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Item No. 1 Presentation: City Staff
Joint City Council/Planning Commission Workshop July 69 2015 Residential Density and Intensity Residential Products Projects in other Cities �Red Hill Mixed -Use m Impacts and Implications: Infrastructure and public services m Impact Fees m General Plan/Zoning Amendments m Workforce Housing _m Policy Direction A -f<) More and more developers wish to build high density residential (50-100 dwelling unit per acre). Fo Tustin Legacy provides opportunity to build higher density residential (i.e. Transit Oriented Development (TOD), Mixed - Use Urban, etc.). Old Town Tustin provides opportunity for higher density or mixed-use developments. � Replacement/Infill Housing demand higher density for projects to be financially feasible. 3 5o There are implications of allowing increased density that requires studies. Staff needs policy direction related to comprehensive approach vs. project by project approach. ,�o Staff needs direction on how to address workforce housing. El �o Density established by the General Plan. f�o Measured in Dwelling Units per Acre (du/ac): Low Density Residential 1-7 du/ac Medium Density Residential 8-15 du/ac High Density Residential 15-25 du/ac ,Po MCAS Tustin Specific Plan - density is calculated using gross acreage -s�o Density over 25 du/ac (excluding density bonus units) requires a new designation i.e. Very High Density Residential (25- ?? du/ac). f�o Density Bonus Up to 35 percent density bonus if affordable units are set aside. AI What are the City's vision and values (density, intensity, massing, circulation, traffic, infrastructure, services, etc.)? What do you want your City to look like? More urban or more suburban? Should a comprehensive General Plan Amendment be processed to allow density over 25 du/ac? .�) Should parcel by parcel increase be considered rather than area or city-wide based? �o Impact on infrastructure and public services? What level of high density is acceptable (i.e. 30 du/ac, 50 du/ac, 100 du/ac, or over 100 du/ac)? .�) How should the City address Workforce Housing requirements? .�) Good design is critical of any developments regardless of their density level. n Density in the City of Tustin Low Density Residential 1-7 du/ac I y7 7 1 Ik t6w- Ail ,y Ln �WesiburvLn ";estburyLn UY I V 1ustin Imperial 1777 Mitchell Ave —14.5 du/ac 9 i t. , % ` 41oo J�r Y ;,.. .10 Tustin Imperial 1777 Mitchell Ave — 14.5 du/ac t• t T4 Tio � 2�1914ECI �o, Gouge Goode -earth ..� '0.2011 Google, .� Imagery Nate 2;'2011 33°43'44.73" N 117°48'50.23" W elev 100 ft eye alt ,1'03 R Q Tustin Imperial Tustin Imperial Him &MM C011"rdon R - _ • afro: i rki ng E Avalon Apartments 14382fledHylAve —19.3 do/ac A Its_ f! r f Pf d� I 17 sl 17 Prospect Village Mixed Use 9,300 sL ReW, 12 five/work units, 11.58 du/ac Tuetin, California I • Street Yew-Apr2075 i.� �,I'lL � *'�'•� 40 rt.FfF ..c Residential Products and Density 19 Zero Lot Line (Prototype) Single family detached home where one wall of the home abuts the property line. Zero Lot Line products can increase usable side yard space and leave minimal distance between houses. Zero Lot Line Name: Arhorage Neighborhood: Ladera Ranch Builder: Richmond American Homes Location: Ladera Ranch. CA Density: 8.0 dulac Lot Sire: 45'x 95' Building Height: 2 -story Floor Plan Range. 