HomeMy WebLinkAboutCC 7 G.P. ANN'L REPORT 04-19-93^4N9-93 CALENDAR N0. 7
t 9-93
DATE: APRIL 19 1993 Inter -Com
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: GENERAL PLAN ANNUAL REPORT - DECEMBER, 1992
RECOMMENDATION
Receive and file.
BACKGROUND/DISCUSSION
The attached General Plan Annual Report - December, 1992 was
prepared for the purpose of complying with Section 65400(b) of
the California Government Code, which requires the Planning
Commission to file an annual 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 the City's
fair share of the County's regional housing needs. Attached
for the Council's consideration is a copy of the required
report. The report was accepted by the Planning Commission at
their April 12, 1993, meeting and with the City Council's
concurrence, City staff will forward a copy of the report to
the State Office of Planning and Research and State Department
of Housing and Community Development.
CONCLUSION
Based upon the requirements set forth by State Law, it is
recommended that the Council consider the attached General
Plan Annual Report - December, 1992 for forwarding to the
State as required.
Anne E. Bonner Christine A. Sh' gleton
Associate Planner Assistant City 44anager
Community Development
Attachments: General Plan Annual Report - December, 1992
CAS:AEB:ab\9par92.aeb
CITY OF TUSTIN
GENERAL PLAN ANNUAL REPORT - DECEMBER, 1992
TABLE OF CONTENTS
INTRODUCTION
Purpose and Scope . . . . . . . . . . . . . . . . . . . . 1
Setting. . . . . . . . . . . . . . . . . . . . . . . . . 1
STATUS AND IMPLEMENTATION OF THE GENERAL PLAN
Background . . . . . . . . .
. . . . . . . . . . . .
. . . 2
Land Use Element . . . . . .
. . . . . . . . . . . .
. . . 2
Housing Element . . . .
. . . . . . . . . . . .
. . . 4
Regional Housing Needs
Program Status . . . . .
. . . 6
Open Space and Conservation
Element . . . . . . . .
. . . 9
Recreation Element . . . . .
. . . . . . . . . . . .
. . . 9
Noise Element . . . . . . .
. . . . . . . . . . . .
. . 10
Circulation Element . . . .
. . . . . . . . . . . .
. . it
Scenic Highways Element . .
. . . . . . . . . . . .
. . 12
Seismic Safety Element . . .
. . . . . . . . . . . .
. . 13
Safety Element . . . . . . .
. . . . . . . . . . . .
. . 13
COMPREHENSIVE UPDATE OF THE GENERAL PLAN . . . . . . . .
. . 14
CONCLUSION . . . . . . . . . .
. . . . . . . . . . . . .
. . 15
APPENDIX A - Supporting Tables -
RHNA Status
APPENDIX B - Letter of Agreement
- Affordable Housing
INTRODUCTION
PURPOSE AND SCOPE
This Annual Report has been prepared for the purpose of complying
with Section 65400(b) of the California Government Code. The City
of Tustin' Planning Commission is required to provide the report to
the City Council for their consideration prior to forwarding the
report to the Office of Planning and Research. The Report
discusses the status of the Tustin General Plan and the progress in
its implementation, including the progress in meeting the City's
fair share of the County's regional housing needs.
This Report is based on a survey of the activities of the various
City departments involved in implementing the General Plan. The
Report has been divided into two discussion topics. The first
discussion topic has individual sections organized by element and
includes a brief description of the scope of the element and a
summary of major program accomplishments relevant to a specific
goal or set of goals, which have been listed and cross referenced
with the applicable citation from the General Plan. In addition,
the discussion under the heading Housing Element addresses how
Tustin has been meeting the City's fair share of the County's
regional housing needs. - The discussion provides quantified
information regarding existing programs.
The second discussion topic of this Report provides information
concerning the status in preparing the comprehensive update of the
General Plan in its entirety, including the tentative scheduling
for the anticipated public hearing process. A summary of how the
General Plan is proposed to be structured is also provided.
