HomeMy WebLinkAbout14 2002 ANN'L PROGRESS 12-16-02AGENDA REPORT
NO. 14
12-16-02
MEETING DATE:
TO:
DECEMBER 16, 2002
WILLIAM HUSTON, CITY MANAGER
I
Inter-Com
FROM:
COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT:
2002 GENERAL PLAN ANNUAL PROGRESS REPORT
SUMMARY
The California Government Code requires that the Planning Commission provide a
progress report to the City Council on the status of the City's General Plan and the
progress in its implementation, including the progress in meeting our share of regional
housing needs and efforts to remove governmental constraints to housing development,
maintenance, and improvement. If the Council approves the 2002 General Plan Annual
Progress Report, staff will forward the report to the State Department of Housing and
Community Development in fulfillment of the State's requirement.
RECOMMENDATION
That the City Council adopt Resolution No. 02-82 authorizing the Community
Development Department to forward this progress report to the State Department of
Housing and Community Development.
FISCAL IMPACT
There is no fiscal impact associated with the General Plan Annual Progress Report.
BACKGROUND
California State Law requires each City to adopt a comprehensive, long-term general
plan for its physical development and any land outside its boundaries which bears a
relationship to its planning activities. In essence, a city's general plan serves as the
blueprint for future growth and development. As a blueprint for the future, the plan
contains policies and programs designed to provide decision makers with a solid basis
for land use related decisions.
Tustin adopted its first General Plan in 1966. The Plan was prepared as a joint effort
between the City of Tustin Planning Department and the County of Orange Advance
Planning Division. Major changes to State law led to preparation and revisions to
Tustin's General Plan during the 1970s and 1980s. During this period of time, General
Plan elements were developed and/or amended incrementally. Tustin's current General
Plan was comprehensively amended and adopted in January 2001. The General Plan
is comprised of seven (7) State required elements: Land Use, Housing,
Conservation/Open Space/Recreation, Noise, Circulation, Public Safety and a locally
2002 General Plan Progress Report
December 16, 2002
Page 2
mandated element, Growth Management. The Housing Element was recently updated
in accordance with the State Department Housing and Community Development
recommendations.
Government Code Section 65400 (b) requires that the City's planning agency (the
Planning Commission): 1) provide an annual report to the City Council on the status of
the General Plan and progress in its implementation; 2) progress in meeting its share of
regional housing needs, and 3) progress in its efforts to remove governmental
constraints to the maintenance, improvement, and development of housing.
The annual report is required to be provided to the City Council. Following the City
Council's action, the annual report will be forwarded to the State Department of Housing
and Community Development.
PROGRESS REPORT
The City's Annual Report (Exhibit A) has individual sections organized by element.
Each section includes a brief description of the scope of the element and a discussion
of program accomplishments relevant to each goal. The program accomplishments
include ordinances, programs, guidelines, specific plans, general plan amendments,
and discretionary actions. Often these program accomplishments meet several goals
that are interrelated to various elements of the General Plan. As such, to avoid
redundancy, the implementation programs are described under the primary goal they
implement and are listed by name only under secondary goals.
REGIONAL HOUSING NEEDS
The City's current Housing Element was approved in 1994. Table 1 identifies the City
of Tustin's share of regional housing need from January 1, 1998, through June 30,
2005.
Table 1
City of Tustin Regional Housing Need
1998-2005
Income Level
Number of Units Percentage
Very Low (<50%of MFI)
Low Income (50-80 % of MFI)
Moderate Income (80-120% of MFI)
Upper Income (>120% of MFI)
MFI: Median Family Income
Source: SCAG Regional Housing Need Assessment
694
489
778
1,337
3,298
21.1%
14.8%
23.6%
4O.5%
100.0%
2002 General Plan Progress Report
December 16, 2002
Page 3
Table 2 consists of a list of new dwelling units that have received occupancy approval
since January 1, 1998, through June 30, 2002. To determine the income level of each
unit, the State Department of Housing and Community Development developed criteria
for the City to follow. These criteria are based on occupant annual income, rent
payment, purchase price, or density level.
In addition, a list of implementation programs are included in the Annual Report
(Exhibit A) which outlines programs, ordinances, and development proposals that the
City undertook in meeting its fair share of regional housing needs.
Table 2
City of Tustin
Housing Unit Constructed Between
January 1, 1998 through June 30, 2002
Income Level
Number of Units Percentage
Very Low 0 0%
Low Income 0 0 %
Moderate Income 884 58%
Upper Income 630 42%
1,514 100%
MFI: Median Family Income
Source: City of Tustin
Local Efforts to Remove Governmental Constraints to the Maintenance, Improvement,
and Development of Housing
The City has taken the following steps to remove governmental constraints that hinder
the development of affordable housing:
1. Continued implementation of the City's General Plan;
2. Continued processing of Specific Plans to include affordable housing
components through Development Agreements;
.
Continued to grant density bonuses by providing developer incentives for the
production of affordable housing as provided by State Law and City Ordinance
No. 1222.
2002 General Plan Progress Report
December 16, 2002
Page 4
4. Complied with the affordable housing provisions under Community
Redevelopment Law;
5. Allocated Community Development Block Grant (CDBG) funds for
improvements within the Iow- to moderate-income neighborhoods to encourage
rehabilitation and revitalization; and
6. Provided various grants, loans, and down-payment assistance to assist the Iow-
to moderate-income households in purchasing and rehabilitating their homes.
As evidenced by the Annual Report, the City has implemented numerous ordinances,
programs, guidelines, specific plans, general plan amendments, and discretionary
actions in accordance with its General Plan goals.
Many of these implementation tools satisfy goals within several General Plan
elements, demonstrating the interrelationship among the elements and the
comprehensive approach the City has taken in implementing the General Plan.