1.825 - 2.285 sf Parking: Alley4oad 2 -car garage jSireetontage� ��� �� �1MOM - .. w�\i1�1 20 Clustered Hames [Prototype] Four or more single-family detached homes are arranged around a shared parking court with pedestrian access to the building From the courtyard or street. Clusters are arranged to create common open space. Homes may also have entries facing the street to provide greater connectivity and accessibility from the street. Clustered Homes Name: Bowen Court Neighborhood: Woodbury Builder: California Pacific Homes Location: Irvine, CA Density: 12.0 dulac Building Height: 2 -story Floor Plan Range: 990 - 1,405 sf Parking: Alley -loaded Individual Garage Cluster Module: 6 Units 21 M Row Homes (Prototype) Four or more townhomes andlor flats are attached with common side walls. Each unit is accessible from an individual garage. Building fronts allow pedestrian access to the residence from the street or a greencourt while automobile access is limited to a rear private lane. Row Homes Name: Wrights Landing Neighborhood: Tustin Field Builder: John Laing Homes Architect : ►2MK Location: Tustin, CA Density: 17.0 dulac Building Height: 3 -story Floor Plan Range: 1,588 - 1,661 sf Parking: Alley -load 2 -car Garage Units 3 BD/3 BA 5-6 du per building •rnuprdwmaybe m 1edwmned, emmmdmvd .b—u—W-flammnr uv., 'l eanewux YrOfLN — �' eeowna 0 LIYtlO jW-. J.! LJ THM ILh]! 22 Motorcourt Homes (Front -Load Prototype) Attached townhumes, townhomes over flats, or flats over flats are organized around a shared parking court. Residential units are typically accessed from the parking court. The building exterior may be designed as a Forecourt to allow ground -floor access and connectivity with the street. Providing ample separation between buildings creates common open space for the residents. `- 'I -,Y" Motorcourt Homes (Front -Load) Name: Villa Coronado Builder: The Irvine Company Location: Irvine, CA Density: 18.5 dulac Building Height 3 -story Floor Plan Range: 696 - 1,106 sf Parking: Individual Garages wl additional surface parking Mix 1 BDI1aA (A) 163 du 34% 2 BDI2 BA (B) 320 du 66% Total 483 du loo % 3;x:41 e 23 Motorcourt Homes (Rear -Load Prototype) .Attached townhomes, townhomes over flats, or flats over flats around a shared semi -private drive with garages. Units are accessible from each Individual garage. Residential entries typically face the street or a landscaped common area creating a compatible relationship with the surrounding environment. =moi Motorcourt Homes (Rear -Load) Name: Collage Nelghborhood Northwood Point Builder: D.R. Horton Location: Irvine, CA Density: 16.0- 18.0 dulac Building Height• 2 to 3 -story Floor Plan Range: 1,001 - 1,625 sf Parking: Motorcourt w1 Individual Garages Mix 1 31311 BA 2 3D12.5 BA 44 du 165 du 21% 79% Total 209 du 100% 24 Wrap Apartment (Prototype) A multifamily, multilevel building of flats and/or townhomes. The building conceals a central parking garage The first floor may be designated for occupancy by retail and/or office uses. The building is accessible from the street by a common entryway. Units are accessible From the garage via a common corridor. Ground -floor residential units may also be accessed From the street by a private entryway. Wrap Apartment Name: Camden Main & Jamboree Location: Irvine, CA Project Density: 54.0 dulac Building Height 4 to 5 -story Floor Plan Range: 8074 - 1,688 sf Parking: Parking Structure Mix Retail/Restaurant Ground -floor 1 BDIIBA (A) 153 du 2 BD/2 BA (B) 137 du Total 290 du 25 Podium Apartment (Prototype) A multifamily, multilevel building of flats andlor townhomes stacked above a parking garage. The first floor may be designated for occupancy by retail andlor office uses. Units have individual garages while the main garage may be shared by residents, guests, and retail customers. Retail street frontage allows for an awning with space for outdoor dining. Ground -floor residential units are also accessible from the street. •x��r mss' 4 � Podium Apartment (MU) Name: Pinnacle Builder: ERE A rchitecb KIGY Group, Inc. Location: Fullerton, CA Project Density: 80.0 dulac Site Area: 2.4 ac Building Height: story Floor Plan Range: 632 - 1,076 sf Parking: Parking Garage Mix Retail Ground -floor Residential 192 du 26 Projects i*n other Cities 27 Village Walk Village Walk e Olson Company Claremont, CA * 1,455 - 1,750 SF &I NOW Artisan Walk Artisan Walk e The Olson Company Emeryville, CA e 1,544 —1,630 SF r u.