SETTING
Tustin, which incorporated in 1927, is located in central Orange
County and encompasses an area of 11.02 square miles. Tustin is
bounded on the south by the cities of Irvine and Santa Ana, on the
north by the unincorporated portions of the County of Orange and
the City of Orange , and on the east by unincorporated County
territory and the City of Irvine. Tustin is home to the existing
Marine Corps Air Station - Tustin, the Peters Canyon Ridgeline, a
hillside area offering views to the Pacific Coast and Saddleback
Mountains, and one of the oldest historical downtowns in Orange
County. Although Tustin's roots stemmed from the agricultural use
of the land; today, Tustin is host to many prime commercial,
industrial and residential developments.
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STATUS AND IMPLEMENTATION OF THE GENERAL PLAN
BACKGROUND
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 early 1970's. During this period
of time, General Plan elements were developed and/or amended
incrementally.
Tustin's current General Plan is divided into nine chapters
including the State required elements and are titled Land Use,
Housing, Open Space and Conservation, Recreation, Noise,
Circulation, Scenic Highways, Seismic Safety, and Safety. The Land
Use element is the oldest element, last updated in 1973, although
ten map amendments have occurred since that time. The most
recently updated element is the Housing element, which was last
updated in 1989, receiving approval from the State Department of
Housing and Community Development (HCD). The other elements have
been updated individually within the same period.
Although they do not follow a similar organization, each element's
goals and policies have been established to guide future
development of the City. The following discusses the major
highlights of how Tustin has implemented these various goals and
policies (identified by bold type), either through programmatic or
physical development measures.
LAND USE ELEMENT
The element sets forth citywide policy for the general location and
intensity of land uses. It describes important citywide land use
objectives and establishes policies based on identified needs. The
element serves as a tool for coordinating future development and
revitalization plans of both the public and private sectors. The
element has an all-encompassing goal to promote an economically
balanced community with complimentary and buffered land uses.
Major Program Accomplishments
IV.B To revitalize the economic health and vitality of the
Town Center Redevelopment Project Area.
The Redevelopment Agency has reinvested in the Town
Center project area by initiating the re -construction of
the Civic Center and by initiating the final phase of
development, a gymnasium building, for Columbus Tustin
Park. The Redevelopment Agency has also initiated the
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development of a revitalization plan for Tustin's
downtown. A community participation process has been
held and the results provided to a group of professionals
who volunteered their expertise to help formulate
recommendations for decision makers to consider. In
addition, the City has successfully acquired federal
Community Development Block Grant funds to assist
commercial rehabilitation efforts for older buildings in
the area.
IV.0 To preserve and expand the industrial base by designating
the U.S. Marine Corps Air Station (Helicopter) as an
industrial reserve to be developed under Planned
Industrial Zoning Standards at such time as the land may
be made available for private development.
Tustin has commenced work on a Reuse/Specific Plan for
the base property with an anticipated closure of the
facility in July, 1997. It is anticipated that the Plan
will provide for tax revenue producing land uses
necessary to fund support services associated with the
Plan's implementation.
IV.D To establish an identity as a professional office
building area, providing quality structures with design
amenities.
The Pacific Center East -Specific Plan was adopted in
December, 1990, to provide for a planned mixed-use
development of office, retail, research and development
uses and a major hotel. The development is contingent
upon completion of infrastructure improvements and the
development is anticipated to occur over a minimum ten
year time frame.
IV.F To provide a variety of housing accommodations with
emphasis upon single-family residential areas.
Tustin adopted the East Tustin Specific Plan in 1986 for
the northeastern undeveloped portion of the City. The
Plan provides for a variety of housing types ranging in
density from two units per acre to 25 units per acre,
with a cap of the number of rental units to ensure the
development of residential ownership product types.
IV.G To preserve the low density exclusive characteristic of
the foothill area.
With the adoption of the East Tustin Specific Plan in
1986, a Hillside District was designated encouraging
development to be at low densities sensitive to the
natural terrain.