The City will continue its efforts in carrying out all the identified goals and policies of the
General Plan. This Annual Report enables the City to assess the effectiveness of its
General Plan and provides guidance to the City in focusing on its future goals and
policies.
J~lina Willkom
Associate Planner
Elizabeth A. Binsack
Director of Community Development
Attachment: 1. Resolution No. 02-82
2. Exhibit A: 2002 Status of General Plan and Implementation Progress
S:\Cdd\CCREPORT~General Plan Progress Report 2002.doc
ATTACHMENT 1
Resolution No. 02-82
RESOLUTION NO. 02-82
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUSTIN, CALIFORNIA, APPROVING THE
CITY OF TUSTIN 2002 GENERAL PLAN ANNUAL
PROGRESS REPORTS.
The City Council does hereby resolve as follows:
I. The City Council finds and determines as follows:
A. That Government Code Section 65400(b) requires the Planning Agency (the
Planning Commission) to provide an annual report to the City Council on the
status of the General Plan and progress in its implementation, including the
progress in meeting its share of the regional housing needs;
B. That the City has implemented numerous ordinances, programs, guidelines,
specific plans, general plan amendments, and discretionary actions in
accordance with the General Plan;
C. That the City has taken steps in removing governmental constraints that
hinder the development of affordable housing;
D. That the City's efforts in implementing the General Plan are summarized in
the report entitled "2002 Status of General Plan and Implementation
Progress" attached hereto as Exhibit "A";
E. That on August 26, 2002, the Planning Commission considered the efforts
undertaken by the City of Tustin to implement the General Plan and
recommended that the City Council approve the 2002 General Plan Annual
Progress Report; and
F. That the City Council hereby directs staff to transmit the City of Tustin 2002
General Plan Annual Progress Report to the State Department of Housing
and Community Development.
II. The City Council hereby adopts the 2002 General Plan Annual Progress Report on
the status of the City of Tustin General Plan attached hereto as Exhibit "A."
PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 16th
day of December, 2002.
PAMELA STOKER
City Clerk
JEFFERY M. THOMAS
Mayor
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
SS
CERTIFICATION FOR RESOLUTION NO. 02-82
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 (5); that the above and foregoing Resolution No. 02-82 was duly
and regularly introduced, passed, and adopted at a regular meeting of the Tustin City
Council, held on the 16th day of December, 2002.
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER
City Clerk
ATTACHMENT 2
Exhibit A: 2002 Status of General Plan and Implementation Progress
EXHIBIT A
2002 Status of General Plan and Implementation Progress
LAND USE ELEMENT
The Land Use Element identifies the present and planned land use activity; the general
distribution and location of residential and non-residential land uses; and density and
building intensity. The Land Use Element constitutes official City policy for the location
of various land uses and provides guidance to ensure orderly growth and development.
The following is a listing of Land Use Element goals and implementation measures:
GOAL 1:
Provide for a well balanced land use pattern that accommodates existing
and future needs for housing, commercial and industrial land, open space
and community facilities and services, while maintaining a healthy,
diversified economy adequate to provide future City services.
C-2 Office Use Criteria: The City amended the C-2 Office use criteria to
clarify where offices are permitted and conditionally permitted, establish
required findings and parking requirements for conditionally permitted
office uses, and clarify where offices are encouraged in the Cultural
Resources Overlay District. The office regulations would apply to
construction of new buildings and establishment of new offices in existing
buildings. All types of offices would be subject to the new regulations,
such as general offices for travel agencies, insurance companies,
financial institutions and professional offices for architects, attorneys,
medical doctors, contractors and building consultants, etc.
Business Regulations Code Amendment: The City amended the
Business Regulations Code to regulate businesses that are recognized
as having characteristics which may pose particular threats to the public
health, safety, and welfare. The proposed amendment would also
streamline the process for obtaining business permits and reduce the staff
time required to process the permits. The Ordinance gives the Director
approval, denial, and revocation authority with the ability to request that
the Planning Commission hold a hearing and make a permit decision on
a case-by-case basis. The Ordinance disbands the License and Permit
Board and establishes the City Council as the appeal body for all
business permit decisions.
General Plan Amendments: The City processed one (1) General Plan
Amendment to amend the City's Housing Element to include recent
available data (Regional Housing Needs Assessment, housing progress,
etc.) consistent with the State Law.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 2.
GOAL 2:
Discretionary Actions: The City processed 40 Conditional Use Permits, 1
Variance, 5 Code Amendments, 39 Design Reviews, and 4 Parcel Maps to
accommodate various development proposals.
Ensure that future land use decisions are the result of sound and
comprehensive planning.
Aboveground Utility Facilities on Public Properties and in the Public Right-
of-way: The City adopted an ordinance for Aboveground Utility Facilities
on Public Properties and in the Public Right-of-Way. The Ordinance
establishes regulations pertaining to the installation of aboveground
utility facilities on public properties such as City parks, City Hall,
commuter rail station, and in the public rights-of-way.
Subdivision Code: The City continues the implementation and
enforcement of the Subdivision Code in accordance with the State's
Subdivision Map Act related to the division of land within or partially
within the City by establishing regulations concerning the design,
improvement, and survey data of subdivisions, the form and content of
all required maps, and the procedure to be followed in securing the
official approval of the City.
Design Review Process: The City encourages and promotes high quality
design and physical appearance through the Design Review process.
During the previous fiscal year, a total of 39 Design Review applications
were processed.
Office of the Zoning Administrator: The Zoning Administrator continues
to review and approve development applications in lieu of the Planning
Commission when the requests constitute a reasonable use of property
not permissible under a strict literal interpretation of the regulations.
Code Enforcement Program: The City promotes active Code
Enforcement citywide. Code Enforcement activities include: graffiti
removal program of approximately 1000 cases annually, weed
abatement program, removal of abandoned shopping carts, and other
zoning and land use related types of issues.