—,;10 It nit 30 Playa Vista Loft Apartments Play Vista Loft Apartments • KB Home Playa Vista, CA ■ 1,039 — 1,357 SF 163 units 1 36 DU/AC AS t� 32 Renaissance, Orange Approx. 46 du/ac j�71 47�, :L IF 7 1 Y 1 s li i, j r �. • tt '�� 1 �+dl.,.u) �` . � n� 1� F�NINRh��i� ;tf � � ' I � ; y Camden, Irvine DDrox.55 du/ac �M 16 1 f , 1 *4 Camden Mainld &... I 4 - Avalon at Playa Vista Avalon at Playa Vista o Warmington Homes Los Angles, CA . 1,000 —1,500 SF f L - The Pinnacle at Fullerton The Pinnacle at Fullerton • BRE Housing Fullerton, CA • 632 - 1,076 SF 9 Beach and Edinger Corridor Specific Plan Huntington Beach M _ = - Pr mrd r y AKA Elan Huntington Beach 274 ores; 274 omits, 6 live/work, 8500 sf reta7 Peasing once, private roe); 27 affordable (10%) r-9 R Mini MIN +5� w4ft - � Y w OL LL df r�� �AW'� ML At.A 40 Chelsea Court Chelsea Court • Gentium Homes San Francisco, CA • 950 — 1,500 SF 43 Aqua Via ■ Embarcadero Pacific Oakland, CA 0 752 — -1,327 5F Aqua Via A "lu I f Proposal: Red Hill Mixed-Use 45 LJ CONCEPTUAL SITE PLAN RED HILL A VE APARTMENTS TUS TIN, GAL fFORNIA "OFir",� af 5 C ZF 7'+ 6P-0' 40 IRVINE ASSET GROUP ARCHITECTS ORANGE -- CONCEPTUAL SITE PLAN n�H oaraov•aa• 'x � T� ��,.�. 7�ISTIN,CALlFQI4NI�4 ICED HILL AVE APARTMENTS scatF � =60� IRVINE ASSET GROUP ARCHITECTS ORANGE ►m L i CONCEPTUAL SITE PULP) NORTH 6„mla• - _ RED HILL AVE APARTMENTS TUSTIN,CALIFORMA IRVINE ASSET GROUP ARCHITECTS ORANGE EM Red Hill Mixed -Use 192 units, 56.65 du/ac 11 1-3 AMENITY LL•GCND PLM1PIT UST Mau m � a...,..,.« ." � ...Awe ��w...•..,.,..b..+.4,,...,a..�... y(/��,■ ��"� ........s.� ��n.. x C ear.a Q Vnn �$ j'....w�.rw• W MY HJT/ J ;� I R•v�li�� - �._ 4X7 •�n..m '---sw x mu. p I p I � h$j �, n - RETAIL RETAI 17 - MDHILL AVENUE _ ----------------------- .--------------------------------------------- —r—----�— PRELIMINARY LANDSCAPE PLAN •- --- 50 General Plan: Amend GP to create MU Land Use designation. Modify how the City calculates FAR (exclude parking structure). Modify max. FAR from 1.5 to 2.0 (FAR will be over 3.0 if includes parking structure). Zoning: Proposal is to create Mixed -Use (MU -1) Zoning districts. Mixed -Use project would be conditionally permitted use. Building Site area 1.5 acres Parking (Studio @ 1 sp/unit; One bedroom @ 1.5 sp/unit; Over 2 bedrooms @ 2 sp/unit; Guest @ .25 sp/unit; live/work @ no add'I parking; accessory uses @ no add'I parking). Building Height - Standard: 50' commercial; Proposed:60'. No affordable housing proposed (Housing Element not addressed). 51 Proposed Elevation 1 fill rf w. Maj r� �� w a �d s s Oil .. �� It rT rly MERIN rml q MT, I. 1 �,� 1� LAN H ` ,:,alflli � iiN ���•+�il ' !�r-I0 N -M M Proposed Elevation M' IM AlLd _--NNW ■ tiff '�1 J d ll�i� JulN �t n s 8!k " Im' { ,IIi1N H I dm Perspective from Red Hill Ave. and San Juan St. g 40pip VI �� r OL 71;I Perspective at Red Hill Ave. and San Juan St. r r � IWOK I I I in IJ r- Perspective from Red Hill Ave. and El Camino Real B I t L-3 High school f, Svc tl� r� u-IlauI 7 utrg Storage of Tustin. y �, 41,: + f Q X "bway 'Ilk,_ Surrounding Area � � r n's Shd1i.r :, is Site ly f; ,., s IN* /;- C. mmerci 41 a , Goosk / •058 Imaoery 52015 G000le. Mao data X2015 Goode Terms Priv Commercial Shopping Centers OF 7 NOW Potential Sites with Similar Density 59 Potential Sites for Similar Development ,. �.11llleL -4. =�Bo'nner. L Boor I m COW i i 1 ,� '.7i 40 _. a �• '— - k APO ++Medford -AV "� ~}Medford Ave��- - — ■ - nl •• r to mr d � M halls `'. 