustin site will be affordable to Very-Low, Low, and Moderate-
income households, of which at least 6 percent or 243 units must be
affordable to Very Low-income households. The remaining 364 units
would be distributed among the Low and Moderate income
households by utilizing RHNA Low and Moderate income
percentages (140 units for Low Income households and 224 Moderate
income households). In addition to these inclusionary obligations,
the acreage and densities permitted by the MCAS-TusI~ Reuse Plan
would create 252 additional for Very Low-income households (192
transitional housing units and 60 social services housing units).
CITY OF TUSTIN HOUSING ELEMENT
39
November 2002
Aside from MCAS Tustin, additional sites'are located either within
existing Redevelopment project areas or in Old Town Tustin area.
Sites that are located within the Redevelopment Project area subject
to Redevelopment Law as well. As a means to ensure affordability
and the use of housing set-aside funds, the City and its
Redevelopment Agency will require developers to provide at least 15
percent of all units constructed or rehabilitated at prices affordable to
Very Low, Low, and Moderate Income households consistent with
State Redevelopment Law affordable housing requirements.
The City's Redevelopment Agency aggressively negotiates affordable
housing units with individual potential project. An example of
recently approved infill site is the development of a fifty-four (54)
unit affordable senior housing project on a 1.76 acre site. The project
applied a twenty-five (25) percent density bonus above the City's
maximum allowable density. In 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 a period of not less than 55
years. 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 1).
According to the City's Land Use Element, the sites in Old Town
Tustin area are able to accommodate an overall population range for
residential use of 2-54 persons per acres. 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 Programs). This development
potential is supported by the market analysis of the Old Town area.
8 See Table LU-3 - "Future Land Use Density/Intensity and Population Capacity of the Land
Use Plan" in the City of Tustin General Plan Land Use Element, January 16, 2001.
CITY OF TUSTIN HOUSING ELEMENT
40
November 2002
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 lots to allow for higher density.
HCD guidelines indicate that housing units constructed at densities
of 25 dwelling unit per acre are considered affordable to Very Low-
income households. As demonstrates in Table H-14, there are a total
of 60.72 acres of land (38.5 acres from MCAS Tustin [see Table H-11],
7.56 acres vacant land, and 14.66 underutilized land) with High
Density residential development potential. These sites could
potential be developed with approximately 1,518 units. This
demonstrates that the City has sufficient amount of land available to
accommodate the Very Low and Low income residential
developments to meet the remaining needs through the 2005 period.
CITY OF TUSTI~V HOUSING ELEMENT
41
November 2002
TABLE H-14
VACANT AND UNDERUTILIZED LAND WITH RESIDENTIAL DEVELOPMENT POTENTIAL
Vacant Land Underutilized Land
Above- Above -
Y -Low Low Moderate Moderate Total Very- ow Low Moderate Moderate Total
Land Use Category' AC I DU AC I DU AC I DU AC I DU AC I DU I AC I DU AC I DU AC I DU AC I DU AC I DU
Low Density Res. 1 1 2 0 1.56 4
(1-7 du/ac)
Medium Density Res.
(8-15 du/ac) 15 10 16 0 2.67 41
High Density Res. 41 101 46 0 7.56 188 60 185 147 0 14.66 392
15-25 du/ac
Mobile Home Park
1-10 du/ac
Subtotal 157 1 112 1 164 1 10 110.79 1233 1 160 1 1185 1 1147 1 0 1 14.66 1392
Low Density Res. 208.2 1,287
1-7 du/ac
Medium Density Res.77 106.9 1,283
8-15 du/ac
Medium -High Density Res. 74.13 1,479
16-25 du/ac
Subtotal 389.2 4,049
PC Low Density Res. 379 233 379 233
PC Med. Density Res.
PC High Density Res.
Subtotal 379 233 379 233
'FOTAL4
5 7 112 64 233 778.94
1 Correlation of land use densities and income levels based upon HCD guidelines stated in this section.
2 Income level estimated based upon specific plan densities as recommended by HCD. Based upon State Redevelopment Law and the proposed Specific Plan requirement, at least 15 percent of
the total units (607 units) would be affordable to Very -Low, Low and Moderate income households, of which at least 6 percent or 243 units would be affordable to Very Low income
households.
3 Only 38.5 acres (29.4 of Planning Area 20 and 9.1 acres for transitional/ social services) are anticipated to be developed during the planning period of 2000-05
4 Total does not include WAS Tustin housing units. Income levels for WAS Tustin are based upon specific plan densities.
Source: City of Tustin; WAS Tustin Specific Plan/Reuse Plan, 1996 and 1998 amendment.
CITY OF TUSTIN HOUSING ELEMENT November 2002
42
Figure I and Table H-15 detail the zoning designations of vacant and
underutilized land in Tustin. The vacant and underutilized land
inventory includes land that is currently zoned medium- and high-
density residential and land that could potentially be designated as
high-density residential. However, the tables do not include vacant
and underutilized land to be developed under Planned Development
regulations or under a Specific Plan designation (i.e. MCAS-Tustin
Specific Plan).
Although the availability of vacant and underutilized land for the
provision of housing is not considered a constraint for the 1998-2005
planning period, future planning periods may 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 in
Tustin may preclude the private housing market from providing
affordability for low and very low-income households without
subsidies. Necessary infrastructure improvements and litigation
constraints may cause some delays in the build-out development of
the MCAS Tustin prOject.
The City cannot guarantee that RHNA needs will be met given
limited resources, limited vacant land, the gap between housing costs
and incomes, and fluctuations in the local economy. Satisfaction of
the City's quantified objectives 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 TUSTIN HOUSING ELEMENT
43
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Figure 1 - Conventionally Zoned Vacant & Underutilized Land
in the City of Tustin*
*Figure 1 depicts the general locations of the development sites and excludes land in Planned Communities and MCAS
Tustin.
CiTY
MAP ~ Vacam
CITY OF TUSTIN HOUSING ELEMENT November 2002
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CITY OF TUSTIN HOUSING ELEMENT
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· Table H- 15
VACANT AND UNDERUTILIZED LAND6
CITY OF TUSTIN
ID~ I Parcel Number [Location I Acres I Zoning
Vacant Land
1 401-521-21 158 Mountain View 0.14 R-12
401-521-22 160 Mountain View 0.14 g-12
401-521-23 168 Mountain View 0.14 R-I2
401-521-24 Mountain View 0.14 R-12
2 500-201-02 Browning 2.67 ETSP3
3 401-543-03 170 Pasadena Avenue 0.30 R-34
401-543-10 170 Pasadena Avenue 0.18 g-34
401-543-11 170 Pasadena Avenue 0.29 R-34
4 402-333-05 15651 B Street 0.26 R-34
5 432-401-04 1776 Nisson Road 0.71 R-34
6 402-031-04 16471 McFadden Avenue 0.52 C-14
7 402-301-05, 06 16801 McFadden Avenue 0.60 C-14
8 401-623-05, 06 270 East Main Street 0.74 C-2/C-2P4
9 401-253-04 14082 Endeflee Center Drive 0.85 PC Corn4
l0s 432-141-09 1101 Sycamore Avenue 1.76 R-34
· 115 401-532-28 101-139 W. First Street 1.17 FSSP4
Total Vacant Land 10.79
Underutilized Land
12 401-584-04 250 Prospect Avenue 0.34 C-2/C-2P4
401-584-05 155 Third Street 0.17 C-2/C-2Pa
401-584-06 255 E1 Camino Real 0.17 C-2/C-2Pa
401-584-07 245 El Camino Real 0.17 C-2/C-2p4
401-584-08 235 E1 Camino Real 0.17 C-2/C-2P4
13 401-623-08 275 Sixth Street 2.99 C-2/C-2p4
401-623-09 n/a 0.45 C-2/C-2P4
401-623-10 515 E1 Camino Real 0.55 C-2/C-2Pa
401-623-11 447 E1 Camino Real 0.10 C-2/C-2P4
14 432-131-17 Tustin Block 1.40 CG4
432-131-18 Tustin Block 3.23 CGa
15 401-522-08 433-435 W. First Street 1.03 FSSP4
16 401-581-09 185-225 Prospect Avenue 2.86 MHp4
17 401-572-03 140-150 Second Street
401-572-04 245 "C' Street 1.03 C-2p4
401-572-05 155 Third Street
Total Underutilized Land 14.66
TOTAL VACANT & UNDERUTILIZED LAND 25.45
~ See Figure 1
2 Low Density
3 Medmm Density
4 High Density. Housing units in Old Town Commerdal areas would be fadlitated
through the creation of mixed-use zoning. See Program 1.21 for additional information
on mixed use zoning.
s Senior housing
6 Excludes vacant and underutilized land in Planned Communities and at MCAS-Tustin
site
n/a - not available
Source: Cit~ of Tustin.
CITY OF TUSTIN HOUSING BLEMENT
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CITY OF TUSTIN HOUSING ELEMENT
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HOUSING ELEMENT GOALS AND POLICIES
This section of the Housing Element contains the goals and policies the City intends
to implement to address a number of housing-related issues. To implement the
Housing Element, the following five major issue areas are identified with related
goals and policies: '1) ensure that a broad range of housing types are provided to
meet the needs of existing and future residents; 2) provide equal housing
opportunities for all City residents; 3) 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 6)
ensure housing is sensitive to the existing natural and built environment.
HOUSING SUPPLYfl-IOUSING OPPORTUNITIES
Tustin is home to persons requiring a variety of housing options. At
different stages in their lives, people require different housing
arrangements. Additionally, the City must respond to the housing
needs of all economic segments of the community and ensure that
housing discrimination does not serve as a barrier. It is also
important that the City maintain a balance of housing types and that
the City'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 requires the City to attempt to preserve Low-
income housing units that are at risk of converting to other uses. The
City used 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 socio-economic
needs of all community residents.
Policy 1.1: Promote the consh'uction of additional dwelling units to
accommodate Tustin'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: Provide for expanded affordable housing opportunities
through acquisition and rehabilitation, and new residential
development in Old Town Tustin, on other infill sites, and in the
MCAS Tustin Specific/Reuse Plan Area.
CITY OF TUSTIN HOUSING ELEMENT
48
November 2002
Policy 1.3: Preserve affordable housing units, where possible,
through actions such as the maintenance of a mobile home 'park
zone, restrictions on R-3 zone uses to preserve the multiple family
residential character, facilitate resident access to funding sources for
preservation of low income and assisted housing.
Policy 1.4: Promote the dispersion and integration of housing for
low- and very-low income families throughout the community as
opposed to within any particular geographic area, neighborhood, or
project.
Policy 1.5: Encourage the County of Orange to exercise its
responsibilities for housing accommodations for low- and very-low
income families within Tustin's sphere of influence.
Policy 1.6: Utilize the Redevelopment Agency's authority, where
feasible, to assist in creating opportunities which will expand
opportunities for development of affordable housing in the
community.
Policy 1.7: Allow second (attached/detached) units in single- and
multi-family districts subject to land use policy and zoning ordinance
restrictions.
Policy 1.8: Utilize Planned Community Districts and Specific Plans to
authorize and promote a variety of lot sizes and housing types.
Policy 1.9: Promote cluster housing consistent with General Plan
land use density standards to reduce the cost of housing
construction.
Policy 1.10: Encourage the availability of affordable housing for
special needs households, including large, low-income families.
Special needs households include the elderly, large families,
female-headed households, households with a disabled person, and
the homeless (see discussion under Summary of Housing Needs for
Special Needs Groups).
Policy 1.11: Encourage incentives to assist in the preservation and
development of affordable housing such as 1) reducing permit
processing time and waiving or reducing applicable permit fees; 2)
on-site density bonuses when appropriate; 3) tax-exempt financing;
CITY OF TUSTIN HOUSING ELEMENT
49
November 2002
4) flexibility in zoning or development standards; and 5) other
financial incentives using Redevelopment Agency housing set-aside
funds and special State and Federal grant and housing programs.
Policy 1.12: Use tax increment housing set-aside funds of the South
Central and Town Center Redevelopment Areas to assist in
constructing, rehabilitating, and preserving low and moderate
income housing within the jurisdiction of the City.
Policy 1.13: Encourage the design and occupancy of housing for
senior citizens and the disabled. Promote the construction or
rehabilitation and adoption of dwelling units accessible to seniors
and/or the disabled.
Policy 1.14: Promote, assist, and facilitate the development of
emergency and transitional housing at MCAS Tustin as was
identified in the MCAS Tustin reuse planning process and provide
continued support for the County Homeless Assistance Program and
other homeless assistance programs within Tustin and in adjacent
cities.
Policy 1.15: Encourage the provision of grants and technical
assistance to various organizations and agencies who provide
assistance to persons with special needs such as the homeless,
disabled, low-income, and elderly persons.
Policy 1.16: ParticiPate in federal and state housing assistance and
rehabilitation programs aimed at assisting households in need.
Policy 1.17: Utilize 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 non-profit and for-profit private
sector .interests to use available federal and state programs for new or
rehabilitated affordable housing.
Policy 1.19: Support state-enabling legislation for employers to
contribute to the cost of housing for their employees.
GOAL 2: Ensure equal housing opportunities for all existing and
future City residents regardless of race, religion, ethnicity, sex, age,
marital status or household composition.
CITY OF TUSTIN HOUSING ELEMENT
50
November 2002
Policy 2.1: Promote equal opportunity housing programs within the
community.
Policy 2.2: Provide active support and participation with the Orange
County Fair Housing Council to provide fair housing opportunities.
Policy 2.3: Support programs to match elderly and low and
moderate-income individuals who want to share housing costs in a
joint living arrangement.
Policy 2.4: Support public and private efforts to eliminate all forms of
illegal discrimination in housing.
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 ensure a
reasonable balance of rental and owner-occupied housing within
the City.
Policy 3.1: Encourage new housing construction for home-ownership
in a mixture of price ranges.
Policy 3.2: Provide favorable home purchasing assistance options to
low- and moderate-income households, such as down-payment
assistance, mortgage credit certificates, and mortgage revenue bond
financing.
Policy 3.3: Encourage rental unit conversion and alternative forms of
homeownership, such as shared equity ownership and limited equity
cooperatives where feasible.
GOAL 4: Preserve the existing supply of affordable housing in 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 of converting to
market rate housing, including tax credit bond financing and
redevelopment tax increment funds.
CITY OF TUSTIN HOUSING ELEMENT
51¸
November 2002
Policy 4.3: Assist non-profit organizations in securing the resources
necessary to preserve/replace lower to moderate income units at risk
of converting to market rate housing.
Policy 4.4: Consider incentives to non-profit housing and for-profit
private sector interests to purchase and/or maintain lower income
units at risk of converting to non lower income housing.
MAINTENANCE AND CONSERVATION
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/or replace existing
housing in neighborhoods which are safe, healthful and attractive,
in accordance with adopted Land Use Policy. Improve the
residential character of the City with an emphasis on revitalizing
neighborhoods showing signs of deterioration. Promote
conservation of the City's sound housing stock, rehabilitation of
deteriorated units where they may exist Citywide, and elimination
of dilapidated units that endanger the health, safety and well being
of occupants.
Policy 5.1: Thxough 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
to 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 in deteriorated housing conditions.
Policy 5.4: Continue to enforce health, 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.
CITY OF TUSTIN HOUSING ELEMENT
52
November 2002
ENVIRONMENTAL SENSITIVITY
Housing design and land use patterns can have substantial impacts
on the natural as well as the built environment. City policies and
programs seek to minimize negative environmental impacts.
GOAL 6: Ensure that new housing is sensitive to the existing
natural and built environment.
Policy 6.1: Attempt to locate new housing facilities in 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.
RELATED GOALS AND POLICIES
The goals and policies described in the Housing Element are related
to and support the goals and policies included within other General
Plan elements. Many goals and policies from the other elements
directly or indirectly support the goals and policies of the Housing
Element. These supporting goals and policies are identified in Table
H-16.
CITY OF TUSTIN HOUSING F. LEMF. NT
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November 2002
Table H- 16
HOUSING RELATED
GOALS AND POLICIES BY ELEMENT
RELATED GOALS AND POLICIES BY ELEMENT
Housing Land Conservation/ Public Growth
Issue Area Use Housing Circulation Open Space Safety Noise Management
Housing 13.3,13.4, ~;~;~;~:~,:~:~::~:~ :~ ~i ::~
Opportunities 13.10 :?~ii~!:~i~i~..~.~; 1.1,1.10 2.5, 3.1, 4.1
Maintenance 1.1, 4.6, 5.8, ~:~;,~:~'~:~,:~,~:~ 3.4, 3.5,
and Preservation 6.4, 6.6 i~i~i~t~?~:~:~:~:~ii~ii 5.4 1.7, 2.2
Affordable Housing ~~i ~!
Support Service/ ~'..'~~;i~;~.~
Fair Housing ~~ii 5.3 4.1
Environmental 9.7, 9.8, ~i:i~g;!~i~i?: 1.14,1.17, 3.3, 4.8, 1.11,
Sensitivity, 13.1 ~'~:.~:~;:i~:~;~i~ 3.5 2.12, 3.1, 4.1 4.12 1.12
ClTY OF TUSTIN HOUSING ELEMENT
54
November 2002
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 and new programs added
to address housing needs. A description of each program is provided, along with
the program funding source, responsible agency, and time frame for
implementation. A review of City's past performance on housing element
implementation programs is contained in Appendix A of the Housing Element.
FIVE YEAR QUANTIFIED OBJECTIVES 2000-2005
State law 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 o~ectives are adopted as guidelines toward meeting
Tustin's housing needs through 2005.
It is important to note that while the quantified objectives of the
RHNA 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 be met 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 of the very-Iow, low and
moderate-income persons. Additionally, outside economic forces
heavily influence the housing market.
New Construction Objectives
The City of Tustin promotes and encourages the development of a
variety of housing opportunities to accommodate current and
projected housing needs which include 694 very low-, 489 low-, 778
moderate-, and 1,337 above moderate-income households per the
Regional Housing Needs Assessment (RHNA) allocation. While the
Land Use Plan provides adequate sites to fulfill needs established by
CITY OF TUSTIN HOUSING ELEMENT
55
November 2002
RHNA, construction of new units will depend upon the timing of the
landowner and developer in the submission of building plans to
meet market demands. Housing subsidies will depend upon the
availability of government funds - local, County, State, and Federal.
Redevelopment projects are subject to the interests of private
developers. The construction of secondary units depends upon the
desires of the property owners as related to family needs for housing
and economic resources. The 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 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 2000-2005. With the exception of the MCAS-Tustin, all sites
identified in Table H-17 are privately owned. Units identified are
broken down into various income limits in light of RI-INA
percentages and production requirements under the Redevelopment
Law.
Based upon past development trends (Tustin 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 by employing inclusionary zoning for those
sites located within redevelopment project areas, mixed use zoning
in Old Town Tustin, density bonuses particularly in infill sites to
allow for increase densities to accommodate affordable housing
developments, and Planned Community Districts to allow for
flexibility in development standards.
CITY OF TUSTIN HOUSING ELEMENT
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November 2002
Table H- 17
NEW CONSTRUCTION QUANTIFIED OBJECTIVES SUMMARY
1998 - 2005
CITY OF TUSTIN
Very
Total # Low Low Moderate Upper
~~~~~of Units t<50% ) 80-120°/ot
New Construction 1998-2000 1,378 884 494
MCAS Tustin Housing Units~ 2,599 138 2154 3334 1,913
MCAS Tustin Emergency Housing 2 192 192
MCAS Tustin Transitional Family 50 50
Housing
MCAS Tustin Social Services 2 60 60
Granny Flats 10 7 3
New Owner Housing 3 432 75 175 182
New Senior Housing 97 72 25
Density Bonus 160 95 61 4
Recycling of SFD to MFD 25 5 10 10
Total Quantified Objectives 5003 694 489 1,413 2,407
RHNA 3,298 694 489 778 1,337
Difference 1,705 0 0 635 1,070
a Of the total 4,049 potential units proposed at MCAS Tustin, 2,599 units are expected during the planning period.
Based upon State Redevelopment Law and the proposed Specific Plan requirement, at least 15 percent of the
total units (607 units) would be affordable to Very-Low, Low, and Moderate income households, of which at
least 6 percent or 24~3 units would be affordable to Very Low income households. See footnote 4 for additional
indusionary units information.
2 These housing units shown as separate line items will serve as transitional/emergency housing facilities. The
City counts these units as new construction as they are new additions to the housing inventory.
3 Projects at the end of planning period.
4 Includes MCAS Tustin additional inclusionary units (296 units)
Source: Effectiveness of Housing Programs 1989 - 2000, City of Tustin; Five Year Implementation Plan for the
Town Center and South Central Redevelopment Proiect Areas for Fiscal Years 2000 - 2001 to 2004 - 2005. ,,,
CITY OF TUiS~IN HOUSING ELEMENT
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November 2002
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 Tusffn Comprehensive
Housing Affordability Strategy for Fiscal Years 2000-2001 to 2009-
2010. In addition, Table H-22 - Summary of Programs 2000-2005,
outlines the City's specific housing programs during the planning
period.
Table H-18 provides t. he City's rehabilitation, preservation, and other
affordable housing objectives during the planning period.
CITY OF TUSTIN HOUSING ELEMENT
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November 2002
Table H- 18
REHABILITATION, PRESERVATION, AND OTHER AFFORDABLE HOUSING
QUANTIFIED OBJECTIVES SUMMARY
1998 - 2005
CITY OF TUSTIN
Total # I Very Low Low Moderate
Upper
of
Units
I s0o/o I I 80a20O/o) I
Owner Occupied Housing 40 0 10 30
Rental Rehabilitation Loans/Gran~s 120 24 48 48
Multi-Family 100 6 9 30 55
Acquisition/Rehab/Conversion/Resale
Multi-Family Acquisition/Rehab/Rental 200 28 90 82
Total Rehabilitation 460 30 95 198 137
Tustin Gardens 100 100
Rancho Alisal 69 8 61
Rancho Maderas 54 6 48
Rancho Tierra 51 38 13
Affordable Senior Housing - Mitchell 20 12 8
Avenue
Senior Board & Care - Bryan Avenue 18 18
Old Town Residential 29 14 15
Total Preservation 341 164 148 14 15
1,t Time Homebuyer Downpayment 40 10 30
Assistance Loans
County Mortgage Credit Certificates
Deed Restrictions 620 213 159 248
Section 8 Rental Voucher Assistance 1,500 1,500
Shared Housing Referrals 75 50 25
Homeless Housing Partnership Program 242 242
Emergency Shelter 252 252
Total Other Pro,rams 2,729 2,257 194 278
~ These units are not recipients of affordability restrictions or fxmding assistance.
Source: Effectiveness of Housing Programs 1989 - 2000, City of Tustin; Five Year Implementation Plan for the Town
Center and South Central Redevelopment Project Areas for Fiscal Years 2000 - 2001 to 2004 - 2005; Comprehensive
Housin~ Affordabilit~ Strate~.~t for Fiscal Years 200-2001 to 2009-2010.
CITY OF TUSTIN HOUSING ELEMENT
59
November 2002
Summary of Quantified Objectives
Table H-19 summarizes the City's Quantified Objectives for the 2000-
2005 period.
Table H- 19
SUMMARY OF QUANTIFIED OBJECTIVES: 2000-2005
CiTY OF TUSTIN
New Rehabilitation/ Other
Income Group RHNA Construction Preservation Programs
Very-Low 694 694 194 2,257
Low 489 489 243 194
Moderate 778 1413 212 278
Above Moderate 1,337 2,407 152 -
Total 3,298 5,003 801 2,729
Source: Ci~ of Tustin
IDENTIFICATION OF AFFORDABLE HOUSING RESOURCES
The City has prepared a Consohdated Plan and Comprehensive
Housing Affordability Strategy identifying and describing all
funding programs available to the City and Tustin Redevelopment
Agency to assist in meeting the City's housing needs. Included in the
plan are descriptions of a wide variety of major housing assistance
programs available from federal and state agencies and private
lending institutions. More specific information including detail
regarding eligible projects and activities and funding availability can
be found in the document. The following is a summary of this
information along with updates to reflect new state and federal
programs.
Table H-20 provides an illustrative example of the estimated amount
of locally identified resources that could be available to finance
housing program objectives on an annual basis over the five-year
planning period. The amounts shown are estimates, actual revenue
amounts, and the timing of their availability could be more or less
and would adjust over time. Specific decisions are made on an
annual basis as part of the City and Redevelopment Agency budget
process.
CITY OF TUSTIN HOUSING ELEMENT
60
November 2002
Table H- 20
HOUSING PROGRAM ILLUSTRATIVE FUNDING RESOURCES
2000-2005
Anticipated Resources
FY 00-01
FY 01-02
FY 02-03
FY 03-04
FY 04-05
TOTALS
Combined Fund Balance'
$5,106,664
$4,499,935
$2,003,086
$558,811
$180,989
$1,340,000
HUD Supportive Housing Pro amt
$0
$1,100,000
$800,625
$0
$0
$1,900,625
CDBG Funds
$0
$100,000
$100,000
$70,000
$70,000
$340,000
State HELP Funds3
$0
$1,150,000
$0
$0
$0
$1,150,000
South Central Housing Fund Deposits
$530,000
$540,600
$551,412
$562,440
$573,689
$2,758,141
Town Center Housing Fund Deposits
.$540,000
$550,800
$561,816
$573,052
$584,513
$2,810,181
Investment Interest
$127,667
$224,997
$55,174
$27,941
$9,050
$444,829
Bond Finance Proceeds4
$0
$7,424,590
$0
$0
$0
$7,424,590
Total Resources
$6,304,330
$15,590,921
$4,072,112
$1,792,243
$1,418,240
Anticipated Expenditures
Debt Service on Bonds4
$0
$465,120
$465,120
$465,120
$465,120
$1,860,480
Other Affordability Pro ams5
$240,000
$1,340,000
$1,040,625
$240,000
$240,000
$3,100,625
Preservation
$500,000
$0
$0
$0
$0
$500,000
Rehabilitation
$220,200
$4,397,220
$1,487,7575
$375,531
$137,700
$20,008,226
New Construction
$344,196
$6,875,096
$0
$0
$0
$7,219,292
Administrative Expenses 1
$500,000
1 $510,000
$520,200
$530,604
$402,884
$2,463,688
Total Expenditures
$1,804,396
$13,587,436
$16,903,520
$1,611,255
$1,245,704
$35,152,311
Balance Available
$4,499,935
$2,003,486
$558,811
$180,989
$172,537
1 Redevelopment Agency Housing set-aside as of June 30,1999; note some of these funds are already encumbered to meet housing quantified objectives
2 Awarded grant funds from HUD
3 Awarded grant funds from State
4 Estimated for tax exempt bond at 1.25 DCR; 25 -year amortization; 6.25% interest bonds could be issued in 2002 or Fiscal Year 2002-03.
5 Includes First Time Home Buyers Program; annual allocation of $240,000, and Homeless Assistance Program.
6 $900,000 of this amount under State program guidelines could also be used for rehabilitation programs.
NOTE: Does not include any potential housing set-aside deposits from MCAS -Tustin project since Redevelopment Project not yet adopted.
CITY OF TUSTIN HOUSING ELEMENT November 2002
61
The City's anticipated revenue stream indicates that the bulk of
housing revenues will start accruing in fiscal year 2001-2002 with a
substantial infusion from an anticipated tax increment bond issue
and HUD Supportive Housing Program funds. Therefore, most
housing programs will begin to assist greater numbers of households
in the early years of the planning period but will begin falling off
toward the end of the five-year time frame due to a shortage of
available local funds. As needed and as shown on Table H-20, the
City and its Redevelopment Agency will also use State HELP
program funds and Federal CDBG funds. The City will also utilize
other State and Federal resources to leverage local resources as these
funding sources match the City's programmatic objectives.
Table H 22 is a summary of affordable housing resources.
Table H- 21
AFFORDABLE HOUSING RESOURCESa
CI.TY OF TUSTIN
Residential Rehab-
Loan/Grant Program
First Time
Homebuyer Program
Single-Family
Residential Rehab-
Loan/Grant Program
New Construction
Rental Housing
Program
Density Bonus
Description
Assistance to owners of
multi-family projects
occupied by low- to
moderate-income persons.
Low Interest Rates and
Downpayment assistance
Assistance to owners of
single-family projects
occupied by low-income
persons.
Financial assistance for
new affordable housing
projects.
Financial assistance for
affordable multi-family
rental projects.
The City allows an increase
in density to developers
who set-aside at least 20%
of their project to low-
income persons.
Eligible
Activities~
Rehabilitation
· First Time Homebuyer
· Rehabilitation
· New Construction
Acquisition
· Rehabilitation
· New Construction
· Density Bonus
CITY OF TUSTIN HOUSING ELEMENT
62
November 2002
Tax-Exempt Bonds
Table H- 21
AFFORDABLE HOUSING RESOURCES1
City/Agency Owned
Land
CalHome
California Self-Help
Housing Program
(CSHHP)
CITY OF TUSTIN
The Redevelopment
Agency and the City have
the authority to issue tax-
exempt bonds. The City is
also a member of California
Statewide Communities
Development Authority.
Bond proceeds are used to
develop affordable
housing.
If available and
appropriate, City or
Redevelopment Agency
owned land may be made
available
Grants to local public
agencies and nonprofit
developers to assist
individual households
through deferred-payment
loans. Direct, forgivable
loans to assist development
projects involving multiple
ownership units, including
single-family subdivisions.
Grants are made to sponsor
organizations that provide
technical assistance to
participating owner-
builder families.
· New Housing
Development
· Rental Acquisition/
Rehabilitation
· Housing
· Community Facihties
· Predevelopment
· Site development
· New construction
· Rehabilitation
· Acquisition and
rehabihtation
· Downpayment
assistance
· Mortgage financing
· Homebuyer counseling
· Technical assistance for
self-help projects or
shared housing. A
share of funds is
allocated for the
rehabilitation,
replacement and repair
of manufactured
homes.
Training and
supervision of low and
moderate income self-
help home-builders or
repairers
CITY OF TUSTIN HOUSING ELEMENT
63
November 2002
Table H- 21
AFFORDABLE HOUSING RESOURCES~
Downtown Rebound
Planning Grants
Program
CITY" OF TUSTIN
Illl Il Ill I Ilr il
Fund local planning for
infill housing, adaptive
reuse (conversion) of
commercial and industrial
space into residential units,
and the development of
other forms of high density
housing within existing
urbanized areas.
Grants for emergency
shelters, transitional
housing, and supportive
services for homeless
individuals and families.