· Alcoholic Beverages Sales Guidelines: The City continues to implement
the Alcoholic Beverages Sales guidelines. These guidelines are to be
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 3
GOAL 3:
GOAL 4:
considered in conjunction with the conditional use permit process to
promote and protect public health, safety, and general welfare, and
preserve and enhance the quality of the City relating to establishments
selling alcoholic beverages for on- and off-site consumption.
Home Occupation Ordinance: The City continues to allow for home
occupation and limits operations within the enclosed living space to
minimize negative impacts associated with commercial/office uses within
residential zoning districts.
Auto Services Design Guidelines: The City continues to implement
guidelines and standard conditions of approval for the establishment of
auto-related services businesses.
Medical Office Parking/Joint Use Parking Ordinance: The City continues
to allow for joint use parking within a commercial center and utilize the
new parking ratio for medical uses under 4,000 square feet.
Wireless Communication Facilities Ordinance: The City continues to
implement regulations and guidelines for the review of wireless
communication facilities for the protection of the health and safety and
aesthetics of the community.
Ensure that new development is compatible with surrounding land uses in
the community, the City's circulation network, availability of public facilities,
existing development constraints and the City's unique characteristics and
resources.
· General Plan Amendment
(Land Use Element Goal 1 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
Assure a safe, healthy and aesthetically pleasing community for residents
and businesses.
· Newsrack Ordinance: The City continues to implement regulations for
the placement of newsracks within the City's right-of-way.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 4
Neon Tubing Design Guidelines: The City continues to implement
guidelines to mitigate negative visual impacts as a result of installation of
exposed neon tubing.
Tustin Pride Program: The City continues to support the Tustin Pride
Committee to promote a cleaner, healthier, and safer community.
Redevelopment Agency Programs: The City Redevelopment Agency
provides programs including public improvements and commercial
rehabilitation loans to revitalize the redevelopment project areas.
Affordable housing programs include Housing Rehabilitation Loans and
grants, First Time Homebuyer loans (down payment assistance to first
time homebuyer), and Mortgage Credit Certificate program (tax credit for
first time homebuyer).
National Pollutant Discharge Elimination System (NPDES): the City
participates in the countywide efforts to minimize unwarranted discharge
water into the regional water system.
Auto Services Design Guidelines
(Land Use Element Goal 2 for description)
Wireless Communication Facilities Ordinance
(Land Use Element Goal 2 for description)
Above Ground Cabinet Guidelines
(Land Use Element Goal 2 for description)
Design Review Process
(Land Use Element Goal 2 for description)
Office of the Zoning Administrator
(Land Use Element Goal 2 for description)
Code Enforcement Program
(Land Use Element Goal 2 for description)
Discretionary Actions
(Land Use Element Goal 1 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 5
GOAL 5: Revitalize older commercial, industrial, and residential uses and properties.
Cultural Resources District Ordinance: The City continues to preserve
historic and architecturally significant properties within the district by
requiring a Certificate of Appropriateness for exterior alterations and
demolitions of structures within the district. The City also utilizes a
Survey that contains information about the City's historic resources.
Staff regularly references this survey to determine the resource style,
significance, and whether special design considerations are required
when modifications to the structure are proposed. A total of 12
Certificates were issued between July 1, 2001, and June 30, 2002.
CDBG, HOME, and other State and Federal Programs:
allocated $110,400 of CDBG grants in FY 2001-02 to
organizations carrying out public services activities.
The City
non-profit
Mills Act: Adopted by the California Legislature in 1976, the Mills Act is
legislation that provides for property tax relief on an eligible historic
property if the property owner agrees to maintain and preserve the
property for a minimum of ten years. The City participates in the Mills Act.
Currently four (4) properties in Tustin participate in the Mills Act program.
Old Town Fee Waiver: The City Council extended the fee waiver policy
and amended the criteria to require that: the proposed projects conform
to the Tustin General Plan, the Town Center Redevelopment Plan, and
the Tustin City Code; the waived fees be refunded to the applicant upon
issuance of a building permit; the appeal fees not be waived/refunded;
the basis for the fee waiver be increased to the first $100,000 in
construction valuation; and, the revised Old Town Fee Waiver Policy
become effective on July 1, 2002, and remain in effect for three fiscal
years, with extensions subject to City Manager approval. Since its
inception in 1996, the City has waived a total of $21,215 in permit fees.
Old Town Tustin Revitalization Strategy: Various activities were carried out
to revitalize older properties in Old Town Tustin. These activities include
the creation of diagonal parking to create a pedestrian and business
friendly atmosphere. The City is currently undertaking a streetscape
enhancement program in the Old Town area and is anticipating project
construction to be completed in the near future.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 6
GOAL 6:
GOAL 7:
Historical Resources Survey Update: The City received a Certified Local
Government grant from the State to update the existing Historical
Resources Survey. The new survey will identify new or potential
resources to be added in the City's historical resources survey.
· Redevelopment Agency Programs
(Land Use Element Goal 4 for description)
Improve urban design in Tustin to ensure development that is architecturally
and functionally compatible, and to create uniquely identifiable
neighborhoods, commercial, and business park districts.
Historic Plaque Program: The City established a plaque program to
recognize historically significant structures located within the Cultural
Resources District. To date, thirteen (13) plaques have been delivered.
· Cultural Resources District Ordinance
(Land Use Element Goal 5 for description)
· Auto Services Design Guidelines
(Land Use Element Goal 2 for description)
· Neon Tubing Design Guidelines
(Land Use Element Goal 4 for description)
· Design Review Process
(Land Use Element Goal 2 for description)
Promote expansion of the City's economic base and diversification of
economic activity.
· Home Occupation Ordinance
(Land Use Element Goal 2 for description)
· Old Town Fee Waiver Policy
(Land Use Element Goal 5 for description)
· MCAS Reuse Plan
(Land Use Element Goal 13 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page ?
