HomeMy WebLinkAboutPH 1 G.P. AMEND 89-02a 06-19-89 ........ ~"'= PUBLIC HEARING
6-19-89N0' 4
·
TO:
FROM:
SUBJECT:
HONORABLE PAYOR AND PIEMBERS OF THE CITY COUNCIL
COHMUNITY DEYELOPHEIJT DEPARTHENT
GENERAL PLAN AHENDHENT 89-02(A): 1989 REVISIONS TO THE HOUSING
ELEMENT
·
RE~ENDATION
It is recommended that the City Council approve General Plan Amendment 89-02(A)
by adoption of Resolution No. 89-82.
BACKGROUND
On March 27th and April 12th of 1989, the Planning Commission held two public
workshops for accepting public comment on the draft 1989 revisions to the
Housing Element. All Commission and public comments were incorporated into the
Element and the document was transmitted to the State Department of Housing and
Community Development (HCD) for a mandatory 45 day review period.
Comments were-received from HCD on June 7, 1989 and incorporated into the
d¢cument ~ere feasible. On June 12, t~89, the Planning Commission held a
pi~blic h~aring for consideration of the revised Element. The Planning
Commission adopted Resolution No. 2624 which recommends to the City Council
approval of the 1989 Housing Element.
Prior to formal adoption of any General Plan Amendment, the City Council must
hold a public hearing. Notice was pubished in the Tustin News and posted for
public review. A synopsis of the changes to the Housing Element are discussed
in the attached staff report which was presented to the Commission on June 12,
1989. '
ANALYSIS
The 1989 revisions to the Housing Element are required by State law. These
revisions must be adopted prior to July 1, 1989 and revisions are required to
update the Housing Element every 5 years. The 1989 revisions constitute changes
to the 1984 Housing Element in order to update statistical information and
provide all new information as a result of recent changes to State law.
Revisions also address the Regional Housing Needs Assessment (RHNA) figures
provided by the Southern California Associations of Governments (SCAG).
In order to fully evaluate the document and compare it with the 1984 Element,
Ctty Counctl Report'
General Plan Amendment 89-02(A)
June 19, 1989
Page ~o
the document contains the following symbols'
·
1. "< >" - carrots surround text from 1984 Element to be deleted.
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2. Underlined text Is ne~ Information and revisions prepared by staff as
~eSented to the Planning Commission on'April 12, 1989.
Underlined and Bolded text ls noted to tdentlfy further revisions to the
Element ln"'~&sponse ~o the comments provided from HCD as presented to the
Planntng Commission on June 12, 1989.
Once the document has been approved, all symbols will be removed and a final
document will be transmitted to the Planning Commission and City Council.
CONCLUSZON ·
i ii
Staff has addressed all comments-of the public, Planning-Commission and State
HCD in the documenlt {a'list of the HCD comments and City responses are provided
as Exhibits A and'B to this report). Should the City Council concur with the
Planning Commission's decision of June 12th, staff recommends that the City
Council approve Resolution No. 89-82 approving the 1989 Housing Element.
a Kuhn
Senior Planner
eliri~tlne A. Shingletop/~
Director of Community q~evelopment
LK:CAS:ts
Attachments: Exhibit A - HCD Comments
Exhibit B - City Responses
June 12, 1989 Planning Commission Staff Report
Planning Commission Resolution No. 2624
Resolution No. 89-82
Community Development Department
STATE OF CALIFORNIA
D~z~.RTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
zision of .Housing Policy
Development
921 Tenth Street, Room 601
Sacramento, CA 95814
(916) 323-3176
EXHIBIT A - HCD COMMENTS
GEORGE DEUKMEJIAN, Governor
May 31, 1989
Mr. William F. Huston
City Manager
City of Tustin
300 Centennial Way
Tustin, CA 92680
Dear Mr. Huston:
RE: ~eview of the City of Tustin's Draft Housing Element
Thank you for submitting TUstin's draft housing element, received
April 28, 1989. As you know, this Department is required to review
draft housing elements and report our findings to the locality
(Government Code Section 65585(b)~
· .
Our review of Tustin's draft housing element was facilitated by
telephone conversations on May 9 and 11 with Laura Kuhn of the
City's Planning staff. We appreciate her cooperation and
assistance during our review.
The draft element enables us to compare language in the 1984
housing element with that proposed in the document being prepared
to meet the July, 1989, deadline. It includes much useful
information about the City, particularly with regard to housing
costs in Tustin as compared to other jurisdictions in Orange
County. In our opinion, however, certain revisions are needed for
the element to comply with State law (Article 10.6 of the
Government Code). This letter, and the attached Appendix,
summarize these, recommended changes and the conclusions of the
telephone discussions. ~
We have sent Ms. Kuhn a packet of information providing technical
assistance to help with the revision of the draft element.
We hope our comments, and those contained in the attached Appendix,
are helpful to the City. We wish you success in your housing
programs. If you have any questions regarding our review, please
contact Margaret Bell at (916) 323-3180.
Mr. William F. Huston
·
Page Two
At their request, pursuant to the Public Information Act, we are
forwarding copies of this letter to the persons and organizations
named below.
Sincerely,
·
Development
NJJ:MB:bt
cc: Christine A. Shingleton,"City Of Tustin
~/~a~a Kuhn, City of Tustin Conrad G. Tuohey, Law offices
Eugene Scorico, Fair Housing Council of Orange.County
Ralph Kennedy, Orange County Housing Coalition
Crystal Simms, Legal Aid Society of Orange County
Maya Dunne, City of Irvine
Susan DeSantis, Padberg/DeSantis Consulting
Jonathan Lehrer-Graiwer, West'ern Center on Law & Poverty
Irwin Schatzman, The Carma-Sandling Group
Ellen G. Winterbottom, Law offices
Joe Carreras, Southern California Association of ~overnments
Kathleen Mikkelson, Deputy Attorney General
Bob Cervantes, Governor's office of Planning and Research
Richard Lyon, California Building Industry Association
Kerry Harrington Morrison, California Association of Realtors
P, PPEND?X
City of Tustin
The following changes would, in our opinion, bring.Tustin"s:housing
element, into compliance'with Article 10.6 of the Government Code.
Following each recommended change or addition, we refer to the
applicable brovision of the Government Code. Where particular
program examples or data sources are listed, these suggestions are
for your information only. We recognize that Tustin'.may choose
other means of complying with the law.
ae
Review and Revision
Review the previous element to evaluate appropriateness,
effectiveness, and progress in implementation, and reflect the
results of this review in the revised element (Section
65588(a) and (b). There are three parts to the information
which should be provided.
ae
,,Effectiveness of the element" (Section 65588(a) (2)): A
comparison of the actual results of the earlier element
with its goals, objectives, policies, and programs. The
results should be -quantified where possible (e.g.,
rehabilitation results), but may be qualitative where
necessary (e.g., mitigation of-government constraints).
,'Progress in implementation" (Section 65583 (a) (3)): An
analysis of the significXft differences between What was
projected or planned in t-he earlier element and what was
achieved.
Ce
,,Appropriateness of goals, objectives, and policies"
(Section 65588(a)(1)): A description of how the goals,
objectives, policies, and programs of the updated element
incorporate what has been learned from the results of the
prior element.
For instance, on page 87 of the draft element there is a
discussion of the senior housing projects developed since
1984. It points out that the 1984 element established an
objective of 110 newly constructed units for low- and
moderate-income seniors. The evaluation of progress toward
that goal, page 88, refers to the total number of affordable
units of senior housing available in the community. Only the
51 newly constructed units, however, should be counted as
progress toward the 1984 objective for new units. Since the
City fell short of accommodating 110 new units, the evaluation
should look for the reasons behind that shortfall.
In discussing the fact that the Second Unit (Granny Flat)
Program did not result in the projected 15 units during the
last five years, the draft element recognizes that second
Be
units do not appear to be favored by property owners.
However, it would be useful to examine more closely, for
example, whether the terms of the local ordinance regulating
second units constitute a disincentive to property owners.~
In the discussion of' reasons why the 1984 objectives for
developing the East Tustin Ranch area were not realized, it
should be pointed out that the specific plan for that area,
adopted in 1986, seems to have effectively eliminated any
potential the area may have offered for the development of
low-income housing during the 1989-1994 planning period by
zoning most of the area for low-density development and by
scheduling the development of those areas first. We have been
informed that the total development of the East Tustin area
wil~ take from five to ten years.
In a more positive vein, we note that the City rehabilitated
130 units during the past five years, exceeding the 1984
objective of 50 improved units during that period.
Housinq Needs,. Resources, and constraints
1. use the latest available population and household
projections, as well as the SCAG Regional Housing Needs
Allocation (RHNA) figures applicable in 1989.
(65583(a) (1))
The use of the 1988 DOF figures when revising the element
is acceptable. We recommend, however, that the 1989
vaCancy rate of 2.03 percent, as well as the_reasons, for
the 1988 vacancy rate of..4.20 percent, be discussed.
The Department of Finance (DOF) population and household
figures published in April, 1989, were not available at
the time the draft housing element was prepared. We
believe the use of those figures would-provide a more
accurate basis for development of housing needs analyses,
since they indicate that Tustin's population increased
by 1,000 during 1988. The DOF estimates that households
increased by 507 that yea'ri but only 96 additional
housing units were prOvided.
When discussing population numbers (i.e. ratios of
renters to owners, elderly to non-elderly, etc.), the
percentages shown in the 1980 census may be applied to
the DOF figures to estimate current numbers gf households
in various categories. We understand the City also has
information prepared in 1988 for the Housing Assistance
Plan which may 'be useful.
In the discussion of new jobs to be created in the City,
it would be helpful to include an analysis of the incomes
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expected ~o be gene~ate~ by thos~ jobs.' That information
would assist the City ~n determining the price range of
housing needed to serve the increased work force. This
kind of information may already have been developed in
connection with Tustin's redevelopment projects.
..
The City's 1984 housing element provided a clear summary
of the net increase in housing units as a result of
demolitions and redevelopment of certain residential
areas. The current draft element points out that 42
units have been demolished or converted to another use
in the past five years, but does not provide details with
regard to additional units provided. We recommend that
the revised element include information to determine the
net gain or loss of housing units as a result of
demolition and redevelopment activities.
Relate the information to tenure (owner or renter) in the
analysis and documentation of household characteristics
(i.e., number of households overpaying, overcrowded
households, and housing stock conditions (Section
65583(a) (2)).. Tenure affects the nature of housing
problems encountered and the potential solutions.
Analyze the specia~ housing needs of the elderly, large
families, families with female heads of households, and
families or persons in need of emergency shelters.
(Section 65883(a) (6)).
Information in the draft ~ement on special h~using 9eeds
should be updated to reflect estimates of current numbers
of households in each category. For instance, as
discussed on page 40, female-headed households have
increased significantly. The 1980 census contained the
percentages of female-headed households with children as
well as the percentage of those which were below the
poverty level. The analysis could extrapolate these
facts to provide an estimate of the number of female-
headed families overpaying for housing in Tustin in 1988.
Additional information abOut homeless'persons in the City
may be available from a local social services department,.
the local housing authority, or the City's CDBG Housing
Assistance Plan. .The element should list sources of
emergency shelter within the City, including the number
of available beds, and evaluate the potential of those
facilities to meet the needs of the homeless in Tustin.
We also recommend that military bases be asked for more
specific infoin~ation regarding additional housing units
needed in Tustin for military personnel. The housing
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element should analyze the impact of those' needs on the
community and Drovide updated information regarding plans
and programs the federal government or other interested
entities may implement to mitigate that impact.
Provide an inventory of land suitable for residential
development, including vacant sites and sites having
potential for redevelopment, and analyze the relationship
of zoning and. public facilities and services to these
sites (Section 65583(a)'(3)).
The information on vacant land within the East Tustin
area should be included with the other land inventory
information, even though the development of East Tustin
is controlled through a specific plan.
According to the draft element, the City's only vacant
land zoned for multifamily development and located
outside the East Tustin specific plan consists of .25
acres. We understand it was previously zoned for
commercial. According to the draft element (page 80) the
parcel is substandard and may only be developed with a
single-family residence according to city zoning Code
requirements'. T~is small parcel, therefore, appears to
be 'inappropriately zoned. In our opinion, it may be
necessary to amend the zoning code and the general plan
to provide additional residential sites, suitable for
multifamily development.
·
An analysis of the potential to provide additional sites
through an amendment of- the specific plan would be
helpful. It may be that a reordering of priorities for
development of that area would enable the City to meet
increased housing objectives for lower-income households
during the next five-year period.
The City may also wish to consider designating some light
commercial areas as mixed-use zones, defining mixed-use
to mean the inclusion of housing in an area containing
office, retail, or light commercial development. To
provide housing in those areas, it may also be necessary
to change some height limitation standards in order to
allow the use of available air space.
The land inventory could include any unused school sites.
They are usually particularly well suited for residential
development.
· We also recommend a discussion of the potential for
additional housing on land within the City's sphere of
influence and targeted for future annexation. As shown
in the evaluation of the 1984 element, objectives for
·
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housing development on°'such lands are not likely to be
met unless the City actually annexes the territory.' If
no other vacant land appears to provide affordable
housing opportunities due to zoning constraints or lack
of infrastructure, the City needs to know the potential
for meeting its housing needs through annexation of
unincorporated areas.
Discuss the accessibility to manufactured housing of
vacant sites zoned for single-family housing (Section
65583).
State law now requires that manufactured housing be
permitted in all residential zones, so long as it meets
criteria which.would be applicable to any other home on
the same lot. The technical assistance information
provided to Ms. Kuhn contains more detailed information
'regarding this new requirement.
Analyze potential and actual governmental constraints on
the development, improvement, or maintenance of housing
for all income levels (Section 65583(a) (4)).
The analysis should determine if the City is using its
land use controls or building code enforcement powers i~
a manner that constrains housing development or
improvement. For instance, do open space requirements
exceed the authorized limits contained in Government Code
66477?
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The draft element points-out that residential sites in
the East Tustin area lack infrastructure and .that
developers must provide public improvements. An analysis
of the actual cost of those improvements could provide
the basis for a review of the standards for public
improvements to determine whether they are excessive and
whether, in some instances, they could be relaxed in
order to facilitate affordable, housing.
The fee schedule described in Tustin's draft housing
element indicates increases have added from $7,000 to
$10,000 to the cost of a new housing unit over the past
five years. In the East Tustin area, the tentative tract
map fee increased from $2,000 to $4,000. The draft
element contains a discussion (page 58) of median home
prices and indicates that, since 1983 (and particularly
in the last calendar year), Tustin has experienced the
largest inflationary increase in home prices of any
jurisdiction in Orange County. The impact of local
regulatory fees and activities should be analyzed to
determine the part they may have played in this increase.
C®
Quantified Obi ectives
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Establish quantified objectives for the maximum numbe~
of housing units that can be constructed, rehabilitated,
and conserved over the five-year time frame (Section -
65583 (b)) .
As presently drafted, the element indicates that only 25
units of housing for very low-income households can be
constructed to meet existing needs and the projected need
for 390 such units identified by SCAG. In our opinion
this figure (6.4% of projected need alone) is
unrealistically and unnecessarily low. If the element
is amended pursuant to these comments, the City may find
that' it can set an objective to build a greater number
of those units. This would place the City in a much
better position to address the goal of a balanced
community, described (page 67 of the draft element) as
the City's primary goal. The City is proposing to exceed
the SCAG RHNA objectives for high cost housing, and come
very-close to meeting the SCAG objectives for moderate-
income units.
The objective of. 50 rehabilitated units is described as
a minimum number that can be completed during the five-
year period. The City has documented successful
rehabilitation programs in the past. The City should set
the rehabilitation quantified objective to reflect the
maximum number that ~e City believes can be
rehabilitated during the.next five-year planning period.