Emergency Housing
Assistance Program
(EHAP)
· Infill site inventories,
development feasibility
studies, strategic action
plans to remove
barriers and promote
infill housing, mixed-
use developments and
transit corridor
development
· Updates of general
plans and zoning
ordinances to
encourage adaptive
reuse, higher density
residential
development, mixed-
use development,
residential
development within
walking distance of
transit nodes,
employment centers
and other urban
amenities
· Seismic and structural
feasibility studies on
candidate buildings for
adaptive reuse.
· Rehabilitation,
construction,
renovation, expansion
of existing facilities
· Site acquisition
(including lease or
purchase of an existing
site or facility)
· Equipment purchase,
vouchers, operational
costs, direct and
indirect client services
· Administration of the
award (limited to 5
percent).
CITY OF TUSTIN HOUSING ELEMENT
64
November 2002
Jobs-Housing
Balance Incentives
Mobilehome Park
Resident Ownership
Program (MPROP)
Table H- 21
AFFORDABLE HOUSING RESOURCES1
CITY OF TUSTIN
Financial incentives to
cities and counties that
demonstrate an increase in
the number of new
residential units. Grant
amounts are based on an
increase in the number of
new housing units for
which residential building
permits were issued during
calendar 2001, compared to
the average number of
permits during the most
recent measurable 36-
month period prior to 2001.
Loans to finance the
preservation of affordable
mobilehome parks by
conversion from private
ownership to ownership or
control by resident
organizations, nonprofit
housing sponsors, or local
public agencies.
Funds awarded can be
used for any project,
service, or other local
need determined by the
city to be in the
community's best
interest, including
traffic improvements,
neighborhood parks,
bike paths, libraries,
school facilities, play
areas, community
centers, police and fire
stations, etc.
· Purchase (conversion)
of a mobilehome park
by a resident
organization, nonprofit
entity or local public
agency; rehabilitation
or relocation of a
purchased park
· Purchase by a low
income resident of a
share or space in a
converted park.
CfrY OF TUSTIN HOUSING ELEMENT
65
November 2002
Multi£amily
Housing Program
(MHP)
Urban
Predevelopment
Loan Program
(PDLP)
Table H- 21
AFFORDABLE HOUSING RESOURCES~
CIT~, ~ OF TUSTIN
Deferred payment loans to
assist new construction,
rehabilitation and
preservation of permanent
and transitional rental
housing for lower income
households.
Short-term loans to provide
predevelopment capital to
finance the start of low-
income housing projects in
urban areas.
New construction,
rehabilitation, or
acquisition and
rehabilitation of
permanent or
transitional rental
housing, and the
conversion of
nonresidential
structures to rental
housing.
Eligible costs include
the cost of child care,
after-school care and
social service facilities
integrally linked to the
assisted housing units;
real property
acquisition; refinancing
to retain affordable
rents; necessary onsite
and offsite
improvements;
reasonable fees and
consulting costs; and
capitalized reserves.
Predevelopment costs
include, but are not
limited to, site control,
site acquisition for
future low-income
housing developments,
engineering studies,
architectural plans,
application fees, legal
services, permits,
bonding and site
preparation.
CITY OF TUSTIN HOUSING ELEMENT
66
November 2002
Urban
Predevelopment
Loan/Prese~afion
Program (PDLP-P)
Urban
Predevelopment
Loan/Jobs-Housing
Balance Program
(PDLP-J)
Table H- 21
AFFORDABLE HOUSING RESOURCES~
CITY OF TUSTIN
Short-term loans to finance
the initial costs of
preserving existing
affordable housing
developments for existing
tenants.
Short-term loans to finance
the initial costs of
constructing, converting,
preserving or rehabilitating
assisted housing
developments near transit
stations.
· Capital assessments to
establish a project's
condition and potential
rehabilitation costs
· Purchase option
agreements
· Professional services
such as consultant,
architect, engineering
and legal
· Permit and application
fees
· Bonding fees; etc.
Land purchase, options
to buy land, options or
deposits to buy or
preserve existing
publicly assisted rental
housing to preserve the
affordability of the
units, professional
services, permit and
application fees,
bonding, site
preparation, related
water or sewer
development, etc., for
affordable housing
projects within one-half
mile of an existing or
planned transit station.
CITY OF TUSTIN HOUSING ELEMENT
67
November 2002
Proposition lA
Emergency Shelter
Program
California Housing
Finance Agency
(CHFA) Multiple
Rental Housing
Programs
California Housing
Rehabilitation
Program
Table H- 21
AFFORDABLE HOUSING RESOURCES~
CITY OF TUSTIN
Proposition lA includes ·
provisions to establish a
Downpayment Assistance ·
Program and a Rent
Assistance Program using
school fees collected from
affordable housing
projects. Potential buyers
or tenants of affordable
housing projects are
eligible to receive
assistance in the form of
downpayment assistance
or rent subsidies from the
State at amounts equivalent
to the school fees paid by
the affordable housing
developers for that project
in question.
This programs structure
and implementation
strategy has not yet been
determined by the State of
California
Grants awarded to non-
profit organizations for
shelter support services
Below market rate
financing offered to
builders and developers of
multiple family and elderly
housing. Tax-exempt bonds
provide below-market
mortgage money
Low interest loans for the
rehabilitation of
substandard homes owned
and occupied by lower-
income households. City
and non-profits sponsor
housing rehabilitation
projects.
Downpayment
Assistance
Rental Assistance
· Support Services
· New Construction
· Rehabilitation/
Acquisition
· Rehabilitation
· Repair of Code
Violations
· Property Improvements
CITY OF TUSTIN HOUSING ELEMENT
68
November 2002
California Housing
Finance Agency
Home Mortgage
Purchase Program
Table H- 21
AFFORDABLE HOUSING RESOURCESZ
CITY OF TUSTIN
CHFA sells tax-exempt
bonds to provide below-
market loans to first time
homebuyers. Program is
operated through
participating lenders that
originate loans purchased
by CHFA
Unsecured loan from
CHFA to provide
affordable housing
opportunities through
program partnership with
local government entities.
California Housing
Finance Agency
HELP Program
Low Income
Housing Tax Credit
(LIHTC)
County Statewide
Communities
Program
Tax credits available to
individuals and
corporations that invest in
low-income rental housing.
Tax credits are sold to
corporations and people
with high tax liability, of
which the proceeds are
utilized for housing
development
The City of Tustin is now a
direct member of the
program through a Joint
Powers Authority and can
participate directly.
· Homebuyer Assistance
Acquisition
Rehabilitation
Infill
Predevelopment
New construction
Code Enforcement
· Rehabilitation/
Acquisition
· New Construction
· Multi-family Housing
· Private Mortgage
Revenue Bonds
· Acquisition
· Rehabilitation
CITY OF TUSTIN HOUSING ELEMENT
69
November 2002
California Debt
Limit Allocation
Committee (CDLAC)
Table H- 21
AFFORDABLE HOUSING RESOURCES1
CITY OF TUSTIN
Allocation of private ·
activity bond (tax-exempt
mortgage revenue bond) to ·
single-family housing.
Low interest loan for multi-
family housing
rehabilitation or
acquisition, or both.
Provides limited term
housing assistance
combined with case
management, employment
services, childcare and
other supportive services to
welfare recipients.
Grants, loans, and
mortgage assistance to low
and moderate-income
families improving
property with their own
labor.
Loans for pre-development
or "seed" money to
nonprofit corporations and
local governments.
Construction, maintenance,
use, and occupancy of
.privately owned and
operated employee-
housing facilities.
Provides unsecured loan
for affordable housing
projects.
Mortgage Credit
Certificate
Multi-family private
mortgage revenue bond
· Land lease Payment
· New Construction
· Pre-development costs
· Employee Housing of
five or more employees
· Inffll
· Code Enforcement
· First Time Homebuyers
· Acquisition
· Rehabilitation
CITY OF TUSTIN HOUSING ELEMENT
70
November 2002
CDLAC continued
Community
Development Block
Grant (CDBG)
Mortgage Credit
Certificate (MCC)
Table H- 21
AFFORDABLE HOUSING RESOURCES~
CITY OF TUSTIb
Low interest loans for
housing construction for
individuals and families
with special needs.
Low interest and
downpayment program for
low and moderate-income
first time homebuyers.
Permanent financing for
new construction,
acquisition/rehabilitation,
and acquisition of multi-
family projects
Entitlement program that is
awarded to the City on a
formula basis. The
objectives are to fund
housing activities and
expand economic
opportunities. Projects
must meet one of three
national objectives: benefit
Iow- and moderate-income
persons; aid in the
prevention or elimination
of slums or blight; or meet
other urgent needs.
Federal tax credit for low-
and moderate-income
homebuyers who have not
owned a home in the past
three years. Allocation for
MCC is provided by the
State through the County
of Orange.
· Section 108 Loan
Repayments
· Historic Preservation
· Admin. & Planning
· Code Enforcement
· Public Facilities
Improvements
· Housing Activities
· Economic Development
· Rehabilitation
· First Time Home Buyer
Assistance
CITY OF TUSTIN HOUSING ELEMENT
71
November 2002
HOME Investment
Partnership (HOME)
Program
Table H- 21
AFFORDABLE HOUSING RESOURCES
cITY 'OF TUSTIN
Grant program for
housing. The intent of this
program is to expand the
supply of decent, safe, and
sanitary affordable
housing. HOME is
designed as a partnership
program between the
federal state, and local
governments, non-profit
and for-profit housing
entities to finance,
build/rehabilitate and
manage housing for lower-
income owners and renters
Emergency Shelter
Grants (ESG)
Housing
Opportunities for
Persons with AIDS
(HOPWA)
Shelter Plus Care
Program (S+C)
Supportive Housing
Grant
Annual grant funds are
allocated on a formula
basis. Funds are intended
to assist with the provision
of shelter and social
services for homeless
Funds are made available
countywide for supportive
social services, affordable
housing development, and
rental assistance.
Supportive housing and
services for persons with
disabilities-grants for rental
assistance offered with
supportive services to
homeless with disabilities
and disabled households.
Grants to improve quality
of existing shelters and
transitional housing.
Increase shelters and
transitional housing
facilities for the homeless
Multi-Family
Acquisition/Rehab
Single-Family
Homebuyer Assistance
CHDO Assistance
Administration
Rental Assistance
· Homelessness
Prevention (acquisition,
new construction,
rehabilitation,
conversion)
· Supportive Services
· Operating Expenses
· Rental Assistance
· Supportive Social
Services
· Administration
· Rental Assistance
· Acquisition
· Rehabilitation
· New Construction
CITY OF TUSTIN HOUSING ELEMENT
November 2002
Section 8 Rental
Assistance
Section 202
Section 811
HOPE
McKinney Act
Supportive Housing
Program (SHP)
Section 8 Moderate
Rehabilitation
Single Room
Occupancy Program
(SRO-Section 8)
Table H- 21
AFFORDABLE HOUSING RESOURCESa
CITY OF TUSTIN
Rental assistance program
which provides a subsidy
to very low-income
families, individuals,
seniors and the disabled.
Participants pay 30 percent
of their adjusted income
toward rent. The Orange
County Housing Authority
pays the balance of rent to
property owners, and
administers the program.
Grants to non-profit
developers of supportive
housing for the elderly
Grants to non-profit
developers of supportive
housing for person with
disabilities, including
group homes, independent
hying facihties and
intermediate care facilities
Homeownership assistance
awarded on a competitive
basis requires non-federal
matching funds.
Grants to develop
supportive housing and
services and services that
will enable homeless
people to Hve as
independently as possible.
Funds to rehabilitate
single-room units within a
building of up to 100 units.
The provision of
supportive services is
optional.
· Rental Assistance
· Acquisition
· Rehabilitation
· New Construction
· Rental Assistance
· Support Services
· Acquisition
· Rehabilitation
· New Construction
· Rental Assistance
· Homeownership of
Multi-family units
( OPE 2)
· Homeownership of
Single-family homes
ovE 3)
· Transitional Housing
· Permanent Housing For
Homeless With
Disabilities
Supportive Services,
such as child care,
employment assistance
and outpatient services
for the homeless
· Rehabihtation
· New Construction
CITY OF TUSTIN HOUSING 'ELEMENT
November 2002
Table H- 21
AFFORDABLE HOUSING RESOURCES~
Small Projects
Processing (SPP)-
(22~ (d)(4) and 22s (f)
Section 108 Loan
HUD Mortgage
Insurance for
Purchase/Refinance
HUD Rehabilitation
Loans for
Multifamily Projects
Disposition of HUD
Mulitfamily
Housing
HUD Single-Family
Property Disposition
Program
CI, TY, ~OF TUSTIN
Mortgage Insurance
program for small multi-
family new construction or
substantial rehabilitation
(221)(d)(4) and small multi-
family rehabilitation
Provides loan guarantee to
CDBG entitlement
jurisdictions for pursuing
large capital improvement
or other projects. The
jurisdiction must pledge its
future CDBG allocations
for loan repayment.
Maximum loan amount can
be up to five times the
entitlement jurisdiction's
most recent approved
annual allocation.
Maximum loan term is 20
twenty years.
Mortgage Insurance for
purchase or refinance of
existing multifamily
projects.
Provides mortgage
insurance for
improvements, repairs, or
additions to multi-family
projects.
To dispose of multi-family
homing owned or financed
by HUD that is delinquent,
under workout or
foreclosed with
mechanisms designed to
preserve the low- and
moderate-income housing
stock.
Sells HUD-acquired single-
family properties to
expand homeownership
opportunities and
strengthen neighborhoods.
Up to 10% of HUD-help
single-family properties are
made available for lease for
use in homeless programs.
Rent is $1 per year.
Acquisition
· Rehabilitation
· New Construction
· Acquisition
· Rehabilitation
· Home Buyer Assistance
· Homeless Assistance
· Public Improvement
· Economic Development
· Relocation, clearance,
site improvements
· Acquisition
· New Construction
· Operation
Administration
· Energy Conservation
· Rehabilitation
· Acquisition
· New Construction
· Operation
Administration
· Preservation
· Acquisition
· Rehabilitation
CITY OF TUSTIN HOUSING ELEMENT
November 2002
Table H- 21
AFFORDABLE HOUSING RESOURCES1
Homeless Providers
Grant and Per Diem
Program
Federal National
Mortgage
Association (Fannie
Mae)
Federal Home Loan
Mortgage
Corporation
(Freddie Mac)
CITY OF TUSTIN
Provides grants to develop
programs that help
veterans recover from
homelessness, including
establishing transitional
housing and supportive
services for homeless
veterans.
Acquisition
Operation
Administration
Single Room
Occupancy Hotels
· Social Services
· Transitional Housing
· Community Home
Buyer Program - Fixed
rate Mortgages
· Community Home
Improvement
Mortgage Program -
Mortgages for both
purchase and
rehabilitation of a
home
· Fannie Neighbor -
Under served low-
income minorities are
eligible for low down-
payment mortgages
for the purchase of
single family homes
Purchases/secures high
loan to value ratio single-
family home purchase loan
to assist Iow income
families
Rehabilitation Mortgages
Program insured
mortgages for property
acquisition and
rehabilitation
· Homebuyer Assistance
· Homebuyer
Assistance/Rehab
Expand Home
Ownership for
Minorities
· Homebuyer Assistance
· Acquisition
· Rehabilitation
CITY OF TUSTIN HOUSING ELEMENT
November 2002
California
Community
Reinvestment Act
(CRA)
Federal Home Loan
Bank A~fordable
Housing Program
California Organized
Investment Network
(COIN)
McAuley Institute
Table H- 21
AFFORDABLE HOUSING RESOURCES
CITY OF TUSTIN
Assistance to low income
minority neighborhoods,
including the construction,
rehabilitation, bridge and
acquisition finance needs of
developers of affordable
rental and for-sale housing,
as well as first time, Iow
and moderate income
homebuyers.
Provides funds to qualified
affordable housing projects
that would not meet
customary criteria or
existing secondary
mortgage market
requirements or for which
there is no secondary
market
Provides interest rate at 20
basis point below 11~h
District costs of funds.
Direct subsidies to non-
profit and for-profit
developers, and public
agencies for affordable
low-income ownership and
rental projects
Provides financing for
affordable rental or
ownership housing.
Revolving Loan fund and
technical assistance to
build or rehabilitate
housing.
New Construction
Rehabilitation
Acquisition
New Construction
Expand Home
Ownership for Lower
Income Persons
· Affordable housing
financing
· Acquisition
* Homeless Shelters
· New Construction
· Rehabilitation
· Self-Help Housing
· Single Room
Occupancy Hotels
· Transitional Housing
CITY OF TUSTIN HOUSING ELEMENT
76
November 2002
Table H- 21
AFFORDABLE HOUSING RESOURCES~
Mercy Loan Fund
Neighborhood
Housing Services
World/BRIDGE
Initiative
CITY OF TUSTIN
Makes loans to projects in
which conventional
financing is not available or
not affordable and
promotes innovative and
effective financing
arrangements.
NItS is a three-way
partnership among
neighborhood residents,
local governments and
local businesses. The
Neighborhood
Reinvestment Corporation
provides direct technical
assistance, expendable
grants, and capital grants
to NHS, which makes loans
for rehabilitation.
Provides lower-interest
construction financing for
affordable or mixed-
income rental housing or
affordable home ownership
through a consortium of
World
Savings/Calpers/Wells
Fargo/Bank of America
· Acquisition
· Group Homes/
Congregate Care
· Infrastructure
Development
· Mobilehome Park
Purchase Assistance
· New Construction
· Preservation
· Rehabilitation
· Self-Help Housing
· Single Room
Occupancy Hotels
· Transitional Housing
· Energy Conservation
· Operation
Administration
· Rehabilitation
· New Construction
· Rehabilitation
· Acquisition
CITY OF TUSTIN HOUSING ELEMENT
77
November 2002
Non Profit
Organizations
Table H- 21
AFFORDABLE HOUSING RESOLrRCES1
, C, !~,OF TUSTIN
According to the State ·
Department of Housing
and Community ·
Development, three
nonprofit agencies in
Orange County have
expressed interest in
purchasing and or
managing at risk or
replacement units in the
Tustin area.
Orange County
Affordable Housing
Clearinghouse
Non-profit lender
consortium
Acquisition and
rehabilitation
Management of multi-
family units
· Construction Financing
· Permanent Financing
~ The Replacement Housing, Housing Rehabilitation, Housing Production and Land Cost
Write-Down programs all use the Redevelopment Agency's low- to moderate-income housing
set-aside funds to leverage other regional, state, and federal funding sources. These sources
include, but are not limited to: Orange County Housing funds, California Housing Finance
HELP funds, Department of Housing and Urban Development HOME funds, along With
housing revenue bond financing and low income housing tax credits. Such sources help to
ensure an adequate level of funding to satisfy the City's affordable housing production
requirements.
Source: City of Tustin Redevelopment Agency Comprehensive Housing Affordability
Strate~/~ 2000-2010
In addition to these resources, there are also potential public and
private resources that may be available to the City.
HOUSING PROGRAMS
The following matrix identifies existing and new housing programs
to be implemented during the 2000-2005 period and the 1998-2000
transitional period. Table H-22 is a comprehensive summary of the
City's quantified objectives set forth for each program for the
planning period 1998-2005. The programs are organized according to
the goals described previously.
CITY OF TUSTIN HOUSING ELEMF_,NT
November 2002
Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program Responsible Agency I Funding Source I Quantified Objective Timeframe
Goal 1: Adequate Housing Supply
1.1 Available Sites
Community
City General Fund;
Assist in the development
On-going; units should be
Continue to utilize Planned Community Districts and
Development
Redevelopment
of new affordable owner
built by 2005
Specific Plans to authorize and encourage mixed-use
Department,
Agency Funds; City
and rental housing
developments (see Zoning Studies Program).
Redevelopment
and Agency staff
through development in
Agency, City Council
time involved
MCAS - Tustin and infill
Housing Element Policies: 1.1, 1.8, 1.11
of 3,151 units.
1.2 Mobile Homes
Community
City General Fund;
As received
Process applications as
Continue to maintain the City's mobile home park zone
Development
processing fees
received
and process conditional use permit applications as
Department, City
(recoverable)
received for manufactured homes.
Council
Housing Element Policies: 1.1, 1.3
1.3 Secondary Residential Units
Community
City processing fees
2 units
By 2005
Continue to provide opportunities for affordable sec-
Development
(recoverable)
ondary residential dwelling units in the Single-family
Department, City
Residential District lots where feasible through existing
Council
Zoning Ordinance provisions.
Housing Element Policies: 1.1, 1.7,1.13
1.4 Deed Restrictions
Community
1) Tax -Exempt
Impose such restrictions
By 2005
Require appropriate deed restrictions to ensure continued
Development
Mortgage
on 691 units.
affordability for low- or moderate -income housing
Department,
Revenue Bonds
constructed or rehabilitated with the assistance of any
Redevelopment
public or Redevelopment Agency funds as may be legally
Agency, City Council
2) Redevelopment
required.
Agency
Housing Set -
etHousin
Housing Element Policies: 1.1
Aside Funds
1.5 Pre -application Conferences
Community
City General Fund;
Continue
On-going
Continue to utilize procedures for pre -application
Development
City processing fees
conferences and processing procedures to expedite
Department
(recoverable)
permit processing.
Housing Element Policies: 1.11
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
1.6 Permit Processing for Low- and Moderate
Community
City General Fund;
Continue
On-going
Income Housing
Development
City processing fees
Ensure that processing of permits for low- and moderate-
(recoverable)
income housing are fast -tracked with low- and moderate -
income housing permits being given priority over other
permit applications.
Housing Element Policies: 1.11
1.7 Permit Coordination
Community
City General Fund;
Processing of
By 2005
Continue the services of the City's Community
Development
City processing fees
approximately 10 new
Development Department as a central clearinghouse with
(recoverable)
residential projects
individuals assigned the responsibility of expediting
annually, 50 projects by
development permits required from various departments
2005
and agencies.
Housing Element Policies:.1.11
1.8 Tax Increment Financing
Redevelopment
Redevelopment
Assist 620 units by 2005
By 2005
Provide housing set-aside tax increment funds generated
Agency
Agency Housing
from the Redevelopment Projects, where available, to
Set -Aside Funds
assist in providing housing accommodations for low- and
moderate -income households in rehabilitation or new
construction projects.
Housing Element Policies: 1.6,1.12, 3.2, 4.2
1.9 Housing for the Disabled
Community
State and Federal
Refer individuals to
On-going; adopt
Require new multi -family housing units and apartment
Development
programs; City's
agencies providing
Ordinance by 2003.
conversions to condominiums to comply with State
Department
General Fund.
supportive housing that
specifications pursuant to SB 520 for accommodation of
accommodates
the disabled. The City will conduct analysis, add
independent living. Add
procedures, and/or undertake appropriate amendments
procedures and/or
to existing standards by removing constraints through
undertake appropriate
the adoption of a Reasonable Accommodation Ordinance
amendments to existing
to create a process in accommodating the disabled (to be
standards to ensure
adopted in conjunction with Zoning Studies/Program
accommodation to the
1.21) and complying with Chapter 11 of the California
disabled by 2003.
Building Code (requires portion of multi -unit dwellings
to be accessible dwelling units) to ensure accommodation
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS
2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
for the disabled.
Housing Element Policies: 1.13,1.15
1.10 Transitional Housing
Various Non -Profit
Variety of private
. Promote, assist, and
on-going assistance to
Encourage the continuation of the Sheepfold homes and
Organizations,
funds; CDBG funds
facilitate the
local non -profits.
Laurel House in Tustin, which provide housing facilities
Redevelopment '
development of
for battered homeless women and children. These homes
Agency, Community
emergency and
are located in single-family neighborhoods and provide a
Development
transients' shelters
much-needed service for homeless women and children.
Department
through continued
In addition, explore additional program options to assist
support of the County
in the provision and funding for other programs such as
Homeless Assistance
transitional housing and single room occupancy housing.
Program
• Support local agencies
Housing Element Policies: 1.15,1.16
who provide homeless
services by providing
financial assistance of
approximately $5,000-
$10,000 annually.
1.11 Temporary Housing for Homeless
County of Orange,
CDBG funds, HUD
• Provide 192 emergency
192 emergency housing
The City will also support countywide efforts to assist
Redevelopment
SHP funds
housing units to single
by 2003
approved homeless providers as part of the MCAS Tustin
Agency
men and women by
Reuse effort.
2003 at Tustin Legacy
(Orange County Rescue
Housing Element Policies: 1.14,1.15
Mission).
• The City plans to assist
By 2005•
200 individuals by
means of integrating
counseling, education,
job -training and other
techniques to stop the
cycle of homelessness.
• Provide 24 units of
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program I Responsible Agency I Funding Source I Ouantified Obiective Timeframe
transitional housing for
families (to be operated
by Salvation Army)
• Provide 6 units of
transitional housing for
women and children
(to be operated by
Human Option -Dove
Housing)
• Provide 6 units- in
long-term 12-24
months -transitional
housing for families
with children (to be
operated by Orange
Coast Interfaith
Shelter)
• Provide 14 units of
transitional housing to
families with children
who are homeless due
to a short or temporary
financial hardship (to
be operated by
Families Who Care,
formerly Irvine
Temporary Housing)
• Provide for a 60 -unit
expansion of
Orangewood
Transitional Housing
for children (to be
overated by the Cour
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS
2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
of Orange)
1.12 Implementation Program
Redevelopment
Redevelopment
Review within legal time
• Mid -review of
The Redevelopment Agency will review Implementation
Agency
Fund
frames
Implementation Plan
Plan for each project area and Comprehensive Housing
(Fiscal Year 2002-2003)
Affordability Strategy as required by Redevelopment
Law and adjust as necessary.
• Five-year review of
Implementation Plan
Housing Element Policies: 1.12, 3.2
(Fiscal Year 2004-2005)
1.13 Housing Opportunities for all Economic
Private Developers in
City General Fund;
Monitor 174 affordable
On-going
Segments
East Tustin,
Staff time
units in East Tustin
Monitor the implementation of the affordable housing
Community Develop -
program adopted as a part of the East Tustin Specific
ment Department
Plan.
Housing Element Policies: 1.1,1.8,1.9,1.10
1.14 Bonding Programs
Redevelopment
State and Municipal
Complete analysis of
On-going; bond issue
Issue Redevelopment tax-exempt bonds, as necessary, to
Agency
Bonds; Private
available programs on as
anticipated
accomplish Five -Year Quantified Objectives with such
Activity Mortgage
needed basis.
approximately between
issuance conditioned on having projects ready to move
Bonds Revenue
Fiscal Years 2001-02 and
forward. Also utilize other housing revenue bond
issued by California
2002-03
financing resources and Low Income Housing Tax
Statewide
Credits on new construction and
Communities
acquisition/ rehabilitation projects that help meet the
Development
City's affordable housing needs.
Authority and
others; California
Housing Element Policies: 1.12, 3.3
Low -Income
Housing Tax
Credits; variety of
other sources
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS
2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
1.15 Economic Integration within Sphere of
County of Orange
City General Fund;
On going request to both
On-going
Influence
Staff time
agencies.
Request that the Orange County Planning Commission
and the Environmental Management Agency (EMA)
notice the City of Tustin of any proposed development
activities within Tustin's sphere of influence.
Housing Element Policies: 1.1,1.4,1.5
1.16 Senior Citizen Housing
Redevelopment
Redevelopment
Preservation of 100 at -risk
By 2005
Continue to identify sites that are suitable for senior
Agency; Community
Agency Housing
and 60 new units by 2005.
citizens housing projects. These sites will be promoted for
Development
Set -Aside Funds;
private development and applications will be made for
Department
HELP; Low -Income
any available subsidy funds.
Housing Tax
Credits; Private
Housing Element Policies: 1.1, 1.13,1.15
Activity Bonds
issued by California
Statewide and
others
1.17 Senior Services Program
Parks and Recreation
City General Funds
Assist 850 elderly
On-going
Develop a comprehensive transportation program, case
Department
annually
management, information and referral, and shared
housing program.
Housing Element Policies: 1.15, 2.3
1.18 Recycling Single -Family Uses in R-3 Zones
Into Multiple -Family Units
Community
Development
City General Fund
and Redevelopment
Respond to all requests
for density bonus per City
On-going
Continue to encourage developers to consolidate
Department
Agency Funds; Staff
codes.
individual lots into larger cohesive developments.
time
Density bonuses may be considered as an incentive to
consolidate lots.
Housing Element Policies: 1.11
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING
ELEMENT PROGRAMS
2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
1.19 Ongoing Review of Housing Element
Community
City General Fund;
On-going
On-going
Programs
Development
Staff time
From the date of adoption of the Housing element,
Department
prepare an annual report to the Planning Commission
assessing previous years accomplishments toward
meeting Housing Element objectives. Submit the Annual
Report to the State HCD.
Housing Element Policies: all policies
1.20 Consolidated Plan
Community
Variety of local,
Prepare Consolidated
Prepare Consolidated
The City of Tustin shall prepare an update of the
Development
State, and Federal
Plan in 2005.
Plan in 2005
Consolidated Plan that provides a comprehensive
Department
funding; City
Prepare Action .Plan
assessment of housing needs, a housing development
General Fund and
annually
Prepare Action Plan
plan incorporating Federal, State and local public and
Redevelopment
annually
private resources, and a one-year implementation plan.
Agency Funds Staff
time
Housing Element Policies: 1.15,1.16,1.18, 2.1, 4.1, 4.2, 4.3,
4.4,5.1,5.2,5.3,5.4,5.5
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
1.21 Zoning Studies
Community
City General Fund,
Initiate Zoning Studies by
By 2003
To facilitate the new construction goals of the 1998-2005
Development
Redevelopment
January 2002 and complete
Regional Housing Needs Assessment, the City intents to
Department
Agency funds
any proposed amendment
undertake zoning studies to consider new programs to
in 2003•
encourage and promote affordable housing and
recommend appropriate amendments for actions by the
Planning Commission and the City Council. These studies
include:
(1) Creation of zoning provisions which will
accommodate mixed uses in portions of the City,
particularly in the Old Town Commercial Area;
(2) Provide relaxation of certain development
standards and incentives for projects which
include affordable housing units upon City
Council's approval;
(3) Provide a process for individuals with disabilities
to make requests for reasonable accommodation
to relief from various land use, zoning, or other
building rules, policies, and/or procedures of the
City.
Housing Element Policies: 1.1, 1.11
1.22 Private Streets
City of Tustin
None necessary
Continue
On-going
The City of Tustin has adopted standards for private
streets in new residential developments. To reduce
construction costs, developers may be permitted to install
private rather than public streets, wherever feasible.