HOUSING ELEMENT
The element sets forth policies to guide public and private housing
investment to provide a variety of housing for all members of the
community absent any discrimination. The element addresses the
specific housing needs of the City's residents, particularly
emphasizing the improvement of housing opportunities for low and
moderate income households. Additionally, the element prioritizes
programs such as the conservation and revitalization of existing
housing. Quantified objectives incorporate the Southern California
Association of Governments (SCAG) Regional Housing Needs Assessment
(RHNA) allocation as required by State law. How Tustin is meeting
the RHNA is specifically discussed under separate heading following
the listing of major program accomplishments.
Major Program Accomplishments
IV.A (3) The promotion and encouragement of owner -occupied housing
for the purpose of correcting the unbalanced number of
rental to owner occupied units.
with the adoption of the East Tustin Specific Plan in
1986, a development agreement and monitoring system was
established to limit the number of apartment units
constructed, encouraging the development of single family
attached and detached product types. Additionally, the
apartment projects that are constructed within the
project area are built to condominium standards,
including the recordation of final maps, in the event
that the market warrants conversion. To date, three
projects are being offered for home ownership and a
portion of the units are being made available to first
time homebuyers utilizing Southern California Home
Financing Authority (SCHFA) Bond Program funds.
Elsewhere in Tustin owner -occupied housing opportunities
are being subsidized by Tustin's participation in the
County's HOME program funds allocation from the Federal
government. Additionally, Redevelopment Agency set-aside
funds and CDBG funds are available to home -owners through
Tustin's Housing Rehabilitation. Program which has a
component to assist low and moderate owner -occupied
properties within a specific target area.
Finally, the Tustin Zoning Ordinance has been amended to
provide a process for developers to convert apartments to
condominiums and provide incentives and assistance for
purchase of the units by lower-income households.
4
IV.A (6) The conservation and improvement of existing residential
neighborhoods.
Tustin has implemented two Housing Rehabilitation
Programs (utilizing CDBG and Housing Set -Aside funds)
providing grant and loan opportunities to residential
property owners to improve their properties. The
programs identify specific target areas which encompass
both multiple and single family dwelling units and
require that the beneficiaries, whether identified as
tenants or owners, be at income levels at or below 80
percent of the County median established by the standards
of the Federal department of Housing and Urban
Development (HUD).
IV.A (7) The preservation of historic and architecturally
significant residential structures.
Tustin adopted a Cultural Resources Overlay District
which encompasses the original incorporation boundaries
of the City and is home to many historic residential
structures. A Cultural Resources Advisory Committee has
been established to guide development activities within
the District. - A historical survey has also been
completed and approved by the City Council and Tustin has
received recognition from the State as a Certified Local
Government (CLG) further ensuring the opportunities to
preserve significant structures.
Regional Housing Needs Program Status
California State law requires the Southern California Association
of Governments (SLAG) to allocate housing needs to local cities.
Below are two tables summarizing Tustin's performance during the
prior planning period from July 1, 1984 through June 30, 1989
(Table I), and the progress in the current planning period from
July 1, 1989 through June 30, 1994 (Table II):
TABLE I
RHNA STATUS 1984-1989
Category Objectives Provided
Very Low 506
Low 633
Moderate 727
High 1,086
TOTALS 2,952
* As of 7/1/89
TABLE II
RHNA STATUS 1989-1994
Category Objectives Provided
Very Low
390
Low
488
Moderate
484
High
724
TOTALS 2,086
* As of 1/1/93
Units Constructed*
0
174
1,193
487
1,854
Units Constructed*
0
50
1,473
670
2,193
Appendix A of this report provides a more detailed breakdown of how
individual projects were categorized. In gathering the above
information within the appendix and in assigning units constructed
to the RHNA categories of very low, low, moderate and high incomes,
the following assumptions were made:
* Fair Market Rent schedules provided by HUD were used to
determine the affordability of rental units
differentiated by the number of bedrooms.
* April, 1991 Income Limit Tables for the County of Orange
were utilized to determine the affordable monthly
mortgage payment for each income category based upon the
number of persons per household. A conservative ceiling
of 28% of a family's income within each income category
was applied to determine affordable prices.