The policies discussed on page 75 relative to the R-3
zone do not, in our opinion, constitute an objective for
conservation of units. However, the City states that
zoning for mobilehome parks will conserve the 513 mobile-
home spaces located in those parks. The discussion
should clarify how the MHP zoning policy protects those
mobilehomes, and could include these .spaces in a
conservation objective.
De
Housing Programs
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Establish a schedule of program actions which the City
will implement during the planning period of the element.
Each progra~ action should specify the implementation
time frame and the agency responsible for administering
the program (Section 65583(c) (1) through (5)).
The eiement contains a number of policies which are not
accompanied by programs or actions to achieve goals. In
our opinion, a housing element program should include a
clear commitment and a schedule for action.
For instance, since it appears the City needs to provide
more sites for housing, the description of the ongoing
mixed-use zoning program (page 93) could be expanded to
set a date by which the City will identify and rezone a
light commercial area to permit mixed use and accommodate
a certain number of housing units.
·
With regard to the new and e~Panded implementation
programs (page 100-107), the element should set
objectives for the programs wherever it is possible to
do so; identify the time frame within which those
objectives are to be met; and assign responsibility for
program implementation.
The housing element could also include a discussion of
the local redevelopment agency's plans for the use of tax
increments set aside in a Low and Moderate Income Housing
Fund.
Include program actions which demonstrate that the city
will use its local powers to assist in the development
of housing for low- and moderate-income households
(Section 65583(c) (.1) and (2)).
For instance, 'to increase the carrying capacity- of
available sites, the City could adopt an ordinance to
encourage higher densities--and zero-lot-line development
of single-family.homes in redeveloping areas. On page
107, under "Removal of Governmental Constraints", the
1984 element discussed zero-side yards and cluster
development as methods of lowering construction costs.
The new draft element .has eliminated that discussion.
The City may want to reconsider those'options.
The sites identified for potential residential
development should accommodate the need for all income
segments of the community. It may be necessary to amend
the General Plan, the zoning laws, or seek annexation of
additional sites to accomplish that objective.
Some cities have adopted ordinances which link the
approval of certain commercial developments to developer
contributions for the development or conservation of
affordable housing. Tustin could implement a simila~'
program; revise .its plans for development within the
Tustin East area; and provide additional incentives to
encourage earlier development of units affordable to
lower-income households on that land.
Ee
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Include program actions to address and, where ~appropriate
and legally possible, remove 'governmental constraints to
the maintenance, improvement, and development of housing
for all income levels (65583(c) (3)).
·
For instance, the City could increase permitted heights
for multifamily projects. It could also waive certain
permit fees for the development of housing .affordable to
low- and moderate-income persons.
Public Participation
Describe the City's efforts to achieve public participation
in the development of its housing element (Section 65583(c)).
In addition to holding public hearings at the planning
commission and government body level, the City should take
additional steps to ensure the public participation of all
economic segments, including low- and moderate-income
households. For example, the City could circulate its draft
element to housing interest groups, low-income organizations,
and community and senior groups. Notices regarding public'
meetings on the element could be posted in community centers,
libraries, city hall, and throughout the community' in public
places.
Response to Hon-~inq ~d Comu~it¥ Development Comments
on L989 Dra£t Revisions to the Housinq Element
Review and Revision
&. ~11 element programs have been quantified where feasible in
the revised element. These revisions are shown for all programs,
both existing and new, as well as the programs for removal of
governmental constraints.
B. & breakdown of the achievements is provided in the discussion'
of past performance which is a new section added to the revised
element.
C. & discussion of the changes to the programs and policies has
been provided in the review of past performance section noted
above.
The changes to the counts for senior housing projects as noted in the
HCD comments have been noted in the revised document as appropriate.
The identification of reasons for the shortfall in senior and granny
flat units are discussed as well.
..he commen~s regarding the EaSt Tustin Project are incorrect and the
numbers of low and moderate units provided in the East Tustin Area are
contained in the document~ ~dditionally, the project contains a
variety of la~d uses and is not predominantly low density residential
uses as the HCD comments note. The. timing of the units is also
mentioned, and the units are anticipated to be built prior to the end of
1989.
II. Housing Needs, Resources, and Constraints
lo
The use of the 1989 Department of Finance figures have been used
wherever possible. In fact, some comparisons are made between the
1988 and 1989 figures in certain cases (vacancy rates) to
highlight unusual changes between the two years. The 1988 RHNA
figures have been used since they are the most up to date regional
information and they are the figures that are required to be used
of all agencies in the SCAG planning area.
The HCD comments note a discrepancy in the figures regarding the
increase in households and population and the increase in the
number of housing units. As the HCD comments have noted the
unrealistic vacancy rate for 1988, the change in the population,
versus the increase in units would obviously have to correct
itself by showing a higher population increase over units. The
increase in population and the number of households were persons
moving into the previously vacant units counted in 1988 and
therefore the unit increase from 1988'to 1989 would be lower since
the vacancy factor has decreased from 4.20 down to 2.03.
·
The discussion of the 'relationship of income versus the cost of
housing has been provided in the revised document. There has not
been any new data to validate the latest income figures for
Tustin¢ however, the section regarding the market discusses
housing costs and the income necessary to afford housing· a more
definitive discussion of the demolition of housing and the
replacement of new homes has been added to the revised document.
appendix a includes tables regarding information on tenure· While
no new data has been collected since the 1980 Census, the previous
figures from the 1984 element have been retained·
·
as suggested by HCD, the percentages of the 1980 populatiofi have
been applied to the 1989 figure. While the City of Tustin feels
that this extrapolation leads to inaccurate figures, the
information has been provided for comparison purposes only.
additional information on the numbers of homeless persons has been
provided along with information on the existing facilities and
their capacities· This information includes the number of beds
and a comparison of the number of homeless versus the number of
beds shows that there are excess facilities in the City.
Information on the number of housing units and military personnel
has been provided in the element. This information was provided
in the original submittal to HCD.
·
Land inventory is broken down by zoning classification so that
densities can be used to determine the total number of housing
units thgt can ~e built in the Ci~. Since ~he East. Tus~in area
is cove~ed by a specific plan., the zonxng desxgnatxons are
different and have therefore been separated to show unit counts
and densities·
The discussion of the one sub-standard multiple family lot has
been revised to accommodate the actual density allowed if the land
was developed to its fullest potential under the Zoning Code.
This has resulted in a net increase of three units. The element
has been revised to include new programs for studying the mixed
use zoning concept, inclusionary zoning, and density bonuses.
While it is not possible to mandate such programs in this element
because such programs would create inconsistencies with the Land
Use Element of the General Plan, the city will look into the issue
by conducting a study on these issues in the next planning period.
Additionally, a discussion of unused school sites is provided and
according to the Tustin Unified School District, there are no such
sites within the City.
The north Tustin area in the county territory is discussed further
in the-revised element. Discussion of the exclusionary practices
and the existing zoning of the area, the fact that'is mostly built
out and the position of the residents regarding annexation makes
the suggestion of the HCD to target areas for future annexation
and rezoning to higher density residential uses is not legally
possible according to the Knox-Cortese act.
The City of Tustin permits manufactured housing in all residential
districts in the City. This information has been added to the
document, additionally, the discussion on the governmental
constraints has been expanded to include information on the
enforcement and its effect on the cost of housing· The fees
charged .by the City do not recover the actual cost to process
projects and the fees have been found to be lower than many other
jurisdictions in the County. The city tries to off-set the fees
by providing one of the fastest plan processing services of many
cities in the county.
The City permits developers to install private streets to reduce
housing costs further, this discussion has been added to the
element. The assessment Districts in the East Tustin area are
discussed as well.
III ·
1.
Quantified Objectives
The table provided in the element which showed the estimated
number of units in the different categories has been revised to
show minimum and maximum numbers of. units· These changes show
that the City will attempt to provide its fair share of affordable
housing as determined by the RHNA figures· All of the programs
have been modified to include, -where applicable, numbers for
minimum and/or maximum u~its or funding amounts to show how the
objectives will be achieved.
The mobile home zone permits only manufactured homes, mobile homes
and trailers and in effect provf~es a tool to preserve the m~bile
home units. However, it has been noted that two of the seven
parks in Tustin will be affected by the I-5 freeway widening and
that some of these units may be lost.
IV. Housinq Programs
·
The programs section now includes a time frame for reaching
quantified objectives for each of the existing and new programs.
The implementation agency is listed as well. Each of the policies
listed in the element are accompanied with a listing of the
program numbers which, are used to meet the objective. The
implementation time frame is included to show a schedule for
action.
&dditional programs have been added to address the HCD comments.
The redevelopment agency set aside funds and land cost write down
programs, as discussed by HCD, were already provided in the
element. Some additional information has been included to enhance
the description of these programs.
&s mentioned previously in these comments, the programs ~ection of
the element has been revised to include more quantifiable
objectives and a time frame for each program in order to show a
good faith effort of the City to meet the regional needs. The
City already h. as zero-lot-line and clustering standards in the
East Tustin Plan. Sites for developments which include these
designs, can be built in the Planned Community District. These
programs have been retained in the revised element.
The Land Use element of the-General Plan identifies all potential
residential sites in the City. The vacant land in the City is
analyzed and the potential number of housing units exceeds the
number of housing units (2,085) required by the RHN&. As
mentioned previously, the City has added programs to research and
study programs for inclusionary zoning, relaxation of height
limits, and mixed use development.
3. The revised element provided quantified objectives and time frame's
for the programs developed to reduce governmental constraints.
The waiving of fees and fast tracking of projects which include
affordable housing units is discussed as well. As mentioned
above, the City has agreed to do studies on relaxing height limits
for affordable projects and this is discussed in the revised
element.
,
V. Public Participation
.
The revised element includes a new section on the public
participation program used for the revisions to the Housing
Element. This program included public workshops (2), public
hearings' (2) and posting and publishing of notices in various
locations.
, Repor o' he
ii i · i ~
Planning
Commission
~lUtlE '12, 1989
SUBJECT'
APPLICA;IT:
GE,'IERAL PLA:'t Ai,1E}-iC;.IE;IT 89-02 (A) (HOUSI,~IG ELE;,iE;tT)
~ 'I~'~
CITY OF TUSTI,t, CO;.I;,IU:I!TY DEVELOPaEi'IT DEPART,,~,IT
E~V I ROIIaE,"ITAL
STATUS:
.
A llEGATIVE DECLARATIO:I HAS BEE:.! PREPARED III ACCORDA3CE IllTH THE
CALIFOPJlIA E:PiIRO:II,IEi'ITAL QUALITY ACT
REQUEST:.
GE;IERAL PLA,'I A:.IE:ID;,1E:IT 89-02(A) - 1989 ,REVISIO;IS TO THE HOU
ELE:-IE;IT
RECC;,I:,IE:!DATI 0:1
It is recommended ~;lat ti'la Planning Commission'
1.. Certify the Negative Declaration as adequate for this project by approval
df Resolution No. 2623'; and
.
Recommetqd approval of the 1989 Revisi.~ to the Housing Element to the City
Council by adoption of Resolution Ho."2624.
BAC~GROUIID
As required by State law, each jurisdiction in California i§ required '~o r-:vise
the Housing Element of t,qe General Plan every five years. Th~se revisions
coordinated on a geographic basis so tl~at regional agencies (i.e., councils
governments) may prepare data on existing and future population p.rojections
which address regional housing needs. In tills regard all juri. sdictions in th,:_:
Southern California area, comprised of ,the Southern California Association
Governments (SCAG) planning area, are .required to submit a new Housing Element
to the State prior to July 1, 1989. .This element, must be reviewed by the
Housing and Community Development Department (HCD) prior to -final adopCion.
To meet the schedule mandated by State law, staff have revisioned the 1984
Housing Element. These revisions do not represent comprehensive changes to this
element but incorporate updated statistical information, the' 1988 regional
housing forecasts and new information necessary to address changes in State
law. Amendments are not of a comprehensive nature and only attempt to meet the
ne~.~ requirements ~'I~ the law and to incorporate 'C',le Regional Housing He~ds
Assessment adopted in June 1988 and as revised in llovembar 1988.
o-
, Community Development Department
·
Olan'ning Commission Report
,qousing Element
June 12, 1989
Page two
On March 27 and April 10, 1989 the Planning Commission. held public worksl]ops to
review and comment on the.draft revisions.- Public testimony was received at
these' meetings 'and all comments and revisions were incorporated into' the
document prior to transmittal to the State HCD. The document :vas transmitted'to
HCD on April 14th and comments have been received for consid..:ration.
A)IALYSIS
The 1989 amendments to the Housing Element, as mentioned previously, must be
approved and in effect prior to July 1, 1989. The proposed changes to
Housing Element are relatively minor. In fact, they are only For the purposes
of updating statistical data, meeting the latest requir.:ments establised by the
California Legislature and to incorporate the existing and future ho'Jjing needs
as established by the SCAG 1988 Regional Housing Needs Assess~nent. Please note
,_~,,~nt are specific~lly d~n~)t~d 'in th~
that all changes to the Housing E1~-= ........
. bq~ Pianni~lg Co,nmi ssion
draft of th~ Housi~g Element which will be submiCted to
b~, ,][~r]~ 9Ch Ll~de'r sep~,.',~te c,]v~r d~ to tl~. Fq-~t that fi~l ~.;o',~qe~,t'~ ~'~
~lement~ f]~om Sta~:... nu~u~'~ wera, no',. race, ired .... until June 6t~ All text C~3 be
is ~rked with "carrot" symbols (< >) all new text is undarlined.
In respo~ding to concerns communicated by State HCD, additional additions and
clarif.ications to the Element, as appropriate are being made and will result in
some change~ in the~document since the Com?hi'ssion's last review on April l~h.
Staff will highlight these changes in tha'.'document by an asterisk in the lq, ef'C
hand margin of the document· A copy of HCD com,r.e:~t$ aqd a datailed ~' .'~ s ~) 0 ~m~ ~ j
from staff of these comments will be transmitted by June 9t)~ under sei)ar~te
cover. Staff will revie¥~ our responses wi'th the Commission at the meeting·
Once the document is approved, all symbols ide:~tifying corrections will ba
removed. A summary o'f the major Amendments to tile Housing Element is discussed
be 1 ow'
i ·
Statistical Data: The Housing Element must, as 'required by State
attempt to identify population, housing and income characteristics. While
a majority of the statistical information must rely on-the 1980 Census Data
(which was used-'for-the 1984 Housing Element) the figures provided by the
1988 report of the State Department of Finance and Employment Development
Departments, Orange County Progress Report for 1988-89 and the 1988 SCAG
Regional Housing, Needs Assessment (RHNA) are' incorporated wherever
possible.
·
Regional Housing Needs Assessment (RHNA): One of the major components of
the Housing E-lement is a discussion of the existing and future housing
needs in tl]e City of Tustin. these needs were established by SCAG and ,,.~ere
published in June 1988· Based upon certain deficiencies in the RH)IA and
problems specific to the City of Tustin, an appeal of tile figures was
Co'mrnu-nity Deyelopment 'Department
Planning Commission Report
Housing Element
June 12, 1989'
Page three
made. This appeal resulted in some revisions to the figures presented in
the June 1988 RHNA. These revisions were adopted and approved by SCAG in
November 1988.
The existing needs for housing established the current picture relative to
housing needs. A copy of the RHNA is provided as an attachment to this
report and provides a full and complete description and definition of'the
methodology used .to establish the RHNA figures.
.