GOAL 8:
GOAL 9:
Ensure that necessary public facilities and services are available to
accommodate development proposed on the Land Use Policy Map.
Library Expansion Study: The City is conducting a study to analyze the
need to expand the Tustin Branch Orange County Library. The City
submitted an application to the State Office of Library Construction in
June 2002. The grant would pay for approximately 65 percent of the
total eligible cost of the project. As of this date, the City has not been
notified regarding the grant application. The proposed new library would
be 30,000 square feet (twice the size of the existing branch). The total
cost of the project is estimated at $17 million including construction costs
and land acquisition.
Pre-application Conferences Procedures: The City utilizes procedures for
pre-application conferences and processing procedures to expedite permit
processing.
Permit Processing and Coordination Procedures: The City ensures that
processing of permits for Iow- and moderate-income housing is fast-
tracked. The City continues the services of the City's Community
Development Department as a central clearinghouse with individuals
assigned the responsibility of expediting development Permits required
from various departments and agencies.
Tustin Family and Youth Center: In 1996, the City rehabilitated an existing
commercial site to accommodate a youth center. This youth center now
provides a variety of affordable youth programs to Iow-income residents.
· Commuter Rail Station Facility
(Circulation Element Goal 4 for description)
Provide for a planned community in East Tustin compatible with the land
use characteristics of the local area and sensitive to the natural
environment.
Natural Communities Conservation Program: The City participates in the
countywide Natural Communities Conservation Program in protecting the
natural habitats and endangered species by reviewing all development
proposals to comply with the established guidelines.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 8
GOAL 10:
GOAL 11:
Park, Development, Improvements and Maintenance Program: The City
encourages developers to create new parks and allocates funds for
services and maintenance of buildings and recreational areas. The City
also allocates funds for deferred maintenance of public parks to ensure
safe and adequate recreational areas for all residents.
· Design Review Process
(Land Use Element Goal 2 for description)
· Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
Improve and strengthen the Tustin Old Town/First Street area with a unique
pedestrian environment and diverse mix of goods, services, and uses.
· Old Town Fee Waiver Policy
(Land Use Element Goal 5 for description)
· CDBG, HOME, and other State and Federal Programs
(Land Use Element Goal 5 for description)
· Redevelopment Agency Programs
Land Use Element Goal 4 for description)
· Old Town Tustin Revitalization Strategy
(Land Use Element Goal 5 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
Provide for an integrated business park environment in the Pacific Center
East Area which both capitalizes on market opportunities and is compatible
with adjacent developed land uses.
· Discretionary Actions
(Land Use Element Goal 1 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 9
· Redevelopment Agency Programs
Land Use Element Goal 4 for description)
GOAL 12: Maintain the semi-rural and Iow-density character of North Tustin.
· Discretionary Actions
(Land Use Element Goal 1 for description)
GOAL 13:
Develop a Specific Plan/Reuse Plan for MCAS Tustin which maximizes
the appeal of the site as a mixed use, master planned development, and
that includes the following qualities seeking to create results that are very
special and worthy of the site's present and historical importance.
MCAS Tustin Reuse Plan: In May 2002, the Navy conveyed the majority
of MCAS Tustin for the reuse and redevelopment of the former Marine
Corp base. The Reuse Plan for MCAS Tustin has been approved and
the Specific Plan is anticipated for consideration by the Planning
Commission and City Council later this year. The City solicited offers for
the disposition of Planning Area 20, a medium-high residential site, at
the northwest corner of Edinger Avenue and Harvard Avenue. In
August, John Laing Homes was selected by the City Council to
commence negotiating the City's disposition and development of the
site. Later this year the City will commence soliciting for a developer for
the disposition and development of Neighborhood F, a predominately
commercial retail site.
HOUSING ELEMENT
The Housing Element identifies housing programs aimed at meeting the identified
housing needs of the City's population and implementing Statewide housing goals to
provide decent and sound housing for all persons and all income groups. The Tustin
Housing Element includes the identification of strategies and programs that focus on: 1)
housing affordability, 2) rehabilitation of substandard housing, 3) meeting the existing
demand for new housing, and 4) conservation of the existing affordable housing stock.
The following is a listing of all Housing Element goals and implementation measures:
GOAL 1:
Provide an adequate supply of housing to meet the City's need for a variety
of housing types to meet the diverse socio-economic needs of all
community residents.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page l0
GOAL 2:
GOAL 3:
Density Bonus: The City Council approved a 25 percent density bonus
for a fifty-four (54) unit senior housing project located at 1101 Sycamore
Avenue. The project will be 100 percent affordable to seniors over fifty-
five (55) years old. This project is currently under construction.
· CDBG, HOME, and other State and Federal Programs
(Land Use Element Goal 5 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
· Redevelopment Agency Programs
Land Use Element Goal 4 for description)
Ensure equal housing opportunities for all existing and future City residents
regardless of race, religion, ethnicity, sex, age, marital status, or household
composition.
Shared-Housing Program: The City continues to provide coordination and
support to a home sharing program funded in part by the Feedback
Foundation, Inc. as part of the TLC (Transportation Lunch and Counseling)
and the Orange County Housing Authority.
Fair HousingServices: The Orange County Fair Housing Council
provides services to the City of Tustin to assure equal housing
opportunities within the City. The Fair Housing Council of Orange County
also provides case management and tenant/landlord dispute resolution as
well as housing discrimination services.
Increase the percentage of ownership housing to ensure a reasonable
balance of rental and owner-occupied housing within the City.
· MCAS Reuse Plan
(Land Use Element Goal 13 for description)
· Redevelopment Agency Programs
(Land Use Element Goal 4 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page ! !
GOAL 4:
GOAL 5:
Preserve the existing supply of affordable housing in the City.
Section 8 Certificates and Vouchers Program: The City contracts with the
Orange County Housing Authority for the development and operation of
federally assisted Iow- and moderate-income housing program.