* To determine the affordable sales price of a unit by
income category, the base of the monthly mortgage payment
was applied to the amortization of a home loan for 30
years, 9% fixed with a 10% down payment for homes selling
for less than $200,000 and a 20% down payment for homes
selling for more than $200,000.
* After determining the affordable sales price of a unit by
income category, unit types and their corresponding sales
price were categorized by number of persons in a family
that would most likely qualify for and purchase the unit.
Most of the newly constructed units in both planning periods are
attributed to projects developed within the East Tustin Specific
Plan area. It is anticipated that new units constructed to meet
RHNA objectives will continue to largely be built in the East
Tustin Specific Plan area. The EIR for the East Tustin Specific
Plan required that an Affordable Housing Plan be implemented. The
adopted Plan requires that 100 low income and 500 moderate income
units be constructed within the Specific Plan area. Three
apartment projects (Rancho Alisal, Rancho Maderos and Rancho
Tierra) were constructed during the 1984-1989 planning period
providing a combined total of 874 units that satisfy the rent
levels for low and moderate income levels. As a result of State
bond financing, 174 of the combined total units are rent restricted
and made available to low income levels, with the remaining 700
units made available to moderate income levels. The distribution
of these units between the three projects is as follows:
Low Moderate
Tract 12759 (Rancho
Alisal)
69
287
Tract 13030 (Rancho
Maderos)
54
212
Tract 13038 (Rancho
Tierra)
51
201
174
700
The State bond financing restrictions on the above projects ensures
a limitation on the rents for a 10 year time frame. However, as a
result of the term of the East Tustin Specific Plan Development
Agreement, a minimum commitment of 15 years is required to be made.
Consequently, in the approvals of Tracts 13030 and 13038,
conditions of approval were included and a letter of agreement has
been executed by The Irvine Company to ensure that both of these
projects (a total of 518 units) are retained as affordable to low
and moderate income levels upon expiration of the term of the bond
financing. Further, the agreement states that in the event the
apartments are converted to condominiums within five years from the
expiration of the term of the bond financing, the units will be
7
offered at sales prices in the ranges affordable to low and
moderate income levels (see Appendix B).
While Tustin has incorporated the quantified objectives of the RHNA
in the Housing Element and appears to be meeting some of these
goals, Tustin cannot guarantee that all of the needs will be
satisfied. Satisfaction of the City's regional housing needs is
dependent upon the cooperation of private funding sources and the
funding levels of the State, Federal and County programs that are
used to support the needs of the very low, low and moderate income
persons. Additionally, outside economic forces heavily influence
the housing market, product types, and affordability.
Tustin has approximately one and one-half years in the planning
period remaining to continue monitoring RHNA program objectives to
ensure satisfaction of their fair share of the regional housing
need. Tustin and the Redevelopment Agency will continue to assist
in the development of affordable housing through programs set forth
in the Housing Element, including the East Tustin Affordable
Housing Program, density bonus, rental assistance, and effective
utilization of its 20 percent Redevelopment Housing set-aside fund.
El
OPEN SPACE & CONSERVATION ELEMENT
The element sets policy direction for the open space related
resources of the City. These resources include land and water
areas devoted to recreation, scenic beauty, conservation and use of
natural resources and agriculture. The element's policies are
based on the need to conserve amenities, protect against natural
hazards, and meet the resident's desire for open space experiences.
Major Program Accomplishments
III.B Coordinated and inter -related local open space and trail
areas with the regional facilities of the County and
adjoining cities.
Require development within or adjacent to the County -wide
trail system to incorporate and upgrade pathways.
Peter's Canyon Regional Trail is currently being
implemented in support of this goal.
III.D Preservation and protection of unique natural resources.
To date, Tustin has identified a Hillside District
through the adoption of the East Tustin Specific Plan and
adopted a Grading Manual, which includes a chapter
devoted to design criteria for hillside district
development. Tustin has approved two residential
development projects within the District retaining
portions of the significant landforms on the sites by
incorporating grading which is sensitive to the
topography. Additionally, with the adoption of the East
Tustin Specific Plan, inventory was taken and designation
made to preserve such features as the Peter's Canyon
Ridgeline, a cedar grove, and eucalyptus windrows.