_Housi_ng Goals, Policies and Programs- A major focus of the Housing Element
f6visions has been to provide adequate consideration of all the needs oF
the community. Special needs -For tile elderly, handicapped, female heads oF
households and homeless must be considered.
In ord:r to ad. dress the requirements of State l~,-~ an.1 to ))ro',/ide a ',~yl.~ll
·
balanced Ho~sing. Element, the issue o~ ~he homeless., has ~een added t,) ,."~a~
numbers oF horn, less persons ~n the Su~u region. ~his in~o'r,na~o~ has been
included in the element, as 'well as the addition of pro,rams and policies
to address hornless needs.
'®
Evaluation of Pagt Per.formance' Of major concern to the State Housing and
COmmunity Development Depar~ent, is'~t-he adequacy and effectiveness c~ the
Housing Element. In this regard,""the Housing Element contains a ne~
·
section '~i~ich discusses the sucres s and failures oF tn, ~rs,/'io:~,s Housing
Element.
A detailed vacant land study is provided which identifies all r.:ad~ly
available or feture potential housing sir. es. Nost oF ti~ese s~tes are 'in
the East Tustin Area which provides for a variety oF housi.qg types.
Discussion of the previously mentioned programs, pol. i:ies and 6bjectives is
also provided. While not all of the objectives have been met, certain
programs have been very successful in providing much needed a~si'stance to
the handicapped, seniors and homeless. The rehabilitation and conservation
efforts have al~o been very effective.
The element also proposes two ne¥~ housing policies and many new housing
programs. Most of these policies and programs are aimed at meeting the
needs of the homeless and to identify new programs which' have resulted from
senior housing projects and the recently adopted Cultural Resources
District for Old Town.
On April 14, 1989 the dra-~t Element was transmited to HCD for comment: Co,nm, nfs
were received and, wh6re appropriate, they have been addressed in the document.
Attached to this report, is a copy of the HCD comments and a detailed response
from staff to these comments as to how they have been addressed.
Community Development DeP. artme~_t
~lanning Commission Report
Housing Element
June 12, 1989
Page four
CO[]CLUSIO:!
Staff have reviewed the Housing Element text and. incorporated any and all
verified or reliable statistical d.~ta, where possible. The new programs and
policies provide mechanisms for addressing the new needs required to be
addressed by the law (i.e., homeless). The proposed revisions iaclude an
evaluative 'tool 'For looking ba~k over past actions so that future needs can be
met. With the corrections from HCD and the previous Commission and public
comment, the element is ready for final approval.
In order to meet the timing schedule and based upon the previous comments Fr,)m
the public, State HCD and the Planning Commission, staff suggests that the
Commission recommend approval oF the 1989 Housin~ Elemen~ Revis~o~s to the C~ty
Council by adoption of Resolul~ion Ho. 2624.
[~ura~- Kuhn
Senior Planner
LK'pef
christ~he Shingleton cST
Director of Community Developmen~
-
Attachments'
Negative Declaration/Initial Study
Resolution No. 2623 and 2624
1989 Revisions to the Housing Element
.o
Community Development Departm=nt
I!.
CITY OF TUSTIN
Co,,,,,,unity Development Deparotmen
ENVIRONMENTAL INITIAL STUDY FORM
I®
Name of Propcnent
'~CI'TY OF TUSTIN
Address and Phone Number of proponent ~ {~ 0 c F N T F N ~.! ~ A l WA Y TI! q T I N
CALIFORNIA, ~)2680 coHMUNITY DEV'ELOPHENT DEPARTH~NT
CONTACT: LAURA C. KUHN, sENIOR PLANNER
3. Date of Checklist Submitted HAY 30, 1989
4. Agency Requiring Checklist C I T Y 0 F T U S T I N.
5. Name of Proposal, if applicable GENERAL PLAN AHENDHENT NUHBER 89-02
SEE ATTACHED PROJECT DESCRIPTION AND DISCUSSIOi, I' O'F INITIAL
STUDY DETERHItlATION.S.
Errvirc~m~tql !~~
(Explanations of all "yes" and "mcrTbe" on,.vets are required an attached sh:~.~t:.)
I. Ec3-th. Will th~ prcpo~_x31 result in:
be
Unstable earth conditions or in changes
in geologic substructures?
Disrq3tians, displacements, co.mp, cction
or overcovering of the soil?
Ce
de
Cho~ge in topography or ground surfoce
relief features?
The destruction, covering or modification
of any unique geologic or physical features?
, X,
ee
fe
Any increase in wind or water erosion of
soils,, either on or off the site?
Changes in deposit'Jan or erosion of beach
sands, or changes in siitaticn, deposition or
erosion which may modify the channel of
river or stream or the bed of the ocean or
any bay, in let or lake?
X
(A)
g. Exposure of people or prcper17 to geolo-
gic hazards such as earthquakes, landslides,
mudslides, ground failure~ or similar l-xzzcrd, s?
2... Air. Will' the proposal result in.-
a, Substantial air emissions or deterioration
of ambient air quality?
b. The creation of objectionable' odors?
3,
c. Alteration of air movement~ moisture, or
temperature, or cny change in climate,
either locally or r.-~cjionally?
Water. Will the propOSal result in=
a. Changes in currents, or the course of dl-
recticn of water movemenl=~ in either
marine or fresh waters?
b. Changes in abscrpt[cn rates, draincge pat-
terns~ or the rate and amcunt of .-urfcce
runoff?
c. Alteraticns to the ccur=~ c~ ,::,~,w of ficcd
waters?
d. Change in the amount of surface water in-.
any 'water body?
e. DischargE into surfcce waters~'~r in any
alteratio~ of surface water quality~ in-
cluding but not limited to t.~rr, peratur~,
dissolved oxygen or turbidity?
.
f, Alteration of the direction or rate of flow
of ground waters?
g. Change in the quantity of ground waters~
either through direct a. dditions or with-
drawdls, or through interception of an
oquifer by cuts or excavations?
h. Substantial reducticn in the amount of
water otherwise available for public water
supplies?
i. Exposure of people or property to water re-
lated hazards such as flooding or tidal waves?
X
X
_X
X
X
X
X
.
.
e
Plcnt Life. Will the prcposal result in:
a. Cl-~nge in the diversity of species, cr
numbe~ of my species of plants (including
trees, shrubs, grass, crops, cnd aquatic
plants)?
.; ~,
b. Reducticn of the numbers of any unique,
-rare or endangered species of plants?
c, Introducticn of new species of plants into
an area, or in a barrier to the normal
replenishment of existing species?
d. Reducticn in ccrecge of cny agricultural
crop?
Animal Life. Will the proposal result in:
a. Change in the diversit7 of species, or
numbers of any sp~ci~ of animals (bircLs,
land animals including reptiles, fish cnd
shellfish, benthic crgcnism~-cr insects)?
b. Reducticn of th3 number= of cn.y unique,
rare or endangered sp-~i ~.~ of cnimal~?
c. lntroducticn of new species of' cnimals into
an area, or result in a baffler to the
migration or movement of c~irnais?
·
cL Deteriomticn to existing fish ~r~wildlife
habitat? ""
h.~oise. Will the prcposal result
a. Increases in existing noise levels?
b. Exposure of pecple to severe noise levels?
Light ~ Cla~e. Will the prcposal produce
new light or glare?
Land Use. Will the proposal result ir~ a sub-
stantial alteration of the pres~;:t or planned
land use of an area?
Ncrfural Resources. Will the proposal result in:
a. Increase in the rate of use of any natural
resources?
Yes
X
X
X
-. X
b. Substantial depletion of any nonrenewable
natural resource?
I0. Risl( of Upset. Will the. proposal i .nvolve:
a. A risk of'ch expiosicn or tl,~ release
of hazardous substances (including, but rx~t
limited to, oil, p~sticides, chemicals cr
radiation) in the event of cn occident or
upset conditions?
b. Possibla interferer~e with cn
r~ plcn. or cn err~rger'~-7 e'/ccuaticn
plcn?
!1. Populcrti~n. Will.the proposal alter the location,
d[strbuticn, density, or growth rate of the
human populaticn of c~ area?
12. Hcusing. Will the proposal affect existing hous-
ing, or create a demand for additional housing?
13. Trcn_q~cctcrticn/Circulcticn. Will the prcpo~l
result in:
a. Cenerc~tion of substantial addi[icnal
vehicular, movement? .
·
..
b. Effects on existing parking faCilities, or
demand for new parking?
c. Substantial impcct upcn existing, trmspcr-
ration systems?
d. Alteraticns to present patterns of circula-
tion or movement of people and/or
e. Alterations to waterborne, rail ar air
traffic?
f. Increase in traffic hazards to motor
vehicles, bicyclists cr pedestrians?
Ih. Public Services. Will the proposal have an
effect upon, or result in a need far new or
altered governmental services in any of the
following areas:
a. F~re protection?
b. Police protection?
c. Schools?
Y~
X
X
X
X
x
X
d. Parks or other recreation;al facilities?
e. Maintenance of public facilities~ inx:luding
roads?
·
f, Other governmental_services?
15. Er, ergy. Will the prc~posal result in;
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon exist-
lng sources of energy, or require the
development of new scurces of energy?
!~;. Utilities. Will the proposal result in a need
for new systems, or substantial alterations to
the following utilities:
a. Power or natural gas? ·
b. Communicaticns systems?
c. Water?
d. Sewer or sc-ptic tonics?
. e.. Storm water drainage?
f. Solid waste and disposal?
- ~
17. I-Jumo~ H~oItE Will the proposal result in:
a. Creation of cny health hazard ar potential
health hazard (excluding m~ntal health)?
b. Exposure of pecple to potential health
h~ards?
18. Aesthetics. Will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will tl-~ proposal result in the
creation of an aesthetically offensive site open
to public view?
Recreaticn. Will the proposal result in an
impact upon the quality or quantity of existing
recreational opportunities?
20. Cultural Re~curce=.
Will the pr~! re...~ult in the alteraticn
of or the dest~i~ of a pre~istcric or
historic orct-.ceol~i~l site?
Y~
X
.X
X~
o.
b. Will the prcposal result in adverse physical
or aesthetic effects to a prehistcric cr
historic building, structure, or object?
Does the prc~sai h4w~ the P°tential to
cc~se a physical dx:r',ge which would affect
unique ett-nic cultural values?
d. ~/ill the prcposal restrict ~-.tisting religic~s
or sacred uses within ti'~ potential irr4~cct
area?
21. Mcndatory Fir'~lings of Significcrc~-.
a. Does the project have the potential to
degrade the quality of the .environment,
substantially reduce the habitat of a fish
or wildlife species, ccuse a fish or wild-
life population to drop below self sus-.
raining levels, threaten to eliminate a
plant or animal community, reduce the
nurr~, or restrict the rcr~je of a rare or
endangered plant or animal or eliminate
i~. ortont examples of ti-~ major p¢-ricd~
of California histor'/ cr prehistory?
b. Dces the project' hove tbs pot~ntial to
achieve' short-term, to the disadvantcge of
long-term, environmental goals? (A short-
t~rm impact on the environment is one
which occurs in a relatively brief, definitive
period ,of ttime while Iong-term~Tmpccts'
-will endure well into the future.)
c. Does the project howe impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two
or more separate resources where the impcct
on each resource is relatively small, but
where the effect of the total of those
impacts on the environment is significant.)
d. Does the project have envirc~mental effects
Whicfh will cause substantial adverse effects
on human beings, either directly or indirectly?
X,
!II. Discussion of Environmental Evaluation SEE ATTACHED EXHIBIT A FOR DISCUSSION OF THIS INITIAL STUDY AND
THE PROJECT DESCRIPTION.
IV. Determination
(To be completed by the Lead Agency)
On the basis of this ini, evaluation:
! find that the proposed project COULD NOT have a sig.nificant effect
on the environment, and a NEGATIVE DECLARATION will be prepared.
I find tl'x:t although tt'~ prcposed project 'could h4n/e a significant effect
on the envi.ronment, there will not be a significant effect in_ this case
because the mitigation measures c~escribed an an attached ~eet have
been added to the project. A NECATIVE DECLARATION WILL BE PREPARED. -
..
I find th~ prcposed project MAY have a significant effect on th~ environ- ~ . ..
merit, and an ENVIRONMENTAL IMPACT REPORT' is required. I...
/
]Date ' ~ignature
LAURA C. KUHN, SENIOR PLANNER
E~IBIT A
PROJECT D~.SCRI~TIO~ i%~D DISCUSSIO~ O~
Ii~ITIAL STUD~
GA~-ER~L PLA~ ~2[E~NDi~E}~f .~10 . 89- 02 (A)
~ROJ~CT DESCriPTIOn:
General Plan Amendment No. 89-02 ('a) is for the purpose of revising the
Housing Element of the Tustin Area General Plan. The revisions are
required to be completed every five years as mandated bY state lu~.
The revisions to the Housing Element include:
1. Updating the statistical and demographic data contained in the
element to reflect the Southern California Association of
Governments (SCAG) Regional Housing Needs Assessment (RH,~A) and
the 1988 Department of Finance demographic and statistical data.
2. Updating all housing programs and identification of past
performance and areas of concern.
3. Providing additional information on the Homeless and o-hh~r
needs groups.~.~hich
TM -~ ==~-~.~
~..u=~ bs addressed in 'th~ Housing E~ ='~-~'~- ~s
required by recent changes in State La~.
All revisions to the Housing Element are textural in natureland do not
create any new programs which impact any of the other elements in the
Tustin Area General Plan. The revi~ions are not intended to be a
comprehensive update of the Housing Element since a complete General
Plan revision program, is slated fo~~ the next fiscal year. A full
Environmental Impact Report for this new General Plan ~ill be
prepared. ,.
DISCUSSION OF IJI~_AL STUDY RESPONSES:
I. Earth-.
Questions A-G: The proposed revisions to the Housing Element would not
result in any direct development of the land within the City of Tustin.
However, if ~pecific development proposals occur for housing projects~
these projects are reviewed under CEQA as a site specific project.
Therefore, no anticipated impacts would occur which would affect
geologic features, sub-structures, soil conditions, which could result
in erosion'or geologic hazards.
Sources: Proposed 1989 Revisions to the Tustin Housing Element.
Standard ~rocedures for design review for the City of Tustin
·
Community Development. Department.
Mitigation Monitoring: None Required.
Air-
Questions A-c: As discussed above, the Housing Element revisions ~ould
not directly result in development of housing in the City of Tustin,
but provides a tool for guiding development to ensure' equal and quality
housing opportunities fo~ all residents. In this regard, each proposed
housing project would be reviewed under CEQA prior to approval of the
project. Therefore, the revisions to the Housing Element would
create significant impacts to air quality, creation of odors or alter
air movement patterns.
Sources= Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Mitigation Monitoring: ~one Required.
Water-
QuestiOns A-I: In the City of Tustin, there are no significant natural
above ground water bodies. While ~evelopment can impact absorption
rates and drainage patterns, any future development of housing
projects would requir~ an individual environmental revi.z~
assessment of any and all environmental impacts. As discussed
~evious sections in this analysis, the Housing Elsment revisions do
~t.pr~pose any new buildings or development within the City and only
serve as a guide for future development. Therefore, it is not
anticipated that this project will have an impact on water quality.
Sources: C~ty of Tut. tin, General Plan~ Land Use Map and Element.
Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Mitigation ~onitoring: None Required.
4-5. Plant and Animal Life-There are no known animal or plant species
which exist in the City which are considered rare or endangered.
However,each proposed housing project would be reviewed under CEQA
prior to approval of the.project. Therefore, the revisions to the
Housing Element would not significantly impact flora or fauna in the
city.
Sources= Proposed 1989 Revisions to the Tustin Housing Element.
Historical records, and previous 'EIR,s for East Tustin.