Housing Element Policies: 1.17
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
1.23 Building Codes
City of Tustin,
City General Fund;
On-going
On-going
The State of California has determined that the over-
Community
Staff time
riding value is the protection of the health and safety of
Development
residential occupants. Continue to adopt the Uniform
Department
Building Code pursuant to the state directives and where
local amendments are proposed to reflect local climatic,
geologic or topographic conditions, and minimize,
wherever possible, impacts on provision of housing.
Housing Element Policies: 5.4
1.24 Site Improvements
Community
Developer funded
Evaluate the use of special
On-going
The requirement for the developer to construct site
Development
assessment district
improvements often result in passing these costs on the
Department,
funding at the MCAS -
housing consumer. These costs are reflected in the cost of
Redevelopment
Tustin by 2005 and its use
housing that eliminates an even greater proportion of the
Agency
in other developing areas.
population from financially qualifying for the purchase of
housing. The financing of public improvements by a
special assessment district or community facility district
on a per parcel benefit basis may enable a greater
proportion of the market to qualify for housing.
Assessment district financing has been implemented in
the East Tustin area and is being used to pay for public
improvements. The City will assess opportunities to
utilize these public improvement financing techniques in
newly developing areas such as WAS Tustin and
determine whether they are financially feasible. In
creating any new assessment districts, an evaluation
should be completed of the developer's activity to
advance pay off bonds at the close of escrow.
Housing Element Policies: 1.11
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS
2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
1.25 Fees, Exactions, and Permit Procedures
Community
City General Fund;
On-going
On-going
Consider waiving or modifying various fees or exactions
Development
Redevelopment
normally required where such waiver will reduce the
Department,
Agency Set -Aside
affordability gap associated with providing housing of
Redevelopment
Housing
the elderly and for very -low and low-income households.
Agency
Housing Element Policies: 1.11
1.26 Environmental Constraints
Community
General Fund;
On-going
On-going
Continue to alleviate the necessity of delays in
Development
Private developer
processing, and mitigating requirements incorporated
Department,
cost recoverable
into the development plans by requiring program
Redevelopment
environmental impact reports (EIR) on all major
Agency
development projects whenever possible.
Housing Element Policies: 1.11
1.27 Density Bonus Program
Community
General Fund,
Process all requests for
On-going
Promote Density Bonuses to facilitate the construction of
Development
Redevelopment
density bonuses.
affordable housing. Under State law, applicants may file
Department
Agency Housing
for density bonuses when projects incorporate 20 percent
Set -Aside Funds
of units for low-income persons; 10 percent of units for
very low-income units; or 50 percent of units for senior
citizens.
Housing Element Policies: 1.11
1.28. MCAS -Tustin Redevelopment Project Area.
Tustin Community
Redevelopment
Adopt MCAS -Tustin
By Fiscal Year 2002-03
Redeveloment Agency
Agency funds
Specific Plan and
The City anticipates the creation of a new redevelopment
Redevelopment Project
project area for MCAS -Tustin site through the adoption
Area
of a Specific Plan by the City and a Redevelopment
Project Area by Fiscal Year 2002-03.
Housing Element Policies: 1.2; 1.6; 1.8
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program Responsible Agency Funding Source Quantified Objective Timeframe
Goal 2: Equal Housing Owortunity
2.1 Fair Housing
Community Develop-
CDBG funds
Assist approximately 400
On-going; complete
The City shall continue to contract for the provision of
ment Department, Fair
Tustin residents annually,
educational resources by
services by the Fair Housing Council of Orange County
Housing Council of
2,000 residents by 2005.
2003.
(FHCOC) to assure equal housing opportunities within
Orange County
the City. The City allocates approximately $15,000
annually to the FHCOC for handling tenant/ landlord
disputes, housing discrimination cases, counseling,
tenant rights, fair housing education, and education
within the City. The City will promote the fair housing
educational resources offered by adding Fair Housing
information in the City's webpage, Code Enforcement
brochure, and the Community Development directory.
Housing Element Policies: 2.1, 2.2, 2.4
2.2 Shared -Housing
TLC, Parks and
CDBG funds
Continue
On-going
Continue to provide coordination and support to a home
Recreation Services
sharing program funded in part by the Feedback
Department, and
Foundation, Inc. as part of TLC (Transportation Lunch
Community
and Counseling) and the Orange County Housing
Development
Authority.
Department
Housing Element Policies: 2.3
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Pro am
Responsible Agency
Funding Source Quantified Objective Timeframe
2.3 Housing Referral Program
Police Department;
City General Fund, • 8,750 referrals to social On-going
Continue to provide housing referral services to families
Parks and Recreation
CDBG Funds agencies by 2005
in need of housing assistance and information. This
Department;
program consists of three City departments
Community
• 50 referrals for shared
disseminating information to the public at all times.
Development;
housing by 2005
• The Police Department refers homeless people to
Redevelopment
different agencies that provide shelters and food for
Agency
various segments of the population.
• The Parks and Recreation Services Department
provides housing information and social service
information to the senior citizen population.
• The Community Development Department and
Redevelopment Agency provide housing and social
service information to all segments of the population
during regular city hall business hours. The
Community Development Department also serves as
a clearinghouse for the Community Development
Block Grant Program and represents the City at
Housing Authority and OCHA Advisory Committee
Meetings.
City departments utilize the following documents and
also make these documents available to the public:
• Directory of Senior Citizen's Services prepared by
the Area Agency on Aging Senior Citizen's Office
• Social Service Assistance Booklet prepared by
Connection Plus
• Orange County Housing Directory prepared by
OCHA and the OCHA Advisory Committee.
Housing Element Policies: 2.2, 2.3, 2.4, 2.5
Ongoing Review of Housing Element Programs
See Progam1.19
Consolidated Plan
See Program 1.20
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program Responsible Agency Funding Source Quantified Objective Timeframe
Goal 3: Ownership Housing
3.1 Condominium Conversions
Community
City General Fund,
Impose requirements
On-going
Continue to require developers converting apartments to
Development
Redevelopment
where applicable.
condominiums to process a conditional use -permit,
Department, City
Agency Housing
provide relocation assistance, and/or to provide
Council,
Set -Aside Funds
incentives and assistance for purchase of the units by
Redevelopment
low- and moderate -income households.
Agency
Housing Element Policies: 3.1, 3.2, 3.3
3.2 State Home -Ownership Assistance
Redevelopment
Redevelopment
Assist 30 First time
On-going
The City's Redevelopment Agency provides a First Time
Agency
Agency Housing
homebuyers by 2005
2005
Homebuyers program utilizing housing set-aside funds.
Department, Federal
Set -Aside Funds;
2005. The City also plans
The Redevelopment Agency also applies for and will
State and Federal
explore the use of other funding opportunities such as
sources
HELP, HOME funds, and other State and Federal
programs.
Housing Element Policies: 3.1, 3.3
Bonding Programs
See Program1.14
Ongoing Review of Housing Element Programs
See Program1.19
Consolidated Plan
See Program1.20
Goal 4: Affordable Housing Preservation
4.1 Replacement Housing
Redevelopment
Redevelopment
As necessary
As necessary
Ensure rehabilitation or construction of an equal number
Agency
Agency Housing
of replacement units when low and moderate income
Set -Aside Funds;
residential units are destroyed or removed from the
Private developers
market as part of a specific redevelopment project
pursuant to California Community Redevelopment law.
Housing Element Policies: 2.5
4.2 Housing Rehabilitation'
Community
CDBG and
The City plans to
Rehabilitate 100 units by
Allocate available CDBG and Redevelopment Agency
Development
Redevelopment
Rehabilitate 100 units by
2005
funds to finance public improvements and rehabilitation
Department, Federal
Agency Housing
2005. The City also plans
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program
Responsible Agency
Funding Source
Quantified Objective
Timeframe
of residential units in target areas.
Department of Housing
Set -Aside Funds
to increase
and Urban
homeownership
Housing Element Policies: 1.2,5.1, 5.2
Development
opportunities, conserve,
Redevelopment
maintain, and rehabilitate
Agency
and promote conservation
of City's housing stock.
4.3 Housing Authority
Orange County
HUD, CDBG,
Continue
On-going
Contract with the Orange County Housing Authority,
Housing Authority,
Redevelopment
where necessary, for the development and operation of
Redevelopment
Agency Housing
federally assisted low- and moderate -income housing
Agency
Set -Aside Funds
programs.
Housing Element Policies: 1.5,1.16,1.17
4.4 Rental Assistance
County of Orange
HUD
Issue 200 certificates/
On-going
Encourage the availability of Section 8 rental assistance
Housing Authority
vouchers annually -1,000
certificates and voucher certificate program assistance
by 2005.
funds through the Orange County Housing Authority. To
encourage the maintenance of existing and establishment
of new certificates, support the County's efforts to obtain
continued Federal funding.
Housing Element Policies: 4.1, 4.2
4.5 Affordable Senior Housing Project and Senior
Community
None necessary
Maintain 38 units of
On-going
Board and Care Facility
Development
affordable Senior
To maintain 38 units of affordable housing for Seniors
Department
Housing.
located at 17432-17442 Mitchell Avenue (20 units) and a
senior citizen board and care facility in operation at 1262
Bryan Avenue (18 units).
Housing Element Policies: 5.1, 5.2, 5.3, 5.4
4.6 Preservation of Assisted Housing
Community
• CDBG
Preserve 100 units
On-going
Tustin has four low-income housing projects with a total
Development
currently at greatest risk
of 100 units at risk of conversion to market rate in 2001.
Department,
• Redevelopment
If project owners choose to convert the projects to market
Redevelopment
Housing Set-
etrate
ratehousing, coordinate the provision of financial and
Agency
Aside Funds,
administrative resources to preserve these units as
State and Federal
affordable housing.
Funds
CITY OF TUSTIN HOUSING ELEMENT November 2002
92
Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program
Responsible Agency Funding Source
Quantified Objective Timeframe
a) Monitor Units at Risk: Maintain contact with owners of
at risk units as potential conversion dates approach to
• Low Income Tax
determine whether Section 8 contracts or affordability
Credits, Private
covenants have been renewed or are planned to be
Activity
renewed. Discuss with the owner of the "at risk" projects
Mortgage
the City's desire to preserve the units as affordable.
Revenue Bonds
b) Tenant Education. Work with tenants of at risk units in
danger of converting. Provide tenants with information
Variety of other
regarding potential tenant purchase of buildings in-
sources
cluding written information and any related workshops.
Act as a liaison between tenants and nonprofits
potentially involved in constructing or acquiring
replacement housing. If existing staff is not able to
provide adequate staffing for this program, provide
outside consultants to support the program.
c) Work with Nonprofits. Work with nonprofit housing
providers to explore and if appropriate, facilitate
acquisition or replacement of at risk units.
d) Reserve Fund. Earmark development housing set-
aside funds to assist priority purchasers with the down -
payment and closing costs associated with purchasing
projects at risk. Continue to monitor other potential
funding sources, such as State grants and HUD funds.
Housing Element Policies: 4.1, 4.2, 4.3, 4.4
Mobile Homes
See Program 1.2
Deed Restrictions:
See Program 1.4
Tax Increment Financing
See Program 1.8
Transitional Housing
See Program 1.10
Ongoing Review of Housing Element Programs
See Program 1.19
Consolidated Plan
See Program 1.20
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program ` Responsible Agency Funding Source Quantified Objective Timeframe
Goal 5: Neighborhood Conservation
5.1 Enforcement of Building and Housing Codes
Community
City General Fund
Investigate 150
On-going
Continue to enforce building and housing codes to
Development
substandard housing
ensure health and safety, rectify Code violations and
Department
cases annually and 750
thereby improve the overall character of the community.
cases by 2005.
Enforcement will include identifying substandard
housing units and those that are otherwise identified as a
threat to the health and safety of occupants. Actions will
be taken pursuant to the law to demolish, rebuild, or
correct the code violations. This program includes
notification of taxing agencies upon failure to gain code
compliance from the property owner to allow City to
recover enforcement cost.
Housing Element Policies: 5.3, 5.4
5.2 CDBG Funds for Commercial Rehabilitation
Community
CDBG
Receipt of $20,000
$100,000 by 2005
Continue to make applications for CDBG funds. Promote
Development
annually, approximately
the availability of these funds for rehabilitation by news-
Department
$100,000 by 2005.
paper articles, announcements in Tustin Today (a City
publication that is mailed to all households)
Housing Element Policies: 1.2, 5.1, 5.2, 5.3, 5.4
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program
Responsible Agency Funding Source Quantified Objective Timeframe
5.3 Cultural Resources District
Community CDBG, City General Rate historic structures On-going
There are a large number of structures in the City that
Development Fund, State grants where applicable and
were constructed before and after the turn of the century.
Department process 20 certificates of
Continue to utilize the City's Cultural Resources Overlay
appropriateness.
District to safeguard the heritage of the City by
preserving neighborhoods and structures that reflect the
City's heritage and past. Through the District, promote
the public and private enjoyment, use and preservation of
culturally significant neighborhoods and structures.
Continue to require that any alteration of a designated
resource or construction improvements in the District
conform to the requirements of the Cultural Resources
Overlay District. Owners of historic landmarks or
properties within the District are required to obtain a
certificate of appropriateness before beginning any type
of exterior construction, alteration, or demolition. A
certificate of appropriateness certifies that the proposed
changes are consistent with the design guidelines and are
appropriate within the district context.
Housing Element Policies: 5.5
Ongoing Review of Housing Element Programs
See Program 1.19
Consolidated Plan
See Program 1.20
Building Codes
See Program 1.23
Goal 6: Environmental Sensitivity
6.1 Energy Conservation Community
Require all new construction to be subject to State energy Development
conservation requirements (Title 24) as a condition for the Department
issuance of a building permit
Element Policies: 6.2
None necessary
Require all new unitsI On-going
within planning period.
CITY OF TUSTIN HOUSING ELEMENT November 2002
95
Table H- 22
HOUSING ELEMENT PROGRAMS 2000-2005
Program
Responsible Agency Funding Source Quantified Objective
Timeframe
6.2 Solar Energy and Conservation
Community None necessary On-going
On-going
Require that Environmental Impact Reports and
Development
subdivision plans address energy conservation measures
Department
and solar access. Include, as necessary, project conditions
to ensure that developers implement the requirements of
Title 24.
Housing Element Policies: 6.2, 6.3
Ongoing Review of Housing Element Programs
See Program 1.19
Consolidated Plan
See Program 1.20
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APPENDIX A
REVIEW OF PAST PERFORMANCE
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REVIEW OF PAST PERFORMANCE
State law establishes a five-year cycle regulating housing element
updates. In compliance with the SCAG cycle, the Tustin Housing
Element was updated in 1989 and 1994, and found to be in
compliance with State law. The City of Tustin processed in 2000 a
Housing Element amendment to address the Reuse/Specific Plan for
the development of the MCAS and to ensure consistency with the
General Plan. In March 2000, the State HCD reviewed and found this
update to be in compliance with State law.
Review of Past Element 1989-1997 Objectives
The SCAG Regional Housing Allocation Model indicated a new
construction need in Tustin by 1994 of 2,085 units, of which 390 units
were for very low-income households, 488 for low income, 484 for
moderate income and 724 upper income.
The following discussion highlights the progress, effectiveness and
appropriateness of 1989-1997 Housing Element Objectives and the
progress achieved during the 1998 to 2000 time period. Table HTM-
35 in the Technical Memorandum provides a s~ of the City's
overall accomplishments for the years 1989-2000, broken into three
time periods.
As indicated in Table HTM-35, the City was successful in
accomplishing the majority of the objectives established for the past
planning period. According to City Staff, the following objectives
were met or exceeded:
New construction
3,920 units were conslaxtcted during the 1989-1994 RHNA period,
with an additional 1,771 constructed between 1994-1997, and 3
granny units, for a total of 5,694 units, exceeding the City's objective
of 5,000 units for the planning period. Although the overall objective
was exceeded, the quantified objective for conshnaction of units
affordable to Very Low-income households was not achieved.
During 1998-2000, the City has achieved the construction of 1,378
units towards the new planning period.
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Mobile homes
The objective to maintain existing units was accomplished.
Tenant protection
An objective of 20 residents was significantly exceeded with 1,700
residents receiving assistance during 1989-1994 and 1,457 residents
receiving assistance during 1995-97, for a total of 3,157 residents. An
additional 634 tenants received assistance between 1998-2000.
Deed restricted affordable units
The objective of requiring 100 deed restrictions by 1994 was met.
Deed restrictions associated with the assistance of any public or
Redevelopment Agency funds were imposed on an additional 231
units during 1995-1997. An additional 207 deed restrictions were
established between 1998-2000 towards the new planning period.
Enforcement of building codes
Code Enforcement activities were vigorous and approached the
objective of 1,500 actions over the planning period.
Housing rehabilitation
Utilizing CDBG and Redevelopment Agency Set-Aside funds, the 80
unit objective was exceeded by 104 units in the 1989-1994 RHNA
period, with an additional 201 units rehabilitated under the Owner
Occupied, Rental Rehabilitation Loans and Grants, and Multi-family
Acquisition/Rehabilitation/Conversion programs between 1995 to
1997. 3 units have been rehabilitated during 1998-2000.
Shared housing
The Shared Housing program exceeded the objective of 25 cases by
1994 by 35 units, and meeting the objective of 10 cases per year
between 1995 through the end of 1997. There have been 25 cases
during 1998-2000.
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Use of RDA Set-Aside funds, provision of land cost write downs
and other .financial assistance
Between 1989-1997, 182 households were assisted with affordable
housing utilizing tax increment financing in a number of projects
within the Redevelopment Project areas. One project, Tustin Grove,
was assisted by a land cost write-down, although the actual 2.5 M
targeted amount for allocation during the planning period was not
met. However, an additional 2.1 M was allocated during 1998-2000
for the Warmington Ambrose Lane project. An additional 40
households have been assisted between 1998-2000 towards the
achievement of the objective for the new planning period.
· Retrofits for disabled households
The objective for 25 new and retrofitted units to accommodate the
disabled was exceeded by 10 units during the 1989 to 1997 time
period. An additional 6 units have been created between 1998-2000.
Preservation of units at-risk of conversion to market rate
150 of the Orange Gardens units were preserved between 1989-1997.
Although the objective was to preserve 160 units of assisted housing,
the 10 unit shortfall was due to loss of units resulting from Caltrans
widening of the Santa Ana (I-5) freeway. Preservation efforts
continued with the preservation of 100 units at Tustin Gardens.
Homeless and transitional shelter facilities
Studies for assisting homeless providers have been completed.
Funding has been allocated to implement the plans with two
separate programs at the MCAS-Tustin.
Rehabilitation of housing in Cultural Resources District
The number of rehabilitated units exceeded the 25 unit objective by
1994. An additional 20 units were rehabilitated between 1995-98,
bringing the total achieved to 49 units. Nine units were rehabilitated
towards the objective of 20 units in the new planning period.
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Zoning studies
A density bonus ordinance .was adopted in 1999, and mixed use
zoning adopted in the Old Town district.
Waiver of fees for projects with affordable rates
Fees were waived for 25 projects between 1989-1997. One project has
been processed with reduced fees between 1998-2000.
Section 8 vouchers
Although the number of Section 8 vouchers utilized in the City was
not available for the 1989-1994 period, 778 vouchers were
implemented by the end of the 1989-1997 period. This number
assumes that the number of vouchers applied in the City increased
by at least 10 units over the total planning period. An additional 632
vouchers were initiated between 1998-2000 towards the objective of
1,500 vouchers by 2005.
The following objectives were not met:
Use of CDBG funds
The amount of CDBG funds received during the 1989-1994 planning
period failed to meet the targeted amount by $464,000. Annual
allocations between 1994-2000 have also failed to meet the objective
for the new pl.anning period. However, this shortfall was bridged
with the allocation of redevelopment funds.
Second units
10 units were targeted for the 1989-1994 RI-INA period. The targeted
number fell short by 8 units, as 2 units were constructed. A third unit
was constructed in the 1995-97 time period. Despite incentives
provided by the City, this type of housing unit has proven not to be a
popular method of supplying housing. In addition, it is difficult for
the City to monitor the affordabflity of such units as the units are on
private property and there is no way to guarantee whether these
units are for relatives or are used as rentals. The costs of construction
and the economic downturn of the early 1990's may have also
deterred property owners from participating. Although a CUP is
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required to implement, the zoning regulations are flexible. The City
will continue to encourage such projects and attempt to ensure
maintenance of affordable units through CC&Rs that guarantee
affordability of the unit in perpetuity. One unit has been processed
between 1998-2000.
Monitor the implementation of the affordable housing program
adopted as a part of the East Tustin Specific Plan
The objectives for 100 very low and 500 Iow income units has not
been achieved. Three income-restricted projects with a total of 174
units, of which 52 are for very low-income households and 122 are
for low-income households were developed through 1994. In
addition, a number of market-rate apartment units were built that the
City has not tracked as to income category. Based on current market
statistics, many of those are also assumed to be within the lower-
income categories.
First time homebuyers
The objeCtive for providing homebuyers assistance has been met, but
not at levels anticipated. While no households were assisted during
the 1989-1997 time period, the City has made first time homebuyers
assistance a priority in their Consolidated Plan and Redevelopment
Area Five Year Plan through the movement of funds supporting the
Mortgage Credit Certificate Program. Through the implementation
of the Downpayment Assistance Program, assistance was made to 8
households between 1998-2000. In addition, 48 Mortgage Credit
Certificates were issued through the County of Orange between 1997
and 2000.
Bond financed projects
The studies for analysis of available programs were completed
within the planning period. Three projects were financed using this
method. Due in part to the downturn in the housing market in the
early 1990s, the Hampton Square Apartments were the only project
financed during the planning period by Mortgage Revenue Bonds in
October 1996. The project contains a total of 150 low-income
restricted units. In addition, the Orange Gardens and Flanders Pointe
projects were financed between 1998 and 2000. The City will seek
ClTY OF TUSTIN HOUSING ELEMENT
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opportunities to implement this form of financing for the
construction of new housing with affordability components. The City
has also been utilizing other funding resources for assisting
developers and non-profits in the generation of housing with
affordable units.
Recycling of underutilized single-family units to multi-family
units
Only one unit was developed through the recycling of single-family
units in R-3 zones to multi-family units. There appeared to be a lack
of interest in the community to recycle land to higher densities, as
vacant land was still available, and the economic status in California
was depressed during a large portion of the planning period. As
available vacant land diminishes, this will become a more attractive
option to property owners. The City should continue to promote lot
consolidation and recycling potential.
It is clear that the City was successful in implementing a number of
programs. However, the greatest shortfall in reaching objectives'
occurred in the provision of opportunities for recycling of
underutilized land to higher residential densities.
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APPENDIX B
AFFORDABILITY GAP ANALYSIS
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SUMMARY OF PER UNIT OWNERSHIP AFFORDABILITY GAPS
CITY OF TUSTIN
1999
The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development prototype economically
feasible to developers. The gap assumes that homeowners obtain permanent mortgages from private lenders at market rates.
Prototype projects are as follows: New construction attached ownership project of 100 units; new construction single family detached ownership "small lot" project of 45 units;
acquisition/ rehabilitation four-plex conversion to ownership of 100 units.
Source: Comprehensive Housing Affordability Strategy 2000-10
CITY OF TUSTIN HOUSING ELEMENT December 2001
107
Level II
Level III
Level IV
Income Level
Level I
50% to 80% of Median
80% to 100% of Median
120% of Median
Definition:
50% of Median Income
Income
Income
Income
Affordable Housing
30% of 50% of Median
30% of 70% of Median
35% of 100% of Median
35% of 110% of
Cost Definition:
Income, Adjusted for Family
Income, Adjusted for Family
Income, Adjusted for Family
Median Income,
size
Size
Size
Adjusted for Family
Size
Affordability Ga 1
Per Unit
Per Unit
Per Unit
Per Unit
New Construction
attached
$202,196
$157,294
$57,864
$57,864
New Construction
small lot/detached
$324,536
$275,376
$168,652
$168,652
Acquisition/
Rehabilitation
$152,351
$110,296
$75,675
$75,675
The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development prototype economically
feasible to developers. The gap assumes that homeowners obtain permanent mortgages from private lenders at market rates.
Prototype projects are as follows: New construction attached ownership project of 100 units; new construction single family detached ownership "small lot" project of 45 units;
acquisition/ rehabilitation four-plex conversion to ownership of 100 units.
Source: Comprehensive Housing Affordability Strategy 2000-10
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SUMMARY OF PER UNIT RENTAL AFFORDABILITY GAPS
CITY OF TUSTIN
1999
1 The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development
prototype economically feasible to developers. To identify the gap amounts for levels I, and H an assumption is made that developers obtain permanent
mortgages from private lenders at market rates and investors equity from the syndication of both federal and state low income housing tax credits. To identify the
gap amounts for Level III, an assumption is made that developers obtain permanent mortgages from private lenders at market rates.
Prototypes are as follows: new construction of a 60 unit senior housing project; large project acquisition and rehabilitation of 80 units; and,
acquisition/rehabilitation fourplex of 100 units.
Source: Comprehensive Housing Affordability Strategy 2000-10.
CITY OF TUSTIN HOUSING ELEMENT November 2002
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Level II
Income Level
Level I
Between 50% to 80% of
Level III
Definition:
Below 50% of Median Income
Median Income
Above 80% of Median Income
30% of 48% of Median Income,
30% of 60% of Median
35% of 110% of Median
Affordable Housing
Adjusted for Family size
Income, Adjusted for Family
Income, Adjusted for Family
Cost Definition:
Size
Size
Affordability Ga 1
Per Unit Gap
Per Unit Gap
Per Unit Ga
New Construction
$23,583
$45,993
$10,217
senior
Acquisition/ rehabilitati
on Large project
$30,388
$21,621
$0
moderate rehabilitation
Acquisition/
$69,980
$89,783
$47,143
Rehabilitation Four lex
1 The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development
prototype economically feasible to developers. To identify the gap amounts for levels I, and H an assumption is made that developers obtain permanent
mortgages from private lenders at market rates and investors equity from the syndication of both federal and state low income housing tax credits. To identify the
gap amounts for Level III, an assumption is made that developers obtain permanent mortgages from private lenders at market rates.
Prototypes are as follows: new construction of a 60 unit senior housing project; large project acquisition and rehabilitation of 80 units; and,
acquisition/rehabilitation fourplex of 100 units.
Source: Comprehensive Housing Affordability Strategy 2000-10.
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APPENDIX C
PUBLIC PARTICIPATION MAILING LIST
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APPENDIX C
PUBLIC PARTICIPATION MAILING LIST
Appendix to
Housing Element
Kathleen Maloney
Mercy Charities Housing
500 S. Main Street, #110
Orange, CA 92868
Maria I. Marquez
Interim Division Manager
Adult Mental Health Services
405 West Fifth Street, Suite 550
Santa Ana, CA 92701
Maury Ruano
Mercy Housing
500 S. Main Street #110
Orange, CA 92868
Randy Gibeaut
Community Housing Resources
1411 North Broadway
Santa Ana, CA 92706
Nia Tang
City of Garden Grove
11222 Acacia Parkway
Garden Grove, CA 92842
Lisa Hill
CDFI Clearing House
23861 E1 Toro Road #401
Lake Forest, CA 92630
949-859-3600 (W)
714-259-1236 (H)
Lisa Ramirez
14901 Newport Avenue #143
Tustin, CA 92780
714-957-4647
Lynne Fishel, CEO
BIA Orange County Chapter
9 Executive Circle, Suite 100
Irvine, CA 92614
Bart G. Hess
Affordable Home Owners Alliance
2 Park. Plaza, Suite 100
Irvine, CA 92614-5904
(949) 476-2242 ext. 219
David Levy
OC Fair Housing Council
201 S. Broadway
Santa Ama, CA 92701
Jim Palmer, President
Orange County Rescue Mission
1421 Edinger Avenue, Suite B
Tustin, CA 92780
714-258-4460
Public Law Center
600 Civic Center Drive West
Santa Ama, CA 92701-4002
Karen Roper
Homeless Issues Coordinator
County of Orange
10 Civic Center Plaza, 3ra Floor
Santa Ama, CA 92701
Paula Burrier-Lund, Director
Orange County Housing/Community
Development Dept.
1770 N. Broadway
Santa Ama, CA 92706
Appendix to
Housing Element
Captain Lee Lescano
The Salvation Army
10200 Pioneer Road
Tustin, CA 92780
714-832-7100
Maya Dunne, Asst. Vice President
SJHS Foundation & Community Outreach
500 S. Main St., Suite 1000
Orange, CA 92868
Dara Kovel, Associate Director
Mercy Charities Housing California
500 S. Main St., Suite 110
Orange, CA 92868
Cynthia Campbell
Human Options, Inc. (DOVE Housing)
P.O. Box 9376
Newport Beach, CA 92658
714-435-9992
Margie Wakeham
Families Forward
P.O. 53093 .
Irvine, CA 92619
949-552-2727
Joan B. Margol
Orange Coast Interfaith Shelter
635 Vista Bonita
Newport Beach, CA 92660
949-759-7551
Sheri Barrios, Executive Director
Orange Coast Interfaith Shelter
1963 Wallace Avenue
Costa Mesa, CA 92627
949-631-7213
November 2002
CITY OF TUSTIN HOUSING ELF. MF, NT
' 112
Veteran's Service Dept.
4220 Lemon Street
Riverside, CA 92501
Dayle McIntosh Center
150 W. Cerritos, Bldg. 4
Anaheim, CA 92805
Orange Coast Interfaith Shelter
1963 Wallace Street, Apt. A
Costa Mesa, CA 92627
YMCA Community Counseling
Services
2 Executive Circle, Suite 280
Irvine, CA 92714
Assistance League of Tustin
P.O. Box 86
Tustin, CA 92780
Families First
12012 Magnolia Street
Garden Grove, CA 92641-3346
Tustin Area Historical Society &
Museum
395 E1 Camino Real
Tustin, CA 92780
Legal Aid Society of Orange County
902 N. Main Street
Santa Ana, CA 92701
Community Services Program
16842 Von Karman, Suite 425
Irvine, CA 92714
Probation Community Action Assoc.
1111 N. Main Street, #176
Santa Aha, CA 92701
Mardan Center of Educational Therapy
10sbom
Irvine, CA 92604
Susan Alexander
New Horizons
13821 Newport Avenue
Tustin, CA 92780
Helen Anderson
Hunger Coalitions
14452 Wildeve Lane
Tustin, CA 92780
Allen Baldwin
OC Community Housing Corp.