III.E Accommodation of the health, safety, and utility needs of
present and future residents of the community.
with the adoption and implementation of the East Tustin
Specific Plan requirements, a condition of development
has been imposed to identify and analyze the status of
the E1 Modena fault to determine whether the fault could
be considered active. The Plan also required flood
control improvements, which included maintenance of a
retarding basin in Peter's Canyon Regional Park.
RECREATION ELEMENT
The element was prepared to aid the City Council, Planning
Commission, and professional staff in providing current and future
residents with a cost effective parks and recreation system. Apart
7
from reconciling Tustin's growth with financial constraints, the
element provides appropriate policy -level input for the new
development of the East Tustin Specific Plan area, satisfies the
requirements of the Quimby Act to provide definite standards for
park land dedication, evaluates joint -use site potentials and
establishes a specific design development process for major
recreation proposals.
Major Program Accomplishments
IV.A To acquire, improve, safeguard, and otherwise foster a
system of parks and recreational facilities that is
balanced in diversity and adequate in size and amenities
to serve the needs of existing and future residents of
the Tustin community.
Parkland dedication has been required with each sector
level map approved for the East Tustin Specific Plan
project area. The dedicated land is then developed with
the interest of serving the immediate surrounding
neighborhoods. Additionally, a community park site has
been identified to serve the larger community needs and
a conceptual design has been approved. Finally,
dedication of -Regional parkland and trail systems were
required in conformance with the County's Master Plan.
IV.0 To operate and maintain existing and future parks and
recreation facilities so they are safe, clean, and
attractive to the public; and to preserve, protect, and
enhance both improved and potentially natural recreation
areas to ensure that long-term public investments and
values are not unreasonably preempted, compromised, or
foreclosed upon by neglect or short-term considerations.
The approvals for construction of parking lot
improvements and a gymnasium facility for the existing
Columbus Tustin park site required an evaluation of the
use of space and selection of materials that provided for
durability and economy. The design process currently
underway for a new sports -park within the East Tustin
Specific Plan area has included a similar analysis.
NOISE ELEMENT
The element identifies noise related problems and issues, noise
sources, noise measurement standards, establishes policy to address
noise conditions that adversely affect the residents and provides
guidelines for new development within the City. The element
specifically discusses the issues resulting from the noise source
impacts of the I-5 and SR -55 freeways, the Browning Corridor and
the John Wayne Airport over -flight pattern.
10
Major Program Accomplishments
IV. (5) Work with the Orange County Airport Land Use Commission
in developing a plan for compatible use in airport noise
and crash hazard areas.
Tustin has requested the review by the Airport Land Use
Commission of all general plan amendments and zone
changes to ensure consistency with the adopted AELUP.
IV. (9) Maintain and revise as necessary a comprehensive noise
ordinance relating to noise sources and requiring sound
insulation in building construction in all noise impact
areas proposed for residential or other noise -sensitive
development.
East Tustin Specific Plan development approvals require
the incorporation of sound attenuation for development
adjacent to identified roadways with high noise impact
levels. Construction measures are taken to ensure
exterior and interior sound levels satisfy standards of
the Tustin Noise Ordinance. Noise ordinance provisions
are strictly enforced by City code enforcement and
building inspector staff.
CIRCULATION ELEMENT
The element identifies traffic deficiencies and presents general
guidelines for the improvement of transportation facilities within
Tustin. The element's main objective is to provide an arterial
highway system which serves as the regional roadway portion of a
balanced transportation system, provides for safe, convenient and
efficient movement of people and goods, and conforms to applicable
environmental quality standards. Reference to Tustin's Scenic
Highway Element and the County Master Plan of Bicycle Trails is
made where applicable.
Major Program Accomplishments
V.B (1) Develop all arterial highways, both public and private in
accordance with the County road standards where feasible.
Tustin has adopted the County's EMA standards for both
Public and Private Street Improvements with minor
modifications and new development projects are required
to conform.