· Density Bonus Ordinance
(Housing Element Goal 1 for description)
· Redevelopment Agency Programs
(Land Use Element Goal 4 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
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.
Cultural Resources District Ordinance
(Land Use Element Goal 5 for description)
Historic Plaque program
(Land Use Element Goal 6 for description)
Code Enforcement Program
(Land Use Element Goal 2 for description)
Redevelopment Agency Programs
(Land Use Element Goal 4 for description)
Discretionary Actions
(Land Use Element Goal 1 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page ]2
GOAL 6:
Ensure that new housing is sensitive to the existing natural and built
environment.
· Hillside Review Procedures: Provision of development review for projects
located in the hillside area within the East Tustin Specific Plan area.
· Discretionary Actions
(Land Use Element Goal 1 for description)
On February 4, 2002, the City Council adopted the Housing Element Update. The State
Department of Housing and Community Development reviewed the Update and
recommended revisions. On June 14, 2002, the City provided HCD with a draft revision
of Housing Element Update and on July 3, 2002, HCD approved the draft revisions
pending City Council adoption of the amended Housing Element Update.
On July 22, 2002, the Planning Commission considered the environmental review and
revisions to the Housing Element Update 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.
On November 4, 2002, the City Council adopted the Housing Element and the City
anticipates HCD certification of the adopted Housing Element in the near future.
CIRCULATION ELEMENT
The Circulation Element guides the development of the City's circulation system by
providing adequate capacity for future land uses and provides for a safe, efficient, and
adequate circulation system for the City. The Element establishes a hierarchy of
transportation routes with specific development standards described for each category
of roadway.
The following subjects are included in the Circulation Element: streets and highways,
transportation corridors, transportation system management, transportation demand
management, transit, rapid transit, railroads, paratransit (e.g. carpooling, vanpooling
and taxi service), bicycle, pedestrian facilities, commercial, general, and military
airports.
The following is a listing of all Circulation Element goals and implementation measures:
GOAL 1: Provide a system of streets that meets the needs of current and future
inhabitants and facilitates the safe and efficient movement of people and
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 1:3
GOAL 2:
GOAL 3:
goods throughout the City consistent with the City's ability to finance and
maintain such a system.
Capital Improvement Program (CIP): The City utilizes a seven (7) year
Capital Improvement Program to monitor, identify, and prioritize
improvements to roadways and intersections.
Orange County Master Plan of Arterial Highways: The City has adopted
the Orange County Master Plan of Arterial Highways which addresses
existing as well as future regional traffic needs. Additionally, the City has
identified and adopted a City's Arterial Highway System to accommodate
existing traffic demands and ensure the development of improvements to
serve future local traffic demands.
· MCAS Reuse Plan
(Land Use Element Goal 13 for description)
· Commuter Rail Station Facility
(Circulation Element Goal 4 for description)
· Regional Transportation Improvement Program
(Circulation Element Goal 3 for description)
· Truck Routes System
(Circulation Element Goal 3 for description)
· Congestion Management Program (CMP)
(Circulation Element Goal 3 for description)
Provide for a truck circulation system that provides for the effective transport
of commodities while minimizing the negative impacts throughout the City.
Truck Routes System: The City has identified and adopted a system of
Citywide truck routes to accommodate the need for the transport of goods.
The City has recently rewritten policies and procedures for issuing
Transportation/overlimit permits to minimize impacts due to large loads
and to maximize traffic safety associated with trucking activities.
Support development of a network of regional transportation facilities which
ensure the safe and efficient movement of people and goods from within the
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page ]4
GOAL 4:
City to areas outside its boundaries, and which accommodate the regional
travel demands of developing areas outside the City.
Regional Transportation Improvements Program: The City works closely
with the Orange County Transportation Authority (OCTA) and the State
Department of Transportation (Caltrans) to implement regional
transportation improvements and minimize impacts to Tustin.
Congestion Management Program (CMP): Through the Congestion
Management Program, the City monitors traffic levels of service (LOS) at
regional locations and coordinates any improvements to mitigate adverse
impacts.
· Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
· Orange County Master Plan of Arterial Highways
(Circulation Element Goal 1 for description)
· Traffic Signal Coordination Program
(Circulation Element Goal 4 for description)
· Bus Shelters and Turnouts Program
(Circulation Element Goal 5 for description)
· Measure M and Proposition 111
(Circulation Element Goal 8 for description)
Maximize the efficiency of the circulation system through the use of
transportation system management and demand management strategies.
Traffic Signal Coordination Program: The City has implemented traffic
signal coordination among the majority of the City traffic signals that serve
the arterial roadway network. Additionally, the City coordinates traffic
signal timing with adjacent jurisdictions to facilitate the orderly progression
of regional traffic.
Traffic Signal Installations and Modifications: The City annually reviews
the Citywide traffic signal system and identifies new signal locations and
modifications that will maximize the efficiency and operation of the traffic
signal system. Recent improvements have included the modification of the
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page ]5
GOAL 5:
traffic signals at Ritchey Street and McFadden and Williams Street and
McFadden Avenue. The City also installed a new signal at Pioneer Road/
Pioneer Way intersection.
Commuter Rail Station Facility: The City has completed a MetroLink
Commuter Rail Station to provide rail service to commuters between the
Inland Empire and Orange County and also accommodate passengers
between Los Angeles and Oceanside on the LOSSAN corridor. This
project is a Transportation Demand Management improvement that will
directly improve peak-hour traffic capacity for regional and local
commuters.
· Orange County Master Plan of Arterial Highways
(Circulation Element Goal 1 for description)
· Regional Transportation Improvements Program
(Circulation Element Goal 3 for description)
· Bus Shelters and Turnouts Program
(Circulation Element Goal 5 for description)
Support development of a public transportation system that provides
mobility to all City inhabitants and encourages use of public transportation
as an alternative to automobile travel.