1�• f * ♦s. F �h• -' fr' � � r� fIF ebi Dnsa, glace au-_ E I t 7 th St Ell �t'St E 17th St E 17t1, st— ,Zav's 8tro ,� +ti_0 nowFA $.+''?.%;�` Mande lbergILn Heston PIER lu .:: y ■ p r Vaod i Pr In— ArboladaiWay, r _ X111 Intlt, 1�. >k'w•t Arboada Wdy _sem. r • m-, - ' ,R �' - - = r e I mss• '"� { r' a� R � • r R� �' ;j�, `wr. 1'r s •:1 • ►ti tom# `f'�via [Flesta WaLn L J6 iC �+t . G �+ }, •4lutigtor,. p iW8i11,1n1rhrl ill&-_.-I—� L�A�r11:51 l, !4 WR ' - lovPark o[T� �aj .;•..iOranl�1elTr �Lnange-Tree Ln M1 - 7 1 - .moi ulr�t� I Potential Sites for Similar Development I: EiL�rV r ,, �Ini �Rlvd . - Ir'vmeRfi•� ��� y.Prospect Park �- t prang10od Ln . np'jo' Prospect �P y �.� " f:, n Markr- La rwi n Square, Tustin Co u rtya rd V'�ryp Ir r _ E First Sf.r ,E First St W f trst St E Fist St _ _r t E 2nd Stsi •i'`1 •f� '� .1 r r r.riri� �ro M,.ti7 r -� •]� 1� r3'l .'�, �•i- �1l f.?rd Si i ri Fil'J' • d Ustin _ LihrarY ' "i �P. �� .� r r o r a # _ y orf � b� � �► .P r W Main E_ Main St E+Main StMfg X Kean Eoifee . q1 +J f_ • t� �� �i r. j. r So�u+Eant�`' rf m r w'G sA: C a IC can 5weelrTamatoes �! rte' �•��5�. / f.aL Id, pep I'-- N'.V� I Gth.St ; ;. -� .E'6th a�A sr .. + �3 v u Wo _ rw rte+ s� ' ` .,,,. .{.t7r �•r� . AWI •9i�� . s "''ilia! t' �`� s �/� : •,�a a. � ti. kin Potential Sites for Similar Development ►• 1 m. � ' �°� � *�4�" ♦Pt� � r4 .a��� j/ � �h , ,y + � � � - ab .fir . � �$fip �� ` ' � - r r�„� . �. �+ 4�• !f • Why '�. ti ,.� }+. r ja P. Vt +BenetakWaY, • L�C j, kCrossings, Tustin Lanes, Tustini L'eon.way iv , �r :44f..' T 1 ustin PI8i8 Wayr 13rewJrhg q,.�^e Hei tghts ti '41 radar Jtie'v - ��LlifJarl i'V� � -. • w �� .. '` ` T'� �� '�`�S �"�: -.. • SPr ���,Z, r y .. •: ,�,r � � w cry �¢ r. rd � � - ; ,,. d�. r Irvine Blvd Irvine MW .� $fk. y. •.a�f - •� . tea. oC t ;, 1 EO ,SMr"ket 40 $+ � �+ C'i ��i ti e •. f4 '� •+�. .�. I•, �: .* � i'.il�l'cif�5 �" ,�\' Ake- J,{ r • ` 1 EF� s[ St'v Er ,Mndenal' • try . q4' r r -.. . r � 4 • .�Q. r 'IV* -sl�X%" ijoS gyp, IZ2 ♦. *TM.N " "n .1�' .A4 (�;' `l�f�.. � Fes+ �f.�� �. - �k,L - E•� !! t i°� P p' r4P. 16 / Potential Sites for Similar Development Bz Potential Sites for Similar Development r d�Y • � � .. �O ti:' a W CaMMOi L�. WS - 40*r c < Cfserakee 101A _ Potential Sites fI r Similar Development , 3 'tij The Markel PI a •f• i� ,+. - I .,vim '•• _4 Y + � �� � 'VI 100 �f • lie LL w�+ •4#' fir' .9f� \6 a� ■ x1 *' �. Potential Sites for Similar Development N: CEQA, Potential Impacts and Implication for Increasing Density 67 What is CEQA? CEQA, or the California Environmental Quality Act, is a statute that requires state and local agencies to identify the significant environmental impacts of their actions and to avoid or mitigate those impacts, if feasible. Who must comply with CEQA? CEQA applies to certain activities of state and local public agencies. A public agency must comply with CEQA when it undertakes an activity defined by CEQA as a "project." A project is an activity undertaken by a public agency or a private activity which must receive some discretionary approval from a government agency which may cause either a direct physical change in the environment or a reasonably foreseeable indirect change in the environment. Every development project which requires a discretionary governmental approval will require at least some environmental review pursuant to CEQA, unless an exemption applies. 