V.B (2) When reviewing subdivisions and site plans, control
access onto major and primary arterial highways by
11
minimizing driveways and local streets so as not to
impair the function and capacity of the system.
Sector level maps approved fcr the East Tustin Specific
Plan area identify conceptual site access paints
anticipated for each individual tract to minimize
conflicts at the builder level map stage. All of the
sector level maps for all phases of development have been
approved.
V.B (5) Require/construct bridges at major thoroughfare/arterial
highway crossing of railroads, freeways, and major
natural water courses.
The Tustin Ranch Road overpass construction was completed
providing another direct connection from the southern
portion of Tustin to the northern portion separated by
the I-5 freeway.
V.B (13) Adopt the County's Master Plan of Arterial Highways to
ensure close coordination with County planning.
The City of Tustin originally adopted the County's Master
Plan of Arterial Highways in 1973, and all subsequent
amendments. The Plan was most recently amended October,
1992.
V.B (15) Consider flexibility in the arterial design standards in
rural and hillside areas so as to incorporate
opportunities for creative responses to site specific
situations and to promote retention of a rural
atmosphere.
To date, Tustin has identified a Hillside District
through the adoption of the East Tustin Specific Plan and
adopted a Grading Manual, which includes a chapter
devoted to design criteria for hillside district
development and guidelines for the location of roadways.
SCENIC HIGHWAYS EiEMENT
The element acts as a guide to the City Council, Commission,
Departments, and other concerned Governmental agencies and
interested citizens for the identification of scenic amenities
within Tustin. Consideration has been given to protection of
environmental, social, and economic values associated with
aesthetic scenic corridor resources and expansion of the
opportunity for the enjoyment of these resources.
Major Program Accomplishments
12
(6) To develop programs and techniques to encourage private
land owners to provide an aesthetically pleasing urban
scenic roadway throughout the City.
No major programs have been implemented; however, in the
course of approving new subdivision projects, design
review authorization includes the review of landscaping
and Tustin encourages the use of theme street trees
within housing tracts, encourages berming, landscape and
hardscape elements to add interest to perimeter of
commercial projects and to avoid the view of large
expanses of blank walls or parking lot areas.
SEISMIC SAFETY ELEMENT
The element provides a brief history of seismic activity in the
southern California area, discusses geologic and seismic hazards,
defines the various earthquake faults and summarizes impacts to
Tustin. Policies are provided to evaluate the concept of
acceptable risk in the decision-making process.
Major Program Accomplishments
(2) To identify potential seismic and seismic related
occurrences in the Tustin area and their impacts on
Tustin.
With the adoption and implementation of the East Tustin
Specific Plan requirements, a condition of development
has been imposed to identify and analyze the status of
the Camp Myford/El Modena Fault at the time builder level
subdivisions are considered. With the review and
approval of the various builder level subdivisions within
Sectors 1 through 4 (the areas defined in the East Tustin
Specific Plan to contain the fault), specific studies
have been developed, reviewed and approved by the
Building Official. The last activity on the Camp
Myford/E1 Modena Fault occurred approximately 12,000 to
15,000 years ago. Additionally, projects within the East
Tustin Specific Plan area are required to submit detailed
geotechnical and soils engineering reports subsequent to
grading.
SAFETY ELEMENT
The element identifies preventive regulations of potential hazards
within Tustin. The element establishes policy and direction for
the reduction or elimination of potential hazards for the
protection of Tustin residents from fires and geologic hazards.
Features include the identification of evacuation routes, peak load
13
water supply requirements, minimum road widths, clearances around
structures and geologic hazard mapping in areas of known geologic
hazards.
Major Program Accomplishments
(2) To reduce the amount of personal injury, damage to
property and economic or social dislocation within the
City as the result of disaster.
Tustin adopted an Unreinforced Masonry ordinance in
February, 1991, to address the safety issues related to
this type of construction in conformance with SB 547.
Eight buildings are subject to the first and second phase
implementation of the ordinance, of which three have
completed the required retro -fitting.
Tustin adopted a comprehensive Emergency Plan in July,
1992, and has completed "table -top" crisis exercises with
all City department heads and division managers.