Bus Shelters Program: The City has implemented a bus shelter program
and bus bench program and installs these facilities as opportunities
become available for their implementation.
· Bus Service: The City works closely with OCTA to provide local and
express bus service to the community.
Bus Turnouts: The City reviews development plans and identifies locations
for the installation of bus turnouts on arterial roadways.
Commuter Rail Station Facility
(Circulation Element Goal 4 for description)
Regional Transportation Improvements Program
(Circulation Element Goal 3 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 16
GOAL 6: Increase the use of non-motorized modes of transportation.
Orange County Master Plan of Bikeways: The City supports and
coordinates the development and maintenance of bikeways in conjunction
with the Orange County Master Plan of County Bikeways.
Regional Hiking and Biking Trail System: The City supports and promotes
the safety of pedestrians and bicyclists by complying with uniform
standards and practices, including designation of bicycles lanes, off-road
bicycle trails, proper signage, and adequate sidewalks, bicycle lanes, and
off-road bicycle trail widths.
GOAL 7: Provide for a well-designed and convenient parking facilities.
Parking Facilities: Tustin encourages the efficient use of existing parking
facilities, including provisions for shared use of facilities, smaller
vehicles, and other provisions to improve the effectiveness of City
parking codes and ordinances. Additionally, the City provides for
common parking facilities in the Old Town area to provide convenient
access to public and private facilities. Public parking is currently under
construction at the new Main Street Water Reservoir site.
· Development Review and Parking Requirements: The City monitors
developments to ensure sufficient off-street parking is provided.
· Medical Office Parking/Joint Use Parking Ordinance
(Land Use Element Goal 2 for description)
· Old Town Tustin Revitalization Strategy
(Land Use Element Goal 5 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
GOAL 8: Define and evaluate alternative financing methods for circulation system
management and maintenance costs on a Citywide and areawide basis.
Measure M and Proposition 111: The City maintains Orange County
standards established to qualify for new revenue sources through
Measure M and Proposition 111.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 17
Transportation System Improvement Program (TSIP): The City requires
developers to participate in applicable transportation fees in the TSIP
areas which enable transportation improvements to be funded on a fair
share basis by the development community.
Major Bridge and Thoroughfare Fee Program: The City requires and
collects applicable fees from development to provide for regional
transportation improvements through this program.
CONSERVATION, OPEN SPACE, AND RECREATION ELEMENT
The Conservation/Open Space/Recreation Element provides for the protection,
conservation, and management of natural and open space resources.
The Conservation component deals primarily with the preservation of natural resources,
such as water, soils, minerals, and animal life. The Open Space component identifies
open space that is left undeveloped for public health and safety reasons and open
space that is used for the preservation of natural resources, for the managed production
of resources, and for outdoor recreation. The Recreation component identifies planned
park and recreation facilities designed to support the recreational needs of Tustin's
population.
Air quality has been included as a sub-element to the Tustin Conservation/Open
Space/Recreation Element. The purpose of the Air Quality Sub-element is to reduce
current and projected emission levels through stationary source control measures;
mobile source, transportation and land use control measures; and energy conservation
measu res.
The following is a listing of all Conservation/Open Space/Recreation Element goals and
implementation measures:
GOAL 1:
Reduce air pollution through proper land use, transportation and energy use
planning.
· Commuter Rail Station Facility
(Circulation Element Goal 4 for description)
· Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page ]8
GOAL 2:
GOAL 3:
GOAL 4:
GOAL 5:
· Orange County Master Plan of Arterial Highways
(Circulation Element Goal 1 for description)
· Regional Transportation Improvements Program
(Circulation Element Goal 3 for description)
· Bus Shelters and Turnouts Program
(Circulation Element Goal 5 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
Improve air quality by influencing transportation choices of mode, time of
day, or whether to travel, and to establish a jobs/housing balance.
· Home Occupation Ordinance
(Land Use Element Goal 2 for description)
· Commuter Rail Station Facility
(Circulation Element Goal 4 for description)
· Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
· Bus Shelters and Turnouts Program
(Circulation Element Goal 5 for description)
Reduce particulate emissions to the greatest extent feasible.
· Regional Transportation Improvements Program
(Circulation Element Goal 3 for description)
Reduce emissions through reduced energy consumption.
· Regional Transportation Improvements Program
(Circulation Element Goal 3 for description)
Protect water quality and conserve water supply.
· National Pollutant Discharge Elimination System (NPDES)
(Land Use Element Goal 4 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 19
GOAL 6:
GOAL 7:
GOAL 8:
GOAL 9:
GOAL 10:
GOAL 11:
Identify, designate, and preserve significant or unique riparian habitats.
· Natural Communities Conservation Program
(Land Use Element Goal 9 for description)
Conserve and protect natural plan and animal communities.
· Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
· Natural Communities Conservation Program
(Land Use Element Goal 9 for description)
Conserve and protect significant topographical features, important
watershed areas, resources, and soils.
· Hillside Review Procedures
(Housing Element Goal 6 for description)
Manage the production of economically valuable agricultural resources to
achieve a balance between current market forces and long-term community
values.
· Interim agriculture uses at Tustin Legacy: Support interim uses of vacant
lands for agricultural uses.
Reduce solid waste produced within City.
Source Reduction Recycling Element: In the year 2000, the City's
diversion requirement was fifty (50) percent. The City is currently
implementing a new solid waste collection and disposal contract that will
modify residential and commercial collection and disposal programs to
increase waste diversion.
Conserve energy resources through use of available energy technology and
conservation practices.
Conservation of Energy within City's Parks: The City monitors lights within
City parks by using light schedules and timers. The City, due to the energy
shortage, also replaces light bulbs within City parks with energy-efficient
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 20
GOAL 12:
GOAL 13:
GOAL 14:
light bulbs. The City also continues to utilize Maxicom systems at
community facilities for computer generated operations of irrigation
systems to maximize the efficient use of water and electricity.