Standard procedures for design review for the City of Tustin
Community Development Department.
;.tigation }.Ionitoring: ~one Required.
l~oise-
Questions A-B: While the ~ousing Element revisions will not directly
result, in development of any buildings or other development projects,
it will be used as a guide for development of housing units. As
discussed previously, any and all future development projects are
subject to review under CEQA as a separate project and will, therefore
be subject to conditions to reduce or eliminate any environmental
impacts. In this regard, noise impacts are typically mitigated by use
of standard conditions on. development of sound proofed residential
units (45 dba) and limits on the timing for construction ·operations.
Such conditions would be applied as standard conditions to every
project to. ensure minimum noise impacts to future residents and
existing residents as well.
Sources: Proposed 1989 Revisi'ons to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Standard Conditions of approval, Tustin Community Development
Department.
Mitigation Monitoring: None Required.
7 Light and Glar=-IIhil= the Housing Eiem~nt
~.rectly result in development of any buildin.~s or other development
:ojects, it will be used as a guide for development of housing units.
As discussed previously, any and. all future development projects are
·
subject to review under CEQA as a Separate project and-will, therefore
b~ subject to cond%tions to reduce-~r eliminate any environmental
impacts. Light and glare is typica~.ly mitigated by use of standard
conditions on development which require that reflective materials be
revised to non-glare producing materials and that all lighting
'nstalled on the exterior of the property be designed to reduce light
rays and to eliminate light from impacting surrounding properties to
ensure minimum light impacts to future residents and existing residents
as well.
Sources:. Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedure~ for design review for the city of Tustin
Community Development Department. .
Standard Conditions of approval, .Tustin Community Development
Department.
Mitigation Monitoring: None Required.
8. Land Use- The Housing Element revisions do not create any ne~ land
use designations or provide for new land uses within tke City of
~ustin. The revisions do"~ot impact or change any existing land use
~signation in the General Plan or Zoning Code.
Sources: Proposed 1989 Revisions to the Tustin Housing Element.
City of Tustin Land Use and Zoning Maps.'
~'~tigation Monitoring: None Required.
9-10. Natural Resources and Risk Of Upset-
Questions A-B: While the Housing Element revisions will not directly'
result in new development, lt..will b.e used as a guide for development.
of housing units.~ As discussed previously, any and all future
development projects are subject to review Under CEQA. as a separate
project and will, therefore be subject to conditions to reduce or
eliminate any environmental impacts. '
Sources: Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Mitigation Monitoring: None Required.
11. Population-The revisions to the Housing Element do not propose to
change land use densities or housing developments which could result in
an increase of population in the City.
Sources: Ci-hy of Tustin, General Plan Land Use Element.
Proposed 1989 Revisions to the Tustin Housing
.... · itigation Monitoring: None Required.
12 Housing-The proposed revisi%ns to the Housing Element has and will
be used as a tool for guiding develo.~Rment of housing in the City of
Tustin. In this re~ard, t~e element.may have an impact on housing, in
that all new housing projects are reviewed as to whether they meet the
Housing Element policies and objectives. Additionally, the Housing
Element provides an impetus for the R~cvision of housing.units for
special needs groups such as the handicapped, homeless, and iow income
population so ~hat there is an equal housing opportunity for all
residents, both existing and future. These impacts on housing ar~
considered to be positive in a cultural and administrative/policy
manner rather than negative on the environment.
Sources: State Planning, Zoning and Development Law.
Proposed 1989 Revisions to the Tustin Housing Element.
Mitigation Monitoring: None' Required.
13. Transportation/Circulation-
Questions A-F: While the Housing Element revisions will not directly
~result in new development, it will be used as a guide for development
f housing units. As discussed previously, any and all future
.avelopment projects are subject to review under C~QA as a separate
project and will, therefore be subject to conditions to reduce
.... "iminate any environmental impacts including
ansportation and circulation issues.
those regarding
Sources: State Planning, Zoning and Development Law.
Proposed 1-989 Revisions to the'Tustin Housing Element.
Circulation Element of the Tustin Area General Plan.
Standard procedures for design review for the City of Tustin
Community Development Department.
Standard Conditions of approval, Tustin Community Development
Department,
Mitigation Monitoring: None Required.
14. Public Services-
·
Questions A-F: The current public services in the City have been
provided based on current revenue levels generated from typical
sources. However, all new housing developments in the East Tustin Area
are subject to review for conformance with the East Tustin Fiscal Model
which establishes staffing and fiscal projections for city services.
The revisions to the Housing element do not propose any new development
in the city and only provide' guidelines for future.development.
Sources: ~ast Tustin Fiscal Model
- State Planning~ Zoning and Development Law.
Proposed 1989 Revisions to the Tustin Housing Element.
Mitigation Monitoring: None Required.
em.
.
15-16. Energy and Utilities-
Questions A-F: The t!ousing Element revisions will not...directly resu,t
in new development, it will be used as a guide for development of
housing units. As discussed, previously, any and all future development.
projects are subject to review under CEQA as a separate project and
will, therefore be subject to conditions to reduce or eliminate any.
environmental impacts.
Sources: State Planning, Zoning and Development Law.
.Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Standard Conditions of approval, Tustin Community Development
Department.
Mitigation Monitoring: None Required.
Human Health-
Questions A-B: While the Housing Element revisions will not directly
~sult in new development, it will be used as a guide for development
~ housing units. As d~scussed previously, any and all future
development projects are subject to review under CEQA as a separate
projeot and will, therefore be subject to conditions to r~duce or
eliminate any health related impacts.
Sources= State Planning, Zoning and Development Law.
Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Standard Conditions of approval, Tustin Community Development
Department.
Mitigation l{onitoring: None Required.
18. Aesthetics-The Housing Element revisions will not directly result
in new development, it will be used as a guide for development of
housing units. As discussed previously, any and all future development
projects are subject to review under CEQA as a separate project and
will, therefore be subject to conditions to reduce or eliminate any
environmental impacts and ensure architectural and development
compatibility with the surrounding area. -
Sources: Stmt~ Planning, Zoning and Development La~.
Proposed 1989 Revisions to the Tustin Housing Elemen'h.
Standard procedures for design review for the City of Tustin
Community Development Department.
Standard Conditions of approval, Tustin Community Development
Department. ~,
·
Mitigation ~-onitoring: };one Required.
.o
19. Recreation-The current public services in the City have been
provided based on current revenue levels generated from typical
sources. All ne~ parks are provided based upon pre-established
standards in the City Park Land Dedication Ordinance and provisions for
parks in the city establish staffing and fiscal projections for city
services. The revisions to the Housing Element do not propose any new
development in the city and only provide guidelines for future
development.
Sources: East Tustin Fiscal Model
Parkland Dedication Ordinance.
State Planning, Zoning and. Development Law.
Proposed 1989 Revisions to the Tustin Housing Element.
Mitigation Monitoring: None Required.
0, Cultural Resources-
Question's A-D: The revisions to the Housing Element do not propose any
specific physical development in the City but constitute a plan for the
' ~idance of providing housing to the many types of persons who may wish
~ reside in the City.' As discussed above, any new development
proposals will be reviewed individually under CEQA. for consideration of
any potential impacts which may occur as a result of a specific
project.
sources= state Planning, zoning and Development Law.
Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
· Community Development Department.
Standard Conditions of approval, Tustin'Community Development
Department.
Mitigation Monitoring: None ~equired.
21. Mandatory Findings of Significance-
Question A: The revisions to the Housing Element do not propose any
specific physical development in the City but constitute a plan for the
guidance of providing housing to the many types of persons who may wish
to reside in the City. As discussed above, any new development
proposal ~ill be revie~.~ed individually under CEQA for gonsidaration of
any potantia! impacts to habitats for fish and wild!if~ or -Ca!iforni:
history ~vhich may occur as a rasult of a specifiu project.
..
~urces: State Planning, Zoning and Development Law.
Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the'City of Tustin
Community Development Depart/~nt.
Standard Conditions of appr~yal, Tustin Community Development
Department.
Mitigation Monitoring: None Required.
Question B: The State of California requires each. City in the State tc
prepare and adopt a General Plan which includes a Housing Element.
This element is to be updated every five years so that changing
demographics and long term goals for housing can be re-evaluated. In'
this regard, the revisions to the Housing Element have been prepared so
that long range planning issues can be appropriately addressed and the
necessary accommodations made for housing policies.
Sources: State Planning, Zoning and Development Law.
o·
Proposed 1989 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Standard Conditions of approval, Tustin Community Development
Department.
"~.tigation Monitoring: NOne Required.
Question C-D: The revisions to the HouSing Element do not propose any
specific physical development in the City but constitute a plan for the
uidance of providing housing to the many types of Persons who may wish
J reside in the City. As discussed above, any new development
proposal will be reviewed individually under CEQA for consideration of
any potential impacts which may be individually limited or cumulatively
considerable. Additionally, the .Housing Element is a long range
planning tool used to ensure orderly growth and development of a City
so that the needs of all human beings wishing to reside in th~ City may
be addressed.
Sources= State Planning, Zoning and Development Law.
Proposed 19S9 Revisions to the Tustin Housing Element.
Standard procedures for design review for the City of Tustin
Community Development Department.
Standard Conditions of approval, Tustin Community Development
Department.
Mitigation Monitoring: None Required.
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RESOLUTION NO. 2624
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN., CALIFORNIA, RECOMMENDING APPROVAL TO THE
CITY COUNCIL OF GENERAL PLAN AMENDMENT 89-02(A), A
REQUEST TO REVISE THE HOUSING ELEMENT OF THE GENERAL
PLAN.
The Planning Commission of the City of Tustin does hereby resolve as
follows:'
I. The Planning Commission finds and. determines as follows:
A. Government Code Section 65358 provides that when it is deemed to
be in the public interest, the legislative body may amend a part
of its General Plan.
0
Government Code Section 65358(b) states that no mandatory
element of a General Plan shall be amended more frequently than
4 times during any calendar year. However, each amendment may
include more than I change to the General Plan. Appropriately
in conjunction with General Plan Amendment 89-02(a) four (4)
other amendments are being considered and all amendments shall
be considePed as 1 amendment per Section 65358(b).
Ce
In accordance with Section 65302(a) of-the Government'Code, the
General Plan Housing Element must be amended every five years.
Textual revisions to~t~he Element have been developed to address
this requirement and new legal requirements for Housing
Elements. Statistical and demographic information in the
Housing Element.
D. A public'hearing has been duly called and noticed, and held on
June 12, 1989.
E. This Amendment is consistent with other elements of the Tustin
General Plan.
F. The proposed amendment has been reviewed in accordance with the
California Environmental Quality Act and a Negative Declaration
has been prepared.
G. The proposed amendment is in the best interest of the public
health, safety, and welfare of the citizens of Tustin based on
the fol 1 owl rig-
Ze
Housing Element Amendment 89-02(a) will not alter the
existing land u'se patterns or create a means for promoting
or discouraging growth beyond that-currently permitted in
the' General Plan or Zoning Code. The amendment will
accomplish the task of updating statistical and demographic
information and complies with new requirements mandated by
State law to address the homeless needs and to review past
performance.
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Resolution No. 2624
Page two
2. The proposed amendments are interim to be reevaluated in-
conjunction with comprehensive revisions to the General
Plan.
3. The updated goals, polt'cles and programs and information
will ensure that the City of Tustin has an adequate General
Plan.
II. The Planning Commission hereby recommends to the City Council of
General Plan Amendment~ 89-02(a) proposed textural amendments to the
Housing Element as shown in Exhibit 'A' attached hereto and.
incorporated herein by reference.
PASSED AND ADOPT~E~at a regula~L, meeting of the Tustin Planning Commission,
held on the _~ al.ay of' ~~..., 1989.
· o
STATE OF CALIFORNIA')
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, PENNI FOLEY, the undersigned, hereby certify that I am the Recording
Secretary of the _Planning Commission of the City of Tustin, California; that
Resolution No. ~/~/. was duly passed a.nd adopted at a~r~gular meeting of,
the.T~stin Planding Commisl~ion, held on the ~-~3~'day of
198~. ' -
PENNI FOLEY ~
Recording S.ecretary
CITY OF TUST!N
1989
DRAFT
HOUSING ELEMENT
e Communi ty
Prepared by
Development Departm
TNAME: TofC (R}P: 01
TABLE OF CONTENTS*
<LIST
OF TABLES .......................................................
· Chapter
I.
INTRODUCTION ................................................
II.
Relationship to Other Elements ..............................
Summary ......................................................
CURRENT CONDITIONS, TRENDS AND FUTURE DEMANDS
Populitton ..................................................
Household Characterlstt cs ...................................
Houstng Character1 sttcs .....................................
Needs Assessment ............................................
Employment Trends ...........................................
Houstng Market ..............................................
Houstng Needs ........ ~ .......................................
Spectal Needs ...............................................
Energy Conservation .........................................
III. CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT AND MAINTENANCE
OF' HOUSING
Governmental Constratnts ....................................
Market Constratnts ................ · .........................
IV.
THE HOUSING PROGRAM
'.
Community Goal s .............................................
Ob jecti yes ...............
able for Housing
Si res Aval 1 .................................
Review of Past Performance ..................................
Extstlng Implementation Programs ............................
New and Expanded Implementation Programs .................... .
Removal of Governmental Constraints .........................
Implementation Responstbt 1try ...............................
Publtc Participation ........... ..............................
V. ENVIRONMENTAL IMPACT .............. · .........................
APPENDIX ·
* FINAL PAGE NUMBERS TO BE INCORPORATED INTO FINAL DRAFT
i .
CHAPI'I~R ! ZNTROD~TZON
The.State of. Ca11'fornta requires that each jurisdiction prepare and
adopt a Housing £1ement.<~n keeptng with an established set of
criteria. The Housing Element shall contain:
1. an assessment of housing needs and an inventory of
·
resources and constraints to the meeting of those needs;
g. a statement of the com~ntty's goals, quantified
objectives, and polictes relative to the malntenance~
Improvement and development of housing; and
3. an Implementation program destgned to achieve the goals
·
and objectives.of the Housing Element.~
·
Under provisions of Sectton 05583 .°f .The Government Code, The.Housing
·
El~ent shall consist of an tdenttftc~-tdon and anal~tsis of extstttng and
projected housing needs and a statem"~nt Of ~oals, policies,, quantified
objectives, and scheduled programs for the preservation, improvement,
and development of housing. The Housing Element shall identify adequate
sites for housing, incll,lUd!lng rental housing; fac. tory-built housing, and
mobilehomes, and shall make adequate provision for the existing and
projected.needs of all economic segments 'of the community. The Element
shall contain all of the following'
a) An assessment of housing needs and an inventory of resources and
6onstraints releva6t to the'"'~etin~' of these needs. The assess~n~nt...and
(Inventory sh~l 1 include .the "flOl l'owinl~l-.., m ,
1. Analysts,of population and employment trends and documentation of
the' localitY"'s'exlstlng' ~nd pro~ected hoUsing needs-for a"i'l 1nco. me
ievel~. These extSttng and pro~ected needs shall ""Include the' loc~11tY'~
sh~re of 1:he, ,,,,regional, ,hOus!,ng ',,needs" In ,,,a, CC. ord~nce'.!t,h,,, ,,Section 65584:_' --
2. Anal~,,sts and ,documen~a..tton ,of household characterlsttcs~ Including
level '"of__payment compared to abll, lty,,.to paY. .... ho'using Ch'aracteris1:tcs._
lhc!,uding. ,over. crowding; and hoti~lng stock cond11:lon._
3. An inventory of land sut~able for resident:Ia1 developmen1:~ Including
Vacan1:',sttes ~nd '"lites' h~tng potenl:tal 'for redeve~'opmen~' ~nd an
anilysls "of the relationship' of'" z'onln~ 'and"'publtc ~act'11ttes"ar~d
~ervt ces to .. these St 1:es._ .............