Individual departments have commenced the identification
of actual duties and responsibilities for staff
employees.
Tustin has also adopted ordinances pertaining to flood
plain management, building and fire codes, disaster
emergency services, traffic, nuisance abatement,
disclosure of hazardous materials, and the siting of
hazardous waste facilities intended to support the goals
of the element.
14
COMPREHENSIVE UPDATE OF THE GENERAL PLAN
State law requires each city to adopt a comprehensive General Plan
for the physical development of the city and any land outside its
boundaries, which bears a relationship to its planning activities.
Periodic updating of the General Plan is required to ensure that it
accurately reflects a city's policies and changing priorities and
conditions, that it conforms to any changes in State law, that it
reflects any current court decisions, and that it incorporates the
current five year housing need projections provided by the Southern
California Association of Governments. Although Tustin's General
Plan has been updated, those revisions have occurred incrementally
rather than comprehensively.
In the Spring, 1991, the City initiated the process required to
update the Tustin General Plan. Since the update process began,
two time extensions were filed and approved by the Office of
Planning and Research. The second and final extension will expire
in June, 1993. The City Council is expected to hold public
hearings on the revised General Plan in early Summer, 1993.
The updated General Plan will be divided into seven chapters
containing the State required elements, and will include 'one
"optional" element (Recreation which is being combined with
Conservation/Open Space), and- one additional element (Growth
Management) which was required in order to comply with the Revised
Traffic Improvement and Growth Management Ordinance (Measure M).
The preparation of each General Plan element has been preceded by
the preparation of technical reports which will contain much of the
baseline data and statistics. These technical reports are not
proposed to actually be part of the General Plan document (with the
exception of Housing) and therefore could be updated as applicable
without amending the actual General Plan text. Each of the
elements is proposed to follow a similar organization containing an
introduction; a summary of issues, needs, opportunities and
constraints; goals and policies; and implementation programs.
15
CONCLUSION
This report has summarized Tustin's activities relevant to the
implementation programs of the current General Plan, provided
information regarding the pending comprehensive update of the
General Plan, and progress in meeting the City's fair share of the
County's regional housing needs. The comprehensive update to the
General Plan should be adopted by June, 1993. Future General Plan
Annual Reports will provide updates concerning development
activities and implementation of the Plan as applicable.
AB:9P92-93.r_•
16
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APPENDIX B
IRVINE PACIFIC
0otober 23, 1990
Ms. Christine Shingleton
Director of Community Development
City of Tustin
300 Centennial Way
Tustin, CA 92680
Re: Rancho Mad=as/Tierra Affordability
Dear Christine:
The Irvine Company in consultation with counsel has reviewed again
condition 8.10 of Resolutions 2431 and 2435 as set forth below:
"Prior to recordation of a final map for condominium purposes,
developer shall provide a statement documenting how the project
once converted to condominiums will ensure coaplianoe with the
Tustin Specific Plan, Development Agreement, EIR 85-2 and the
Tustin area General Plan as it relates to provision of affordable
housing. "
The Irvine Company previously submitted a letter, dated August 2, 1990,
documenting compliance with the intent of the documents quoted in the
condition.
However, as a means for resolving the condition, allowing for
recordation of Final Maps 13030 and 13038, the Company is willing to
agree to the attached program.
This proposal represents a good faith effort by the CmgDany to meet the
concerns set forth by the City of Tustin and would appear to go beyond
what would be indicated by all written docents.
We look forward to hearing your response to our proposal.
Sincerely
Y
T. Patrick Smith
President
TPS: mc
Attachment
cc: Jerry Davis (Western National Properties)
Iris Jeffrey (Rourke and Woodruff)
Rick Lamprecht (Irvine Pacific)
Steve Lefever (The Irvine Company)
Neil Sullivan (Western National Properties)
550Newport Center Drive, Suae 700, P.O. Box I. Ne, c on BeaCt . ';tornia 9265b-890= I7 720-2
In response to condition 8.10 of Resolutions 2431 and 2435 related
to Final Maps 13030 and 13038, the following program will be
implemented:
Affordability at levels prescribed in the EIR 85-2 and the
resulting Tustin Ranh Affordable Housing Plan (100 ^Iow"
(50-80% of Median) units and 500 'Moderate- (80-120% of
Median) units) would expire for rental units at expiration of
the initial 10 year period of the current board financing
aria nts unless additional subsidized financing is
obtained.