LED Traffic Signal Program: The City replaced red and green traffic signal
lights with LED (Light Emitting Diodes)lights to conserve energy. As a
result, the City conserves a net energy saving of 1.7 million kilowatts per
hour per year. All signals have been replaced.
Maintain and enhance the City's unique culturally and historically significant
building sites and features.
· Historic Plaque Program
(Land Use Element Goal 6 for description)
· Historical Resources Survey Update
(Land Use Element Goal 5 for description)
Preserve Tustin's archeological and paleontologic resources.
· Discretionary Actions
(Land Use Element Goal 1 for description)
Encourage the development and maintenance of a balanced system of
public and private parks, recreation facilities, and open spaces that serve
the needs of existing and future residents in the City of Tustin.
· Frontier Park: The City completed Phase II improvements to the park
including installation of play equipment and bridge replacement.
Tustin Area Senior Center: The City contracted for architectural services
for Tenant Improvements and Courtyard Landscaping. The project
includes the conversion of a 700 square foot patio into an enclosed multi-
purpose room.
Pioneer Road Park: The City completed the renovation of the Pioneer
Road Park Master Plan and Design Development Report. The five (5)
acre park site is located in Tustin Ranch.
· Park and Recreation Programs: The City's parks and recreation sponsored
and coordinated park and recreation programs include over 330 annual
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 21
GOAL 15:
GOAL 16:
educational class programs, youth and adult programs to over 36,000
individuals, summer camps and special events such as Tiller Days, El
Camino Real Street Fair and Chili-Cook-Off, Christmas Tree-Lighting
Ceremony, Spring Egg Hunt, Summer Family Showcase, and a "Concert
in the Park" Series. New special events introduced to the community in
fiscal year 2001-02 were Snow Day and Kite Day.
Recreational Youth Programs: The City allocated CDBG grants for non-
profits organizations to provide after school programs (i.e. Boys and Gids
Club, Tustin Family Youth Center, etc.)
· MCAS Reuse Plan
(Land Use Element Goal 13 for description)
Park Development, Improvements, and Maintenance Program
(Land Use Element Goal 9 for description)
· Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
Coordinate local open space and trail areas with the regional facilities of the
County and adjoining cities.
· MCAS Reuse Plan
(Land Use Element Goal 13 for description)
· . Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
Provide a range of informal opportunities and organized recreational,
cultural, sports, and life enrichment programs and services which will enable
community residents of all ages, interests, and abilities to participate and
experience self-satisfaction, personal growth, and fulfillment in leisure
activities.
New Camp Programs and Educational Classes: The City of Tustin Parks
and Recreation Department coordinated and implemented many new
programs and camps this past year and is able to accommodate an
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 22
GOAL 17:
additional 2,000 participants annually. The new programs introduced the
past year were: La Crosse Camps, Science Adventure Camps, Skyhawks
Sports Camps, Horse Summer Day Camps, Fencing, Swim Lessons, and
Senior Ice Skating. Enrollment in educational classes has increased by
five (5) percent. Sports program registration increased by seven percent.
Youth Day Camps increased from 31 to 38.
· Tustin Family and Youth Center
(Land Use Element Goal 8 for description)
Tustin Area Senior Center
(Conservation, Open Space,
description)
and Recreation Element Goal 14 for
Park and Recreation Programs
(Conservation, Open Space,
description)
and Recreation Element Goal 14 for
Recreational Youth Programs
(Conservation, Open Space,
description)
and Recreation Element Goal 14 for
Operate and maintain existing and future parks and recreation facilities so
they are safe, clean, and attractive to the public; and preserve, protect, and
enhance both existing and potential natural recreation areas to ensure that
long-term public investments and values are not unreasonably preempted,
compromised, or prevented by neglect or short-term considerations.
· Park Development, Improvements, and Maintenance Programs
(Land Use Element Goal 9 for description)
· Regional Hiking and Biking Trail System
(Circulation Element Goal 6 for description)
Tustin Area Senior Center
(Conservation, Open Space,
description)
and Recreation Element Goal 14 for
Park and Recreation Programs
(Conservation, Open Space,
description)
and Recreation Element Goal 14 for
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 2.3
GOAL 18: Ensure that the recreational goals and policies are pursued and realized in
an organized, incremental, and cost-effective manner and consistent with
the City of Tustin's financial resources and legal authorities and the
appropriate responsibilities of other agencies, the private sector, and
individual and group users.
· Parks Seven-Year Capital Improvement Program: The City Council
adopted a revised seven-year capital improvement program (CIP) for
parks throughout the City. The seven-year CIP prioritized seven (7)
projects for FY 2002-03.
· Park and Recreation Programs
(Conservation, Open Space, and Recreation Element Goal 14 for
description)
· Recreational Youth Programs
(Conservation, Open Space, and Recreation Element Goal 14 for
description)
PUBLIC SAFETY ELEMENT
The Public Safety Element identifies and addresses those natural or man-made
characteristics which exist in or near the City which represent a potential danger to the
safety of the citizens, sites, structures, public facilities, and infrastructure. The Element
establishes policies to minimize the danger to residents, workers, and visitors and
identifies actions needed to deal with crisis situations.
The following potential hazards are included in the Public Safety Element: flooding,
seismically induced conditions, including surface rupture, ground shaking, ground
failure, and seiche; slope instability leading to mudslides and landslides; subsidence
and other geologic hazards; wildland/urban interface fires; evacuation routes,
hazardous materials; law enforcement; and aircraft overflights.
The following is a listing of all Public Safety Element goals and implementation
measures:
GOAL 1: Reduce the risk to the community's inhabitants from flood hazards.