1833 E. 17th Street, Suite 207
Santa Ana, CA 92701
Joan Basile
Mary's Shelter
17671 Anglin Lane
Tustin, CA 92780
Barbara Benson
Tustin Area Council for Fine Arts
P.O. Box 145
Tustin, CA 92781
Doug Bistry
O.C. Affordable Housing
23861 E1 Toro Road, Suite 207
Lake Forest, CA 92640-4733
Helen Brown
Civic Center Barrio
1665 E. 4th Street, #210
Santa Ana, CA 92701
Vanessa Bruner
Learning for Life
3590 Harbor Gateway North
Costa Mesa, CA 92626
Jerry Caminiti
Disability Awareness Coalition
3773 University Drive, #118
Irvine, CA 92612
Patrick Carroll
Life Share
11421 Garden Grove Boulevard
Garden Grove, CA 92643
Shirley Cohen
Feedback Foundation, Inc.
1200 N. Knollwood Circle
Anaheim, CA 92801
Donna Core
Meals on Wheels
1001 N. Tustin
Santa Ana, CA 92707
Julie Damon
The Seed Institute
6271 Tarssa Lane
Mission Viejo, CA 92691
Pat Davis
Big Brothers & Sisters of OC
14131 Yorba Street
Tustin, CA 92780
John Drew
Family Solutions
203 N. Golden Circle Drive, #101
Santa Ana, CA 92705
Jennifer Feldstein
Women Helping Women
425 E. 18th Street #14
Costa Mesa, CA 92627-3161
John Von Glahn
Family Service Association
18001 Cowan, # c-d
Irvine, CA 92714-6801
Melinda Guinaldo
Assessment & Treatment Services
Center
1981 Orchard Road
Newport Beach, CA 92660
Suzanne Guthrie
Four H Clubs of Orange County
1045 Arlington drive
Costa Mesa, CA 92626
Mary Hadley
Info Line Orange County
2081 Business Center Drive, suite 130
Irvine, CA 92715
Larry Haynes
Mercy House Transitional Living Ctr.
P.O. Box 1905
Santa Ana, CA 92702
Colin Henderson
Friendship Shelter, Inc.
P.O. Box 4252
Laguna Beach, CA 92652
Elmer Hothus
Christian Temporary Housing Facility
704 N. Glassell Street
Orange, CA 92867
Warren Johnson
Salvation Army
10200 Pioneer Road
Tustin, CA 92780
Judy Johnson
ESA/Corporate Office
23861 E1 Toro Road, Suite 207
Lake Forest, CA 92640-4733
Becky Johnson
Alliance for the Mentally Ill
621 S. "B" Street, Suite B
Tustin, CA 92780
Elizabeth Jones
C.O.P.E.S.
2025 N. Broadway
Santa Ana, CA 92706
JoAnn Ruden
Tustin Public School Foundation
17411 Irvine Boulevard, #I
Tustin, CA 92780
Susan Knopick
Children's Bureau of So. Calif.
50 S. Anaheim Boulevard
Ananheim, CA 92805
Robyn Class
Orange Children & Parents Together
3550 E. Chapman Avenue
Orange, CA 92869
Doris La Magna
The Villa Center, Inc.
910 North French
Santa Ama, CA 92701
Lila Lieberthal
Jamboree Housing Corp.
2081 Business Center Drive
Irvine, CA 92714
Elaine Lintner
OCSPCA-Paws
5660 Avenida Antigua
Yorba Linda, CA 92687
Jim Lynch
Tustin Chamber of Commerce
399 E1 Camino Real
Tustin, CA 92780
Theresa Marji
Legal Aid of Orange County
902 N. Main Street
Santa Ana, CA 92701
Wendy Marohnic
Human Options Second Step
P.O. Box 9445
South Laguna, CA 92677
Brenda Martin
Laurel House
13722 Fairmont Way
Tustin, CA 92780
Rowana McCoy
Easter Seal Society, Inc.
1661 N. Raymond Ave., Suite 100
Anaheim, CA 92801
Sherry McCulley
Legal Aid Society of Orange County
902 N. Main Street
Santa Ama, CA 92701
Pamela McGovern
OC Council of Aging
18552 McArthur Boulevard, #425
Irvine, CA 92715
Jim Miller
Shelter for the Homeless
15161Jackson Street
Midway City, CA 92655-1432
Roger Moore
Lutheran Social Srvc. of Southern Calif.
704 N. Glassell Street
Orange, CA 92867
Beverly Nestande
Olive Crest Homes
2130 E. Fourth Street, Suite 200
Santa Ama, CA 92705
Cliff Polston
Boys & Girls Club of Tustin
580 W. Sixth Street
Tustin, CA 92780
David Quezada
Fair Housing Council of O.C.
1666 N. Main Street, Suite 500
Santa Ana, CA 92701
Barbara Resnick
Western Dev. for Affordable Housing
112 E. Chapman Avenue
Orange, CA 92867
Joyce Riley
Learning Disabilities of Souther Calif.
P.O. Box 25772
Santa Ana, CA 92799
Jon Schlemmer
St. Vincent de Paul Center for
Reconciliation
2525 N. Grand Avenue, #N
Santa Ana, CA 92703
Orange County Homeless Issues Task
Force
1833 E. 17th Street
Santa Ama, CA 92705-8629
Mary Atkinson Smith
The Blind Children's Learning Center
18542-B Vanderlip Avenue
Santa Ana, CA 92705
Susan Stokes
Turning Point Center for Families
2101 E. 4th Street, #150-B
Santa Ana, CA 92705-3814
Donald Taylor
Veteran Charities of Orange County
201 S. Sullivan Street
Santa Ana, CA 92704
Sister Marie Therese
Lestormac Free Clinic
1215 E. Chapman Avenue
Orange, CA 92869
Lynne Tsuda
Central Orange County YWCA
146 North Grand Street
Orange, CA 92866
Jean Wegener
Serving People in Need
2900 Bristol St., Suite H-106
Costa Mesa, CA 92626
Clyde Weinman
Irvine Temporary Housing
6427 Oak Canyon
Irvine, CA 92620
Karen Weisenberger
Consumer Credit Counseling Service
P.O. Box 11330
Santa Ana, CA 92711
Tim Wells
Episcopal Service Alliance
1872 Drew Way
Orange, CA 92869
Randy Wenz
Orange County Council
3590 Harbor Gateway North
Costa Mesa, CA 92626
Thomas Whaling
Shelter for the Homeless
24621 Ridgewood Circle
Lake Forest, CA 92630
Kimberlee White
The Eli Home, Inc.
3128 E. Chapman Avenue
Orange, CA 92869
Carol Anne Williams
Interval House
P.O. Box 3356
Seal Beach, CA 90740
Bob Winandy
Pilgrimage Family Therapy
27405 Puerta Real Suite 180
Mission Viejo, CA 92691-6314
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Appendix to
Housing Element
APPENDIX D
REFERENCES
Appendix to
Housing Element
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Appendix to
Housing Element
REFERENCES
A. Documents
1. 1990 Census Report. U.S. Department of Commerce, Bureau of the Census.
2. California State Department of Finance, 1990, 1999.
o
e
Demographic Profile and Survey of Homeless Persons Seeking Services in
Orange County. The Research Committee of the Orange County Homeless
Issues Task Force, 1999.
Southern California Association of Governments, Regional Housing Needs
Assessment, 1999.
5. City of Tustin, Zoning Ordinance.
6. City of Tustin, General Plan, as amended January 16, 2001.
7. Williams-Kuebelbeck & Associates, Old Town Market Analysis, October 16,
1991.
ge
.
Second Five-Year Implementation Plan for The Town Center and South
Central Redevelopment Project Areas (FY 2000-01 to 2004-2005), Tustin
Community Redevelopment Agency, January 2000.
Comprehensive Housing Affordability Strategy for Fiscal Years 2000-2001 to
2009-2010, Tustin Community Redevelopment Agency, February, 2000.
10.
Final Environmental Impact Statement/Environmental Impact Report
(EIS/EIR) for the Disposal and Reuse of MCAS-Tustin (Program EIS/EIR for
MCAS-Tustin), January 16, 2001.
11. City Council Staff Report, January 16, 2001.
12. Response to Comments, Final Volume 2 and 3 of Final Environmental
Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal
and Reuse of MCAS-Tustin.
13. Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan, October
1996 and September 1998 Amendments.
14. Masterplan Marine Corps Air Station Tustin, DON 1989.
15. State of California, Department of HCD, Web-site.
B. Persons and Organizations
.
Mary Ann Barajas, Manager
Christian Temporary Shelter, Tustin
(714) 771-2969
,
,
Barbara Bishop, Receptionist
Aldergates
(714) 544-3653
Kathy Novak
The Sheepfold Shelter, Tustin
(714) 669-9569
4. Susan Oakson, Executive Director
Orange County Homeless Issues Task Force
.
Christine A. Shingleton, Assistant City Manager~
Tustin Community Redevelopment Agency
(714) 573-3107
,
Elizabeth A. Binsack, Community Development Director
Community Development Department, Tusfin
(714) 573-3031
o
Lois Jeffrey, City Attorney
701 S. Parker Street, Suite 8000
Orange, CA 92868-4760
.
Jim Draughon, Redevelopment Program Manager
Tustin Community Redevelopment Agency
(714) 573-3121
Appendix to
Housing Element
,
Justina Willk°m, Associate Planner
Community Development Department, Tustin
(714) 573-3174
10. Grace Schuth, Receptionist
Tustin Presbyterian Church
(714) 544-7070
11. Officer G. Vallevienie
Tustin Police Department
(714) 573-3200
12. Jean Williams, Receptionist
St. Cecilia's Church
(714) 544-3131
Appendix to
Housing. Element
Housing
Element
TUSTIN
TECHNICAL
MEMORANDUM
November 2002
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Section
TABLE OF CONTENTS
INTRODUCTION
STATE LAW AND GENERAL PLAN GUIDELINES
SOURCES OF INFORMATION
SUMMARY OF HOUSING ISSUES, NEEDS, OPPORTUNITIES, AND CONSTRAINTS
Page
HOUSING NEEDS ASSESSMENT
POPULATION/EMPLOYMENT TRENDS
HOUSEHOLD CHARACTERISTICS
HOUSING STOCK CHARACTERISTICS
ASSISTED HOUSING PRESERVATION ANALYSIS
CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT AND MAINTENANCE OF
HOUSING
GOVERNMENTAL CONSTRAINTS
MARKET CONSTRAINTS
ENERGY CONSERVATION
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70
SUMMARY OF PREVIOUS HOUSING ELEMENT PROGRAMS
PROGRESS IN IMPLEMENTING THE 1989 GOALS AND OBJECTIVES
REVIEW OF PAST PERFORMANCE
REFERENCES
102
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LIST OF TABLES
Table HTM-1 Population Growth 1980-1999 City of Tustin, Surrounding Jurisdictions and
Orange County
Table HTM-la Population Projections
Table HTM-2 Age Trends 1990 - 1997
Table HTM-3 Race and Ethnicity: 1980,1990,1997
Table HTM-4 Employment by Occupation 1990
Table HTM-5 Employment by Industry 1990
Table HTM-6 Household Type: 1980 - 1999
Table HTM-7 Household Size 1980 Through 1999
Table HTM-8 Households in Overcrowded Conditions 1999
Table HTM-9 Median Household Income: Tustin and Surrounding Areas 1990
Table HTM-10 Estimated Household Income Distribution: 1990 and 1999
Table HTM-11 Estimated Household Income Distribution by Age of Head of Household 1999
Table HTM-12 Households Overpaying for Shelter 1999 City of Tustin
Table HTM-13 Disability Classification
Table HTM-14 Household Size Distribution 1999 City of Tustin
Table HTM-15 Homeless Sub-Population Groups 1999 Orange County
Table HTM-16 Emergency Shelter/Transitional Housing Facilities 1999
Table HTM-17 Housing Growth Trends 1980 - 1999 Tustin and Surrounding Areas
Table HTM-18 Tustin Residential Unit Mix 1990 - 1999
Table HTM-19 Vacancy rates 1999
Table HTM-20 Tenure 1990 and 1999
Table HTM-21 Age of Housing Stock
Table HTM-22 Distribution of Owner-Occupied Housing Units by Value 1999
Table HTM-23 Resale Price of Homes and Condominiums Tustin and Neighboring
Jurisdictions December, 1999
Table HTM-24 Average Rental Rates 2000
Table HTM-25 Maximum Rent and Purchase Price by Income Category 1999
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Table HTM-26 2000-2005 Housing Needs
Table HTM-27 At Risk For Conversion in 2000-2005
Table HTM-28 Assisted Housing Inventory
Table HTM-29 Cost of Replacing and Acquisition/Rehabilitation of Assisted Units
Table HTM-30 Fair Market Value - Orange County
Table HTM-31 Cost of Providing Rental Subsidy for Very Low Income Households
Table HTM-32 General Plan Residential Land Use Categories
Table HTM-33 Summary of Residential Zoning Regulations City of Tusffn
Table HTM-34 Comparative Development Fee Summary ~
Table HTM-35 Summary Table Effectiveness of Housing Element Programs: 1989-2000
Table HTM-36 Effectiveness of Housing Element Programs 1989 - 2000
Table HTM 37 Progress Towards objectives 1989 - 2000
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CITY OF TUSTIN-
TECHNICAL MEMORANDUM
HOUSING ELEMENT
NOVEMBER 2002
INTRODUCTION
This memorandum is a reference document intended to provide background data
that will serve as a partial basis for policies and programs in the Housing Element.
In accordance with State law a significant amount of data is required in this
memorandum. Where possible, the data has been summarized in graphic form
(table, bar charts, and pie charts) for easy reference. The reader is urged to use the
table of contents at the front of this document as a guide. Once the Housing Element
has been completed, the Technical Memorandum will be appended to it.
State law largely determines the content of this Technical Memorandum. Five
sections follow the introduction. The Summary of Housing Issues, Conditions,
Opportunities and Constraints provides an overview of the key issues 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 grown and changed, how
households are changing (i.e., size, composition), and how the housing supply itself
is changing. This section also analyzes the potential loss of assisted lower income
housing units in the City.
The third section addresses governmental and non-governmental constraints, such
as market condition, and natural environment, to housing development. The fourth
section addresses energy conservation. Finally, the fifth section summarizes the
housing issues, opportunities, and constraints that have emerged through
background research and public meetings and which must be addressed in the
Housing Element.
STATE LAW AND GENERAL PLAN GUIDELINES
The State of 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 Plan.
Legislative Requirements
The State of California requires that each jurisdiction prepare and
adopt a Housing Element. The State Requirements for Housing
Elements are far stricter and more detailed than for any other
General Plan Element.
CITY OF TUSTIN -
TECHNICAL MEMORANDUM
HOUSING ELEMENT
NOVEMBER 2002
State Planning law requires local governments to review their
housing elements as frequently as appropriate and to revise the
elements as appropriate, not less than every five years. The third
revision date for jurisdictions within the Southern California
Association of Governments (SCAG) is December 31, 2000.
The planning period for the Regional Housing Needs Assessment
(RHNA) as prepared by SCAG, is from January 1998 to June 2005, a
seven and one-half year period. The implementation period covered
by this element is July 2000 through June 2005. By 2003, the City,
along with other jurisdictions in the SCAG region, again will begin
preparation for a revision of the housing element to cover the period
from 2005-2010.
Organization of the Housing Element
Under the provisions of Section 65583 of the Government Code, the
Housing Element shall generally consist of an identification and
analysis of existing and projected housing needs and a statement of
goals, policies, quantified objectives, and scheduled programs for the
preservation, improvement, and development of housing. The
Housing Element shall 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
economic segments of the community. More specifically, the
Housing 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 following:
.
Analysis of population and 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 of the regional housing
needs in accordance with Section 65584.
,
Analysis and documentation of household characteristics,
including level of payment compared to ability to pay,
housing characteristics, including overcrowding, and housing
stock condition.
3. An inventory of land suitable for residential development,
including vacant sites and sites having potential for
CITY OF TUSTIN-
TECHNICAL MEMORANDUM
HOUSING ELEMENT
NOV'EMBER 2002
B,
redevelopment, and an analysis of the relationship of zoning
and public facilities and services to these sites.
.
Analysis of potential and actual governmental constraints
upon the maintenance, improvement, or development of
housing for all income levels, including land use controls,
building codes and their enforcement, site improvements,
fees and other exactions required of developers, and local
processing and permit procedures.
,
Analysis of potential and actual non-governmental
constraints upon the maintenance, improvement,
development of housing for all income levels, including the
availability of financing, the price of land, and the cost of
construction.
.
Analysis of any special housing needs, such as those of the
handicapped, elderly, large families, farmworkers, families
with female heads of households, and families and persons in
need of emergency shelter.
7. Analysis of opportunities for energy conservation with
respect to residential development.
A statement of the community's goals, quantified objectives, and
policies relative to the maintenance, improvement, and
development of housing.
It is recognized that the total housing needs identified pursuant
to Section 65583(a) may exceed available resources and the
community's ability to satisfy this need within the content of the
general plan requirements. Under these circumstances, the
quantified objectives need not be identical to the identified
existing housing needs, but should establish the maximum
number of housing units that can be constructed, rehabilitated,
and conserved over a five-year time frame.
C. A program which sets forth a five-year schedule of actions the
local government is undertaking or intends to undertake in order
to implement the policies and achieve the goals and objectives of
the housing element through the administration of land use
development controls, provision of regulatory concessions and
: incentives, and the utilization of appropriate federal and state
financing and subsidy programs when available. In order 'to
CITY OF TUSTIN-
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make adequate provision for the housing needs of all economic
segments of the community, the program shall do all of the
following:
le
Identify adequate sites which will be made available through
appropriate zoning and development standards and with
public services and facilities needed to facilitate and
encourage the development of a variety of types of housing,
factory-built housing, mobile homes, emergency shelters and
transitional housing in order to meet the community's
housing goals.
2. Assist in the development of adequate housing to meet the
needs of low- and moderate-income households.
o
Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement,
and development of housing.
4. Conserve and improve the condition of the existing
affordable housing stock.
Promote housing opportunities for all persons regardless of
race, religion, sex, marital status, ancestry, national origin, or
color.
The program shall include an identification of the agencies and
officials responsible for the implementation of the various actions
and the means by which consistency will be achieved with other
general plan elements and community goals. The local government
shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the
housing element, and the program shall describe this effort.
In addition, an amendment to housing element law (Chapter 1451,
Statutes of 1989) requires all housing elements to include additional
need analyses and programs to address the potential conversion of
ali Federal, State and locally assisted housing developments that are
eligible to convert to market rate use during the next ten-year period.
Such units are considered to be "at risk" of being lost as part of the
affordable housing stock.
CITY OF TUST1N-
TECHNICAL MEMORANDUM
HOUSING ELEMENT
NOVEMBER 2002
Relationship to Other General Plan Elements
The preparation of the City's Housing Element must conform t°
Section 65580 of the California Government Code. The Legislature
has established a policy that the availability of housing in a suitable
environment is of vital statewide importance, and a priority of the
highest order. State policy requires local governments to address the
housing needs of all economic segments, while considering the
economic, environmental and fiscal factors and community goals set
forth in the General Plan.
While a city must consider housing needs for all economic segments,
it must also maintain internal consistency among the various
elements of the General Plan. Neither the Housing Element nor any
other element may supersede any other required element of the
Tustin General Plan.
The Housing Element relates to other elements in a variety of ways.
The Land Use Element directly relates to the Housing Element by
designating areas of the City in which a variety of residential types
and densities may exist.
The Housing Element's relationship to the Conservation, Open
Space, and Recreation Element is conditioned by the need to serve a
growing population's recreational needs, especially in the areas of the
City with the highest density.
The Circulation Element attempts to provide an efficient and well-
balanced circulation system. This system must be designed to
accommodate allowed land uses, including residential uses, and the
intensity of allowable uses must not exceed the ultimate capacity of
the circulation system.
The Safety Element relates to the Housing Element by designating
areas that are deemed unsafe for development, such as the Alquist-
Priolo Zones and floodplains.
Similar to the Safety Element, the Noise Element relates to the
Housing Element by addressing a health related issue area.
Techniques for reducing noise often involve buffers between land
uses to reduce noise.
The Growth Management Element overlaps the issues raised in the
Housing Element in its efforts to ensure that the planning,
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management, and implementation of traffic improvements and
public facilities are adequate to meet the current and projected needs
of Orange County.
SOURCES OF INFORMATION
A variety of sources were used to prepare this Technical
Memorandum. The most recent source of population and housing
counts is the State Department of Finance (DOF) population and
housing estimates for January 1999. The population, household and
employment statistics are taken from the 1990 Census. More current
estimates of population characteristics are provided by the Center for
Demographic Research at California State University, Fullerton.
In the absence of more recent data, extrapolations were made based
upon 1990 Census data. The 1999 SCAG Regional Housing Needs
Assessment provided information regarding existing needs and
projections regarding future housing needs. Data regarding housing
costs have been obtained from local newspapers, local developers,
and financial institutions: Other data sources are listed in the
Reference section of fids document.
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SUMMARY OF HOUSING ISSUES, NEEDS,
OPPORTUNITIES, AND CONSTRAINTS
The following issues, needs, opportunities, and constraints have been identified in
Tustin.
Tenure. The City contains disproportionately large amounts
of multi-family housing units when compared to nearby
jurisdictions and the County overall.
Historic Resources. Historic homes that add character and
charm to the City may be in need of ongoing maintenance
and rehabilitation.
Home Ownership Affordability Gap. Ownership housing
costs are increasingly beyond the reach of the City's lower-
and moderate-income households.
Housing Condition. Many owner- and renter-occupied units
in the City need rehabilitation, including minor and major
repairs. Landlords and owners of these units may need
financial assistance in order to make necessary repairs.
Units at Risk of Conversion to Market Rate. By 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 2000-2010. For the
1998-2005 planning period, the Regional Housing Needs
Assessment indicates that there is a need to provide 860
housing units affordable to lower income households in the
City.
Large Households. The Hispanic population in Tustin has
increased from about 21 percent of the population in 1990 to
about 24 percent in 1997. Since Hispanic families tend to be
larger, a potential need exists for larger housing units to
accommodate these families.
Overcrowding. The average household size in the City
increased from 2.67 in 1990 to 2.92 in 1999. Also,
overcrowding has increased significantly since 1990 in both
owner- and renter-occupied units.
CITY OF TUSTiN-
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Rental Affordability Gap. Based upon a review of rental
units advertised in the Classified section of the local
newspapers, it ~ 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 families with low incomes (less than $26,000) would
have difficulty finding affordable housing in Tustin.'
Housing Problems. According to the Regional Housing Needs
Assessment, in 1999 the City had 5,494 lower income
households overpaying (paying more than 30% of their
income) for housing. This represented about.24 percent of the
City's households.
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 f. he elderly.
Age of Housing Stock. Even though the City's housing stock is
relatively young and in good condition, in year 2000, over 64
percent of the City's housing stock was over 30 years old-the
age at which housing typically begins to require major
repairs.
CITY OF TUSTZN-
TECHNICAL MEMORANDUM
HOUSI~G ELEMENT
NOVEMBER 2002
HOUSING NEEDS ASSESSMENT
Since the 1960s, the City's population has soared from about Z000 persons to 67,153.
Thus, the vast majority of the City's housing stock is less than 40 years old.
Unlike most of Orange County, where half of the housing stock consists of single-
family detached homes, nearly two-thirds of Tustin'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.
During the last decade, the City's population has been impacted by many of the
same trends observed regionally: a 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 in light of these changes.
This chapter examines the important demographic changes that have occurred in
the City since 1990 that affect housing needs. The chapter includes four main
sections: population/employment trends, household characteristics, housing
characteristics, and assisted housing preservation. The Population/Employment
Trends section analyzes how the population has grown and explores resident
employment 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 and/or replacement of government-assisted
lower- income housing.
POPULATION/EMPLOYMENT TRENDS
This section examines population growth, age characteristics,
racial/ethnic composition, and employment characteristics of
Tustin's population.
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TECHNICAL MEMORANDUM
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Population Growth
As shown in Table HTM-1, between 1990 and 1999 the City's
population grew from 50,689 to 67,153, an increase of 32.5%. The
City of Tustin's growth rate between 1990 and 1999 was faster than
the countywide growth rate and surrounding cities. Recent
projections cited in the Comprehensive Affordable Housing Strategy
2000-2010, indicate that Tusfin's population will increase by an
annual rate of 1.5% during the next five years, bringing the total
population to 72,735. Table HTM-1 compares the City's growth rate
between 1980 and 1999 with other Orange County cities and the
County as a whole.
A large percentage of Tustin's population growth can be attributed to
annexations that have occurred since 1980. The remainder can be
attributed to a variety of other factors, including shifts in family
structures from smaller to larger families, redevelopment of existing
developed areas, irtfill development, and new residential
construction in East Tustin. Substantial population and housing
growth will continue during this planning period with the
conversion of the Marine Corps Air Station (MCAS) Tustin to civilian
uses.
TABLE HTM-1
POPULATION GROWTH 1980-1999
CITY OF TUSTIN, SURROUNDING JURISDICTIONS AND
ORANGE COUNTY
% Growth
Jurisdiction 1980 1 1990 2 1999 a 1980-90 1990-99
Tustin 36,119 3 50,689 67,153 40.3% 32.5%
Anaheim 219,311 266,406 307,749 21.5 % 15.5 %
Garden Grove ,123,307 143,050 157,276 16.0% 9.9%
Irvine 62,134 110,330 137,211 77.6% 24.3%
Santa Ana 203,713 296,742 316,467 45.7% 6.6%
Orange Count~ 1,932,709 2,410,556 2,788,767 24.7% 15.7%
1980 U.S. Census
1990 U.S. Census,
Department of Finance Estimates, Janua~ 1999
Population projections are shown in Table HTM-la. According to
OCP-96 Modified data, the population in the City of Tustin is
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expected to increase by approximately 12 percent to 74,964 persons
by the year 2020.
Table HTM- la
Population Projection
2000 . 2005 2010 2020 Percent Change
(2000-2020)
Tustin 66,740 72,735 73,791 74,964 12 %
Source: OP-96 Modified
Age Characteristics
Table HTM-2 shows the proportions of the City's population
represented by age groups in 1990 and 2000. The table shows that the
proportions of the population in each age group have remained fairly
constant over time.
TABLE HTM-2
AGE TRENDS 1990 - 2000
CITY OF TUSTIN
, Age Groul~ 1990 % Total 2000 % Total
0-4 4,464 8.8% 5,815 8.6%
5-14 5,916 11.7% 9,916 14.7%
15-24 9,127 18.0% 8,685 12.8%
25-34 12,254 24.2% 13,798 20.4%
,,
35-54 11,898 23.5% 19,710 29.2%
55-64 3,187 6.3 % 4,776 7.1%
65-74 2,292 4.5% 2,745 4.1%
75+ 1,551 3.1% 2,059 3.1%
Total 50,689 100.0% 67,504 100.0%
Sources: U.S Bureau of Census, 2000; Center for Demographic Research (CDR), 2001.
Race and Ethnicity
The City's racial and ethnic composition has changed significantly
since 1980. As shown in Table HTM-3, the Hispanic population has
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increased from about 9% of the total population in 1980 to about 34%
in 2000. Asian/Pacific Islanders and Blacks now make up about
15.1% and 2.6% of the population, respectively.
These shifts in racial and ethnic composition 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.
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TABLE HTM-3
RACE AND ETHNICITY: 1980, 1990, 2000
CITY OF TUSTIN
1980 1 1990 2 2000 3
% % %
Race and Ethnicity Population Total Population Total Population Total s
White 31,654 87.6 % 37,127 73.2 % 30,264 44.8 %
Black 957 2.6% 2,895 5.7% 1,785 2.6%
American Indian 237 0.7% 274 0.5% N/A N/A
Asian/Pacific Islander 1,683 4.7% 5,260 10.4% 10,194 15.1%
Other 1,588 4.4% 5,133 10.1% 2,151 3.2%
Hispanic 4 (3,085) (8.5%) (10,508) (20.7%) 23,110 34.2%
Total 36,119 100% 50,689 100% 67,504 100%
·
1
1980 Census
2
1990 Census
3 2000 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.
5 Center for Demographic Research, 2000. CDR reported the Hispanic population for 1998 as a distinct ethnic
group. It also reported Asian and Pacific Islander as one group, and included American Indian within "Other"
cate~oV.
Employment
According to 1990 Census data, the City of Tustin had 31,394
residents in the labor force, of which 27,274 were in the labor market.
Of these, 81% were private wages and salary workers. Table HTM-4
shows the number of employees by occupation.
The largest occupational category was administrative support
occupations, in which a total of 5,533 were employed. The second
largest was the executive, administrative, and managerial
occupations. The 1990 Census also showed that 2,714 persons were in
the Armed Forces. Those involved with farming, forestry and fishing
occupations accounted for only 0.9%.
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TABLE HTM-4
EMPLOYMENT BY OCCUPATION 1990
CITY OF TUSTIN
Occupational Cate~;or~
Executive, administrative, and managerial occupations
Professional Specialty occupations
Technicians and related support occupations
Sales occupations
Administrative support occupations, including clerical
Private household occupations
Protective service occupations
Service occupations, except protective and household
Farming, forestry, and fishing occupations
Precision production, craft, and repair occupations
Machine operators, assemblers, and inspectors
Transportation and material moving occupations
Handlers, equipment cleaners, helpers, and laborers
Total
Number
4,679
%
17.2%
3,506
13.1%
3,583
996 3.7%
12.9%
5,533
133
371
2,514
239
20.3%
0.5%
1.4%
9.2%
0.9%
2,850 10.4%
1,473 5.4%
676 2.5%
721 2.6%
27,274
100.0%
Source: 1990 Census
In terms of industry, the retail and manufacturing sectors employed
the largest number of persons with 4,441 (16.3%) and 4,008 (14.7%)
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 best known employers.
Appendix C lists major employers in the City of Tustin. The City's
top ten employers include: Steelcase Inc., Ricoh Electronics, Inc., Sun
Health Care Group, Texas Instruments, Silicon Systems, MacPherson
Enterprises, Pargain Technology, Cherokee International, Toshiba
America Medical Systems, and Crazy Shirts.