'4. Analysis of potential .and actual governmental constraints .upon the
;atn'tanance~ tmp~6~'ement~".'"or deVelopment of "hoU~ln~ 'for all lnCo~e
leve~.' Including land use ContrblS~" bu't1'dlng cOdes .... and '~hei~
enforcement, .site "lmp~o'v&~en~st .fees 'ai~d other exactions required of
deveYopers', 'and local processln~ 'and'" permi, t procedure~. ' ........
5. Analysts of potential and actual nongovernmental contralnts upon the
maintenance, improvement, development' O"'f hous'fng "for a1'i 'income' levels~
~-~cl~idlng ~.~e availabi'lityI of" financi"ng, the price of lahd, and the cost
of construction.
6. Analysis of an).special housing needs~. such as those of the
handicapped...elderty~, large famtltes~, farmworkers~ flam. illes with female
heads of hOUseholds~ and...... families and person in need Of emergency
shelter.
7. .,,An, aly§is of opportunities for enRrgy con.~rvation~with respect tO
residential development.
b) .A statement of the community's ..goals, quantified objectives, and
policies relative to the maintenance, improvement, and development of
housing.
It is recognized that the total housing needs identifle, d. pursuant to
Su6di vi si on (a) may '"exceed a~l~lllable resources and ~he communi.tT's
abtllt3f.....to satlsf), this need wtthln the content Of ~,-- general plan_
requtr= nts. Under these clrcumst _nces the quantified objectives need
not be Identical ~o the tden'ttfled existing' houstng needs~ bu~ shoul'~
establish-the maxt~m number of' houstng..untts tha~ can be constructed,
rehablllta~d~ and conserved over a ft~e-~ear tt;e frame.
c) A program whtch sets forth a ftve-~ear schedule of acttons the locai
govern~nt ts undert~k~' or tntends to undertake tn order to t~ple~nt
the polt'ctes and achteve the ~oals and objectives of the housn~ ele~nt
through the administration of land use develop~nt controls~ provision,
of re~u]a~ry concessions and' tncenttves~ and the utilization of
appropriate ~eder~l' and s~te ftnanctn~ and 'subsidy Pro,rams' ~heh
available. '~n orde~ to make adequate proVtst'on fOr the hous!'n~ needs
a] ~ economtc segments of the co.un1 ~, _ the ...pro,ram shal 1 do al ] ,. of the
fo1 ~ ow1 ng~
~. [denttf~ adequa~ sttes ~htch ~tll be made available through
appropriate' zontn~ and develop~nt standards and ~i"~h publlc servtces
and '- fact l ~t es needed to facilitate' and encourage 'th~ '~velop;ent of
iii ii I I i i I I
variety of t~pes of houstn~ .factor-built housln~, mobt~e ho~es~
emer~enc~ shelters and translsttona~ housin~ tn order to meet the
2. Asstst tn the development of adequate housln~ to meet the needs
~ow- and moderate-income households.
3. Address and, ~here appropriate and ]e~a]]y possible, re. ye ,
governance1 constraints to the matntenance~ t~rove;ent, and
4evelop;ent of houstng~
4. Conserve and tmprove the condl~on of the extsttn~ affordable
housl n~' stock. ....
5. Promote housin~ opportunities for a]~ persons re~ard~ess of race,
religion, sex, martta] status, ancestry, n~tiona] ori~in,.or co;or.
The pro,ram sha~ tnclude an Identification of the a~enctes and
officials responsible for the Implementation of the various actions and
the means b~ ~hich conststenc~ ~]~ be achieved ~th other ~enera] plan
ele~nts and country goals. The loca] .~overnment sha~] make
dllt~ent effort to achieve ~Ub]lc participation of a;] econOmlc segment~
~f the co~untt~ tn the development of the housin~..e]ement, and
pro, fa; sba1] descrtbe thts effort."
This Housing Element <_amendment_> serves as a guide to local decision
m~kers tn reaching.decisions regarding houstng._<and provtdes a framework
o.
fOr regional housing studtes~. It will also function as a strategy
program for achieving five year_qbjectives <_as set forth> for, the July_
l~, 1989 itmO July 1. 1994 pl, annfng'pertod.
The 1978 Housing Element was a comprehensive document that evaluated the
o
housing a.nd household characteristcs of the community, value of housing
and community profile.
It defined the needs and constraints for
providing housing.
. .
It further set out a housing program for the
community and sphere of influence areas.
The 1978 Housing Element .....
was subsequently amended in 1984 pursuant to ,S,tatel_Law. _The 1989._
<amendment> revisi,,ons, re-evaluate <_these sections>_ the Housing Element_
in light of new data and additional requirements of the State. It
divides the implementation program into on-going programs and new
programs.. On-going programs were developed in response to the needs
identified in the <1978> 1984 amendment~ to the 1978.Housing Element and
were enacted to help reach those nee~. The new programs in the 1989
Amendments to the Housing Element represent additional action plans to
help achieve goals and policies. Both the on-going and new programs
will be Utilized to further the goals and quantified objectives
identified in this element.
RELATIONSHIP TO OTHER ELEMENTS
The preparation of the Ctty's Houstng Element Is .gutded by and must
conform wtth Sectton 65580 et. al. of the California Government Code·
:]:*n 'the Introduction of these sections, the Legislature establishes a
pollcy that the availability of houstng Ina suttable environment Is of
vttal state-wide Importance, and a prt'ortty of the htghes.t order. Itt
.
further states that local governments are to address the houstng needs
of all economtc segments, whtle considering the economic, environmental
and ftscal factors and community goals set forth In the General Plan. ·
~ihtle a clty must constder houstng needs for all economtc segments, tt
must also matntatn tnternal consistency among other elements of the
General Plan as required by state law. Neither the Housing £1ement nor
o
any other element may supersede or replace any other requlred etement of
the T~sttn Area General Plan.
·
The attainment of established houg~ng goals whtle maintaining the
Internal consistency requirement, can best be facilitated through the
General Plan concept of the balanced community. Thts Is the overall
theme of the Tusttn General Plan and can be tentatively defined as a
balance between the soctal, economic and physical environment of a
community. No.t .every element addresses al. 1 these aspects, but the
General P. lan as a whole trtes to achteve this balance.
The Houstng Element ]denttftes and deftnes the co,..ept of the balanced
community, wh11e goals, pollctes and programs are wrltten to take thts
theme lnto account. By accomplishing thts, conflicts can be avotded.
The Land Use Element proposes a balance of.land uses, and the Housing
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Element recognizes thts and does not advocate programs that would alter
this balance of use. In this way, goals and plans outltned tn the Land
Use Element wtll not be tn confltct with housing goals identified In the
Houstng Element.
The Seismic, Safety and Noise Elements relate to the public health,
safety 'and welfare of the community. The Housing £1ement is cognizant
of the fact that the provisions of these elements may be a constraint on'
housing, units. It is not the. intent of these elements to impede housing
opportunities but they do further define where they may occur.
·
Further, the Open Space, Recreation =~nd Conservation Elements define a
quality of environment for the community. Programs and policie%,~, are
established to attain the quality .of environment defined in the
objectives of this element. This represents both an opportunity and
Constraint for housing. The programs of this element may further.define
how and where housing may occur, and also define a quality of life which
housing attempts to recreate.
· SIJHHARY
It was the intent of the Legislature In enacting the Houstng Element
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.- requirements that each city recognize its responsibility for attaining
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state housing goals, while further stating that each community is both
capable of determining 'what efforts are ~equired to contribute to the
attainment of this goal. Although each element must be compatible with
state requirements and regional housing needs, each city can tatlor. 1'ts
programs to help meet those needs. The combination of addressing
mandatory state requirements and using this data to tatlor programs is
reflected in the City of Tusttn Housing E~ement. <..A synopsis of key
aspects and programs Include:>
<The City's population growth from the 1973-spectal census to
the 1980 Federal Census stems predomtnately from island and
adjacent area annexations. Untl~.the East Tustln area begins
development, very little vacant"land exists for residential
development._>
<The median family income for the City of Tustin is $23,221,
below the County-wide average.>_
cAn analysis of the existing housing stock of Tustin shows a
greater proportion of multi-family developments than other
cities in the region. A total of 58.7~ of the City's housing
i'NAME: Chapter1 (R)P: (Intro)
stock ts multi-family untts.>_
The'1989 A. mendment to the,_,Houstng .Element ~enerally ,Includes revisions
iii
whtch focus upon the changes tn State Law and the provision of new
i i i ii ii ii i ii i ii i ii i ii
housing programs whtch address the latest houstn~ · needs o.f, the
community. Stnce complete and accurate demo~jraphtc,lnformatton has not
been prov!,ded stnce the 1980 Census. all,. figures reflect those.provided
in the ,:1984 Houstn9 Element Amendment. Certain figures have been.
__
changed where ever accurate and dependable data sources.,.we~e available.
Such sources include the 1988 and ,1989 Department,,Of Ftnance (State of_
California) Controlled County Population ,..Estimates as well as the
approved__.1988 Re91'onal Houstn9 Needs .Assessment.(RHNA) provtded by,,.the_
Southern California ,^ssoci att o, n of Governments (SCAG). Where possibles,
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_the 1980 c__J~a_e._.s percen_~_ges are ,applled to the 1989 floures for
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ce~p_ arl~n pur~ses only as recommended~, by the State ,l)epartment of,
Housing and ,,Ce--m_-nity Development (HCD). These extra populations may
not be accurate but do provtde an esttmate of the various population_
<Owner occupied units in the City comprise 40.3 of the total
occupied units, significantly below the average for the County
of Orange (60%), State of California (56%) and the United
States as a whole (64~).>
<For rental housing, the greatest impact to affordable housing
occurs for those households that have a total income of-
$19,999 or less. 'A to~al of' 74% of these h~.seholds devote
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25% or more .~o monthly houstng costs.>_
<Owner occupied houstng shows a much htgher percentage of
affordabtltty (25% or less for houstng costs) than rental
untts due to low turnover, ftxed mortgages, and htgher
Inflation in the last fe~ years and stabilized property tax
rate. >
<Growth tn employment base within the community wi11 continue
to rtse, wtth an increase of 8,000 new jobs by the year 2000.~
<The amount of available vacant sites for immediate development
of housing units is severely limited in the community. A ..
total of 173 units are projected for the remaining vacant
sites. The East Tustin area .represents the City's major
grOWth. area in the years to com~', but currently provides for
no infrastructure or improvements. .A specific plan is being
prepared to address these and other issues. Until
infrastructure is provided, the City will have to look for
housing opportunities in infill projects and recycle of older
homes in R-3 zones into higher density projects.>_
<A set of quantified Objectives are adopted as a guideline
tOWard meeting Tustin's housing needs through 1988. It is
recognized that 'due to limitations the ob~ttves cannot
sattsfy th.e total needs as pro3ected by. the Regtonal Houslng
Allocation Model (RHAM).>
<The Implementation program presents a set of on-going programs that
will continue to be utilized,' along with a set of new programs. The
proposed new programs include:>
<1. Housing Affordabtltty-Study for East Tustln area;
-2. Bonding Programs;
3. Land Cost Write-Downs;
4. HCOA Funds'for Rehabilitation;
5. Economic Integration within Sphere of Influence;
6. SeniOr Ct ttzen Housing;
7. Substandard Housing;
8. Solar Energy and Conservation;
9. Filtering of Housing Units
lO. Recycling of Existing Housing;
.11. Department of Houst-ng and Urban Devel.opment Demonstration
Project; and
12. Basic Houstng.~ ·
·
deleted page
CHAPTER...XZ CURRENT CONDZTZONS, TRENDS AND F~.~JRE DEHANDS
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This chapter identifies current conditions in the community, assesses
trends in efl~loyment and housing, and dbcuments the future demands on
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housing .for all income levels. The' chapter is divided into several
sections. The first d~cuments population trends, housing and household
characteristics. The next section assesses employment trends and
housing market demands. This section also identifies Tustin.'s future
housing demand for all income levels, as projected by the Southern
California Association of Governments (SCAG). A section covers the
special needs of certain household types or individuals. The final
section covers opportunities for energy conservation and assessment of
impacts to housing costs.
Except where noted, the City utilizes. 1980 Census data' prepared, by. 'the
County of Orange from the' Summary T~pe File (STF) series of the 1980
Census. All presented data is inclusive of the official Census figures
for the City of Tusttn, plus Census figures for two county islands that
were annexed in December, 1980. Where appropriate, <-19837 1988 and .1989.
Department of Finance, Controlled Count)~ Population Estimates and
Regional iHousi, ng...Needs Assess.ment ..... (RHNA)' figures provided by SCAG are
used <housing and population counts are indicated>_.
POPULATION
!
The to~al 1980 federal census population for t,e Ctty was 36,119
.people. Thts represents a 34;4% tncrease over the 1973 spectal census
population of 26,862, for a total population Increase during thts..pertod
.o
of 9,257; '<The.majort.ty of~ this populatton'tncrease ts the result-of
annexations of adjacent areas and urban islands. The 1973 special
census indicated that nearly all of the available and vacant residential
lands had been developed.>
PopUlation esttma,tes ar·, annually certified by the Department o,f,,
Ftnanc~. The 1988,flgur, es.ha, ve,,,been ,used ln,,,the,SCAG,,,,Regt°n, al Houstng
Needs Assessment (RHNA). The 1988 ftgures show Tusttn ashavtng a
population of 45,765 ,persons in ,1988 and 46,78~ tn 1989~,, The.1988
tncrease was 26.7~ over-the '1980 l~opulatton, or 9 ,646 ,,persons. Thts_
population tncrease Is the result ,of annexattons,,of ad~'acent ,,, areas_ and
urban tslands, as well as tn-f111 development and new,construction tn_E_
the East Tusttn ,Specific Plan Area. -The 1989 tncrease ~ras,29.$%., .... ~
; :
The median age for the total population of Tust,in is slightly younger
than the median for either the State of California or the United States
as a whole. The 1980 .Census figures showed the median age 'for Tustin at
28.3 years, as opposed to 29.9 for the State and 30.0 for the United
States. The age distribution for the City's total population continues
to grow older as a whole. The 1970 federal census showed that 24.9% of
the population was 14 or younger, while 69.7% was 15 to 64 years, and
5.4% was 65 and older. The 1980 census indica'tes that the 14 or younger
Category is only 18.b%, while the 15 to 64 age gr~-p totals 7~.7%, and
the 65 or older group at 7.7%. Thts trend atds tn Illustrating that the
"baby boom" population ts growing older along wtth a continuing decllne
in school 'age children. While ther.e...ts .... not ava(lable adequate .... and
reliable data sources for. age figures~ in ..1988 or 1989. the same..
·
percentages .of the 1980 .Census figures can be app. l ted to the 1989
Pepulatton es~mtes (as recommended .b~ HCO). On 1~1s .basts, the
population group totals for those [4 years old or younger wou!d be 8,702
Personsp those 1S to 64 years, ,old would be ,34~478 ,persons and those 65,
years or 01der would.be'3~602 Per. sons..
The ractal and ethnic breakdown for the community shows that the
overwhelming majortty of the community tn 1980 .... was whtte, (87.6%).
Other ractal groups included blacks at 2.6% of the popul att off, American
Indians at .7% of the.population, Asian'and Pactftc Islanders at 4.7%,
and the Other category at 4.4%. In tae federal census the catalogue of
Spanish origin was not defined as a"~ace. A person of Spanish origin
may be of any ~!f the racial categories in tabulating the 1980 Census.