68 If it applies, what are the basic requirements of environmental review under CEQA? The environmental review required imposes both procedural and substantive requirements. Ata minimum, an initial review of the project and its environmental effects must be conducted. Depending on the potential effects, a more substantial review may be conducted in the form of an Environmental Impact Report (EIR). A project may not be approved as submitted if feasible alternatives or mitigation measures are able to substantially lessen the significant environmental effects of the project. �Water Availability and Infrastructure Sewer Capacity Police Services Schools 5�o Open Space Requirements Traffic and Street Capacity Parking Parks and Recreation Services (maintenance and services) ,�o Loss of Commercial and Industrial Corridors Po Potential Spot Zoning 70 �o What constitutes "Spot Zoning"? -5o According to a recent appellate court decision involving the Foothills Community Coalition and the County of Orange, "Spot Zoning" refers to the discriminatory zoning of a parcel that is surrounded by land within a different zoning category The Foothill Communities Coalition case concluded that "spot zoning" can exist whether the zoning is more restrictive or less restrictive than the surrounding zoning. o "The creation of an island of property with less restrictive zoning in the middle of properties with more restrictive zoning is spot zoning." Thus, even if a particular proposal seeks to increase density for a particular parcel, if that density is higher than allowed in the properties surrounding it, the issue of spot zoning may still exist. 71 Spot Zoning can be illegal, but according to the Foothill Communities case, spot zoning can also be legal. ,cc) Not all spot zoning is impermissible, and it can be justified, the court said, where a "substantial public need exists" or if it is in the public interest. The court found that spot zoning was in the public interest based on the state legislature's encouragement of senior housing development and the County's own directives to develop senior housing in its general plan and ordinances. Whether or not a "substantial public need exists" for a particular spot zoning, or if it is in the public interest, will initially be a matter for the City Council to decide, with input from the Planning Commission. Should be based on larger policy objectives, preferably articulated in the General plan o Examples would include the provision of a service or land use for which there is a particular need, such as a category of underserved housing needs. 72 How the City Historically approached General Plan and Zoning Code Amendments 73 5o Vision and Goals Market Demand Analysis Land Use and Zoning Circulation and Street Design Parking Strategy Infrastructure Systems Public Services 5o Implementation Strategy 74 WHain the Cihr o!Irvine, the densitywrhin He Medium Density Resilential designation will not —M 3. Project Desai pion Figure 3 Existing Land Use Plan LDR Low Densly Residential )1-7 DUTA—) MDR Medium Density Residential (3-15 MNA—) MHI] Medium High Density R—d-M (1625 DWACre) _ T—h—VE—irgency FlDusirg RC Residential Core (1-7 DOM—, &15 DUI ❑— and 1625 DulA—) Cg Commercial Business Canmercisl © Comnunily Cwe EV EduCakon Mill mConhirl Park FRP urban Regal l Pads M%ighlwrhood Park F. • • • Regional Riding and Hiking Trail ES -a Eleme ry School [KE] ES -a Ek—Lary School (K-8) HS Wgh School MCAS Tustin Bourdary Iran Flu birr—ta Ana Ek ndary S,.ific Plan Ek—dary ® Military (federal Ply) ® Addff-W Road Right -0f -Way TUSTIN cnr of rusnu LEGACY SPECIFIC PLAN INITIAL STUDY vern�. '©'. aCEV.VRKS 75 • Vision Concepts • Guiding Principles • Concepts • Circulation • Connectivity and Parks • Transit oriented Development • senior Community • Entertainment District • Business Park "Green Rooms" • Identity and Place What the Alternatives Means • Next Steps 76 1. Preserve Linear Park concept. �. Maximize connectivity. 