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TABLE HTM-5
EMPLOYMENT BY INDUSTRY 1990
CITY OF TUSTIN
Industry
Agriculture, forestry, and fisheries
Mining
Construction
Manufacturing, non-durable goods
Manufacturing, durable goods
Transportation
Communications and other public utilities
Number
267
26
1,631
1,446
4,008
1,023
%
1.0%
.1%
6.0%
5.3%
14.7%
3.8%
455 1.7%
Wholesale trade 1,531 5.6 %
Retail trade 4,441 16.3 %
Finance, insurance, and real estate 3,026 11.1%
Business and repair services
Personal services
1,694
6.2%
949 3.5%
Entertainment and recreation services 385 1.4%
Health services 1,764 6.5%
Educational services 1,329 4.9%
Other professional and related services
Public administration
2,268
1,031
Total
Source: 1990 Census
8.3%
3.8%
27,274
100.0%
HOUSEHOLD CHARACTERISTICS
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.
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NOVEMBER 2002
Household Composition
According to the U.S. Census, the City of Tustin contained
18,332 households in 1990. California Department of Finance
estimates shows that the number of households increased to
22,755 in 1999, representing an increase of approximately 24 %.
TABLE HTM-6
HOUSEHOLD TYPE: 1980 - 1999
CITY OF TUSTIN
1980 1 1990 2 1999a
Household No. of % of No. of % of No. of % of
Type Households Total Households Total Households Total
Family 8,840 61.7% 12,317 67.2% 15,291 67.2%
Non-Family 5,477 38.3 % 6,015 32.8 % 7,464 32.8 %..
Total 14,317 100% 18,332 100% 22,755 100%
! U.S. Dept. of Commerce, Bureau of the Census, 1980 Census.
2 U.S. Dept. of Commerce, Bureau of the Census, 1990 Census
3 Total populations based on Department of Finance estimates, November 1999; percentages for
household t~l>e based on 1990 Census. ,
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 households remained the same in 1999.
Moreover, as shown in Table HTM-7, the average household
size in Tustin has increased from 2.77 persons per household in
1990 to an estimated 2.92 persons per household in 1999. This
increase may be attributed to a variety of factors, including:
more doubling-up, or sharing, of units in order to defray
increased housing costs and an increase in the supply of larger
units, especially new units in East Tustin.
TABLE HTM-7
HOUSEHOLD SIZE 1980 THROUGH 1999
CITY OF TUSTIN
Jurisdiction 1980 1 1990 2 1999 3
Tustin 2.43 2.77 2.92
Orange County 2.78 2.87 3.04
CITY OF TUSTIN-
TF_,CHNICAL ME, MORAND UM
16
HOUSING ELEMENT
NOVEMBER 2002
U.S. Dept. of Commerce, Bureau of the Census, 1980 Census Report.
U.S. Dept. of Commerce, Bureau of the Census, 1990 Census Report.
California Department of Finance (DOF), 1999
Overcrowding
Along with the City's population growth has been an increase in unit
overcrowding, as households "double up" to save on housing costs.
Since 1980, overcrowding has increased from 1.2 to 4.2 percent in
owner-occupied units, and from 5.3 to 16.2 percent in renter-
occupied units (1990 Census). Overcrowding is often reflective of
one of three conditions: 1) either a family or household is living in
too small a dwelling; 2) a family chooses to house extended 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.
Both State and Federal Housing Law defines overcrowded housing
units as those in which the ratio of persons-to-rooms exceeds 1.0]
The rooms considered in this equation excludes bathrooms, kitchens,
and hallways, but includes other rooms such as living and dining
rooms. For example, a one-bedroom apartment with living room,
kitchen, and bathroom would be considered overcrowded if more
than two persons occupied it.
The 1999 Regional Housing Needs Assessment (RHNA) prepared by
the Southern California Association of Governments (SCAG) figures
showed 2,390 (9 percent) households living in overcrowded
conditions. Of the households living in such conditions, 86% were
renters, of which nearly 38% were Extremely- or Very-Low income
households. Table HTM-8 illustrates the numbers of all Tustin
households living in overcrowded conditions.
Income
Household income directly affects housing affordability. In general,
upper income households have more discretionary income to spend
on housing, while low and moderate-income households are more
limited in the range of housing they can afford.
CITY OF TUSTIN-
TECHNICAL MEMORANDUM
17
HOUSING ELEMENT
NOVEMBER 2002
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 18 DECEMBER 2001
TABLE HTM-8
HOUSEHOLDS IN OVERCROWDED CONDITIONS 1999
CITY OF TUSTIN
Tenure
Extremely
Overcrowded
Low
Total
Very Low
Overcrowded
Total
Low
Overcrowded Total
Moderate & Above
Overcrowded Total
Total
Overcrowded
Total All
Households
Owner
0
517
29
1,862
46 2,511
255 7,261
330
9,245
Renter
308
1,505
471
653
366 814
915 7,450
2060
13,327
Total
308
1 2,022
500
2,514
411 3,325
1,170 12,354
2,390
22,572
Source: SLAG RHNA,1999
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 18 DECEMBER 2001
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CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 19 DECEMBER 2001
According to the 1990 Census, the median household income for the
City of Tustin was $38,433. Table HTM-9 compares median
household and family incomes between the City of Tustin and
nearby jurisdictions, counties, and the State of California. In 1990, the
City's median household income was about 16% lower than the
median household income for the County as a whole. Table HTM-9
demonstrates 'that at $38,433, Tustin's 1990 median household
income was below the Orange County median ($45,922). This trend
was consistent as well for median family income in the above-
mentioned jurisdictions.
TABLE HTM-9
MEDIAN 'HOUSEHOLD INCOME: TUSTIN AND SURROUNDING
AREAS 1990
Median Percent Median Percent
Household Above/Below Family Above/Below
Jurisdiction Income County Median Income County Median
Tustin $38,433 -16.3% $42,840 -16.3%
Anaheim $39,620 -13.7% $43,133 -15.7%
Garden Grove $39,822 13.3 % $41,930 -18.1%
Irvine $56,307 22.6 % $64,717 26.5 %
Santa Ana $35,162 23.4% $34,760 -32.1%
Orange County $45,922 --- $51,167 -
State of California $35,798 -22.0% $40,559 -20.7%
Source: U.S. Department of Commerce, Bureau of Census, 1990
TABLE HTM-10
ESTIMATED HOUSEHOLD
INCOME DISTRIBUTION: 1990 AND 1999
CITY OF TUSTIN
Household 1990 1999
Income Range Number Percent Number Percent
$0,000-$14,999 2,126 11.6% 1,905 8.4%
$15,000-$24,999 .2,706 14.8% 2,319 10.2%
$25,000-$34,999 3,321 18.1% 2,742 12.0 %
$35,000-$49,999 3,636 19.8 % 4,633 -20.5 %
$50,000-$74,999 3,706 20.2% 4,669 20.5%
$75,000-$99,999 1,591 8.7% 2,806 12.3 %
$100,00 or more 1,252 6.8% 3,682 16.2%
Total 18,338 100% 22,756 100%
Source: Com?rehensive Affordable Housing Strate~ 2000 - 2010. ,
CITY OF TUSTIN
TECHNICAL MEMORANDUM
20
HOUSING ELEMENT
NOVEMBER 2002
As illustrated in Table HTM-10, the 1999 income distribution
remained somewhat similar to 1990 figures, with the exception of the
number of households earning a yearly income of $100,000 or more.
These households more than doubled, increasing from 7% to 16% of
all households. Overall, the income distribution can be summed in
two categories: 51% of the households falling in the income brackets
of $49,999 or less; and 49% falling in the income brackets of $50,000
or more.
Further, households headed by the very young and the elderly
comprised the largest groups in the low-income category. In this
sense, nearly one-quarter (24 %) of the households headed by persons
aged 65 or older earn less than $15,000 annually, as compared to only
4.6% of the households head by persons aged 25 to 64. The majority
of the 25 to 64 age group (60%) were in the $35,000 to $74,999 income
bracket and 42% were earning $75,000 or more annually. Table HTM-
11 is a summary of income distribution by age.
TABLE HTM-11
ESTIMATED HOUSEHOLD INCOME DISTRIBUTION BY
AGE OF HEAD OF HOUSEHOLD 1999
CITY OF TUSTIN
Household Total-All
Income Under 25 Years 25 to 44 Years 45 to 64 Years 65+ Years Households
Range No. % No. % No. % No. % No. %
$0,000-$14,999 158 12.1% 568 4.9% 470 6.8% 708 24.0% 1,904 8.4%
$15,000-
$24,999 316 24.3% 1,006 8.7% 535 7.8% 463 15.7% 2,320 10.2%
$25,000-
$34,999 273 21.0% 1,446 12.5% 654 9.5% 369 12.5% 2,742 12.1%
$35,000-
$49,999 267 20.5% 2,757 23.7% 1,187 17.2% 423 14.3% 4,634 20.4%
$50,000-
$74,999 182 14.0% 2,683 23.1% 1,403 20.4% 398 13.5% 4,666 20.5%
$75,000-
$99,999 66 5.1% 1,445 12.4% 1,039 15.1% 256 8.7% 2,806 12.3%
$100,00 or
more 39 3.0% 1,704 14.7% 1,605 23.3% 335 11.3% 3,683 16.2%
Total 1,301 100% 11,609 100% 6,893 100% 2,952 100% 22,755 100%
Source: Cotn~rehensive Affordable Housing Strate~ 2000 - 2010.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
21
HOUSING ELEMENT
NOVEMBER 2002
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 capable of paying a larger proportion of their income for
housing, and therefore estimates of housing overpayment generally
focus on lower income groupsL
The 1999 RHNA identifies housing overpayment for lower-income
households based on income data from the 1990 Census. Lower-
income households are those earning less than 80% of the County
median income. Lower-income households include very-low-income
(<50% of median) and low- income (51%-80% of median) groups.
Table HTM-12 reflects SCAG's 1999 report, which estimates that
8,569 of Tustin households were overpaying for housing of which
5,494 or 64% were very low and low-income households. Among the
overpaying lower income households, about 29% were extremely
low income, 34% were very low income, and 37% were low-income
households.
Table HTM-12 also distinguishes 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 the lower
income households in the City overpaying for housing, 4,444 or 81%
were renters.
~ 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 Development: California Affordable Housing
Handbook, California Redevelopment Association, 2000.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
22
HOUSING ELEMENT
NOVEMBER 2002
TABLE HTM-12
HOUSEHOLDS OVERPAYING FOR SHELTER 1999
CITY OF TUSTIi~
Moderate &
Extremely Low Very Low Low Above Total Total All
Tenure Overpay Total . Overpay Total Overpay Total Overpay Total Overpay Households
Owner 307 517 392 1,862 351 2,511 2,001 7,261 3,051 9,245
Renter. 1,290 1,505 1,457 653 1,697 814 1,074 7,450 5,518 13,327
.... Total 1,597 2,022 1,849 2,514 2,048 3,325 3,075 12,354 8,569 ~-;572
Source: Southem California Association of Governments (SCAG) Regional Housing Needs Assessment, 1999.
Special Needs
State Housing Law requires that the special needs of certain
disadvantaged groups be addressed. The needs of the elderly,
disabled, large families, female heads of household, the homeless and
farm workers are important in relation to overall community health.
These groups may maintain special needs related to housing
construction and location.
The Elderly: As noted previously (Table HTM-2), in 1990, 3,843
persons or 7.6% of the total population in Tustin were 65 years of age
or older. In addition, senior households represented 12.3 percent
(2,256) of total households in Tustin. According to California State
University at Fullerton's Center for Demographic Research Center
(CDR), there was a slight decrease in percentage in the elderly
population in 2000 at 4,804 (7.2%). As noted earlier in Table HTM-11,
nearly one-quarter of this age group earns an annual income of less
than $15,000 and 40% earn less than $25,000 annually. 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 a smaller unit may be too expensive. Thus, this
population needs housing that is both affordable and located in close
proximity to public services and transportation.
The Disabled: According to the 1990 Census, there were 2,162
disabled people in the City. The disabled community, as defined by
the California Department of Rehabilitation California Disability
Survey, includes four classifications of disability. These
classifications and their percentages of the total, handicapped
population are as follows:
CITY OF TUSTIN
TECHNICAL MEMORANDUM
23
HO USI~G ELEMENT
NOVEMBER 2002
TABLE HTM-13
DISABILITY CLASSIFICATION
Musculoskeletal or Circulatory
Chronic, Internal (Respiratory, Digestive, Neurological)
Sensory (Visual, Hearing, Speech)
Mental (Retardation, Emotional, Substance Abuse)
Not-Classified
Source: California Del>artment of Rehabilitation
59.4%
25.6%
9.1%
2%
3.9%
According to these figures, the majority of people with disabilities
(PWD) have musculoskeletal disabilities. Units for persons with
musculoskeletal disabilities must provide access and be adaptable to
their needs, such as wheelchair accessibility.
Disabled persons often require specially designed dwelling units to
permit access not only within the dwelling unit, but also to and from
the unit. Special modifications to permit free access are very
important in maintaining independence and dignity. California
Administrative Code 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 fre~ access to the handicapped. While such standards are not
mandatory for new single-family residential construction, they do
apply to new multi-family residential construction.
Most existing housing units in Tustin have not been designed with
consideration for these requirements of adaptability and access. The
majority of housing units are either single-family or two-story
apartments with no elevator access.
The adaptability of units to meet the needs of disabled persons
remains a challenge for Tustin and other communities. However, as
additional housing units are provided in the East Tustin area,
accessibility is considered as part of a project's design as required by
law. Additionally, as units in multiple-family areas are rehabilitated,
units may be retrofitted to accommodate the handicapped.
New construction may offer some relief because the mandatory
requirements are evenly applied to all projects. According to the
Uniform Building Code, rental projects of 20 units or more in size
require accessibility and adaptability in at least one unit. The use of
mixed development types and higher density limits in the East
CITY OF TUSTIN
TECHNICAL MEMORANDUM
24
HOUSING ELEMENT
NOVEMBER 2002
Tusffn area will further require development of even more
handicapped-accessible units. '
Large Families: Under the Census 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.
Moreover, because multifamfly 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.
In 1990, 11% of Tustin households had five or more persons residing
in a unit. 1999 data shows a slight increase in the number of
households with five or more persons at 13.6% of total households.
Table HTM-14 is a summary of Tustin's household sizes.
TABLE HTM-14
HOUSEHOLD SIZE DISTRIBUTION 1999
Household Size
1 Person
2 Persons
3 Persons
CITY OF TUSTIN
Number of
Households
5,211
% of Total
Households
22.9%
7,191 31.6%
4,141 18.2%
4 Persons 3,117 13.7%
5 or more Persons 3,095 13.6%
Total Households 22,755 100.0%
Source: Comprehensive Affordable Housing Strategy 2000 - 2010.
The primary need of large families is to provide enough rooms for
each member of the family to avoid overcrowding. In 1990, 15% of
the City's housing units contained four or more bedrooms. Of owner-
occupied housing units, 12.9% contained four or more bedrooms.
Rental-occupied units accounted for 1.6% of units with four or more
bedrooms. Taking into account that much of Tustin's housing stock
consists of apartments, and that the majority of Tustin's large
CITY OF TUSTIN
TECHNICAL MEMORANDUM
25
HOUSllVG ELEMENT
NOVEMBER 2002
families are renters, this rising trend in large families suggests a need
for more specious apartment units to accommodate such families.
Female-Headed Parent Households: The housing needs of female-
headed parent households are generally related to affordabflity since
such households typically have lower than average incomes.
According to the 1990 Census, the City of Tustin had 1,178 female-
headed households with children less than 18 years of age. For these
households, ideal housing is severely restricted. Due to financial
constraints, the family is often not able to find housing that is close to
needed services, schools, and public transportation.
The Homeless: Measuring the extent of the homeless population
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.
According to 1999 studies prepared by the Orange County
Department of Housing and Community Development (HCD), each
night there are an estimated 14,086 homeless persons in the County.
Sixty-six percent of the homeless population includes persons in
families with children. Orange County also reported statistics on
homeless populations, as shown in Table HTM-15.
TABLE HTM-15
HOMELESS SUB-POPULATION GROUPS 1999
ORANGE COUNTY
Estimated Number of
Sub-Population Persons
Chronic Substance Abusers 6,093
Severely Mentally Ill 1,539
Dually Diagnosed 2,482
Veterans 4,964
AIDS Afflicted Persons 5,149
Victims of Domestic Violence and their Children 5,860
Homeless Youth 2,168
Physically Disabled 5,341
Estimated Total Homeless Pol~ulation~ 14,086
1Some persons fall within more than one identified sub-population, therefore the sum
of sub-populations exceeds the total homeless estimate.
Source: Count~ of Orange, Continuum of Care Summr~, 1999.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
26
HOUSING ELEMENT
NOVEMBER 2002
There are numerous factors that contribute to homelessness in Tustin
and Orange County. The known causes of homelessness include
unemployment, limited skills, and a breakdown in the family as a
social and economic unit. Additionally, cutbacks in social service
programs and the de-institutionalization of the mentally ill during
the 1980s have contributed to the homeless population. A new trend,
however, is emerging as a significant contributing element to
homelessness: a fast-growing lack of affordable housing, which could
exacerbate any of the above conditions, but may increasingly become
a stand alone cause of homelessness.
In a 1999 national study by the Center on Budget and Policy
Priorities, Orange County ranked last of 45 Metropolitan Statistical
Areas in providing affordable housing opportunities. Compared to a
national average of 1.7 low-income renters competing for every low-
cost apartment, four Orange County low-income renters competed
for each low-cost apartment. Lack of affordable housing, coupled
with recent cutbacks in social service programs, have produced a
sizable population at risk of homelessness.
In 1999, the Orange County Department of Housing and Community
Development applied to HUD for Continuum of Care (COC)
Homeless Assistance funds on behalf of the County, cities and non-
profit organizations. The Continuum of Care is the County's major
umbrella funding source for homeless abatement, which disperses
funding to cities and non-profit groups to provide shelter and
emergency care to the homeless. COC is the County's primary
defense against homelessness.
City of Tustin police reports and windshield surveys have shown
that there are no established areas where homeless persons
congregate in the City, and that most persons migrate through
Tustin, rather than stay for extended periods of time. The City's
Police Department estimates that there are 10-12 homeless persons
residing in the City at any given time.
Of the shelters in Tustin, the 45-bed Sheepfold shelter provides
shelter, food, clothing, job training, and job-referral services
primarily to battered women and children. Guests are admitted on a
first-come, first-served basis. Usually all beds are fully occupied. The
shelter services a large area including many portions of Orange and
San Bernardino Counties.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
27
HOUSING ELEMENT
NOVEMBER 2002
Within the City of Tusiin, there are a variety of Non-Profit
'Organizations (NPOs) that provide direct housing and related
services to homeless persons. These include Sheepfold, a feeding
program affiliated with the United Way, and Laurel House, an
emergency shelter and transitional housing provider for homeless
youth in the City. Additional programs will also be provided at the
former Marine Corps Air Station (MCAS) Tustin site.
A significant portion of the MCAS is located 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 to be
implemented with the MCAS, Tustin Reuse Plan would:
o Provide emergency shelter beds and intake assessment
o Offer transitional housing and services
Provide opportunities for permanent affordable housing by
the private sector.
In the MCAS Reuse Plan, the LRA will own sites and four homeless
service providers, including the Salvation Army, Orange Coast
Interfaith Shelter, Families Forward, and DOVE Housing have been
approved to operate 50 family units at the former base. The Orange
County Rescue Mission will also operate a 192-unit
transitional/emergency shelter.
CITY OF TUSTiN
TECHNICAL MEMORANDUM
28
HOUSING F_,LEMBNT
NO VF. MBE, R 2002
Numerous other agencies provide shelter and other services to the
homeless in the nearby cities of Santa Ana, Irvine, and Orange. The
Orange County Homeless Issues Task Force, a non-profit homeless
advocacy organization, maintains a list of these and other homeless
services in Orange County. Table HTM-16 is a list of organizations in
Tustin that provide homeless services.
The Sheepfold and Laurel House are located in R-1 districts and are
permitted by right under the State Law related to Community Care
Facilities. The facilities at the MCAS Tustin will be permitted by
special discretionary approvals such as conditional use permits. The
City's current code related to homeless, transitional housing, and
boarding homes are as follows:
A group housing arrangement in a single family home is not
subject to City permits (consistent with State Law).
·
The R-3 and R-4 districts would allow for boarding homes with a
Conditional Use Permit (CUP). A group home serving clients in a
multi-family dwelling would fall under this definition.
TABLE HTM-16
EMERGENCY SHELTER/TRANSITIONAL
HOUSING FACILITIES 1999
CITY OF TUSTIN
Facility
Sheepfold
Laurel House
St. Cecilia's
Redhill Lutheran
Tustin Presbyterian
Aldergate
Services Provided
Provides shelter, food, clothing, job training, and
job-referral services to women with children.
Temporary housing for teenagers in crisis. The
facility also provides food, informal counseling,
and access to medical care and clothing.
Distributes food supply to needy populations.
Operates emergency food program where a
person can receive food supply 3 times a year.
Collects food supphes and distributes the food to
various organizations involved in providing
homeless services.
Refers interested persons to Ecumenical Services
Alliance in Santa Ana.
Source: Ci~ of Tustin, 1999.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
29
HOUSING ELEMENT
NO I/EMBER 2002
HOUSING STOCK CHARACTERISTICS
A housing unit is a dwelling intended for occupancy as separate
living quarters. Single-family houses, apartments, condomim'ums,
mobile homes, and single room 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
Like many other communities in Orange County, Tustin has seen a
significant increase in housing units since 1990. The number of
housing units increased from 19,300 to 24,531 during this period,
representing a 27% increase in units (1990 Census, 1999~ DOF
estimates). Table HTM-17 compares the growth in housing units in
Tustin to nearby cities and the County as a whole. It should be noted
that much of the City's housing unit growth is attributable to
annexations that occurred during the 1980s and 1990s.
TABLE HTM-17
HOUSING GROWTH TRENDS 1980 - 1999
TUSTIN AND SURROUNDING AREAS
Number of Housing Units Percent Change
Jurisdiction 1980 1 1990 2 1999 3 1980-90 1990-99
Tustin 14,892 19,300 24,531 30% 27%
Anaheim 87,725 93,177 99,351 13% 7%
Garden Grove 42,846 45,957 46,606 7% 1%
Irvine 22,514 42,221 48,764 88% 16%
Santa Ana 67,180 75,000 74,932 12% -.10%
Orange County 721,514 875,105 954,882 21% 9 %
U.S. Department of Commerce, Bureau of the Census, 1980 Census Report.
1990 Census Report.
State of California. Del~artment of Finance, Population Estimates 1999.
Housing Unit Type
Table HTM-18 demonstrates the mix of housing types in Tustin. The
1999 composition of housing units in the City includes 30.6 percent
single-family detached, 10.8 percent single-family attached, 12.8
percent multi-family (2-4 units), 43.0 percent multi-family (5+ units),
and 2.9 percent mobile homes.
COmPared to Orange County as a whole, Tustin has a significantly
higher proportion of multi-family housing. According to 1999
CITY OF TUSTIN
TECHNICAL MEMORANDUM
30
HOUSING ELEMENT
NOVEMBER 2002
Department of Finance Estimates, the County contained 61.4 percent
single-family detached/attached units and 35.2 percent multi-family
units, where as Tustin contained 55.8 percent multi-family units.
TABLE HTM-18
TUSTIN RESIDENTIAL UNIT MIX 1990 - 1999
CITY OF TUSTIN
Number of Housing Units Percent Change
Housing Type 1990 % 1999 % 1990-1999
Single-Family 5,351 27.7% 7,503 30.6% 40.2%
Detached
Single-Family 2,530 13.1% 2,646 10.8% 4.6%
Attached
Multi-Family 3,089 16.0% 3,132 12.8% 1.4%
(24 units)
Multi-Family 7,678 39.5 % 10,548 43.0 % 38.3 %
Mobile Homes ' 707 3.6% 702 2.9% 0%
Total 19,300 99.9%* 24,531 100.1%* N/A
* Totals do not equal 100% due to rounding error.
Source: California De?artment of Finance
Tustin's current vacancy rate is 7.2% (1999 Department of Finance),
comparatively higher than the County average of 5.7%. Table HTM-
19 shows the 1999 vacancy rate by tenure. The high vacancy rate,
particularly among rental units, indicates that a significant resource
of housing units already exists to meet the housing needs of the City.
However, available vacant units may not always meet a household's
ability to pay the asking rent and/or the size needed.
TABLE HTM-19
VACANCY RATES 1999
CITY OF TUSTIN
Housin[~ Tenure
Vacant Rental Units
Number
1,188
Percent
4.8%
Vacant Sale Units 204 0.8 %
61 0.2%
Seasonally Vacant Units
Vacant-other
323 1.3%
Subtotal-Vacant Units 1,776 7.2%
Occupied Units 22,755 92.8 %
24,531
Total Housing Units
.Source: Com~vrehensive Affordable Housing Strate~ 2000 - 2010.
100%
CITY OF TUSTIN
TECHNICAL MEMORANDUM
31
HO USll~G ELEMENT
NOVEMBER 2002
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. Ownership
and rental preferences are primarily related to household income,
composition, and age of the householder.
In 1990, 40.9% of the City's 18,332 occupied housing units were
owner-occupied, with the remainder renter-occupied. Compared to
the County as a whole, which had 57.5% owner-occupied units and
37.6 % renter-occupied units; the City of Tustin had a relatively high
proportion of renter occupied units. This is significant because
renters tend to have lower incomes than owners, and are more
susceptible to housing cost increases. The tenure figures have
remained relatively the same in 1999, with very slight increases of
1,757 new homeowners and 2,666 renters. Table HTM-20 is a
smmxtmT of tenure in the City.
TABLE HTM-20
TENURE 1990 AND 1999
CITY OF TUSTIN
1990 1999
Housing Tenure Number Percent Number Percent
Owner-Occupied 7,504 40.9 % 9,261 40.7%
Renter-Occupied 10,828 59.1% 13,494 59.3%
Total Occupied Units 18,332 100.0% 22,755 100.0%
Source: 1999 SCAG RHNA Existing Needs. ,
Age and Condition of Housing Stock
Housing age is a factor for determining the need for rehabilitation.
Without proper maintenance, housing units deteriorate over time.
Also, older houses may not be built to current housing standards for
fire and earthquake safety.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
32
HOUSING ELEMENT
NOVEMBER 2002
Table HTM-21 indicates the period in which housing units were built
in Tustin based upon 1999 Department of Finance estimates. In 2000,
approximately 64 % of the City's housing stock was over 30 years old.
However, in 10 years, 78% of the City's housing stock will be over 30
years old. This indicates a potential need for rehabilitation and
continued maintenance of approximately 19,300 dwelling units by
the year 2010.
TABLE HTM-21
AGE OF HOUSING STOCK
CITY OF TUSTIN
Time Period Units Built
Number of Units
1990 or Later 5,231
1980 to 1989 3,401 13.9%
1970 to 1979 6,170 25.2%
1960 to 1969 7,863
1950 to 1959 1,195
1940 to 1949 374
1939 or earlier
Total
297
24,531
% of Housing; Stock
21.3
32.1%
4.9%
1.5%
1.2%
100%
Source: Comprehensive Affordable Housing Strategy 2000 - 2010; Department of
Finance, 1999.
Housing Costs
This section discusses ownership and rental housing costs in Tustin
and evaluates the affordability of this housing to the City's various
income groups.
TABLE HTM-22
DISTRIBUTION OF OWNER-OCCUPIED HOUSING UNITS
BY VALUE 1999
CITY OF TUSTIN
city of Tustin Orange County
Property Value 'Number Percent Number Percent
Less than $100,000 185 2.0% 7,331 2.0%
$100,000 to $124,999 287 3.1% 8,064 2.2%
$125,000-$149,999 685 7.4% 15,028 4.1%
$150,000-199,999 1,074 11.6% 57,179 15.6%
$200,000-$299,999 3,445 37.2% 136,349 37.2%
$300,000 ore More 3,585 38.7% 142,580 38.9%
Total 9,261 100% 366,531 100%
Median Pro~0ert~ Value $272,970 $266,771
Source: Comprehensive Affordable Housing Strate~ 2000 - 2010.
CITY OF TUSTiN
TECHNICAL MEMORANDUM
33
HOUSING ELEMENT
NOVEMBER 2002
Based on data derived from the National Decision Systems, 76% of
the owner-occupied units are valued at $200,000 or higher. The
median value for the owner-occupied units is $272,970, which is
higher than the County as a whole where the median value is
$266,771. Table HTM-22 is a summary of home value in the City.
Ownership Housing: According to Dataquick, an on-line research
firm, the December 1999 median price for an existing home in
Orange County was $258,000, while median price for condominiums
was $159,000. The median resale home prices for zip codes in the
City of Tustin ranged from $210,000 to $386,000. In comparison, the
median resale home prices for cities presented in Table HTM-23
ranged from $95,000 to $395,000. Overall, median resale home prices
in Tustin were similar to those occurring throughout Orange County.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
34
HOUSING ELEMENT
NOVEMBER 2002
TABLE HTM-23
RESALE PRICE OF HOMES
AND CONDOMINIUMS
TUSTIN AND NEIGHBORING JURISDICTIONS
DECEMBER, 1999
Median Home Price- % Change
City Zip Code December 1999 1 1998-1999
Tustin 92780 $210,000 -12.1%
Tustin 92782 386,000 32.6%
92801 $181,000 14.6%
92802 $159,000 2.6%
Anaheim 92804 $186,000 10.1%
92805 $176,500 7.0%
92806 $210,500 4.2%
92840 $200,000 17.5%
92841 $202,500 19.1%
Garden Grove 92843 $182,750 10.8 %
92844 $170,000 21.9%
92845 $235,500 6.1%
92604 $231,500 -13.3 %
92606 $337,500 30.0%
Irvine 92612 $311,250 23.6 %
92614 $257,000 4.9%
92620 $357,500 13.9%
92865 $218,750 -5.9%
92866 $235,000 19.1%
Orange 92867 $275,000 1.3%
92868 $159,750 -0.8%
92869 $220,500 -18.2%
92701 $95,000 -25.8%
92703 $146,000 -2.7%
92704 $165,500 4.7%
Santa Ana
92705 $395,000 2 29.7%
92706 $250,000 39.7%
92707 $148,750 4.0%
!
Data include all home sales, new and resale, and condominiums.
2
Includes Lemon/Cowan Heights
Source: Datacluick, 2000
Rental Housing
According to the 1990 Census, the median rent for Tustin was $746.