· National Flood Insurance Program: Disseminate flood zone information to
the public and participate in the National Flood Insurance Program.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 24
GOAL 2:
GOAL 3:
GOAL 4:
GOAL 5:
GOAL 6:
GOAL 7:
GOAL 8:
Minimize risk from upstream dam failures.
· Risk Assessment Procedures
(Public Safety Element Goal 9 for description)
Reduce the risk to the community from geologic and seismic hazards.
· Emergency Plan and Operation Center
(Public Safety Element Goal 8 for description)
Reduce the risk to the community's inhabitants from exposure to hazardous
materials and wastes.
· Fire Service Contract: The City contracts with the Orange County Fire
Authority to provide fire services to Tustin residents.
Reduce the risk to the community's inhabitants from fires or explosions.
· Fire Service Contract
(Public Safety Element Goal 4 for description)
· Discretionary Actions
(Land Use Element Goal 1 for description)
Stabilize demand for law enforcement services.
Minimize the level of danger to life and property from air operations
accidents.
Improve the City's ability to respond to natural and man-made emergencies.
Emergency Plan and Operation Center: The City's Emergency Plan was
approved by the City Council in 2001. The City Emergency Plan utilizes
the Califomia Standardized Emergency Management System to identify
specific organizational responsibilities and procedures. Ongoing training
will familiarize staff with these standard response procedures.
Coordination with regional and State disaster response organizations
occurs on a daily basis.
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 25
Fire Service Contract
(Public Safety Element Goal 4 for description)
GOAL 9: Reduce the amount of personal injury, damage to property, and economic
or social dislocation as the result of disaster.
Risk Assessment Procedures: The City's emergency plan contains a
disaster recovery component. City staff has in the past year attended
special disaster response and recovery training sponsored by the
California Office of Emergency Services.
· Fire Service Contract
(Public Safety Element Goal 4 for description)
· Emergency Plan and Operation Center
(Public Safety Element Goal 8 for description)
NOISE ELEMENT
The Noise Element is a comprehensive approach for including noise control in the
planning process. It is a tool for achieving and maintaining environmental noise levels
compatible with land use.
The Noise Element includes effective strategies to reduce excessive noise in the
community resulting from mobile sources such as traffic, aircraft, rail, and stationary
sources, such as construction activity and music.
The following is a listing of all Noise Element goals and implementation measures:
GOAL 1:' Use noise control measures to reduce the impact from transportation noise
sources.
John Wayne Airport Noise Monitoring Program: The City monitors aircraft
noise levels originating from the John Wayne Airport to ensure the noise
level is within the Community Noise Equivalent Level (CNEL).
GOAL 2: Incorporate noise considerations into land use planning decisions.
· John Wayne Airport Noise Monitoring Program
(Noise Element Goal 1 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 26
· Discretionary Actions
(Land Use Element Goal 1 for description)
GOAL 3:
Develop measures to control non-transportation noise impacts.
Property Maintenance Equipment Noise Ordinance: The City continues to
enforce the Property Maintenance ordinance to prohibit the use and
operation of loud property maintenance equipment during certain hours.
· Discretionary Actions
(Land Use Element Goal 1 for description)
GROWTH MANAGEMENT ELEMENT
The Growth Management Element contains policies for the planning and provision of
traffic improvements that are necessary for orderly growth and development.
The following is a listing of all Growth Management Element goals and implementation
measu res:
GOAL 1- Reduce traffic congestion.
Growth Management Area (GMA) Program: The City participates in the
inter-jurisdictional coordination in addressing infrastructure concerns and in
implementing needed improvement within the Growth Management Area
established by in the City-County Coordination Committee. GMA projects
include:
· Commuter Rail Station (recently completed)
· Red Hill Avenue Grade Separation (planning stage)
· Seventeenth Street over-crossing the SR-55 freeway (completed)
· Intersection enhancements at Red Hill Avenue/Barranca Parkway
(planning stage).
All of the above projects improve inter-jurisdictional traffic flow and
roadway capacity.
Home Occupation Ordinance
(Land Use Element Goal 2 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 2?
· Commuter Rail Station Facility
(Circulation Element Goal 4 for description)
· RegionaITransportation Improvements Program
(Circulation Element Goal 3 for description)
· Orange County Master Plan of Arterial Highways
(Circulation Element Goal 1 for description)
· Congestion Management Program (CMP)
(Circulation Element Goal 3 for description)
· Traffic Signal Coordination Program
(Circulation Element Goal 4 for description)
GOAL 2: Ensure adequate transportation facilities are provided for existing and future
inhabitants of the City.
· Commuter Rail Station Facility
(Circulation Element Goal 4 for description)
· RegionaITransportation Improvements Program
(Circulation Element Goal 3 for description)
· Orange County Master Plan of Arterial Highways
(Circulation Element Goal 1 for description)
· Bus Shelters and Turnouts Program
(Circulation Element Goal 5 for description)
GOAL 3: Cooperate with neighboring jurisdictions and the County to achieve reduction
in regional traffic congestion.
· Growth Management Area Program
(Growth Management Element Goal 1 for description)
· Orange County Master Plan of Arterial Highways
(Circulation Element Goal 1 for description)
· Congestion Management Program (CMP)
(Circulation Element Goal 3 for description)
Exhibit A
2002 Status of General Plan and Implementation Progress
December 16, 2002
Page 28
· Traffic Signal Coordination Program
(Circulation Element Goal 4 for description)
GOAL 4:
· Measure M and Proposition 111
(Circulation Element Goal 8 for description)
Strive to develop and maintain a balance between jobs and housing in
Tustin.
· Home Occupation Ordinance
(Land Use Element Goal 1 for description)
· MCAS Reuse Plan
(Land Use Element Goal 13 for description)
· RegionaITransportation Improvements Program
(Circulation Element Goal 3 for description)
S:\Cdd\CCREPORT1General Plan Progress Report 2002.doc