Basically, a person of Spanish origin, has a Spanish surname, or
individuals who have as their mother tongue the Spanish language. In
the community. 3,085, or 8.5%, of the 1980 population indicated a Spanish
origin, with 67.6% of these individuals indicating a Mexican-American
nationality. .If these percentages are applied to the 1989
(as rec~nded by HCD)~3,976 persons would be of SPanish ,,Origin, of
which 2,689 would be of the Mexican American Nattonali,ty.
These
figures show that the
predomi nate
mlnorlty In the community <are>' were.,.,those persons of Span1 sh orlgt n.
HOUSEHOLD CHARACTERISTICS
The Census Bureau has a series of definitions that have a Special
knowledge or use only wlthtn the realm of the federal census. The
following ts a glossary of some of these terms.. Total HoUstng
Untts ts deftned as a house, apartment, mobtle home or traller, group of
rooms, or stngle room occupied or tntended for occupancy as separat, e
ltv'trig quarters. A Household ts an occupted houstng untt.
A Householder Is that person In whose name the home was rented or
owned. Thts ts further broken down Into famtly householders and
non-family householders. A faintly householder Is considered by the
Census B'ureau to be a house-holder 11vtng wlth one or more persons
related to htm or her by btrth, marrtage or adoption. A non-family
householder ts a householder 11vtng alone or with.persons not related to.
htm or her.
·
The City of Tusttn contained a total of 14,317 households in [980. Th.e.
m__-~_er of households tn 1988 ts estt~ated by the State Department of
i
Ftnance to be 18~992. Thts ts a s!gntftcant Increase (33S) stnce 1980
and can be dtrectl~f attributed to developlent of vacant land tn the East..
Tustln arc=~ as ~ell as annexations of Inhabited, primarily residential.
c~_unty lslands and adjacent areas previously tn the County of Orange.
Distributing the households wtthtn the community, a total of 8,840, or
61.75 of these <are> ~ere classified as famt. ly houSeholds In 1980r and
,.
or 11~777 vould be fatally hou__meholds If the 1980 percent ts applled to
~e,1989 ,hou_~hold figure (as r~.nded b3~,HCD), The majority of the
f. amlly households are, made up of marrted famllles whlch total 6,819 ..of...
the 1980 households or 77~,. A significant mtnortty .ts the faintly where
the. female ts the head of household, maktng up 17.8~ of the total, or
[,578 untts tn 1980 or 3~398 untts tn 1989 (tf 1980 percentages are
applied !n' 1989 as recoa~aended by HCO). The overwhelming majority of
these households have chtldren under the age of eighteen. The
non-family households made up the remaining 38.35 of the occupied
households tn Tusttn. Of these non-family households, 73~ were one
person households, of whtch females made up 59~ and males 41~.
Households where persons are .stxty years of age or older Comprised 19.7~
of the total occupted households,' or 2,825 untts tn .!98.0' or 3r760 units
tn 1989 tf _the .19801percentage ts aplflted (as recomende~ by .HCD~.._ The
: :
majority of these units were family households with two or more persons,
making up 1,68'7 units. The second largest category was :he one person
household, which makes up 1,065 units.
Accord!.n~ to .,the [988 ...RHNA, the number of households in Tustin has
tncreased.l.,,to' 18,99Z househol, ds, however, much of. the information on the
types of households, has not been provided, This rapid growth in the
n,mher of households is attributed eostl to annexations of inhabited
ii
countT lslands and development in the East Tustln area.
The overwhelwing maJortty Of ail households in Tus~,,, (both !980 Census
and 1988.. updates) have ~wo or more persons restdlng in a unit. This
group represents 71.8% of the total occupied untts, or 10,274 of..the
1980 units. Further dtvtdlng this group; units which have t~o persons
represent 34.77. of the occupted untts, and units with three persons take
up 16.1?.. Untts wtth'slx or more persons make up only 2.85 of the total
occupted untts.
The average number of persons per unit in 1980_was
2.43. Single-family units ranged between 3.0 to 3.25 persons per unit.
while attached dwellings, ranged between 2.0 to 2.20 person per unit.
The,,,,llavera~ellnumber Of pets, on, s,, per household, in 1989 was 2.40.
The nmdtan family income for the City of Tustln in 1979 and reflected in
the 1980 Census totaled $23,221. This figure is below the entire C~unty
·
of Orange average~of $25,000.. The second highest median family income
in the County is located in the Tusttn foothills (unincorporated.area
outside .ithe cit)~, withi, n ......the .i Tustin_;phere O.f-influence) and totals
around $40,000. The per capita incdn~e for the City of Tustin totaled
$9,352, the Tustin Foothills per capita income totaled $15,850. While
no .updated figures for income have been published, ii.thel Departnmnt iof
Houst. ng and Urban~Development has published regional figures for fiscal
year 1989. These.figures are provided in Appendix A, i-S, and inclUde
loW, il, and ver)f low-income limits, as well..
The labor statistics for the 1980 Census show that the City of Tustin
had a civilian labor force of 19,799 persons. A reflection of the trend
that more women were entering. Into the labor force .., sho~n tn the fact
,.
that 48.55 of Tustln's ctv111an labor force are women. Of the-8,965
famtlles In the City of Tusttn tn 1980, 2,844 or 31.7~ had only one
worker, and 5,475 or 615 had t~o or more-workers. Although not clearly
stated, thts statistic nevertheless Indicates that the majortty of
famtlles have both partners tn the work force. Thts trend ts ...expected
to conttnue through the 1989-1994 pla. nntng pertod:.
!n 1980~ over 82~ of the labor force earned a prtvate wage and salary,
with .the second largest group being municipal government workers, at
6.7%. Tusttn workers cover a variety of occupations, with the largest
percentage being in technical, sales and administration support at
36.g~. The second lar. gest occupation is managerial and professional
.
specialty at. 30.8'%. Those tnvolved in. farming, as an occupation
accounted for the least, at only .7%.
Based on the ~980 Census, the medtah' amount of time a Tusttn worker
.spent on traveling to work was seventeen (17) minutes. This is the
lowest amount of travel time for any city in Orange County. The average
for the remaining cltt'es was 21.5 minutes of travel time.
·
·
This is further reinforced by a study <zecently~ conducted by the Orange
County Citizens for Better Transportation. The data from this study
sho~ed that more Tusttn r. estdents ~ork wtthl_n_n the ~lty than any other
city Orange County· A total of 38.9% of the Tusttn Labor force worked
wlthln cltY ]lin!ts. <with the remaining 6:t.:t% traveling to other
·
..
communities>' As 'more ~iObS are created wltht, n the c1~7 ,ltmtts, thts _-
ftgure t..s expected to,...tncrease. The Orange County ctty wtth the ]argest
percentage of commuting workers was Los Alamttos (98%).
.
Tusttn workers utilized a variety of means to travel to their place of
employment, but the overwhelming favorite (70.1%) was driving a vehicle,
alone. Only 1.9% of the labor force used public transportation as a way
to get to work. A total of 6.1% walked to work, while 4.4% used some
other means. A total of 1.8% of the labor work force preferred to stay
home and work out of the house.
1100~'I#6 ClIARACIIRI~I'ICS
In determining the type of housing unJ~, the Federal census has divided
units as either single or multiple. Further, single units are broken
down as single-family detached, duplex and row townhome units. Multiple
units are further defined as condominiums and apartments. Mobile homes
.make up their own category and are tabulated separately.
As of the 1980 Census, the.Ci, ty had a total of 14,892 housing units.
This is further broken down to 5,642 single units, or 37.9[ of the
total; a total of 8,740 attached units, or 58,7% of the total, and 510
mobile homes, or .3.4% of the total..<In comparing the 1973 special
census data, the Ctty shows an increase of 3,350 h'o~.,ng units from 1973
to 1980. The percentages 'for both single- and multiple-family units
remained relatively the same. for this seven-year period._> The City of
Tusttn's percentage of s]ng'le~family units is significantly below the
county-wide average of 70% for the 1980 federal census, m
Thell11988 Department of Finance Controlled County Population Estimate and
the approved RHNA figures certify that there were ...a .total of 118,992
houstn~ ..units in the City as Of January 1, 1988.... This.total is 33.%..
higher or 4~6.75 units more than the 1980 Census figure of 14,317
~useholds. The .1988 estimates are. further broken down into single
family .detached units,_ multi-family and attached units, and mobile
homes. The housing unit breakdowns for, 1988 are summarized as follows'
! i
· Housing Unit .Type_ Number. .. % % Chan~e Since 1980
Stn. gle Detached. 6,508. ~- 34.2..
Multi,family & Attached 11,971 63.1
Mobile homes 5!3.. 2.7
+15.30
·
+36.90
+ .58
Totals 18,992 100___~ +52.78
_
The. 1988 Department of Finance figures and the ,RHNA certified that
43,889 persons, or 95~; of .the pqpulation, .live in households. The
remainder of the iPopulatton_ lives in mobile homes (744 persons), or
group quarters (1876 persons). See Appendix A for a detailed breakdown_
of population and household f!lgures.
'NAME' ChapterZ (R)P: (Condltlo~=~-~,20 ,
Bastc housing data ts shown on Tables 1-C, 1-D and 1-£ of Appendtx A.
Of the total <_14,892> 18~992 .housing units, <_14,3t7> 18,194 w&re
''occupied <_at the time of the 1980 census> according to the 1988
Department of F1. nance Estimates., .... .<A total of_> Thts ,,compares.to 1,980
Census'.., tnformatton...whlch . Indicated .... that 5,782 of <_these> the. !4,3!7
occupted untts were owner-occupied, wtth 8,535 uttltzed as rental
housing. The owner occupied units comprised 40.3[ of the total occupied
·
units, significantly below the average for the County of Orange (60%),
State of California (56~) and the United States as a whole (64%). The
overwhelming majority of the owner occupied units (79~) were
single-family units· The second highest figure is those units defined
as five or more attached units, totaling 467 housing units, or 8.08~ of
the total. Since the census counts condominiums as multiple housing,
this figure <_represents some of the new> tn.c. ludeslcondomtntums <_or>_ and
condominium conversiohs that ~nave occurred in the community.
· o
O.n.e of the key factors. in determining housing availab!lit7 .... and
competitive housing rates is the vacancy factor. The 1988 verified
vacancy rate. from the ...RHNA shows a 4,2% vacancy ,irate
which is much
htgher than the 1987 actual vacancy rate of 1.90% .for Tusttn, and the
RHNAildeal vacancy rate of 3.97%. This ft~lure may be htgher lthan normal
due to l.recent completion of apartment and single family units which were
not ioccupted at the time the figures were collected. The .!989
Oepartment of Finance flgures show a 2.03%..llVacancy rate which affirms
I N.~u~r..: t, nap=er~, [KJF: tL, OnGl~lOflSJ
Th~s assueq)~lon and balances ou~ tJJe vacancy raM;
<* 1983 Oepar13nent of Finance counts for the City show 16,066 housing
untts, wtth 5,666 single-family detached, 9,864 attached untts and 536
·
mobtle homes. Due to. extensive data base, 1980 Census ftgures are used
for comparison. >
Housing untts In the Ctty that are non-single family detached (town-
homes,' rowhouses, condominiums) totaled 2,146 units, or 14.4[ of the '
tbtal number of houstng units in 1980. Owner occupied untts in 1980
totaled 1,331 units, with 699 untts betng renter occupied. Thts high
Percentage of rental units may indicate a trend by etther the small
tnvestor to purchase a condominium as a rental untt, or an Individual
who 'has purchased another home and retained the condominium as a rental.
Renter occupied untts tn..19..80 comprised the remaining 59.7:1; of the total
·
occup;ied untts. The predominate nuntb~r of rental units are multiple
: *.
famtly houstng, comprising 7,489 units or 87.7?~ of the total rental
unlts. Single-family rented units totaled 475 units, or 11.0?~ of the
total rental units in 1980. The remaining occupted units were mobile
homes. Tables tn Appen. dtx A..are provided_which tnclude figures.
regardtn9 average rental tate. s for Tusttn.
<Table 1-C in the appendix shows the breakdown for contract rents for
renter occupied units from the 1980 Census. The median contract rent
for the City of Tustin was $337.00. Tustin's median rent is slightly
below the county-wide average of $361.00. The 1983 Fair Market Rent
Schedule showed the City of Tus.tin to have an average rent level of'
$541.00.>
<The 1980 Census has one category that compares l~he ~ercentage of tncome
devoted to a rent payment ~ith the total yearly income of 1979. All
t ncome groups showed an overpayment, but the greatest number of units
paytng 35:1;; or ..more occurred at the $10,000 or less household income
level. Over 85:$ of these units devoted more than 35r, of monthly income
to rent payments. Households earntn~ more than $20,000 per year and
paying more than 35% for rent encompasses only .4%. For those units
that were at or below the 80% of family median income, a total of 28.2%
devoted between 254 to 34% of the monthly income to rent, with 46.7% of
this income group devoting 35% or more to the monti~ly rent.>_
<The 1980 Census indicated that a total of 287 rental units were
vacant. This represents a 3.3% vacancy rate for rental units. Although
not significantly below, this vacancy rate is still below the generally
acceptable rate of 4% vacancy rate for rental untts._~
The standard measure for determining overcrowded housing is more than
one person per room, excluding kitchens or bathrooms. As an example, a
one-bedroom apartment with living room, kitchen, and bathroom {two rooms
total) would be considered overcrowded if it were occupied by more than
two persons. In the 1980 Census, the category of persons per room is
divided between owner occupied housing and renter occupied housing.
Overcrowding of owner occupied dwellings is almost non-existent at 1.24%
of the total number of units. HoweVer, rental housing was another
story, a total of 5.3% of the total number of rental units were
lIEF. DS ASSESSi~]IT
The purpose of this section is to analyze and document the ~ projected
housing needs for citizens of all income levels. Data will be presented
and analyzed. Part of this data includes the projected housing needs
for the community as prepared by the Southern California Association of
Governments (SCAG). This information indicates "current" and "pro-
.jected" needs and is derived from the lg88..iRegional Housing <_Allocation
Model (RHAM)> Needs Assessment (RHNA).
The State outlines specific requirements to address the housing needs of
the ·community' as well as the documentation of employment trends,
including available, sites and facilities. An. examination of the~.
elements that reduce the supply of affordable housing is provided as
well' as the opportunities for energy~conservatton. Further, the needs
of special groups are also being asse~ed. '
E~pl oyment Trends
Since the City of Tustin is a part of a 'larger metropolitan area, a
clearer picture will be presented by examining 'employment growth in the
County as well as the City. The <_decade of the~ 70's and..80's_showed
phenomenal employment growth in the County. The number of jobs
<doubled> increased_duri ng the 1970~1980_<_ten-year>_ peri od, <_i ncreasi ng>_
~ i
from 418,900 to 836,400. According to Census data, ,ne creatton of new
employment for the !970-1980 per!od grew at a ~ate that was In excess of
the increase in labor force generated by population growth.
In 1980, 974,845 of Orange County's population was employed. Since the
i980 total of wage and salary employment base was 836,400, this suggests
up to 138,000 employees were commuting ~out of the County. Yet data
shows that employees commuting into Orange County was over 124,000, with
most of the commuters coming from the Inland Empire. So upwards of
264,000 Orange County workers commuted to the Los Angeles area, which
continues the perception of Orange County as a commuter area for people
employed in Los Angeles' County.
In spite of this, the rapid employment growth <_in the last ten year. s is_>
between 1970 - 1980 was indicative of Orange' County's emergence as an
independent'economy. A major part of~thts growth ocurred <in the last
five years of the decade> from 1975 1980, where the average increase
in non-agricultural wage and salary employment was 54,740 jobs per
year. During the first half of the <_decade>.lg70's, the comparable
figure was 28,760 jobs a year.