The majority (76%) of studio and one-bedroom rental units had
monthly rents between $500 and $749. Over 60 percent of two-
bedroom rentals had monthly rents of $750 and above while nearly
three-quarters (74%) of units with three-or-more bedrooms had
CITY OF TUSTiN
TECHNICAL MEMORANDUM
35
HOUSING ELEMENT
NOVEMBER 2002
monthly rents in excess of $750. According to RealFacts, the average
rent for the City of Tustin was $1,067 in March 2000. Table HTM-24
presents a summary of the rental rates.
The table shows that the average monthly rental rate for a studio was
$875 and $869 for a one-bedroom.unit. Two-bedroom units ranged
between $957 and $1,251 while three-bedroom units ranged between
$1,418 and $1,641. The lowest rental rates were $856 for a one-
bedroom unit, $949 for a two-bedroom unit, and $1,416 for a three-
bedroom unit (RealFacts, March 2000).
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 annual incomes of $34,150 or less.
Accordingly, the maximum rent affordable to such household is $853
per month. In Tustin, the average rent for a one-bedroom unit is
$869. 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 $869 would not only be in excess of what they could afford,
but would also be inadequate in size.
Households in the Low-Income category (51%-80% of County
median) can afford $1,366 per month for housing. The rental survey
shows that all two-bedroom units but no three-bedroom units are
affordable to this group (see Table HTM-25). It is important to note,
however, that the rental survey considered 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 condomim'um/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-income households. This means that a
Very-Low income household consisting of three or more persons
would have a difficult time finding affordable housing of adequate
size. Table HTM-25 is an illustration of rent affordability.
· CITY OF TUSTiN
TECHNICAL MEMORANDUM
36
HOUSING ELEMENT
NO I/EMBER 2002
TABLE HTM-24
AVERAGE RENTAL RATES 2000
CITY OF TUSTIN
Number of Number of Average Average
Bedrooms Units Scluare Foota[~e Rent
Studio 164 499 $875
lbd/lba 2,373 732 $869
2bd TH 254 1,054 $1,195
2bd/lba 736 975 $957
...... 2bd/2ba 2,080 1,019 $1,251
3bd TH 56 1,441 $1,418
3bd/2ba 252 1,202 $1,641
Total 5,915 897 $1,067
Source: RealFacts, March 2000
*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.
TABLE HTM-25
MAXIMUM RENT AND PURCHASE PRICE BY INCOME
CATEGORY 1999
CITY OF TUSTIN
Maximum Maximum
Annual Affordable Affordable
Income Category Income i Rent Payment 2 Purchase Price
<Very Low (50%) $34,150 $853 $100,00
Low (51-80%) $34,141-54,640 $1,366 $160,000
Moderate (81-120%) $54,641-81,959 $2,049 $250,000
Above Moderate(>120%) >$81,960 >$2,049 >$250,000
Median $68,300.
~ Based on HUD income limits January 1999.
2 Calculated as 30% of income divided by 12 months.
3 Assumes 10% down payment, an 8.5% interest rate, 1.25% tax and homeowners insurance,
and 28 % debt ratio.
Source: The Planning Center, 1999
Share of Region's Housing Needs
Section 65584 of the Government Code requires each locality's share
of the existing and future housing needs to be determined by the
appropriate council of governments. Each jurisdiction's allocation
represents its fair share of the regional housing needs. The City of
Tustin's current and projected housing needs are derived from the
Regional Housing Needs Assessment (RHNA) prepared by the
Southern Califomia Association of Governments.
CITY OF TUSTiN
TECHNICAL MF_,MORAND UM
37
HOUSING ELEMENT
NOVEMBER 2002
The components of the RHNA 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 of households by July, 2005, as well. as the number of units
that would have to be added to compensate for anticipated
demolitions and to achieve an "ideal" vacancy rate. Construction
need includes all income groups (from very low to upper) and not
just those households that require assistance. The total need figure is
then distributed among the four income groups. The allocations of
housing needs by income group are adjusted to avoid Lower-Income
"impaction" - the over-concentration of Lower-Income households in
a jurisdiction.
SCAG's RHNA fair-share allocation for the 1998-2005 period is 3,298
units. This allocation is based on a household growth of 3,023 units; a
vacancy adjustment of 163 units; and housing unit loss adjustment of
112 units.
The closure of the MCAS presents the City of Tustin with a total of
947.7 acres available for residential re-use and development.
Amongst other types of uses, the City plans to add a total of 4,049
housing units of mixed density and housing type throughout the
area. The City of Tustin proposes to also create a Redevelopment
Project Area for the MCAS-Tustin project. Based on State
Redevelopment Law requirements, at least fifteen (15) percent of the
units constructed within a Redevelopment Project Area must be
affordable to Very Low, Low, and Moderate-income households.
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 495 units (243 units plus 192 transitional housing units) being
allocated for Very Low-income housing and an additional 364 units
be created for Low- and Moderate Income households.
To meet its fair share of the region's housing needs during the 1998-
2005 planning period, the City estimates it must add 3,298 housing
units (refer to Table HTM-26). Of these, 21% must be affordable to
Very-Low-income households (earning less than 50,% of the County
median), 15% must be affordable to Low-Income households
(earning between 50% and 80% of the County median), and 65% to
the moderate and above moderate income groups. (earning over 80%
of County median income). Table HTM-26 is a summary of housing
need distribution for the 2000-2005 planning period.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
38
HOUSING ELEMENT
NO I/EMBER 2002
TABLE HTM-26
2000-2005 HOUSING NEEDS
CITY OF TUSTIN
Income Category
Very Low (<50% County Median)
Low (50% - 80% County Median)
Moderate (80% - 120% County Median)
Above Moderate (120% County Median)
Total
# of Units
694
% of Total
21%
489 15%
778 24%
1,337 41%
3,298*
Source: RHNA allocation, 2000.
Note: Cumulative percentages do not equal to 100% due to rounding.
* See below for discussion on City's a~]~eals of RHNA allocation.
100%
On July 26, 1999, the City of Tustin appealed the draft Construction
Need/Vacancy Need methodology to the Orange County Council of
Governments (Delegate Sub-Region) through the Alternative Dispute
Resolution Process. The Alternative Dispute Resolution Board
recommended approval of the City's appeal to the Orange County
Council of Governments (OCCOG) Board. On August 19, 1999, the
OCCOG adopted Resolution No. 99-03 approving the RHNA for the
Orange County sub-region. Included in that action was the
recommendation that the Regional Council (SCAG) adjust the
Vacancy rates for MCAS, Tustin because the Regional Transportation
Plan (RTP) and the 1990 Census data vacancy rates did not accurately
reflect the base closure. The OCCOG recommended as follows: 505
units for the Very Low Income households, 355 units for the Low
Income households, 566 units for the Moderate Income households,
and 973 for the Above Moderate Income households for a total of
2,399 units new construction needs.
On December 9, 1999 and June 22, 2000, the City of Tustin appealed
the RHNA Vacancy Need numbers that were used to calculate total
construction needs for the City of Tustin. The appeal was based on a
unique situation in that 985 housing units located at the based was
not properly counted as vacant housing units by the Department of
Finance and are not reflected in the 1990 census credited vacancy
methodology. The SCAG Community, Economic, and Human
Development (CEHD) Committee rejected both appeals despite the
recommendation by the Orange County Council of Governments.
Accordingly, while the City has prepared this Housing Element
using the figures determined by SCAG, the City respectfully
maintains its concern over the RHNA Vacancy Need methodology.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
39
HO USffiG ELEMENT
NOVEMBER 2002
ASSISTED HOUSING PRESERVATION ANALYSIS
State law (Chapter. 1451, Statutes of 1989) requires all housing
elements to include needs analyses and programs to address the
potential conversion of Federal, State, and locally assisted housing
developments ("units at risk") to market rate housing. For .example,
the federally subsidized loans provided to many low-income housing
projects during the 1970s contained provisions that allow the owner
to "prepay" the loans after 20 years, thereby removing the low-
income subsidy from the project.
As part of the "units at risk" analysis, the State requires that local
jurisdictions perform the following tasks:
Needs Analysis: to include an inventory of units at risk of
converting to market rate housing during 2000- 2010; an
analysis of the potential for loss of 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 or replace therr~
Quantified Objectives: A quantification of the units to be
conserved, and explanation of any difference between the
number of units at risk and the number to be conserved.
Housing Programs: A description of programs to preserve the
units at risk.
Tustin has one project that contains units "at risk" of converting to
market rate use during the 2000-2005 planning period. Tustin
Gardens is a 101-unit Section 221(D)(4) project with a Section 8
contract for 100 units due to expire before July 2000. Projects financed
under the Section 221(D)(4) market rate program alone have no
binding income use restrictions. The conversion of this project will
have an adverse impact for the elderly who may face substantial rent.
increase or possible displacement. Table HTM-27 lists all of the
Federal, State, and locally assisted low-income housing projects
located in the City of Tustin due to expire by 2005.
CITY OF TUSTiN
TECHNICAL MEMORANDUM
40
HOUSING ELEMENT
NOVEMBER 2002
Table HTM-28 is an inventory of all multi-family rental units assisted
under federal, state, and/or local programs, including HUD
programs, state and local bond programs, redevelopment programs,
and local in-lieu fee, inclusionary, density bonus, or direct assistance
programs. The inventory includes all units that are eligible to convert
to non,lower income housing uses due to termination of subsidy
contract, mortgage prepayment, or expiring use restrictions.
CITY OF TUSTIiV
TECHNICAL MEMORANDUM
41
HOUSING ELEMENT
NOVEMBER 2002
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CITY OF TUSTIN
TECHNICAL MEMORANDUM
42
HOUSING ELEMENT
NOVEMBER 2002
TABLE HTM-27
AT RISK FOR CONVERSION IN 2000-2005
CTTY OF TT J.qTTN
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 43 NOVEMBER 2002
Type/Length of
Owner:
# of
Affordability
Earliest
Tenant
Date
Project Name, Name,
Section 8
Controls
Potential
Type
Built
Address Address,
Type(s) of Gov't
Contracts
(including
Conversion
# of
(i.e., Elderly,
Bedroom
(if Income
(incl zip) Tel #e
Assistanc
(if a he
Sec 8
Date(s)
nits
Family)
Grou
.. ... .. ,. ., ..>",'.. -.... :. ... T.
.::... .. :.a:. .. <,.:
Tustin Gardens Goldrich &Kest
40 yr Loan
101
,Y.�.c.
Elderly
'.
1011 bd
1979 100
221(D)(4)
100
275 E. 6th 5150 Overland Ave.
at 8%
very low
Tustin, CA 92680 Culver City, CA
213-204-2050 90230
Section 8
July 2000
loo
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 43 NOVEMBER 2002
Table HTM- 28
ASSISTED HOUSING INVENTORY
Type&ength of
Earliest
Tenant
Owner:
Affordability
Potential
Type
Date
Project Name,
Name,
Controls
Conver-
(i.e.,
Built
Address
Address,
Type(s) of Gov't
(including
sion
# of
Elderly,
Bedroom
(if
Condition
incl.zi
Tel. #
Assistance
Sec. 8
Date(s)Units
Family)Mix
known
(if known)
.. . ,
A... `�
.. :, ..
... .... ., .'.
.. ..--- .:.cX[ , :.i+:.
-_.... . .. FA.. ,.. .. ... ..�,.....,»... if ,..
:. h.. . Y
.... ..., .: a....v.
t:...
..: i. .... Y-.
-. . 'a :Z..;• V' F
... �. -... .... is
.w:.: r 3 F.. �..
\.
Tustin Gardens
Goldrich & Kest
HUD 221(D)(4)
---
---
101
Elderly
101 1-br
1979
Good
E. 6th
5150 Overland
Section 8
7/13/00
100
Tustin, CA 92680
Ave.
213-204-2050
Culver City, CA
90230
... ....., .,<. `Y.>.r, .. ........... ..
... - ... . <.... ,.5....� .. ... ,. m....
.... Grey
.fl "'?u. 3.. .....
„ _ ...
.i<rc. .�
r i.:.-
>C
Rancho Alisal
The Irvine Co.
California Statewide
Income
May 15,
69
Family
81-br
1987
Excellent
13800 Parkcenter
550 Irvine Ctr. Dr.
Community
restricted. No
2025
49 2-br
Tustin, CA 92680
P.O. Box 1
Development
rent restrictions
12 3-br
Newport Beach,
Authority 1998-A Bond
CA
Financing
92660-9959
Rancho Maderas
The Irvine Co.
California Statewide
Income
May 15,
54
Family
101-br
1988
Excellent
13408 Heritage Way
550 Irvine Ctr. Dr.
Community
restricted. No
2025
44 2-br
Tustin, CA 92680
P.O. Box 1
Development
rent restrictions
730-3700
Newport Beach,
Authority 1998-A Bond
CA
Financing
92660-9959
Rancho Tierra The Irvine Co. California Statewide Income May 15, 51 Family 7 3-br 1988 Excellent
13202 Myford Rd. 550 Irvine Ctr. Dr. Community restricted. No 2025 44 2-br
Tustin, CA 92680 P.O. Box 1 Development rent restrictions
730-5868 Newport Beach, Authority 1998-A Bond
CA Financing
92660-9959
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 44 NOVEMBER 2002
Table HTM- 28
ASSISTED HOUSING INVENTORY
1V/ h - 1VVL dva uctule
1DDA - Disposition and Development Agreement
Source: Comprehensive Housing Affordability Strategy 2000-10
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 45 NOVEMBER 2002
Type/Length of
Earliest
Tenant
Owner:
Affordability
Potential
Type
Date
Project Name,
Name,
Controls
Conver-
(i.e.,
Built
Address
Address,
Type(s) of Gov't
(including
cion # of
Elderly,
Bedroom
(if
Condition
incl zip)
Tel #
Assistance
Sec 8)
Date(s) Units
Family)
Mix
known)
(if known)
.:.� :. •.. .. ...,. , k`.
...ri . . vr.: ..r..
.. '� .....:...:
.... _� �.. H ... r;...>.Y
:.... > .. ,......
. .. �C�L
.....................
x... -........E, ::....:m.M.cY...<Xb.....f<lCV ...•s*.±aiC ..is2a��F::..
> ....
.;_
L.. .. ..-.s..
ss` .. ..
sa>.e ,.s:.. a..Fa[•. �. ...
.Y .a,i>e :�. .. .�.`>z..s.. �
.,.. Sra.%.... \d..X'1>\'a'Y� >a:4aw�4`G\hw;{.Z..A
.... .. �.. r
a .. .r �...
.. ...au'.L,....:,.x, - .roc.. ;,.
.. .. ... .:
F. ...
.... �-r.,::��;e\. �ES..`+6T SH�� m.: Y...x�Farra....a.�.�.�:�'::%Yc•$
.....
�.,
E .fir.
.c. '3 _.. .._. .
�.
.. .. v�es.�M S..roe:�
-� . ��.. ...
..>R...k`N:
�e S,.
...fa , s.. - ..
>. .. .. ..F.
...... .?x. . -
x , u .,._ E�;sv.
'te a S+` ....?... u�
�;.. ec.. .... d.. 3�•"':>
�Y�,.Ys.
dF. _. di ^?a:. 1::
.Y:3.. .....a�az....,.. ...lz
E @ -
'i4'^<�`'\'" i �;, K;»f:<
k<. a(.< k �.
.`f E ex
_"yk:c :Hlt•k...
,Y�.`�-?.�
Y3. x'ttamY
�
< .v.:�t��.t'Y �C�',
.��s .. TJ
Yi
8< -: .` ��•7
`t •....:?
Tustin Grove
Tract 14934
.�: -.
.....4.' :... F, x i...... .. �`�,.,c��+Z'+:c.....-..
N/A 21
r.� . Y..; ?`.w�G����i
Family
Redevelopment
DDA1
21-3br
.
N/A
d- :
Very Good
A en
Ambrose Lane
Tract 15707
Redevelopment
DDA1
N/A
8
Family
8-3br
N/A
New
Agency
Orange Gardens
Westchester Park,
Redevelopment
Income
5/2028
150
Family
17-1br
N/A
Good
1602 Nisson Rd.
L.P.
Agency
restricted. No
93-2br
Tustin, CA 92780
rent restrictions
40-3br
Hampton Square
Fairfield
Redevelopment
Income
10/2011
210
Family
124-1br
1969
Good
16331 McFadden Ave.
Residential Corp.
Agency
restricted. No
86-2br
Tustin, CA 92780
rent restrictions
Flanders Pointe
Tustin Affordable
Redevelopment
Income
10/2029
49
Family
41-2br
1966
Good
15520 Tustin Village
Housing Corp.
Agency
restricted. No
7-2-br
Way
rent restrictions
Tustin, CA 92780
713
TOTAL
1V/ h - 1VVL dva uctule
1DDA - Disposition and Development Agreement
Source: Comprehensive Housing Affordability Strategy 2000-10
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 45 NOVEMBER 2002
This page intentionally left blank.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 46 NOVEMBER 2002
Cost of Replacement/Acquisition and Rehabilitation Analysis: This
section analyzes and compares the costs of acquiring "at risk" projects
versus the cost of building replacement units, should the projects
convert and be lost as low-income housing. In the Comprehensive
Affordable Housing Strategy 2000-2010, two different alternatives in
addressing "at risk" units were evaluated, including replacement of
existing units by means of newly constructed units, and acquiring
and rehabilitating units.
The replacement of lost "assisted" units would cost $125,883 per unit.
Applying this figure to all four projects, replacing all 100 assisted
units would cost approximately $12,588,300. Alternatively, should
these "at risk" units be acquired and rehabilitated, the per unit cost
would be less at $100,777 per unit. Accordingly, the acquisition and
rehabilitation all 100 units would cost approximately $10,077,700.
The costs associated the replacement/acquisition/rehabilitation are
detailed in Table HTM-29.
CITY OF TUST1N
TECHNICAL MEMORANDUM
47
HOUSING ELEMENT
NOVEMBER 2002
TABLE HTM-29
COST OF REPLACING AND ACQUISITION/REHABILITATION OF ASSISTED
UNITS
Cost Items
Total Net Square Feet
Ratio Net/Gross SF
Total Gross Sq. Ft Building Area
Land and Building Acquisition
Relocation Costs
Demolition Costs
Off-Site Improvements~
Site Improvements
Unit Construction Hard Costs2
Hard Cost Contingency
Arch./Eng./Cons. Supervision
Local Permits and Fees
City Bldg Permits3
SeWer, Water, Utilities4
School Fees
Alta Survey
Environmental Phase I and I1s
Soils Testing
Construction Loan Fees
Permanent Loan Fees
Construction/Lease-Up Interest
Property Insurance
Property Taxes During Construction
Construction Loan Title and Closing
Appraisal Fees
Real Estate Legal
Organizational
Construction Manager
Development/Bond/Financial Adv.
Market Study
Post-Construction Audit
Marketing/Lease-up / Start-Up
Furniture/Equipment
Soft Cost Contingency
Operating Reserve
Operating Deficit Guarantee Fee
Development/Admin. Fee
Total Project Cost
Cost Per Unit
~Off-site improvements estimated at $1,50G
N~
ConstructionJReplacement (60
Units for Seniors)
37,100
Acquisition/Rehab. ~Large
Pro}ect (80 Units)
65,600
85% 85%
43,647 77,176
$967,742 $5,200,000
-
.
720,000
2,527,882 771,765
259,831 61,741
202,231 30,871
150,000 200,000
663,232
3,000
30,000 40,000
10,000 10,000
58,707 79,182
91,068
129,044
357,061
500,051
12,639 3,859
10,000 5,000
15,000 15,000
10,0o0 10,00o
50,000 50,000
30,000
75,000
25,000
10,000
25,000
15,000
funit.
100,000 50,000
60,000 50,000
22,282
755,296
$Z552,961
$125,883
13,443
144,000
806,218
$8,062,184
$100,777
2 Includes community room costs, with a 1000 Sq. Ft room for the senior prototype.
3 Permit fees estimated at $2,500/unit.
4 No fee for rehabilitation projects.
s Based on $500/unit cost.
Source: Comprehensive Affordable Housing Strategy ~[~00 - 2010.
CITY OF TUSTIN
TBCHNICAL MEMORANDUM
48
HOUSING ELEMENT
NOVEMBER 2002
Local Rental Subsidy. An option for preservation of at-risk units
assisted by either project based Section 8 funds and/or bond
financing would be a local rental subsidy to residents. This option
could be used to retain the affordable status of the units, by
providing assistance to residents when their affordable units convert
to market rate. Rent subsidies using state, local (Redevelopment
Agency, the use of HOME funds, or other funding sources) can be
used to maintain the affordabflity of these at-risk units. Rent
subsidies can be structured to mirrOr the Section 8 program. There
are several funding sources that could be used to provide subsidies
to residents.
Under the project based Section 8 program, HUD 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 Rent (FMR) on the unit. Section 8
assistance is only available to very low-income households earning
less than 50% of the County median income. The 1999 HUD median
income in Orange County is $68,300. The analysis also assumes the
average very Iow-income household has an actual income of 50% 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 1999 FMRs for Orange
County, which encompasses the City of Tustin, are shown in Table
HTM-30.
TABLE HTM-30
1999 FAIR MARKET VALUE - ORANGE COUN2~
Efficiency* I 1 Bedroom 2 Bedroom 3 Bedroom ] 4 Bedroom
$645 $704 $871 $1,212 $1.349
*Efficiency = Studio Aparhnent :
FMRs include utility costs
so,ce: Feae, Re,re,, Vol. $9, # 87, R es Re aao
A comparison of Fair Market Rents With rents affordable to both low
income and very low-income households indicates that a subsidy
program would only apply to very low-income households. This is
CITY OF TUST1N
TECHNICAL MEMORANDUM
49
HOUSING ELEMENT
NO VEMBER 2002
due to the high income levels occurring in Orange County, which
create higher income !~rnits for low and very-low income households.
As shown, Fair Market Rents are considered to be theoretically
within the range of affordability for low-income households.
Based on 1999 HCD income data for Orange County, affordable .rents
for low income households would theoretically be approximately
$956 for a two person household in a one bedroom unit, and $1,195
for a four person household in a two or three bedroom unit. These
numbers assume that families occupy the units and would be
adjusted slightly for smaller or larger households in the same unit
size. Under that scenario, based on the 1999 income data, the
maximum affordable rent a two-person low income household can
theoretically afford still exceeds the FMR for a two bedroom unit.
Table HTM-30 shows FMRs in the area for two bedroom and smaller
units are well below these levels. All 100 of the units in Tustin
Gardens are offered to very low-income households and therefore
are included in the subsidy analysis. Very low-income households
earn less than 50% of median income.
Based on 1999 HUD income data for Orange County, affordable rents
for very low income households would be approximately $597 for a
senior one bedroom, $682 for a family one bedroom, $854 for a two
bedroom, and $922 for a three bedroom. To simplify the analysis, the
one bedroom units at-risk in Tustin Gardens (100 one-bedroom units)
are assumed to be senior units and comprised of one-person
households.
TABLE HTM-31
COST OF PROVIDING RENTAL SUBSIDY
FOR VERY LOW INCOME HOUSEHOLDS
Affordable No. Total
Unit FMR Rent 1 Units Difference Monthly Annual
Senior 1 Bedroom $704 $597 100 $107 $10,700 $128,400
1 Bedroom $704 $682 0 $22 $0 $0
2 Bedroom $871 $854 0 $17 $0 $0
TOTAL $10,700 $128,400
a Affordable rent includes all utilities
Source: 1999 HUD Income Limits for Orange County.
The costs of providing a rental subsidy for all 100 at-risk units
affordable to very low income households is shown in Table HTM-31
CITY OF TUSTIN
TECHNICAL MF. MORAND UM
50
HOUSiNG ELEMENT
NOVEMBER 2002
to be approximately $10,700 per month and $128,400 annually.
Actual subsidies required would vary from this estimate, as some
households earn below the assumed 50% of the County median and
therefore require higher subsidies, while other households may be
comprised of a different number of persons and therefore, the
assumed baseline affordable rent may be higher or lower, depending
on household size.
CITY OF TUSTiN
TECHNICAL ME, MORAND UM
51
HOUSiNG ELEMENT
NOVEMBER 2002
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CITY OF TUSTIN
TECHNICAL MEMORANDUM
52
HO US]~NG ELEMENT
NOVEMBER 2002
CONSTRAINTS TO THE DEVELOPMENT,
IMPROVEMENT AND MAINTENANCE OF
HOUSING
This chapter examines the various constraints to housing development in Tustin.
These include governmental constraints and non-governmental constraints
GOVERNMENTAL CONSTRAINTS
Sections 65583(a)(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 of
housing for all income levels. The following analysis fulfills this
requirement.
Land Use Controls
The State Planning and Zoning Law (Sec. 65860) requires consistency
of the zoning ordinances with the General Plan. After completion of
the General Plan update, the City will analyze and reconcile any land
use/zoning inconsistencies. 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 City are designated for Single-
Family, Multi-Family, and Planned Community districts. An analysis
of residential development potential will be provided in the Housing
Element.
As shown in Table HTM-32, the City's existing General Plan allows a
range of residential densities, from a range of 1 - 7 dwelling units per
acre in the Low Density Residential designation up to 25 dwelling
units per acre in the High Density Residential designation, which
corresponds to the R-3 Multiple Family Residential District in the
Zoning Code. Up to 10 units per net acre are permitted in the MHP
Mobile home Park District. The Zoning Code standards in the
residential zones establish a front yard setback requirement of a
range between 15 and 20 feet, the side yard setback requirement is 5
feet for interior side yards and 10 feet for corner lots, and the rear
yard setback requirement ranges between 5 and 25 feet.
CITY OF TUSTiN
TECHNICAL- MEMORANDUM
53
HOUSi~VG ELEMENT
NOVEMBER 2002
TABLE HTM-32
GENERAL PLAN
RESIDENTIAL LAND USE CATEGORIES
CITY' OF TUSTIN
Effective
Dwelling
Unit per Density
Designation Description Acrea~;e Range
Low Density Detached single-family dwellings 5.61 1-7
Residential
Medium Multi-family dwellings including 15.0 8-15
Density duplex, condomiru'ums, townhomes,
Residential and apartments.
High Density Multi-family dwellings including 21.53 15-25
Residential duplex, condominiums, 'townhomes,
and apartments ....
Mobile Home Mobilehomes 6.31 1-10
Park
Planning Low, medium, and high-density 1 See
Community residential developments, footnote.
(eD)
t Maximum densiV ~ in dwelling units per acre is prescribed by individual Planned
Community Documents. Effective dwelling units per acre for low, medium, and high density
residential are 4.49,11.8, and 17.39, respectively.
Source: Cit~ of Tustin, Land Use Element, 1994.
According to the General Plan build-out table (Table LU-3) in the
Land Use Element, a total of 29,623 dwelling units are anticipated
within the City limits. The Department of Finance (DOF) reports
24,531 dwelling units have been constructed (as of January 1999)
within the City. '
Affordability can be determined by permitted density of
development. According to the State Housing and Community
Development Department, affordability standards are as follow:
Very-Low income - minimum 25 units per acre
Low-Income- minimum of 18 units per acre
Moderate income- minimum 8 units per acre
The General Plan Land Use Element's policy plan provides goals for
future land development within the City. These goals and pohcies
are reflections of the direction and images the City seeks for the
future. The goals and policies include:
CITY OF TUSTIN
TECHNICAL MEMORANDUM
54
HOUSING ELEMENT
NO I/EMBER 2002
° Achieve balanced development;
Ensure that compatible and complementary development
occurs;
Revitalize older commercial, industrial, and residential
development;
o Promote economic expansion and diversification;
Coordinate development with the provision of adequate
public facilities and services;
Strengthen the development character and mixture of uses in
the Old Town/First Street area; and
Promote an integrated business park character for the Pacific
Center East area.
Some suggest that low-income housing could be developed in the
absence of land use controls related to density. It is true that the
reduction or absence of land 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 of land
that was authorized for four (4) dwelling units will be priced at a
lower value than an acre of land authorized for six (6) dwelling units.
The same analogy holds for multi-family sites whereby the land costs
are related directly to the potential yield in terms of unit density. In
the absence of arbitrary density standards of one and four acre lots,
land use de .nsity controls are not accredited with being a constraint
upon the development of low- and moderate-income housing. Tustin
has a high percentage of multi-family units where only 30.6 % of the
housing stock is devoted to single-family detached units and 66.6%
to attached and multi-family units.
Current land use controls restrict development in single-family
residential zones to one dwelling unit on parcels less than 10,000
square feet in the E-4 zone and parcels less than 7,200 square feet in
the R-1 zone. However, the Planned Community District has
authorized residential subdivisions with single-family lots of less
than 5,000 square feet, which has significantly increased density
potential to approximately 8-13 units per acre.
CITY OF TUSTl~
TECHNICAL MEMORANDUM
55
HOUSING ELEMENT
NO VEMBER 2002
Within the multi-family district (R-3), a 35 foot height limitation and
maximum 65% lot coverage precludes the development of high-rise
housing projects. In the interest of protecting adjoining single-family
lot owners, multi-family structures above 20 feet in height require a
conditional use permit when the structures are within 150 feet of
single-family residentially zoned lots. While these height limits may
place some restrictions on housing development, these limits are
designed to maintain compatibility of land use intensity and are
commonly used by local governments as a development tool to
further this ideal. Projects are also able to take advantage of the
Planned Community District application process where special
considerations are needed. Table HTM-33 is a summary of the City's
residential zoning regulations.
CITY OF TUSTIN
TECHNICAL MEMO_RAND UM
56
HOUSING ELEMENT
NOVEMBER 2002
TABLE H'I'M -33
SUMMARY OF RESIDENTIAL ZONING REGULATIONS
CITY OF TI ISTIN
CITY OF TUSTIlV HOUSING ELEMENT
TECHNICAL MEMORANDUM 57 NOVEMBER 2002
Lot
Building
Interior
Corner
Zoning
Minimum Lot Area
Coverage
Height
Front Yard
Side Yard
Side Yard
Rear Yard
R -A Residential Agricultural
7,200 square feet
40 percent
30 feet
20 feet
5 feet
10 feet
5 feet, but no less than 1,000
District
feet clear and unobstructed on
open space.
E-4 Residential Estate District
10,000 square feet
40 percent
30 feet
20 feet
10% of lot
10% of lot
20 percent lot depth
width
width
R-1 Single -Family Residential
7,200 square feet
40 percent
30 feet
20 feet
5 feet
10 feet
5 feet, but no less than 1,000
District
feet clear and unobstructed on
rear 1/3 of lot.