3. Adequate circulation systems. 01' XI\' TUSTIN LEGACY 4. Promote quality design, architecture, and landscaping. 5. Create a sense of identity and place. 6. Mix of land uses. �. Address building form, design, and placement. 77 ;moi. q��: • J i+s - � �� � _ ..�+.�.. . �•� �. .., � jilt f/f .. a`1y 11 11f to 1 i fif ff i MM Downtown Commercial Core Downtown Commercial Core Purpose OVERVIEW AND PURPOSE `Wry The Downtown Commercial Core Plan =1�100 - (DCCP) will define the strategies to . ` _,Mao , #•• enhance the heart of Tustin's village i �!': It atmosphere while creating a pedestrian -oriented community and revitalizing the City's commercial care. The proposed master plan will identify strategies to protect the community resources and village atmosphere and improve the central road at EI Camino Real through Old Town, from the freeway interface north to First Street ' to attract thriving new businesses. Downtown Commercial Core Goals and Objectives GOALS AND OBJECTIVES Streetscape Plan - Include a streetscape plan Right-of-way landscaping Pedestrian oriented and walkable neighborhoods Private use of Public Property — such as outdoor seating and display areas Transportation - bikeways, bus routes with possible linkages Traffic Calming — Incorporate traffic calming methods at each of the "Entries to Downtown" . Ti : : Protect resources — Ensure that important views and vistas are ; protected = B ]� r r� .01 G aL........ { • r' rIRPDiiAfGi �• p suis ILA } � i �A �T �._ ���i•�-J lllf.l� r •-L..I Legend rubiic Realm rwate, Keelm C:J Prnjo t A— -*+ Rand Ner work H Grren 5ueei Im Pirnmnant Gateway- ■ + Land Use Mtx i&Cataiytk SG[e � 1 Park H Primary Road �� Paddet and Green infrastmc"a Area Tustin Downtown Commercial Core Project Area - PubUc and Private Realm Recommendations• - East Tustin Specific Plan - — .. s 4 � f • � J! _ Tus[in Ranch Golf Cluh 3'4 vo Ar A416 > '1 r r . .. ". 11 i i�- -• i u �� � n � Ali, 17 J4 13 !I ILL -if 1 J ! MCAS Tustin SP r (1,600 acres) East Tustin SP (1740 acres)' Downtown Comm. Core., (165 acres) Red Hill Mixed -Use (3 acres) TUSTIN cm -_...,.,9.. MAP • A Is a Strategic Guide for Development Provides Framework for Development -5o Encompasses three areas (West Village, Southern Gateway and Center City) -5o Concepts, Plans for key sites, and tools for implementation Requires General Plan Amendment and adoption of Overlay Zoning District FIGURE 6-1. CENTER CITY PREFERRED CONCEPT PLAN ,;waw FIGURE 6-2: SOUTHERN GATEWAY PREFERRED CONCEPT PLAN -go West Village - 167 acres -go Southern Gateway - 131 acres -go Center City - 160 acres FIGURE 6-3WEST VILLAGE PREFERRED CONCEPT PLAN :• Incompatible developments in Old Town spurred the creation of the Cultural Resources District. Tustin Residents United to Save Tustin (TRUST) group was formed to oppose incompatible developments. Public outcry of permitted uses in the commercial district spurred the creation of the First Street Specific Plan. uo City of Huntington Beach "Beach and Edinger Corridors" created a moratorium for additional high density developments within its major corridors. Vision and goals are critical in the planning process. Piece -meal approach is not recommended. Difficult to undo once constructed. LA0 WORKFORCE HOUSING Tustin General Plan Policies require the following: Po Conserve, maintain and rehabilitate existing housing and revitalize existing neighborhoods. Maximize the supply of workforce housing. Increase home ownership. Preserve existing supply of workforce housing. Ensure new housing is sensitive to the existing natural and built environment. Workforce Housing was required if the project site is located within the Redevelopment Project Area. � 15% of total units must be set aside for workforce housing. 