Growth in employment in Orange County between 1970 and 1983 was focused
into two primary categories and one secondary category. The trade and
services sectors accounted for 56.25 of net increase in non-agricultural
·
wage and salary employment in Orange County over the 13-year period.
Manufacturing employment accounted for just uno~, 20% of the net
increase in jobs,, yet, its share of the total job 'marketplace decreased
55, from 29.8%, In 1970 to 24.8% tn 1982.
Other marketplace comparisons sho~ed that over thts 13-year ttme perlod
mining, construction and government also experlenced a decreasing share
of total jobs. Transportation, communications and utilities remained
'about constant, wtth trade, ftnance, Insurance and real estate showtng
Increased population of the employment base tn the County.
<Source' A1 Gobar Associates>
<As a part of this County, the City of' Tustth also has experienced a
·
·
significant growth in employment. One example will help illustrate this
point. The City has an Irvine Industrial Complex that was approved and
·
subdivided in 1976. In the years following*, 1976 to 1983, the complex
is virtually full with a total square')ootage of 4,551,000 square feet.
The total employment for the complex totals 7,909 jobs. The City's
adjacent industrial area accounts for an additional 11,078,000 square
feet and 3,706 jobs. The total number of jobs for these two industrial
complexes total 11,695 jobs.>_
<The total employed labor force for Tusttn in the 1980 census was
19,048. These two industrial complexes can account for 61~ of the total
labor force for Tusttn, and neither of these complexes existed at the
beginning of the 1970's. Additionally, these t~o-- ,omplexes represent ..
only one area of empl oyment" wt th the City of Tusttn also haying exten-
slve offlce developments and commercial establishments._>
<The short term time frame should conttnue .to sho~ a growth In the
·
Ctty's employment b~se. With'In the next three to five years, the Ctty.
o
should add approxt~tely 350,000 square feet of leasable office space
and 200,000 square feet of industrial space. It is possible to predict
the number of employees by comparing established ratio of employees per
square feet to the project square footage. Utilizing these ratios, the
increase in office space will add 2,000 jobs and the industrial square
footage will increase the number of jobs by 750.>_
According to..the 1988-89 Oran. ge County...P'rogress Report which bases tti,S,
·
.figures on information provtded,.by the State Em~iloyment .Development
Depart..ment, the total civilian labor J[orce.tnllthe countq/ has ..continued
to expand 'to an annual average of 1;294,000.. persons, unem.pl, oymentlltn
1987 decreased 14.9~ from ~.,986 to a total of 42,100 perso..ns. The county
annual average of unemployment in 1987 reached 3.3~ which is lower than
the 1986 annual average figure of 4~. While income ilev. els for.
professional ,and 'high tech' ~obs my be rising, the type and number of
jobs iversu$ tnc~ levels and the cost of housing my not be directly
comparable, iii
The published State.lEmplo)(.ment Development Department (£DD) forecasts
tndt~ate ,,that the. ann,_,al average of unemployed or~,.~e County residents
should ,tncrease sllght, 1y ~o ,,4g~gOO,durln; :L988~ ,,to an une. mployment rate..
of ,3.75., .... Unemployn~,nt co, ndttlons are expected ?o continue to r,tse
durlncj '~L989~ wtth une,,n~loyment lncreastng',to $1~000- ,The annual' average
unemplo~ent,rate ts pro~ected to lncrease to 4.5~ durtng 198g.
The total ,,, employed , labor force for Tusttn tn the ~L980 Census was~
19~048. Ad,,dltlonally, according to, the State Employment Development,
Department, .Tustln carrted 35 ,of ~he available ~obs tn ,the county or_~
total of 27~759 ~obs tn January of :L984. Zn .~L984~ Tus~ln had 'ont~y ,,,iL.955
of the County's pop, ulatton., ,,~/lth the ,Conttnued,,deve!opment of ,, research~
and lndustrl.al., pr.o~ects ,tn the two ]~rvlne ]industrial Complexes in the
__
ctty..and the de. velopment of & 70-acte recjtonal orient, ed retail ,center In
the £~st Tusttn .area, employment oppOrtunities tn Tusttn are expected to
tncrease tn ~he ~989-~994 p!ann!ng ,period. ,,Appendix .,A Includes lnfor-
~tlon on the l~rger employers In Tus~l,n~._.as ~ell as the ,.ctt~ labor_
market da~ prbvtded by the' State Employment Development Dep. artment.
iiii II I I I ii ii I il ~)
The tnco~e received from professional and ".h,!gh tech" research jobs is
typically htgher than retat1 sales due to the sRt11 level required of
_the e,~,lo~fee. The .Increase tn ~obs of the sktlled and professtona!
level _.a_y Nell lead to an tncrease ,in the tncome 'level of the employees
th-_----selves as the labor force shtfts ..to meet the .change tn ~ob 'demand...
tlhtle,,, houstng Costs continue to rlse at ver~f raptd rates~ tt ,ts ,not,,
~ntlctpated _th__at~ whtle ,,the labor force may be shtftlng to assume more.
skllled ;]obs, that thelr tncome ~111 rlse at the same rate as houstng
i~/~iqr.: ~fic~i)GUrC q~rt)l'' %r4[d~tJ~]
The long term employment.picture has been supplied to the City of Tusttn
·
by the Southern Cal'tfornta Association of Governments (SCAG). '~n
November, 1983, SCAG released a City Employment Growth Forecast. for all
cities under the Association's jurtsdtcatton. The year 2000 was used as
the forecast date. This SCAG data predicted that the City would
increase its employment base to 27,000 by the year 2000, however,..the.
figures i presented by the state Employment...Oevelopment. Oepartmen~ show
that this. estimate has already .ibeen .exc. eeded.
Nouslng Market
In attempting to quantify the demand on housing, several factors come
into play. The cost and affordabtlity of units in both the rental and
owner markets; the cost Of housing al/~' impact of inflation on housing
.- .-
costs are important factors on the demand of housing.
During the 1970's, the average value 'of housing units rose
dramatically. From 1970 to 1980, the average value of owner-occupied
units in Orange County rose from $29,889 a unit to $121,112 a unit, a
compound rate of increase of approximately 154 per year. <_Concurrently,
average and median rents in Orange County increased by less than 9.54
per year>_. In 1988, the Orange County' Register published data showing
that the average ~rice' of a new, home., had.., reached approximately
$232~000. This rise In the cost of housing. <_was> is substantially_
htgher than the increase tn real tncome, shrinking the number of
~rsons vim can afford to purchase a home. Detormtntn~) ~ ex&ctI nlm, r,
..
or r_~.e~t of. persons which cmn mfford to bu~
m I~ at m~ ii~W ratelS is
__~_tI
i)osstble at this time since no ..verified i tncome ftoures have been
prepared since the 1980 census,, r
<Source' A1 Gobar Associates>
While home ownership for many families is more difficult to achieve than
ever before, the affordabtlity for homeowners thai currently o~n homes
<was not as large a problem, according to ~.980 Census._> is further
em?hastzed by iI~e assessed value,freeze and increased limitation of 2%
per year a result of Proposition .13, iThe 1980 Census data surveyed owner
costs as a percentage of income .for owner occuPied non-condominium
housing. This comprises 3,655 units of which 2,875 or, 78.7%, had
household incomes above $20,000. For this group of homeowners 76% payed
~% or less of their household incomE'for housing. Household incomes
with $10,000 or less comprises only 7.4% of the total number of housing
'units. This income group was the most heavily impacted and still 25.1%
of the group payed 25% or less of household income for housing. A
survey of all income groups shows that 67.5% or 2,469 units devote 25%
or less of their household income to housing.
NAHE: Chapter2 (R)P: (Needs) 3/,2~,~
Thts high percentage of affordable owner occupted housing can be
attributed to two factors: a lack of new construction of housing untts
for several years and stability-of the existing houstng stock.
<Construction of new houstng peaked tn the mtd 1970's and the City has
not had a major residential project stnce 1978. Therefore, the
overwhelming majority of extstlng single-family homes were Initially on
the market several years ago when houstng costs were significantly
lower.> The data further 'suggests that the home buyers that purchase
these new homes have-retatned the home, lowertng the percentage of
turnover. For Whatever.reasons, and there are several valtd ones, the
turnover tn owner-occupied housing has been low, and this has
contributed to stabilizing the affordabtltty of owner-occupied housing
in the Community. The combination of a fixed mortgage, inflation in the
<last few years>_ 6arly !980's 'and low turnover has made many
~m~
single-family homes in Tusttn affordable to families that otherwise
c~)uld not afford~them in today's marke~
The same cannot be said for the rental housing market in the City of
Tustin, especially in the low- to moderate-income categories. In 1980,
only 0.4% of .the households with incomes exceeding $20,O00.per year paid
more than '25% of their income for housing, this household income group.
represented only 34% of the total number of rental households. Over 66%
of the rental households, or a total of 5,584 units, made total incomes
of $19,999 or less. Of this group 74.8% pay 25% or more of their house-
hold income for housing costs. A survey of all income groups for rental
houstng showed that only 44.7~ of the ~ental hou~olds payed 25~ or
less for houstng costs. ~lhtle no..new data ts avatlable . to .. compare the .
1980 Census ftgur, es tq. today's values, cer.tatn information is available,
'on the,,C, ountT tnco...me ftgures, wht, ch..hel, p .:o def!ne tncome,,.,categortes._
The medtan Income ln,,,Fl,scal ,.~Lg89 for Orange County ts,.$46~900. Thts ts
the ,htghest medtan tncome ,for-any countT In all of the Southern
Ca1 t fornla Metropol t tan, .A. rea. _
A_.ccordtng tO the ,Cer, t!fted Houstng ,and Urban Oe. velopment ftgures~ the,
medtan annua!famt, ly tncome of,,$46~9o0 creates the,,basts for determining ·
the Low and Very-Low Tncome Rates~ based upon the number of persons per.
household. A break-down of the tncome levels ts provtded In Appendix A.
il I II
Those factors that help to reduce supply of affordau,e houstng tnclude
condominium conversions and demolttton of residential units and con-
version into another land use. Within.the last five years, approxl-
<fourteen> 42 residential uhtl~S have either been demolished
mately -- -- -..
and/or converted to another land use. Most of these units were-in
older areas of the City, .and all of the residences were pre-1950
construction. None of these units were replaced as a result of the
demolition. Approximately nine residential units were demolished and
replaced with new residential housing. A total of fifty-five new
· .
residential units were constructed in replacement of these nine
units. Fifty-four of the units were attached housing with a price
range of $79,000 to $135,000. One of the units was a single family
·
home and sold for approximately $125,000. Demolition and recycle has
·
thus resulted tn'a net gain of forty,six additional housing units.>_.__
·
Based- UpOn the in-fill development where residential demolitilons .have
·
i housing
occurred, many of the units have been-replaced with attached ~
units in the form of apartments, condominiums, and townhouses. In one
case, three single-family units were demolished and replaced with 19
townhouse- units.
Other projects ityplcall¥ involved demolition of
older st ngle-famt l)/ units and were replaced with senior housing
(apartments or.lcong, re~ate care) and small apartment projects of 4-20
unt ts.
Specifically, one ,substandard single family home on a large
lot ~_as developed into 20 sentor~ lov income apartment units. Another,,
pro~ect lnvolved ,,d__e~o__ lttion of a stngl, e substandard family home and
construction of 8 apartment unlts,.
A ,.i project in an ,older county
N.Ad"II:.:t,n ap T, el"~ [ K ) Y ' t Neel3$ ~
.,
/
annexed ,lsla,nd,,,uas ,co~tstructed,whlch ,replaced tuo Slmjle flm11~ horns
ultlt ].0 condomlntm unlts.
Condomlnutm conversions represent another factor that could reduce, the
.,
number of affordable "rental' untts. <Over the last ftve years,> In the
prevtous Planntng Period ,.of 1979-1984 ~ ...the Ct ty approved the conver-
sion of approximately 446 untts In four projects. Thts number repre-
sented approximately 55 of the total number of rental units available
at that ttme. Two of the projects were sold In a conventional manner
wtth no programs enacted to help low Income families. One project
used a shared equity program and retained some rental units as a part
-of the project. The fourth project enacted a program geared towad
,
accommodating seniors. NO condominium conversions have been approved_
by the Cit)~ since 1984.
The Ctty has adopted a condoatnt~un conversion ordtt,,nce that requtres a
projec.t to meet a spectftc set of standards prtor to conversion. These
Include ;odlftcatlons to structures, a mtntmum of 505 open space and a
·
mtnlmm of two_on-site park!ng spaces per untt. ~lany of the Ctty's
apar13.ent complexes were developed under a less restrictive set of a
standards under the R-3 zone, whtch provtdes for :L.5 on-stte parktng
spaces and as 11ttle as 25:; open space. Conversion of these complexes
ts too costly tn. order to meet the requt'rements of the ordinance, and
the Ctty 'does not anticipate more conversions tn the near future..
IIo.~.ver~ pro,leers for sen!or houstng have been butlt In Planned
r___?~-_ Jntty Districts .~htch a11o~ for develolment plans ~htch tallor,,
parklng n~-~Js ~ the. na~_~re of the proposed .use and age of residents..
]tn the case of t~o sentor projects,~ parkt~g restr!cttons were reduced to
ii
acc~a_te the. type of pro~ect and_ encourage developer parUclpotton,
red,,~e develo~nt cos~_~ and pro_~e__to developaeat of rare. senlor' houslag
HOUS!Nra NEEOS
Section 65584 of the Government Code requires each locallty's Share of
the exist;.lng and future houstng needs to be determined by the
appropriate' councJl of governments. Each jurtsdtctlon's allocation
would represent a share of the regtonal houstng needs.
The Information pertaining to the Ctty of Tusttn's current and projected
houstng needs was dertved from the Regtonal 'Houst~'~ <_A~locatton Hodel.
(RHAM)> Needs. Assessment (RHNA).prepared by the Southern California
Association of Govern~nts. <The model has been in use since 1975, but
· . .
was updated tn .1983 to neet the crtterta 'of the HOuslng £1e~nent
requl rene nts.>
· m
The <RHAM 83> RHNA 88 allocations were dtstrtt~uted to each affected
, . ) of the
jurisdiction in <~prt1 1983> June~ 1988 Under Sectton 65584(c'
Governent Code, each Jurisdiction may challenge the allocation and ask
for a revtston based upon available data and accepted planntng
nethodology. The City of Tustln submitted data and requested a revislon
to the Ctty's share of very-low and low-tncone households, the vacancy
rate and demoltton rates. The objective of the revisions was to show
,,
that the <City has already provided lower income housing and that a
credit was requested for this housing. >needs ~should .also...include the
North Tu..st. tn Sphere of,'Influence Area and..to ln'c'lUdellow-tneome housing
units provided on the,Tusti.,n,'Marine Car~os Atri. Statlon._ SCAG reviewed
the data and subsequently lowered th&: City's <_requirement for very low
and low incomehouseho[~ds and raised the categories of moderate and upper
level households> current need ftgures~ reduced the household growth
rate and adjusted the llvacanc7 goals .... based on internal changes in the
RHNA Policy. The rev!sed'ftgu~emS are shown in Table 1-R in Appendix A.
The components of the <_RHAM> RHNA are divided between "<_current> exist-
lng needs" and "future needs".
<Current>',,[xtsttng Needs. Thts sectton ~.~abltshes the
most current count of households and occupted households In
the co,,,unlty. It further gives a breakdown of the current
households in need by very-low' and low-income. Current
need is defined as all households that are low or very-low
income who pay 30% or ,rare of their gross income for hous-
ing. The previous standard was 25% of income, but federal
and state agencies recently adopted the 30~ stanJard for
assisted housing purposes and SCAG adjusted the standard to
nmtntatn consistency.