R-2 Duplex Residential District
3,500 square feet
40 percent
30 feet
20 feet
5 feet
10 feet
-
R-2 Duplex Residential District
3,500 square feet
50 percent
35 feet
20 feet
5 feet
10 feet
10 feet
(single structure)
R-3 Multiple Family Residential
1,750 square feet
65 percent
35 feet
15 feet
5 feet
10 feet
10 feet
District
R-4 Suburban Residential
3,000
2 stories or
20 feet
5 feet
10 feet
25 feet
District
35 feet
MPH Mobilehome Park District
Minimum 5 acre site
75 percent
30 feet
Trailer park -none.
for mobilehome park.
Individual lot -5 feet
Travel trailer shall not
(measure from curb
exceed 10% of total
to actual structure,
spaces in mobile home
hitch excluded).
park.
P -D Planned Development
District
10,000
To be
To be
To be determined
To be
To be
To be determined with adoption
determined
determined
with adoption of P-
determined
determined
of P -D District
with
with
D District
with
with
adoption of
adoption of
adoption of
adoption of
P -D
P -D
P -D District
P -D District
C.. t—.a....L T. .. L:._
District
District
CITY OF TUSTIlV HOUSING ELEMENT
TECHNICAL MEMORANDUM 57 NOVEMBER 2002
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CITY OF TUSTIN . HOUSING ELEMENT
TECHNICAL MEMORANDUM 58 NOVEMBER 2002
Building Codes
As required by State law, the City of Tustin has adopted the "1997
Uniform Building Code" and the "1997 Uniform Mechanical Code"
published by the International Conference of Building Officials.
Other codes adopted by the City include the 1997 Uniform Plumbing
Code and the 1996 Electrical Code. While the codes are intended to
protect the public from unsafe conditions they result in an increase in
the cost of housing in various ways. The codes establish
specifications for building materials and incorporate seismic safety
standards that add to construction costs.
The technical details of construction, requirements for state licensed
contractors to perform the work, plan check, permit processing and
field inspections ali contribute to the increased cost of housing. In
general, in states and counties where building codes have not been
adopted, the cost of housing is less than comparable housing costs in
California. Where individuals are permitted to construct shelter to
their own specifications and within the limits of their individual
construction skills, there will be a much greater proportion of low-
income housing available than in those areas which adopt and
enforce uniform building codes. It is noted, however, in those areas
that have not adopted and enforced building codes, the low-cost
housing has resulted in the creation of undesirable conditions that
threaten the health and safety of the residents.
Unquestionably, building codes are a governmental constraint to the
construction of low-income housing. The question to be resolved is
the conflicting values between health and safety and low-cost shelter.
In 1988, the City of Tustin adopted the State Historic Code as
required by State law. The State Historic Code requires relaxation of
Uniform Building Code requirements for historic structures. This will
reduce rehabilitation costs and may encourage rehabilitation of
housing units which have historic value and preserve much needed
housing units in the Old Town Area.
Site Improvements
The restricted and limited ability to tax property in an amount equal
to the cost of services and public improvements has shifted site
improvement costs to the developer who passes them on to the
housing consumer. The philosophy is expressed that no new
development should impose a financial liability upon the existing
CITY OF TUSTiN
TECHNICAL MEMORANDUM
59
HOUSING ELEMENT
NO V'EMBER 2002
community residents. The voters have expressed this conviction
through the adoption of growth control measures and Proposition 13.
An increased awareness of environmental amenities creates a public
demand for improvements of not only the building site but of the
surrounding 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 of housing.
Site development standards and requirements in the City of Tustin
include clearing and grading the land; dedication and improvement
of public right-of-way 'to include paving, curbs and gutters,
sidewalks, drainage, street trees, streetlights and fire hydrants. On-
site improvements include the under grounding of cable TV, water,
sewer, gas, telephone and electric utilities. Subdivisions and multi-
family developments are required to provide landscaping, drainage,
perimeter walls, covered parking, landscaping, irrigation systems,
and to submit materials and project design for review to assure
architectural compatibility. Multi-fami'ly structures of 20 units or
more are required to provide housing and parking accommodations
for the disabled pursuant to State law. The review process is used to
facilitate the land use and development compatibility objectives of
the City and provide developers the opportunity to explore project
alternatives, which could decrease development Costs in the long run
by avoiding cosily mistakes.
In the development of subdivisions, the developer is required to
dedicate and improve roadways to serve the area; to provide or
improve .area drainage channels; to extend water, sewer and other
utilities to the site; to dedicate land or pay in-lieu fees for parks and
open space for private use in multiple-family projects; and to
dedicate land or pay in-lieu fees for public facilities such as schools
and fire stations. Developers are allowed to construct private streets
or to modify street standards to reduce construction costs, and this
encourages and will encourage affordability of housing units in East
Tustin and MCAS Tustin. Installation of private streets or on-site
improvements may be authorized in other areas to encourage
affordable development. An additional cost of site development
results from the 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 (CNEL) Noise Levels. Some of
CITY OF TUSTiN
TECHNICAL MEMORANDUM
60
HOUSiNG ELEMENT
NOVEMBER 2002
these costs can be reduced by the use of housing set-aside funds in
City Redevelopment areas and special State and Federal grant funds
to produce Iow- and moderate-income housing units.
Significant public facilities will be needed to accommodate the
proposed housing development at MCAS Tustin. According to the
MCAS Tustin Reuse Plan/Specific Plan, water, sewer, storm
drainage, electrical, natural gas, and telephone and cable backbone
systems that serve future housing sites will need to be constructed.
All housing sites will also have to pay their proportionate share for
new backbone utilities, roads, and traffic improvements required in
conjunction with development of the MCAS Tustin site and as
mitigation for the adopted Final Joint Environmental Impact
Statement/Environmental Impact Report for the Disposal and Reuse
of MCAS-Tustin.
The constraints upon the construction of low-income housing due to
the cost of site improvements are a question of values. Is there a
justification for infrastructure improvements and environmental
control requirements that create community amenities beyond the
bare minimum necessary to protect the basic health, safety and
general welfare? Housing could be developed without the necessity
of paved streets, but neither HUD nor private financial institutions
would finance such developments. Additionally, Federal and
regional air quality standards would preclude such developments.
It is contended that equity requires new developments to pay the
cost of site improvements in direct proportion to the benefits
received; however, they should not be required to bear all of the cost
of new community-wide facilities. If it is acknowledged that new
developments should pay the costs of site improvements, the
challenge is one of reducing these costs through more cost-effective
site planning or use of housing set-aside funds for those projects
within redevelopment areas, or special State and Federal grant funds.
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 were last revised in 1999. These fees
still remain considerably below those of surrounding communities in
the County. The City's fee schedule is provided in Table HTM-34,
which illustrates the fees and exactions that may be assessed' to a
CITY OF TUSTiN
TECHNICAL MEMORANDUM
61
HOUSING ELEMENT
NOVEMBER 2002
residential building development project in comparison to other
nearby communities. These fees may be waived by the City Council
for projects where extraordinary benefits are derived such as low-
income housing projects, but are typically required to offset City
expenses. As noted, fees are substantially lower than those charged
by other cities and the County of Orange.
The fee schedule adopted by the City of Tustin has a minimal impact
upon the cost of housing within the City. The argument can be made
that the cost of inspecting and serving new developments exceeds
the fees and revenues that are exacted for these developments. This is
justified as a public service to protect the public health, safety and
welfare of the future inhabitants and is partially borne by the general
revenues of the City. Additional revenue sources are increasingly
important since the passing of Proposition 13. Recognizing that
housing for the elderly and low-income families is a community
objective, the park land dedication ordinance provides the option to
the Council to waive these fees for qualifying projects. The City
might also consider exploring fast-tracking (preferential scheduling)
or fee waivers for critical projects such as those providing affordable
housing or housing which addresses special housing needs.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
62
HO USllVG ELF. MENT
NOVEMBER 2002
TABLE HTM-34
COMPARATIVE DEVELOPMENT FEE SUMMARY ~
,, Fee Char~es Plannin~ Fees [ Tustin I Anaheim ] Costa Mesa [ Orange
Environmental
Initial Determination $95 $430 N/A $230
Negative Declaration $125 · N/A $295 N/A
IglBI Processing-minor $2,500 $75/hr time and Consultant cost $2,100 dep +
EIR Processing-major $4,000 materials + 10% hourly rate
Planning
General Plan Amendment $985 $2,350 + $25/ac $45/unit $2,100 dep +
after 1~t acre hourly rate
Zone Change $950 $940 + $24/ac $20/unit $885 +$10/ac
after 1st acre
Tentative Tract Map $1,205 $785 + $27/lot $13/unit $1,100 +
$25/ac
Design Review $985 N/A N/A $280
Planned Development Review N/A N/A $48/unit N/A
Conditional Use Permits and N/A $660 + $75/code N/A N/A
Variances waiver +
$27/acre
(>5/acres)
--
Engineering & Subdivision
Final Tract Map $43/unit $380 + $96/hr Provided by $54-$112/hr
County
Sewer Plan Check $31/unit $350/ac + N/A $54-$112/hr
$50/hr
Water Plan Check $106/unit $64/hr N/A $54-$112/hr
Stormdrain Plan Check $296.91/unit $96/hr $100-$215/ unit $54-$112/hr
Street Plan Check $296.91/unit $64/hr $54-$112/hr
Surface Drainage Plan Check N/A N/A N/A N/A
Grading Plan Check $754/ac +
N/A $50/hr N/A $54-$112/hr
-- .
Capital Facilities & Connections
W~ter (fixture units) $400/unit $663/unit N/A $150/unit
Sewer (fixture units) $600/tmit $2,360/urdt $3,000/unit $75/unit
Sanitation District Annex N/A $582/unit N/A N/A
Drainage (one time fee to $984/unit $1,000/acre $650-$4,637
property)
Transportation Corridor $3,831- Zone A $2,725/unit $2,626/unit $2,310/ unit
$2,725-Zone B
Signal Assessment N/A $88/unit N/A N/A
Park Facilities Fair Market Value $4,316.83/unit $5,481.72/unit $2,310
of land
School Facilities $5,125/unit $7,012/unit $4,600/unit $5,125/unit
Tustin, Santa Ana, and Irvine ($2.05/SF)
Unified School District
Orange Coun~ Sanitation District $2,165/unit N/A N/A N/A
~ Comparative fees based on hypothetical 10 acre subdivision of 50 detached units at permitted density of 5
dwelling units per acre. "Other fees" vary considerably by jurisdiction and are not included in this analysis
Source: City of Tustin, 1999; Building Industry Association, 1999 Land Development Fee Survey for Orange
,, Coma,W, 1999.
CITY OF TUSTiN
TECHNICAL MEMORANDUM
63
HOUSING ELEMENT
NO l/EMBER 2002
Processing and Permit Procedures
The City recognizes that the myriad of agencies and permit
approvals required for a development results in a time-consuming
and expensive process. It is documented that the value of land will
double when all necessary permits .have been obtained for a
construction project. 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.
A standard chart is provided with every design review application
that outlines the procedures and requirements for project approvals.
The Community Development Department serves as the
coordinating agency to process development applications for the
approval of other in-house departments such as Fire, Police, Public
Works/Engineering, and Parks and Recreation. These departments
work together to simultaneously review projects to ensure a timely
response to developers and act as the City's Design Review
Committee.
Pre-application conferences with the Community Development
Department provide the developer with information related to
standards and requirements applicable to the project. For the more
complicated development projects in the 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 in 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 in a timely fashion. If a complete application
is submitted, plans are simultaneously reviewed by all Design
Review Committee members and plan checking departments rather.
than one agency reviewing plans at a time. This process also pro-
vides for a "one-stop" processing system which is required by State
law in an effort to aid the development process, reduce confusion
and minimize development costs. Additionally, for projects of
significant benefit to the low-income community, such costs can be
CITY OF TUSTIN
TECHNICAL MEMORANDUM
64
HOUSING ELEMENT
NO V'EMBER 2002
waived by the City Council or the use of redevelopment set-aside
funds can further reduce or eliminate these costs for low-income
projects.
Workload
Another governmental constraint is the number of staff and amount
of staff time available for processing development projects. Since the
workload is determined by outside forces (economy and market for
housing), a shortage of staff time may occur during strong economic
conditions which could lead to increased processing time for
development projects.
MARKET CONSTRAINTS
The availability-of housing is affected by the interrelationships
within the market place of price, income of buyer, and interest rates.
The non-governmental constraints upon the maintenance,
improvement or development of housing in the City relate primarily
to low- and moderate-income families. High-income families have
the option of selecting housing accommodations that meet their
preferences. Since environmental amenities such as 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 in the East Tustin development whereby single-family
attached and detached homes are proposed for moderate- and
higher-income households. Additionally, multi-family projects such
as apartments and condominitrrns in East Tustin are provided for the
low- and moderate-income groups.
A potentially significant constraint on housing prices is the difference
between the cost to construct units versus the actual price charged to
the buyer. In Orange County, where the market demand for housing
is high, the price of units does not necessarily correlate to the cost to
build the unit. Therefore, regardless of the decrease in land use and
other governmental controls, the external market typically drives the
cost of housing rather than the cost of construction driving the price.
Financing
Interest rates can have an impact on housing costs. Some mortgage
financing is variable rate, which offers an initial lower interest rate
CITY OF TUSTIN
TECHNICAL MEMORANDUM
65
HOUSiNG ELEMENT
NOVEMBER 2002
than fixed financing. The ability of lending institutions to raise rates
to adjust for inflation will cause existing households to overextend
themselves financially, and create situations where high financing
costs constrain the housing market. An additional obstacle for the
first-time homebuyer is the minimum down-payment required by
lending institutions.
Even if Tustin homebuyers are able to provide a 3 percent down-
payment and obtain an 8.5 percent 30-year loan (loan rate for FHA or
VA guaranteed loans for June 2000), monthly mortgage payments on
median priced single-family detached homes in the City place such
homes out of the reach of moderate and lower-income households in
the City. At a 8.5 percent interest rate, monthly 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 HTM-23 and HTM-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
downpayment, and credit history, when determining a maximum
loan amount. Many financial institutions are willing to significantly
decrease downpayment requirements and increase loan amounts to
persons with good credit rating.
Persons with poor credit ratings may be forced to accept a higher
interest rate or a loan amount insufficient to purchase a house. Poor
credit rating can be especially damaging to lower-income residents,
who have fewer financial resources with which to qualify for a loan.
The FHA is generally more flexible than conventional lenders in its
qualifying guidelines and allows many residents to re-establish a
good credit history.
Under the Home Mortgage Disclosure Act (HMDA), lending
institutions are required to report lending activity by census tract.
Analysis of available HMDA reports does not indicate documented
cases of underserved lower income census tracts in the City.
Profit, Marketing and Overhead
Developer profits generally comprise 8 to 12% of the selling price of
single-family homes and slightly lower for condominiums. However,
in certain areas such as East Tustin where market demand is high in
CITY OF TUSTiN
TECHNICAL MEMORANDUM
66
HOU$1NG ELEMENT
NOVEMBER 2002
comparison to the available housing supply, developers are able to
command higher prices and realize greater margins of profit.
Rising marketing and overhead 'costs have contributed to the rising
costs of housing. Inflation has spurred much of the increase in
marketing and overhead. Intense competition among developers has
necessitated more advertising, more glamorous model homes and
more expensive marketing strategies to attract buyers.
The factor having the greatest impact on the price of land is location.
To a lesser degree, the price of land is governed by supply, demand,
yield, availability, cost of the infrastructure, and the readiness for
development as related to governmental permits.
Within the developed infill areas of the City, there is a scarcity of
land available for residential development. The supply of land is
largely limited to the East Tustin Specific Plan area. Land zoned for
commercial or industrial development is not appropriate for
residential development. The development of additional housing
accommodations within the urbanized area will require the
demolition and/or redevelopment of existing structures, since there
are very few vacant lots remaining.
Based upon recent cost information about new development projects
in East Tustin, land costs are approximately $18 per gross square foot
for single-family zoned property and $28 per square foot for land
zoned for high-density (i.e., R-3) development (Source: The Intine
Company).
The unavailability of land within the developed areas of the City and
the price of land on the fringes are constraints adding to the cost of
housing and pricing housing out of the reach of low- and moderate-
income families.
Cost of Construction
One important market-related factor in the actual cost for new
housing is construction costs. These costs are influenced by many
factors such as the cost of labor, building materials, and site
preparation. The 1998 International Conference of Building Officials
(ICBO) estimates that the cost of residential wood frame construction
averages $61.10 per square foot and reaches as high as $83.90 per
square foot. Therefore, the costs attributed to construction alone for a
CITY OF TUSTiN
TECHNICAL MF. MORAND UM
67
HOUSiNG ELEMENT
NOVEMBER 2002
typical 2,200 square foot, wood frame home would be at minimum
$134,420.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
68
HOUSfNG ELEMENT
NOVEMBER 2002
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CITY OF TUST1N
TECHNICAL MEMORANDUM
69
HOUSING ELEMENT
NOVEMBER 2002
ENERGY CONSERVATION
As the price of power continues to rise, households have through necessity been
devoting more of the household income to energy cost. This condition has further
eroded the affordabflity of housing. No relief is in.sight, as one representative from
Southern California Edison reinforced in a recent news article: "higher rates are
necessary to assure reliable supplies of electricity in the years ahead."
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 Title 25 of the California
Administrative Code. Title 25 applies to new residential construction or an addition
to an existing housing unit.
Active solar systems for water heating can be encouraged but they are still rather
expensive and can only be used as a back-up to an electric or gas system. They are
cost efficient in the long rrm but pose a short-term impact to affordable housing.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
70
HOUSING ELEMENT
NO l/EMBER 2002
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CITY OF TUSTIN
TECHNICAL MEMORANDUM
71
HOUSING ELEMENT
NOVEMBER 2002
SUMMARY OF PREVIOUS HOUSING ELEMENT
PROGRAMS
To develop appropriate programs to address the housing issues identified in this
Housing Element Update, the City of Tustin has reviewed the housing programs
adopted as part of its 1989 and 1994 Housing Elements, and evaluated the
effectiveness of these programs in delivering housing services.
By reviewing the progress in implementation of the adopted programs, the
effectiveness of the last element, and the continued appropriateness of these
identified programs, a comprehensive housing program strategy has been
developed.
The following section reviews the progress in implementation of the programs, the
effectiveness of the 1989 Element to date, and the continued appropriateness of the
identified programs. The results of the analysis provided the basis for deVeloping
the comprehensive housing program strategy for the future planning period, as well
as goals for the planning period in progress.
PROGRESS IN IMPLEMENTING THE 1989
OBJECTIVES
GOALS AND
Table HTM-35 presents a comparison of the quantified objectives of
the previous element and actual achievements since 1989. Table
HTM-35 contains a list of projects by program area during the 1989-
2000 period.
Tables HTM-36 and HTM-37 summarize the performance of the 1989
Element's goals and objectives. The time period covered in this
analysis is July 1989 to June 30, 1994, July 1994 to December 1997,
and January 1998 to January 1, 2000.
CITY OF TUSTIN
TECHNICAL MEMORANDUM
HOUSING ELEMENT
NOVEMBER 2002
TABLE HTM-35
SUMMARY TABLE EFFECTIVENESS OF HOUSING ELEMENT
PROGRAMS: 1989-2000
New Construction Rehab/Preservation Housing Assistance
Income Groul~ Goal~ Actual Goal~ Actual GoaP Actual
Very-Low 10 713 1,548
Low 2,194 715 556
Moderate 2,081 1,049 31
Above Moderate 1,409 80 -
Total 5,010 5,694 1040 4,287 201 2,135
~ Although goals were not allocated to specific income group, the City attempted to utilize RHNA
percentages to fulfil RI-INA objectives.
Source: The Cit~ of Tustin, Housin~ Element, 1997; Effectiveness of Housin~ Element Pro~rams, 2000.
REVIEW OF PAST PERFORMANCE
State law establishes a five-year cycle regulating housing element
updates. In compliance with the SCAG cycle, the Tustin Housing
Element was updated in 1989 at which time it was found to be in
compliance with State law, and was updated again in 1994. In 1997,
the City of Tustin initiated a comprehensive General Plan update,
and the Housing Element was again updated to accommodate the
MCAS 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 16, 2001.
Review of Past Housing Element Objectives
The 1989 SCAG Regional Housing Allocation Model indicated a new
construction need in Tustin by 1994 of 2,085 unit~, of which 390 units
were for very low income households, 488 for low income, 484 for
moderate income and 724 upper income.
The following discussion is a brief highlight of the progress,
effectiveness and appropriateness of the past Housing Element
Objectives.
CITY OF TUSTiN
TECHNICAL MF. MORAND UM
HOUSING ELEMENT
NO VEMBER 2 002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989— 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 74 NOVEMBER 2002
Responsible
Effectiveness
1989-1994
1995-1997
1998-2000
Program
Agency
Funding Source
Objective
Adequate Sites
Community
None Necessary
A minimum of 5,000 units
3,920 units
1,771units
1, 474 units
Continue to utilize Planned
Development
in East Tustin within the
Community Districts and Specific
Department, City
1989-94 planning period.
Plans to authorize and encourage
Council
mixed-use developments.
Mobile Homes
Community
None Necessary
Maintain existing mobile
No applications
No applications
No applications
Continue to maintain the City's
Development
homes.
received
received
received
mobile home park zone and process
Department, City
conditional use permit applications
Council
as received for manufactured homes.
Secondary Residential Units
Community
City General
10 units during the 1989-
1
1
1
Continue to provide opportunities
Development
Fund
Jan. 1, 1998 planning
(515 S. Pacific -
(340 W. 2nd St. -
(135 A Street -
for affordable granny flats and sec-
Department, City
period.
2nd unit)
guest home)
2nd unit)
ondary residential dwelling units in
Council
the Single-family Residential District
lots where feasible through existing
zoning Ordinance provisions.
Condominium Conversions
Community
City General
20 low-income units
No applications
14 units
No applications
Continue to require developers
Development
Fund
conserved.
received
(Laguna
received
converting apartments to condo-
Department, City
Gardens)
miniums to process a use -permit,
Council
provide relocation assistance, and/or
to provide incentives and assistance
for purchase of the units by low- and
moderate -income households.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 74 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 —2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 75 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
Replacement Housing
Redevelopment
Redevelopment
No current plan for
0 units removed
0 units removed
56 units
The Redevelopment Agency shall
Agency
Agency Funds
demolition.
removed
replace housing units when the
(replacement
Agency undertakes a project
completed)
pursuant to the requirements of the
California Community
Redevelopment Law.
Tenant Protection
County,
CDBG funds
A minimum of 20 existing
1,700
1,457
634
The protection of tenant rights is
Community
or desired Tustin residents
residents
residents assisted
residents
incorporated within State law and
Development
assisted through 1994.
assisted
assisted
rent control is believed to be best
Department
controlled by the supply and de-
mand of the market place. Continue
its contract for the provision of
counseling and dispute resolution
services by the Fair Housing Agency.
Deed Restrictions
Community
Low Income Tax
Restrictions imposed on
100 units
231 units
207 units
Require appropriate deed restrictions
Development
Credit Mortgage
100 units by 1994.
restricted
restricted
restricted
to ensure continued affordability for
Department,
Bond
low- or moderate -income housing
Redevelopment
constructed or rehabilitated with the
Agency, City
CRA 20% L/M
assistance of any public or
Council
Set Aside
Redevelopment Agency funds as
may be legally required by the use of
such funds.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 75 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 —2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 76 NOVEMBER 2002
Responsible
Effectiveness
1989-1994
1995-1997
1998-2000
Program
Agency
Funding Source
Objective
Enforcement of Building and
Community
City General
300 cases per year; 1,500
117,553
84,423
75,505
Housing Codes
Development
Fund
cases by 1994.
inspections.
inspections
inspections
Continue to enforce building and
Department
Includes total
Placed judgment
Includes total
housing codes including notification
building
lien on
building
of taxing agencies upon failure to
inspections
McFadden
inspections
gain code compliance from the
including
Village
including
property owner.
mechanical,
Apartment
mechanical,
electrical,
(referred to
electrical, and
building
taxing agency)
building
construction.
1,443 code
construction.
violations
identified
between 1989-
1997
Pre -application Conferences
Community
City General
All applicants to City
33 projects
10 projects
11 projects
Continue to utilize procedures for
Development
Fund
benefit from this service.
pre -application conferences and
Department
processing procedures to expedite
permit processing.
Housing Rehabilitation
Community
CDBG and
80 units by 1994.
132 units
67 units assisted
63 units assisted
Allocate available CDBG and Rede-
Development
Redevelopment
assisted with
with RDA funds
with RDA funds
velopment Agency funds to finance
Department,
Agency funds
RDA funds
both public improvements and
Federal
rehabilitation of residential units in
Department of
target areas within the City.
Housing and Urban
Development
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 76 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 -2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 77 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
Fair Housing
Orange County Fair
CDBG funds
Processing of all complaints
911 complaints
2,391 complaints
2,289
In addition to the State Department
Housing Council
received
processed
processed
complaints
of Fair Employment and Housing,
processed
continue the provision of services by
Fair Housing Council of Orange
County to the City of Tustin to assure
equal housing opportunities within
the City. Complaints are referred to
Fair Housing Council of Orange
County.
Shared -Housing
TLC, and Parks &
CDBG funds
5 cases per year or 25 cases
60 cases
30 cases
25 cases
Continue to provide coordination
Recreation and
by 1994.
and support to a home sharing
Community
program funded in part by the
Development
10 cases per year, 75 cases
Feedback Foundation, Inc. as part of
Department
by 2005
TLC (Transportation Lunch and
Counseling) and the Orange County
Housing Authority.
Housing Authority
Orange County
HUD
On an as -needed basis.
No contract was
No contract was
1 developer
Contracts with the Orange County
Housing Authority
processed
processed
contract with
Housing Authority (OCHA) where
OCHA
necessary for the development and
(Tustin Gardens)
operation of federally assisted low -
and moderate -income housing
programs.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 77 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989- 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 78 1 NOVEMBER 2002
Responsible
Effectiveness
1989-1994
1995-1997
1998-2000
Program
Agency
Funding Source
Objective
Permit Processing and Coordination
Community
None necessary
Prioritization of low- and
33 projects fast
10 projects fast-
11 projects fast -
Ensure that processing of permits for
Development
moderate -income projects
tracked
tracked
tracked
low- and moderate -income housing
depends on number of
are fast -tracked with low- and
projects processed.
moderate -income housing permits
being given priority over other
permit applications.
Central Clearinghouse
Processing of
33 projects
10 projects
11 projects
Continue the services of the City's
approximately 100 new
processed
processed
processed
Community Development
cases per year and 500
Department as a central
cases by 1994 is anticipated.
clearinghouse with individuals
assigned the responsibility of
expediting development permits
required from various departments
and agencies.
Rental Assistance
County of Orange
HUD
10 new certificates by 1994;
Encourage the availability of Section
Housing Authority
letters of support to
750 certificate/
778 certificate/
632 certificate/
8 rental assistance certificates and
County.
vouchers issued
vouchers issued
vouchers issued
voucher certificate program assis-
tance funds through the Orange
County Housing Authority. To en-
courage the maintenance of existing
and establishment of new certificates,
support the County's efforts to
obtain continued Federal funding.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 78 1 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 -2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 79 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
State Home -Ownership Assistance
RDA
RDA
50 cases by 1994.
No assistance
No assistance
8 first time
Provide support for the
provided
provided
homebuyers
homeownership Assistance program
assisted by RDA
used for first-time homebuyers in
program, not
Tustin.
State
Tax Increment Financing
Redevelopment
Assistance to 5 projects.
33 units for Very
19 units for Very
18 units for Very
Provide 20% housing set-aside tax
RDA
Set -Aside Fund
Low Income
Low Income
Low Income
increment funds from the South
households
households
households
Central and Town Center Redevel-
26 unit for Low
23 unit for Low
44 unit for Low
opment Projects, where available, to
Income
Income households
Income
assist in providing housing ac -
households
25 unit for
households
commodations for low- and moder-
73 unit for
Moderate
Moderate
households
1 unit for
Moderate
ate -income households.
households
assisted through
households
assisted through
housing
assisted through
housing
rehabilitation
housing
rehabilitation
program
rehabilitation
program
program
Energy Conservation
Community
None necessary
All new units in City in
3,579 new units
1743 new units
1,556 new units
Require all new construction to be
Development
1989-1994 planning period.
required to meet
required to meet
required to meet
subject to State energy conservation
Department
State standards
State standards
state standards
requirements (Title 24) as a condition
for the issuance of a building permit.
Housing for the Disabled
Community
None necessary
25 units by 1994.
18 units were
17 units were
6 units were
Require new multi -family housing
Development
requested to
requested to
requested to
units and apartment conversions to
Department
provide for
provide for
provide for
condominiums to comply with State
accommodation
accommodation
accommodation
specifications for accommodation of
for the disabled
for the disabled
for the disabled
the handicapped.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 79 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 -2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 80 NOVEMBER 2002
Responsible
Effectiveness
1989-1994
1995-1997
1998-2000
Program
Agency
Funding Source
Objective
Affordable Senior Housing Project
Community
None necessary
Maintain 20 dwelling units
112 units
112 units
112 units
To maintain 112 units of affordable
Development
between 1989-1994 and
maintained
maintained
maintained
housing for Seniors located at 17432-
Department
20 affordable units at the
(100 Tustin
(100 Tustin
(100 Tustin
17442 Mitchell Avenue (20 units of
board and care facility in
Gardens + 12
Gardens + 12
Gardens + 12
which 12 are Section 8 units) and
same time period.
Mitchell)
Mitchell)
Mitchell)
Tustin Gardens (100 units).
Senior Board and Care Facility
18 units
18 units
18 units
Maintain a senior citizen board and
maintained
maintained
maintained
care facility in operation at 1262
(Bryan)
(Bryan)
(Bryan)
Bryan Avenue.
Non-profit Shelters for Homeless
Various Non -Profit
Variety of funds
Retain current bed counts.
3 homes for a
3 homes for a
3 homes for a
Women and Children
Organizations
total of 16 beds
total of 16 beds
total of 16 beds
Encourage the continuation of the
maintained
maintained
maintained
Sheepfold homes in Tustin which
provide housing facilities for
battered homeless women and
children. These homes are located in
single-family neighborhoods and
provide a much-needed service for
homeless women and children.
Housing Opportunities for all
Private Developers
None
100 low- and 500 moderate-
174 units in East
174 units in East
174 units in East
Economic Segments
in East Tustin;
income units by 1994.