If the projects are converted to condominiums within five
years after expiration of the initial 10 year period of the
currant bond financing arrangements, those units designated as
"affordable" would be sold at prices within the income limits
noted above. After this five year period has elapsed, all
affordability requirements on a for -sale basis would cease,
terminoting any and all affordable requirements for the Fast
Tustin Specific Plan.
V
'� ��� City of Tustin
Community Development Department
August 22, 1990
Mr. Richard E. Lamprecht
Vice President, Development
Irvine Pacific
P.O. Box I
Newport Beach, California 92658-8904
SUBJECT: TRACTS 13030 AND 13038 FINAL MAPS
Dear Mr. Lamprecht:
Thank you for your letter of August 2, 1990, regarding Condition
8.10 which requires compliance with the East Tustin Specific Plan,
Development Agreement, EIR 85-2 and the Tustin Area General Plan as
it relates to the provision of affordable housing. A review of our
files indicates that documentation showing how this condition would
be satisfied once the apartment projects were converted to
condominiums was originally requested of Western National
Properties on October 17, 1988. Subsequent to that request, a
letter and attachments were received from Western National
Properties on September 27, 1989 by Mr. Joe Francis attempting to
address the outstanding issue of the affordability provision.
A review of that correspondence reveals that compliance with
Condition 8.10 can only be verified for a ten year period, as that
is the length of time as defined by the "qualified project period"
of the unit price apartment development revenue bonds Issue V of
the 1985 Regulatory Agreement and Declaration of Restrictant
covenants as recorded on August 30, 1988. However, the
requirements agreed upon at the East Tustin Policy Committee of
April 15, 1987 indicate that the affordable housing plan will total
500 units to be within the affordable to moderate range. The
affordable housing plan further specifies that Tracts 12345, 13030
and 13038 were identified for revenue bond financing. This plan,
as proposed by the Irvine Company, does not stipulate an expiration
date for compliance with the affordable housing requirement.
Conversely, the plan specifies that these three tracts will
represent and satisfy the need for affordable housing in the East
Tustin Specific Plan.
In your letter dated August 2, 1990, you stated that the provisions
of the affordable housing plan imposed an obligation on the Irvine
Company to cooperate with the City and that this obligation has
been fulfilled. While the City can agree that the recordation of
the bonds Issue V of 1985 fulfills the affordable housing condition
Irvine Pacific
Tracts 13030 and 13038
August 22, 1990
Page 2
for an expiring time period of ten years, the long-range goal is
missed. In order to satisfy this outstanding condition and to
perpetuate the goals and policies of the East Tustin Specific Plan,
Development Agreement, EIR 85-2 and the Tustin Area General Plan,
documentation should be prepared revealing how the existing
affordable rental units can be retained as affordable "for sale"
units after the conversion to condominiums, pursuant to Condition
No. 8.10 of Planning Commission Resolution No. 2435. The time or
date at which this project converts is irrelevant to the affordable
housing condition. The affordability should be retained via deed
restrictions or other alternatives. This commitment will be
accepted in the form of a letter agreement.
It is imperative that this condition be fulfilled prior to
recordation of the Final Maps. As you are aware, the extension for
Tentative Tract Maps 13030 and 13038 will expire on October 7.,
1990. We'll need a signed draft of the above described agreement
as soon as possible since the Planning Commission and City Council
will need to act on the Final Maps prior to the expiration date.
Should you have any questions, please contact me or Dan Fox at
(714) 544-8890, extension 250.
Sincerely,
Christine A. Shingleton
Director of Community Development
Anne E. Bonner
Assistant Planner
AEB:kbc
cc: Neil J. Sullivan
Jerry Davis
Steve Lefever
T. Patrick Smith