5o Of those units, 40% must be affordable to very low income households (6% of total units). ,�o Terms: 45 years for ownership; 55 years for rentals. all �o No specific goals identified. While workforce housing issues are considered statewide, some cities continue to require 15%. -5o California Supreme Court recently determined that cities can require 15% affordable set aside (CBIA vs. City of San Jose). RHNA obligations and requirements remain. �o Housing Element Goals and Objectives remain. 91 TABLE H-10 SUMMARY OF EXISTING HOUSING NEEDS CITY OF TUSTIN 2014-2021 Growth Needs x Special Needs Grow Low (Units) 283 Elderly Persons2 6,492 -Very Low (Units) 195 Disabled Persons 4,440 Moderate (Units) 224 Large Households3 3,852 Above -Moderate (Units) 525 Female -Headed Households 1,652 with Children under 18 years TOTAL 1,227 Overcrowding Overpaying Households Renter Percent renter Owner Percent owner 1,955 16.5% 553 4.2% Renter - Total Owner - Total 6,617 5,845 TOTAL 2,508 To to l 12,462 2 Regional Housing Needs Assessment, SLAG, 2012. 2 Persons age 65 and over. 3 Households containing 5 or more people. Sources: U.S. Census 5 Year and 3 Year ACS; Comprehensive Affordable Housing Strategy, 2008-2018. W -s�o The RHNA quantifies the need for housing. -s�o RHNA is used to address identified existing and future housing needs resulting from population, employment and household growth. Increased density means increase in the anticipated growth. .�o Potential increase in the City's share of affordable housing. ,cc) Affects the Downtown Commercial Core project in Old Town and TOD development at Tustin Legacy as well as other areas where the City will increase density. 93 Failure to implement the City's Housing Element could subject the City to: Po Potential lawsuits; Be disqualified from applying for State grants; Be disqualified from getting State grant funding, i.e. Housing Related Parks grant or receiving priority points in TOD funding awards; Be suspended with authority to issue building permits or any other related permits for residential housing; Be suspended with authority to grant zoning changes, variances, or both. ,cc) Should the City require affordable workforce housing for projects that request for higher density/intensity? Or any GPA or ZC? ,Po Should the City require workforce housing only in certain areas (i.e. Tustin Legacy, Tustin Ranch, Old Town, or Citywide)? ,;o What percentage of workforce housing is appropriate? ,Po Should the City use the RHNA percentages when identifying the required income levels (Very Low, Low, and Moderate Income)? Should the City allow for alternatives in lieu of providing workforce housing (i.e. payment of fees, rehab of existing units, extend terms of existing workforce units, alternative housing -unmet housing needs such as housing for disabled, seniors, large family, etc.) 95 ad Next Steps W. ,cc) General Plan Amendment Comprehensive Citywide? Project by project approach? What's appropriate density/intensity? Zone Change and/or Specific Plan Amendment Standards for parking o Development Standards for mixed use Should the City protect its Commercial and Industrial Corridors and their benefits? -s�o Need to define Project Area/Study Area Requires studies to determine current and build out capacity Should Impact Fees be considered? Timing 97 Joint City Council/Planning Commission Workshop July 69 2015