Tustin
Tustin monitored
Tustin
Monitor the implementation of the
Community
monitored
monitored
affordable housing program adopted
Development
as a part of the East Tustin Specific
Department
Plan.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 80 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989- 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 81 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
.1995-1997
1998-2000
Bonding Programs
City of Tustin
State and
Complete analysis of
0
Process 210
Processed 150
Study recent bonding authority
Municipal Bonds
available programs and
restricted units to
restricted units
legislation and encourage utilization
applicability to Tustin by
low income
to low income
of State or County issue of these
1994.
through the
(Orange
bonds. In keeping with the com-
County bonding
Gardens - total
munity goal of encouraging owner-
program.
150 units)
occupied housing units, place special
(Hampton
emphasis on those bonding
Square - total 350
Processed 49
programs that promote home-
units)
restricted units
ownership, such as SB 1862, AB 3507
to low income
and Section 235 of the Housing and
(Flanders Pointe
Urban Recovery Act of 1983.
- total 82 units)
Consider those programs, where
needed, to provide for rental -
occupied construction.
Land Cost Write -Downs
Redevelopment
Redevelopment
Preparation of a
The Agency
The Agency
The Agency
Utilize 20% housing set-aside funds
Agency
Agency Housing
comprehensive affordable
committed
committed
committed
as subsidies (i.e., land write downs,
Set -Aside Fund
housing strategy that
$229,948 for
$1,103,245
$2,123,131
acquisition and rehabilitation assis-
identifies actual funds to be
various housing
to the Tustin
to the
tance grants and loans, etc.) from the
allocated for subsidy. At
rehabilitation
Grove project
Warmington
South/ Central Redevelopment
minimum, it is expected
and subsidies
(140 units)
project (38 units)
Project to reduce the affordability
that 2.5 million will be
projects.
gap for developing new and reha-
allocated for assistance
bilitating existing owner and rental
through 1994.
units for low- and moderate -income
It is expected that 4.2
households.
million will be allocated for
assistance through 2005.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 81 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989— 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 82 NOVEMBER 2002
Responsible
Effectiveness
1989-1994
1995-1997
1998-2000
Program
Agency
Funding Source
Objective
CDBG Funds for Rehabilitation
City of Tustin
CDBG
Receipt of up to $425,000 in
No CDBG funds
No CDBG funds
No CDBG funds
Continue to make applications for
HUD
Grant funds by 1994.
were utilized.
were utilized.
were utilized.
CDBG Funds for the rehabilitation of
$126,710 of
$ 616,233 of RDA
$ 35,468 of RDA
single-family and multi -family units:
RDA funds
funds were
funds were
Promote the availability of these
were
programmed for
programmed for
funds for rehabilitation by news-
programmed for
residential
residential
paper articles, announcements in
residential
rehabilitation
rehabilitation
Tustin Today (a City publication that
rehabilitation
is mailed to all households)
Economic Integration within Sphere
County of Orange
None
Continue to request notices.
24 notices
12 notices
10 notices
of Influence
requested
requested
requested
Request that the Orange County
Planning Commission and the En-
vironmental Management Agency
notice the City of Tustin of any pro-
posed development activities within
Tustin's sphere of influence
Senior Citizen Housing
City of Tustin,
None necessary
25 units in the 1989-94
3 sites identified
3 sites identified
A site on
Continue to identify sites that are
Redevelopment
planning period.
Sycamore
suitable for senior citizens housing
Agency
Avenue was
projects. These sites will be promoted
identified for a
for private development and
60 unit senior
applications will be made for any
housing project
available subsidy funds.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 82 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989— 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 83 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
Substandard Housing
City of Tustin,
City General
Correct all units identified
835 corrections
608 corrections
479 corrections
Continue to identify substandard
Redevelopment
Fund, Re-
completed
completed
completed
housing units and those that are
Agency,
development
otherwise identified as being a threat
Community
Agency Funds
to the health and safety of the
Development
occupants. Take actions pursuant to
the law to demolish, rebuild or
correct the code violations.
Solar Energy and Conservation
City of Tustin
None necessary
All new units in City are
3,579 units
1,743 units
1,556 units
Require that Environmental Impact
subject to Title 25
required to
required to
required to
Reports and subdivision plans
implement Title
implement Title
implement Title
address energy conservation meas-
24 requirements
24 requirements
24 requirements
ures and solar access. Include, as
necessary, mitigating measures to
ensure that developers implement
the requirements of Title 24.
Recycling Single -Family Uses in R-3
City of Tustin
None necessary
5 new units per year or 25
No additional
No additional
1 additional unit
Zones Into Multiple -Family Units
units during 5 year period
units were
units were
at 135 A Street
Continue to encourage developers to
constructed
constructed
constructed
consolidate individual lots into larger
cohesive developments. Density
bonuses may be considered as an
incentive to consolidate lots.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 83 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989- 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 84 NOVEMBER 2002
Responsible
Effectiveness
1989-1994
1995-1997
1998-2000
Program
Agency
Funding Source
Objective
Basic Housing
City of Tustin
None necessary
Support flexibility in
City
City encouraged;
City encouraged;
To reduce initial housing costs,
housing design
encouraged; no
no data to
no data to
continue to encourage the con-
data to measure
measure
measure
struction of housing units that in-
effectiveness
effectiveness
effectiveness
corporate design features providing
the opportunity to expand habitable
area as family needs change.
Ongoing Review of Housing
City of Tustin,
None necessary
Annual Reports
Reviews
Reviews
Reviews
Element Programs -
Community
accomplished
accomplished
accomplished
From the date of adoption of the
Development
Housing element, prepare an annual
Department
report to the Planning Commission
assessing previous years accom-
plishments toward meeting Housing
Element objectives. Submit the
Annual Report to the State HCD.
Consolidated Plan (CHAS)
County of Orange,
Variety of State,
Preparation of a CHAS by
Prepared CHAS
Prepared
Prepared
The City of Tustin shall prepare a
Community
Federal and local
Federal Fiscal Year 1993-94
in 1994
Consolidated
Consolidated
Consolidated Plan of its own which
Development
funding
Plan for
Plan for
provides a comprehensive
Department
FY 1995-00
FY 2000-05.
assessment of housing needs, a
housing development plan incor-
porating Federal, State and local
public and private resources, and a
one year implementation plan.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 84 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989— 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 85 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
Temporary Housing for Homeless
County of
General Fund,
Support where needed;
CHAS
Consolidated
Prepared FY
The City will also support county-
Orange/ City of
CDBG, HUD
complete study of
completed
Plan completed
2000-05
wide efforts to assist approved
Tustin, RDA
additional program options
(Continuum of
(Continuum of
Consolidated
homeless providers as part of the
by 1994
Care plan
Care Plan
Plan.
MCAS Tustin Reuse process in
included in
included in
Applied and
implementing their approved
CHAS)
Consolidated
received
programs through technical support
Plan
$1,000,000 for
in identifying funding resources that
OC Rescue
might be available. In addition,
Mission and
explore additional program options
0 for
to assist in the provision and funding
transitional
for transitional housing and single
housing to be
room occupancy housing, Implement
owned by the
as a trial program, a homeless
City at the
prevention emergency loan program
MCAS -Tustin.
(i.e., for first and last month's rent of
Loan program
security deposit).
abandoned for
lack of interest.
Cultural Resources District
City of Tustin,
CDBG, City
5 landmarks designated
No landmark
No landmark
No landmark
There are a large number of struc-
Community
General Fund,
and 25 units rehabilitated
designated
designated
designated
tures in the City that were con-
Development
State grants,
by 1994.
structed before and after the turn of
Department
County Mills Act
29 units
20 units
9 units
the century following the Columbus
rehabilitated
rehabilitated
rehabilitated
Tustin Subdivision in 1887. Continue
to utilize the City's Cultural
Resources Overlay District to safe-
guard the heritage of the City by
preserving neighborhoods and
structures that reflect the City's
heritage and past. Through the
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 85 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 —2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 86 NOVEMBER 2002
Responsible
Effectiveness
1989-1994
1995-1997
1998-2000
Program
Agency
Funding Source
Objective
District, promote the public and
private enjoyment, use and preser-
vation of culturally significant
neighborhoods and structures.
Continue to require that any altera-
tion of a designated resource or
construction improvements in the
District conform to the requirements
of the Cultural Resources Overlay
District.
Housing Referral Program
City of Tustin
City General
Continue Service
10,500 social
5,250 social
4,375 social
Continue to provide housing referral
Funds, CDBG
services
services referrals;
services
services to families in need of
Funds
referrals;
30 shared
referrals;
housing assistance and information.
60 shared
housing referrals
25 shared
This program consists of three City
housing
housing referrals
departments disseminating infor-
referrals
mation to the public at all times.
The Police Department refers
homeless people to different agen-
cies, which provide shelters and food
for various segments of the
population.
The Parks and Recreation Depart-
ment provides housing information
and social service information to the
senior citizen population.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 86 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989— 2000
Program
Responsible
Agency
Funding Source Objective
Effectiveness
1989-1994
1995-1997 1998-2000
The Community Development De-
partment provides housing and
See previous page for
social service information to all
effectiveness description.
segments of the population. This
Department also serves as a
clearinghouse for the Community
Development Block Grant Program
and represents the City at Housing
Authority and OCHA Advisory
Committee Meetings.
The three city departments make
these documents available to the
public:
• Directory of Senior Citizen's
Services prepared by the Area
Agency on Aging Senior Citizen's
Office
• Social Service Assistance Booklet
prepared by Connection
Plus/County of Orange
• Orange County Housing Direc-
tory prepared by OCHA and the
OCHA Advisory Committee.
• Business License Pamphlet
• Code Enforcement Pamphlet
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 87 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 —2000
Program
Responsible
Agency
Funding Source Objective
Effectiveness
1989-1994
1995-1997
1998-2000
Zoning Studies
City of Tustin
City General Complete studies by 1994
Designated Old
Worked on
Density Bonus
In order to facilitate the new con-
Fund, as staffing permits
Town in
updating Zoning
Ordinance
struction goals of the 1989-1994
Redevelopment
General Plan for
Code
adopted in 1999
Regional Housing Needs Assess-
Agency funds Revise Zoning Code to
mixed zoning;
ment, initiate studies to consider new
encourage and promote
density bonus
programs to encourage and promote
affordable housing by 2005
ordinance
affordable housing. These studies
drafted
include: (1) Potential for creating
mixed-use zones in the City; (2)
Incorporate mandatory inclusionary
policies in the zoning provisions
(either on or off-site) for housing
units developed or rehabilitated by
the Redevelopment Agency or by
other public or private entities (since
30% of units developed by an
Agency must be affordable and 15%
of units developed or rehabilitated
by other public or private entities);
and (3) Consider relaxation of certain
development standards and
incentives that could be provided for
projects which include affordable
housing units.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 88 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989— 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 89 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
Private Streets
City of Tustin
None necessary
Creation of private streets,
176 private
55 private streets
69 private streets
The City of Tustin has adopted stan-
wherever feasible
streets created
created
created
dards for private streets in new
residential developments. To reduce
construction costs, developers may
be permitted to install private rather
than public streets, wherever
feasible.
Preservation of Assisted Housing
City of Tustin,
CDBG,
Preserve 160 units by 1994
Preserved all at
Preserved
Monitored
Tustin has one low-income housing
Community
Redevelopment
and an additional 100 units
risk units
150 at risk units
Tustin Gardens
project (Tustin Gardens) with a total
Development
Housing Set
through 1999
at Orange
and preserved
of 100 units at risk of conversion to
Department,
Aside Funds,
Gardens
all at -risk units
market rate prior to July 2001. If
Redevelopment
State and
Preserve 100 units through
(10 units lost due
project owners choose to convert the
Agency
Federal Funds
2005 (Tustin Gardens)
to freeway
projects to market rate housing,
Low Income Tax
widening)
coordinate the provision of financial
Credit Mortgage
and administrative resources to
Financing Bond
preserve these units as affordable
housing. The following four specific
actions will be taken to protect (or
replace) at risk units: a) Monitor
units at risk; b) Provide tenant
education; c) Work with nonprofits;
and d) Earmark funds. The following
is a more thorough discussion of
each action.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 89 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989- 2000
Program
Responsible
Agency
Funding Source
Objective
Effectiveness
1989-1994
1995-1997
1998-2000
a) Monitor Units at Risk: Maintain
See previous page for
contact with owners of at risk units
effectiveness description.
as potential conversion dates ap-
proach to determine whether Section
8 contracts have been renewed or are
planned to be renewed. Discuss with
the owner of the "at risk" projects the
City's desire to preserve the units as
affordable.
b) Tenant Education. Work with
tenants of at risk units in danger of
converting. Provide tenants with
information regarding potential
tenant purchase of buildings in-
cluding written information and any
related workshops. Act as a liaison
between tenants and nonprofits
potentially involved in constructing
or acquiring replacement housing. If
existing staff is not able to provide
adequate staffing for this program,
provide outside consultants to sup-
port the program.
c) Work with Nonprofits. Work with
nonprofit housing providers to ex-
plore and if appropriate, facilitate
acquisition or replacement of at risk
units.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 90 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989 -2000
CITY OF TUSTIlV HOUSING ELEMENT
TECHNICAL MEMORANDUM 91 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
d) Reserve Fund. Earmark devel-
opment housing set-aside funds to
assist priority purchasers with the
down -payment and closing costs
associated with purchasing projects
at risk. Continue to monitor other
potential funding sources, such as
State grants and HUD LII-iPRHA
funds.
Building Codes
City of Tustin,
None necessary
Amendments justified to
'85, '88, '91
'91 &'94
'97 Plumbing,
The State of California has deter-
Community
State Uniform Building
Plumbing,
Plumbing,
Mechanical &
mined that the overriding value is
Development
Code
Mechanical, &
Mechanical, and
Building Code
the protection of the health and
Department
Building Code
Building Code
1996 Electrical
safety or residential occupants.
14,'87, '90
'93 &'96
Codes adopted
Continue to adopt the Uniform
Electrical Codes
Electrical Codes
Building Code pursuant to the state
adopted
adopted
directives and where local amend-
ments are proposed to reflect local
climatic, geologic or topographic
conditions, and minimize, wherever
possible, impacts on provision of
housing.
Site Improvements
City of Tustin
Developer
Difficult to verify
Created a public
Refinanced
Converted
The requirement for the developer to
funded
works
existing public
portions of
construct site improvements often
assessment
works
public works
results in passing these costs on the
districts in East
assessment
assessment
housing consumer. These costs are
Tustin.
district to take
district bonds to
CITY OF TUSTIlV HOUSING ELEMENT
TECHNICAL MEMORANDUM 91 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
3989 —2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 92 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
reflected in the cost of housing that
advantage of
fixed rate to
eliminates an even greater
lower interest
lower costs.
proportion of the population from
rates.
financially qualifying for the
purchase of housing. The financing
of public improvements by a special
assessment district on a per parcel
benefit basis may enable a greater
proportion of the market to qualify
for housing. Assessment district
financing has been implemented in
the East Tustin area and is being
used to pay for public improve-
ments. In creating any new as-
sessment districts, an evaluation
should be completed of the devel-
evel-opers
oper'sactivity to advance pay off
bonds at the close of escrow.
Fees, Exactions and Permit
City of Tustin
City General
Respond to all request
Fees waived for
Fees waived for 5
Fees waived for
Procedures
Fund, Housing
received
20 projects
projects
1 project
Consider waiving or modifying vari-
Set Aside
ous fees or exactions normally
required where such waiver will
reduce the affordability gap associ-
ated with providing housing of the
elderly and for low-income
households.
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 92 NOVEMBER 2002
TABLE HTM-36
EFFECTIVENESS OF HOUSING ELEMENT PROGRAMS
1989- 2000
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 93 NOVEMBER 2002
Responsible
Effectiveness
Program
Agency
Funding Source
Objective
1989-1994
1995-1997
1998-2000
Environmental Constraints
City of Tustin
Developer
2 major program EIRs by
33 Negative
10 Negative
11 Negative
Continue to alleviate the necessity of
Funded
1994
Declarations
Declarations
Declarations
delays in processing, and mitigating
adopted
adopted
adopted;
requirements incorporated into the
prepared a draft
development plans by requiring
and final
program environmental impact
Program Joint
reports (EIR) on all major
EIS/EIR for
development projects. A program
MCAS -Tustin
EIR was developed for the East
project
Tustin Specific Plan.
Density Bonus Program
City of Tustin
General Fund
Adopt Policy with 90 days
No application
No application
Density Bonus
Applicants under State law may file
of an application
received
received
Ordinance
for density bonuses when projects
adopted
incorporate 20%units for low income
11/1/99; one
persons; 10% of units for very low-
application
income units; or 50% of units for
received
senior citizens
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 93 NOVEMBER 2002
TABLE HTM 37
PROGRESS TOWARDS OBJECTIVES 1989- 2000
CITY OF TUSTIN
Unit T,
NEW CONSTRUCTION
Adequate Sites 5,000 5,546 2,187 2,074 1,285
Granny Fiats 10 3 2 1
New Owner Housing
Replacement Housing 145 3 8 6 7 124
Subtotal 5,010 5,694 10 2,194 2,081 1,409
REHABILITATION
Housing for the Disabled (retrofit) 25 41 21 20
Code Violations 4 1,443 288 188 967
Rental Rehabilitation Loans/Grants 80 5 346 210 96 40
Multi-Family Acquisition/Rehab/ 20 64 2 4 5 5 50
Conversion
Housing Rehabilitation (Single Family) 80 5 42 14 19 9
Subtotal 100 3,766 537 328 1,021 50
PRESERVATION
East Tustin Affordable Housing 100L 174 52 123
Program 500M
Orange Gardens 160 150 16 134 ...
Affordable Senior Housing 20 112 112
Senior Board & Care 20 18 18
Cultural Resources 25 58 28 30
Tustin Gardens 100 100
Subtotal 925 513 168 387 28 30
FINANCIAL ASSISTANCE
Iet Time Homebuyer Down Payment 50 8 2 6
Assistance Loans
Mortgage Credit Certificates 48 14 24 10
Section 8 Rental Voucher Assistance 10 1,410 1,410
Shared Housing Referrals 25 115 115
Deed Restrictions 100 538 108 415 15
Homeless Housing Partnership Program
Emergency Shelter 16 16 16
Subtotal 201 2,135 1,548 556 31
OTHER
Lot Consolidation 25 0 N/A N/A N/A N/A
Flexibility in Housing Design 3,641 N/A N/A N/A N/A
Tenant Protection 20 3,791 N/A N/A N/A N/A
CITY OF TUSTIN
TECHNICAL MEMORANDUM
94
HOUSING ELEMENT
NOVEMBER 2002
TABLE HTM 37
PROGRESS TOWARDS OBJECTIVES 1989- 2000
CITY OF TUSTIN
Quantified
Unit T~'l~e/Descril~tion Obiectives Accoml~lishments ! Ver~ Low Low Moderate ul~l~er
Permit Processing · 500 54 N/A N/A N/A N/A
Energy Conservation 6,878 N/A N/A N/A N/A
Annual Reports 5 2 N/A N/A N/A N/A
Fee Waivers All Requests 26 N/A N/A N/A N/A
Subtotal N/A N/A
Total 6,236 14,108 2,263 3,465 3,161 1,489
RHNA (1989) 2,085 390 488 484 724
Number of Units.
2
Laguna Gardens.
3
Shea Homes (Tustin Groves).
4
Represents code inspections; I judgement lien.
5
A goal of 80 units was established for all rehabilitation and activities, inclusive of single family and multi-family rehabilitation.
Therefore, the 80 units is only reflected m the quantified objective total one time.
Sources: (1) Effectiveness of Housing Programs 1989 - 2000, City of Tustin; (2) Five Year Implementation Plan for the Town Center
and South Central Redevelo?ment Proiect Areas for Fiscal Years 2000 - 2001 to 2004 - 2005
CITY OF TUSTiN
TECHNICAL MEMORANDUM
95
HOUSZNG ELEMENT
NOVEMBER 2002
APPENDIX A
AFFORDABILITY GAP ANALYSIS
CITY OF TUSTIN
TECHNICAL ME, MOP, AND UM
96
HOUSING ELEMENT
NOVEMBER 2002
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CITY OF TUSTIN
TECHNICAL MEMORANDUM
97
HOUSilVG ELEMENT
NOVEMBER 2002
SUMMARY OF PER UNIT OWNERSHIP AFFORDABILITY GAPS
CITY OF TUSTIN
1999
1 The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development prototype economically
feasible to developers. The gap assumes that homeowners obtain permanent mortgages from private lenders at market rates.
Prototype projects are as follows: New construction attached ownership project of 100 units; new construction single family detached ownership "small lot" project of 45 units;
acquisition/ rehabilitation four-plex conversion to ownership of 100 units.
Source: Tustin Community Redevelopment Agency Comprehensive Affordable Housing Strategy 2000-10
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 98 NOVEMBER 2002
Level I
Level II
Level III
Level IV
Income Level Definition:
50% of Median Income
50% to 80% of Median Income
80% to 100% of Median Income
120% of Median Income
Affordable Housing Cost
30% of 50% of Median Income,
30% of 70% of Median Income,
35% of 100% of Median Income,
35% of 110% of Median
Definition:
Adjusted for Family size
Adjusted for Family Size
Adjusted for Family Size
Income, Adjusted for
Family Size
Affordability Ga 1
Per Unit
Per Unit
Per Unit
Per Unit
New Construction
$202,196
$157,294
$57,864
$57,864
attached
New Construction (small
$324,536
$275,376
$168,652
$168,652
lot/ detached
Acquisition/
$152,351
$110,296
$75,675
$75,675
Rehabilitation
1 The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development prototype economically
feasible to developers. The gap assumes that homeowners obtain permanent mortgages from private lenders at market rates.
Prototype projects are as follows: New construction attached ownership project of 100 units; new construction single family detached ownership "small lot" project of 45 units;
acquisition/ rehabilitation four-plex conversion to ownership of 100 units.
Source: Tustin Community Redevelopment Agency Comprehensive Affordable Housing Strategy 2000-10
CITY OF TUSTIN HOUSING ELEMENT
TECHNICAL MEMORANDUM 98 NOVEMBER 2002
SUMMARY OF PER UNIT RENTAL AFFORDABILITY GAPS
CITY OF TUSTIN
1999
1 The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development
prototype economically feasible to developers. To identify the gap amounts for levels I, and II an assumption is made that developers obtain permanent
mortgages from private lenders at market rates and investors equity from the syndication of both federal and state low income housing tax credits. To identify the
gap amounts for Level III, an assumption is made that developers obtain permanent mortgages from private lenders at market rates.
Prototypes are as follows: new construction of a 60 unit senior housing project; large project acquisition and rehabilitation of 80 units; and,
acquisition/rehabilitation fourplex of 100 units.
Source: Tustin Community Redevelopment Agency Comprehensive Affordable Housing Strategy 2000-10.
CITY OF TUSTIN HOUSIlVG ELEMENT
TECHNICAL MEMORANDUM 99 NOVEMBER 2002
Level II
Level I
Between 50% to 80% of Median
Level III
Income Level Definition:
Below 50% of Median Income
Income
Above 80% of Median Income
Affordable Housing Cost
30% of 48% of Median Income,
30% of 60% of Median Income,
35% of 110% of Median Income,
Definition:
Adjusted for Family size
Adjusted for Family Size
Adjusted for Family Size
Affordability Ga 1
Per Unit Gap
Per Unit Gap
Per Unit Ga
New Construction (senior)
$23,583
$45,993
$10,217
Acquisition/ rehabilitation
Large project moderate
$30,388
$21,621
$0
rehabilitation
Acquisition/
$69,980
$89,783
$47,143
Rehabilitation Four lex
1 The affordability gaps shown on this chart are the subsidy amounts the Redevelopment Agency would have to provide in order to render the development
prototype economically feasible to developers. To identify the gap amounts for levels I, and II an assumption is made that developers obtain permanent
mortgages from private lenders at market rates and investors equity from the syndication of both federal and state low income housing tax credits. To identify the
gap amounts for Level III, an assumption is made that developers obtain permanent mortgages from private lenders at market rates.
Prototypes are as follows: new construction of a 60 unit senior housing project; large project acquisition and rehabilitation of 80 units; and,
acquisition/rehabilitation fourplex of 100 units.
Source: Tustin Community Redevelopment Agency Comprehensive Affordable Housing Strategy 2000-10.
CITY OF TUSTIN HOUSIlVG ELEMENT
TECHNICAL MEMORANDUM 99 NOVEMBER 2002
APPENDIX B
REFERENCES
C1TY OF TUSTIN
TECHNICAL MEMORANDUM
100
'HOUSING ELEMENT
NO l/EMBER 2002
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CITY OF TUSTIN
TECHNICAL MEMORANDUM
101
HOUSffiG ELEMENT
NOVEMBER 2002
REFERENCES
A. Documents
1. City of Tustin Comprehensive Housing Affordability Strategy, February
2000.
2. 1990 Census Report. U.S. Department of Commerce, Bureau of the Census.
3. California State Department of Finance, 1990, 1999.
,
Demographic Profile and Survey of Homeless Persons Seeking Services in
Orange County. The Research Committee of the Orange Co .unty Homeless
Issues Task Force, 1999.
5. Southern California Association of Governments, Regional Housing Needs
Assessment, 1999.
6. City of Tustin, Zoning Code.
7. City of Tustin, General Plan, as amended January 16, 2001.
8. Williams-Kuebelbeck & Associates, Old Town Market Analysis, October 16,
1991.
.
Second Five-Year Implementation Plan for The Town Center and South
Central Redevelopment Project Areas (FY 2000-01 to 2004-2005), Tustin
Community Redevelopment Agency, January 2000.
9. Comprehensive Housing Affordability Strategy for Fiscal Years 2000-2001 to
2009-2010, Tustin Community Redevelopment Agency, February, 2000.
10.
Final Environmental Impact Statement/Environmental Impact Report
(EIS/EIR) for the Disposal and Reuse of MCAS-Tusfin (Program EIS/EIR for
MCAS-Tustin), January 16, 2001.
11. City Council Staff Report, January 16, 2001.
12.
13.
Response to Comments, Final Volume 2 and 3 of Final Environmental
Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal
and Reuse of MCAS-Tustin.
Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan, October
1996 and September 1998 Amendments.
CITY OF TUSTZN
TECHNICAL MEMORANDUM
102
HOUSING ELEMENT
NOVEMBER 2002
14. Masterplan Marine Corps Air Station Tustin, DON 1989.
15. State of California, Department of HCD, Web-site.
B. Persons and Organizations
Mary Ann Barajas, Manager
Christian Temporary Shelter, Tustin
(714) 771-2969
.
Barbara Bishop, Receptionist
Aldergates
(714) 544-3653
o
Kathy Novak
The Sheepfold Shelter, Tustin
(714) 669-9569
4. Susan Oakson, Executive Director
Orange County Homeless Issues Task Force
,
Christine A. Shingleton, Assistant City Manager
Tustin Community Redevelopment Agency
(714) 573-3107
.
Elizabeth A. Binsack, Community Development Director
Community Development Department, Tustin
(714) 573-3031
o
Lois E. leffrey
701 S. Parker St., Suite 8000
Orange, CA 928684760
(714) 558-7000
o
Jim Draughon, Redevelopment Program Manager
Tustin Community Redevelopment Agency
(714) 573-3121
.
Justina Willkom, Associate Planner
Community Development Department, Tustin
(714) 573-3174
CITY OF TUSTfN
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10. Grace Schuth, Receptionist
Tustin Presbyterian Church
(714) 544-7070
11. Officer G. Vallevienie
Tustin Police Department
(714) 573-3200
12. Jean Williams, Receptionist
St. Cecilia's Church
(714) 544-3131
CITY OF TUSTIN
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APPENDIX C
MAJOR EMPLOYERS IN TUSTIN
CITY OF TUSTIN
TECHNICAL ME, MORAND UM
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LIST OF MAJOR EMPLOYERS IN TUSTIN, CA
Company/Address/Telephone
Steelcase Inc - (714) 259-8000
1123 Warner Avenue - Tustin 92780
Ricoh Electronics, Inc. (714) 259-1220
1100 Valencia Avenue - Tustin, 92780
Sun Health Care Group - (714) 5~4-4~3
2742 Dow Avenue - Tustin 92780
Texas Instruments - (714) 573-6000
14351 Myford Road - Tustin 92780
Silicon Systems - (714) 731-7110
14351 Myford Road - Tustin 92780
MacPherson Enterprises - (714) 832-3300
2 Auto Center Drive - Tustin 92782
No. Emp.
1,100
1,038
985
560
55O
540
Product/Service
Office Furniture
Manufacturer
Healthcare
Semiconductors
Integrated Circuits
Auto Dealerships
Pargain Technology - (714) 832-9922 500 Telecommunications
14402 Franklin Avenue - Tustin 92780
Cherokee International - (714) 598-2000 330 Power Supplies
2841 Dow - Tustin 92780
300
Toshiba America Medical Systems - (714) 730-5000
2441 Michelle - Tustin 92780
Crazy Shirts - (714) 832-5883 245
2911 Dow Avenue - Tustin 92780
Printrak International - (714) 238-2000 204
1250 N. Tustin - Tustin 92780
Revere Transducers - (714) 731-1234 200
14192 Franklin Avenue - Tustin 92780
200
2OO
Distributor, Medical
Equipment
Apparel
Tustin Hospital - (714) 669-5883
14662 Newport Boulevard - Tustin 92780
Pacific Bell Mobile Services - (714) 734-7300
2521 Michelle Drive 2na Floor - Tustin 92780
Fireman's Fund Insurance - (714) 669-0911
17542 17~h Street - Tustin 92780
Safeguard Business Systems - (714) 730-8112
14661 Franklin - Tustin 92780
Dynachem electronic Materials - (714) 730-4200
2631 Michelle Drive - Tustin 92780
Vitalcom Inc.- (714) 546-0147
15222 Del Arno Avenue - Tustin 92780
Smartflex Systems Inc. - (714) 838-8737
14312 Franklin Avenue - Tustin 92780
Duncan electronics - (714) 258-7500
15771 Red Hill - Tustin 92780
Fingerprinting
Systems
Manufacturer
Hospital
Telecommunications
190 Insurance
175 Accounting Services
135 Chemicals
130
Quality Systems - (714) 731-7171
17822 E. 17th Street, Suite 210 - Tustin 92780
127
125
113
Medical computer
Networks
Electronic
Assembhes
Sensors
Manufacturing
Medical/Dental
Computer S),stems
Information provided by the Tustin Chamber of Commerce, 1999.
399 E1 Camino Real - Tustin, CA 92780 - (714) 544-5341
CITY OF TUSTIN
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