2. Future Needs. <SCAG utilized data from the SCAG-82 fore-
cast to generate the future needs component, instead of
using data from' the State Department of Housing and
Community Development. SCAG's intent in utilizing SC.AG-82
forecast data was to> Future needs are defined as the
nu;ber of units that would have-to be added to acco~odate
I i
the forecasted growth in the n~'mber of households by'July, u
1994, as well as the number of un.its that would have to be
added to compensate for anticipated demolitions and to
achieve an "ideal" vacancy rate.I <maintain consistency
with all programs that require forecasting, such as air,
water and transportation. >
This is the projected housing need for all income_groups (from very-low
to upper) and irlot just those households that require assistance. The
ftgure ts,,then distributed among the four 1nco,= groups~ wtth the
ft(]ures, for very-low-and low-Income representing',, the, Impacted_
households. The percentage of lmp,,acted households varies from community
to co~ntty~ dependtno ,on .the current ., ndmber, , of tmpacted~ ,,,,,'low-Income
households., .... If a ,community, has a dlsporttonate share of low-Income
households~ an ad~us_.tment was made to ,,the percentage of low-tnceme
households tn an effort to avold further tmpactton.
The market vacancy goal ts based on an 1deal vacancy rate that would
allow for adequate turnover In houstng.
The <1983> 1988 State of
California figures show the City has a vacancy rate of <_2.43~>~ .4.20~,
with 5.0 set as the ideal vacanck rate for multi-family units and 2.0~
for sinol, e-family units. This is a significant improvement over the
2..43% vacancy rate in 1983, but a portion of the 19881Vacancy rates my
~ attrtbu~hle ~ the rece, t co-~[letlo, of housing, proGlects la the ~!.st
Tustln area vhtch vere not 3~et occuFted, rented or purchased. Thts ls
verlfled b~ the 1989 rate vhlch ls 2~03 accordln~ to the Deparment of
Ftnance.
The <RHAM> RHNA includes a component projecting the housing need created
by the loss of housing stock. This figure was generated by examining
actual loss data from each jurisdiction <_for the most.recent three-year
period and using this as a basis to estimate future needs>as obtained by
the "1984- 86 Actual Demolitions" as reported by the Construction
Industry Research Board and Census Data.
<The future housing need is derived from the projected five year growth
tn houstng units, the vacancy deftclt, and expected losses tn houstng
s rock. >
<_The ortglnal <_RHAH> RHNA a11.ocatlon for future low Income household for
the City was 45.5%.
As stated earlter, the City submitted data and
requested a revision based on current t mpact.
The percentage of_>
<tmpactton was subsequentiy 'reduced to 38.58%. The complete breakdown
for the City's allocation is shown in Exhibit D>_
SPEC[AL NEEDS
·
·
·
While the majority of the community's-housing needs can be combined, the
state of. California has recognized the special needs of certain groups
of individuals that fall outside of thP~qorm. These groups may requtr:e
a spectftc alteration to the houstng ~b meet thetr needs, or requlre a
type of houstng unit to fit a lifestyle. Included in this special needs
group are the homeless, .... elderly, large families, handicapped, military '
housing and female heads of household. There .are no known 'farm workers'
'residing tn Tustln and therefore this ;roup is not discussed.,
.
1. The Elderly: <As stated earlier,>_ In 1980, 2,825 housing
units or 19.7% of the total households were made up of
persons sixty years of age or older. The number of elderly
people that ~mke up those households to~.~ed 4,036, or
11.1% of the total population." If these 1980 percentages
.ere ,app!led (as recmmended b~f,HCD) the elderl~ ,.ould rake
up 5~192 persons Of the 1~89 ,populatloa,..and 3~760 of the
households. The federal Census also (denttfted that 5.3~
of those people were at or below the poverty level as
deft ned for the 1980 Census.
The m~ortty (59~) of. these elderly households were famil-
Ies wtth t~o or more persons restdtng tn the untt. The
specific make-up of those family households could follow
several different scenarios. They could be empty nesters
living in a single-family home with little or no mortgage
payment. AlthoUgh the home my be too ,.,~ge'for thetr
needs, selTtng the home and buytng or renttng a smaller
unit may be too expensive to consider. Other households
may have chtldren movtng back in due to the htgh Cost of
houstng.
The second highest percentage of elderly households in 1980
were one-person households comprising 1,065 housing units.
The needs of these people could be served by a small effi-
ciency unit that permits an independent lifestyle. Factors.
that come into play when planning for this type of unit are
securtty and access to services. Since many sent ors do not
drtve, these units should either be located near to support
·
services, or provide a transportation ne~ork that ltnks
sentors with the services. ]:n planntng .for. a project,
securt~ becomes more of a coE.cern than wtth other types of
housing units. Since the 19'84 Housincj Element has been
approved, there have been ~wo.new sources of sent or hous-
tnc~. These pro~ects tnclude a 20-untt apartment pro~ect
11mtted..solel¥ to sentors with limited tncome and 15
affordable units in an 85-untt congregate care facility.
·
2. The Handicapped. 'The handicapped community as deftned by
the-California Department of Rehabilitation, California
Disability Survey, includes four classifications of
disability. ~,ese .c]asstftcattons and the1, ~ercentages of
oo
the to~al handicapped population are gtven below: -
t4usculoskele~al or Circulatory ...................59.4~;
.
Chrontc, i[nternal (ResPiratory, Digestive,
·
Neurol ogt ca1 ) ...................................25 .$$
Sensory (Ytsual, Heartng, Speech) ............... 9.1~;
l~ental (P, etardatlon, Emotional, Substance Abuse) .2~
According to ;hese ftgures, the majority ~/ handicapped
.
people have ~uscUloskeletal disabilities. Thts .would
require aid tn accessibility, and adaptability to meet ~he
.needs of these people. The extsttng housing units in the
community have not been destgned with consideration to
these requirements of adaptability and access. The major-
ity ~f housing units are either single-family or two story
apartments with no elevator access. Since Tustln has a
.level terrain, there would be a possibility of retrofitting'
lower level untts for accessibility, although no s'pectftc
requirements exist that mandate this retrofit, with the
exception of condominium conversions. Adaptability of the
unit to meet the needs of a handicapped person would still
·
remain as an obstacle. However~ las additional housing.
units are provided in the i East Tusttn ar. ea~ handicap acces-
stbtltty .is const de .red' as parlL, ofa project's design where
required by law to further th&' availability ..of accessible
units for i handicapped persons. Additionally: as units in
multiple fam11)~ areas are rehabilitated, units may be
re tro fttted to accommodate
the handicapped.. The
rehabtlttatt, lon loan program is 'ver~ successful in the Ct,ty
_
of Tustln a.nd has resulted in .rehabilitation of .130 units
slnce 191M..
New construction may offer some relief, the mandatory
requirements are evenly applied to all projects. Accordi'ng
to the Untform Butldtng Code, rental unttS of 20 untts or
more in stze requtre accessibility and adaptability In at
least .one unit. 'The use of .fixed development types and
I' ·
htflher denstt~ llIitS,,tn the East Tu,sttn, area,,vti1 requ!re
develolmen, t of even .ore ,handicap accessible/useable
unlts. <Very few of these untts exist In the Ctty. One
recently constructed project provtded the abtltty to adapt
any of the units to serve handicapped, rather than
.. exclusively fitting one unit to handicapped standards.>
3. Large Families. A family household containing five or more
persons, as defined by the Census, is considered a large
.. family. In 1980, the City of Tustin 8.27~ of the total
housing units had five. or more persons residing in the
unit. If thts ].~.801.1pel"'celll~e Ii~S i,applted i1~ iit~em Z98~
f. tgyre's (as recomended b) HCD.~, about i578 units "ould be.
. .
*occupied b~ l.arge famtlles 1989. <_873 units which contained
such large famtlies.>~ The main need of large families is
to provtde enough rooms for each member of the family to
avotd betng overcrowded. The Ctty's housing stock in 1980
had 14.5~ of 1ts units with four or more bedrooms.
Owner-occupied housing that contained four or more bedrooms
totaled 33.2~. Rental-occupied accounted for 2.0~ of untts
wtth four or
more bedroomS. $tnce the 1980,,,C~usr ,mtn, t~_. large;famtl¥
houstng development has,,occurred. ,, However,..tn the East_
Tustl,n area ~ the zonlng Per,d ts .1xed types of
..
:development, .therefore develoPers,are encouraged to provtde
a vartety,,of ,,ho,ustng,,,untt types and ,,, st zes .' As ,,,,.,such . the_
number of, housing units capable ....of, accommodating large
famtlles wtll tncrease stnce
,,,
pre~lects
,,c"rre, ntly .nder
construction or recently completed tnclude three ,bedroom
ap~rtmnts ,and fo.r bedroom sln~le faBtly hones.
4. Female Householders. One of the more dramatic changes tn
types of households <_over the last ten years_> since the
1970 Census has been the tncrease in female <head of
household> hoUseholders. .The nation as a whole showed an
tncrease of 58.3% <~ver the last ten years~ between 1970
and 1980 In the formation o~f. female households wtth'.no
<husband> male present. In th:e 1970 Census, approximately
8.0[ of the family households had a female head. ~The 1980
Census showed an increase _to 17.8~ (1,578 units) of the
total family units having a female head of household.
Applylng the 1980 percentages to the 1989 figures (as
rec ,,omended by HCD), 3,398 o.f the units in Tustt.n ~ould.
have a female head of household in 1989.
Of these 1,$~ units, (1980 f!gures)1,1~ "had children
eighteen years of age or younger. The female head of
household is typically looking for a two bedroom unit with
·
minimal maintenance required. It is 'preferred-that the
home is close to schools and services. Additionally-, her
place of work should be close to home. While these
conditions would be ideal, reality can be a different
story.
Of the total number of female heads of household in lgBO,
11.6% were below the poverty level. In many cases,
locating ideal housing is severely restricted or next to
lmpossib'le. Due to financial constraints, the family must
locate tn the least desirab)e.parts of the community where
services are not convenient and security may be a problem.
5. The Homeless.
As required":b¥ recent legislation, all
jurisdictions are required to include the homeless in the
needs assessment of the Housin0 Element. The 1988 RHNA
produced b)~ SCAG includes a definition of homelessness as'
1._ Persons who s!eep outside or in makeshift shelters
or in cars or transportation areas such as bus or
train terminal S ;..
2. PerS~..~ who are' ltvtng _or staytn~ ,~n emergency
·
she1 rets.
3. Persons who- are considered "at rtsk" (t.e.
doubled-up~ tn marginal' ctrcumstances~ motel popu-
lat!on with illin!ted:stay ..or general reltef...rectp~'
tents whose payments'have been cancelled due to
"no forwarding address");
The known sources of homelessness tnclude unemployment, . .
limited skills, and a breakdown in the family as la social_
and economic .unit..i..Addtttonally~ the lack of affordable
housing in the area and cutbacks in social service pro_-
grams have aggrevated .the problem, m. The release of the
institutionalized mentall.y tll o,r ,,unstable has ,lalSo con-
trtbuteU a significant lamount.__l;o lithe numbers of homeless
. .
persons..
A survey of all jurisdictions in the SCAG planning area
has been used to identify the number l.. of homeless persons
in l~he region. While the lack of responses to the surveys..
Cannot provide up-to-date~ conclusive figures on the total
number of homeless persons~l' an estimate is useful for
understanding the urgency of this problem. Additionally,
the issue of homelessness is considered regional in
i i i
nature. The source of the homeless person is not
__
necessart, ly -~here,, that .person ,rematn~ .~.nd ,,nomadic
tendanctes of such persons make It difficult to assess the
population, accurately.
.Of 'the. 79 ..municipalities
.r:espondtng 'to tl~e survey~ a ..total c~f .45,154 homeless
persons were reported. The ma~tortty of these persons
(75~,) were reported In the Ctty of Los A.ngeles. The Apr1]
1988 Strategic Plan of the Orange County Hornless :Issues
Ta. sk .Force est!mates there were .... approxima:ely 4,000 , ....
10~000 homeless persons tn .Orange County.
Iihtle verlfled
ri.tubers .,,of homoless persons have not been,,certtf!,ed for
the Clty of ,Tusttn~ pellce reports ,and wtndsh!eld 'serve~ys
have shovm that there are no established areas where
ho~less persons congregate In the Clt7 and that most
persons mlgrate through ,Tustln~ rather than stay for
extend~ Perlods,,.of tlmo. Up to ~ hoieless persons have
o
been seen tn the Clty at any__one ttme
~llthtn the Ci~tT of Tustln~ there are several non-profit
ag,encles who provlde
dlrect houslng and o,ther servlces to
.
varytng types of homoless persons. These servtces Include two
homes for homoless mothers wtth chtldren frith a total capacttT
to serve 45 persons.' Addtttona11;y~ food distribution servtces
are provlded by ..an affiliate of .the ...United flay to help feed
hemoless ,and 1or tncomo persons and famtlles and a homeless
teen program prov!des houslng for up to 6 persons. Stmtlar
CHapter2 (Needs} 50 ~...:.~. /~,
,ere ,-,l~ provided, b~ at
vartety _ .... / agencles
tn tl~e
cltles of Santa Aha ,,and Oramje whlch dlrectly border the Cliy o,f,
Tus~in.
Milttar7 Houstng. In regard to mtlttary personnel and
houslng, the Ctty has <_wtthtn 1ts jurtsdtcatton a>.__the
Tusttn Hartne Corps Air Station (MCAS)., a helicopter
i i
tratning base. On-base houstng tncludes barracks for
single servicemen or married servicemen who are voluntarily
separated from the famtly and famtly houstng for
servtcemen.
,
<_Currently,>_ In Februa...r7, 1988 the base provided a total of
~_863> 1,~57 family housing units with a total populatio~ iii
of approxlna.teljr .3,34!.persons In 1988,mnd 3~415 persoIl$1,tl,,ll
1989 <2,643.> t, Since Orange~ounty, in 'general, .... has a
higher ,,cost of living, especially in,,,regards,,i'to ho, using
rental ..and ownership, adequate support f. or famillyI housing
needs at the Station has become tncr'eastngl)~ difficult...
The Marine Corps conducted a Family 'Housing Requtremenl~
Survey to determine the family hoUsing requlrenmnts for
both the <El-Toro> Marine Corps <Base> Air'Stations (MCAS~
! ul ~ ~m~
E1 Toro and MCAS, Tusttn) <and the helicopter base>--. The
im m
survey showed that the Marine Corps needs to provide a
t~tal of <401> 588 family units in order to meet the
~. ~ i
_
program deftc~c.
<This>These. <401> 588 c....¢s <ts>are tn
addttlon to the currently' supplted faintly untts. All ..
'faintly ,,housing untts needed to be bu11,,t must be ,,,butlt at
HCAS~ Tusttn due .to land constra!n, ts at HCAS~ E. 1. ,,Toro.
<In the FtsCal Year 1984, the Martne Corps ts scheduled to
supply 130 famlly untts as part of a program to sattsfy .the
program deftctt. The Martne Corps has Indicated that ts
subsequent fiscal years additional units will be con-
stru'cted, .but spectftc numbers have not been stated. As
'more housing is provided on-base additional affordable
housing will be available to the general public._>
ENERGY CONSERVATION
ii i
·
As,the price of power ,,continues to,,,rtse~ households have through neces-
stt7 been .,devoting more,of the house.ho_ld_tWcome to'energy cost. This
condition has further eroded the affofUabtllty of housing. No relief is
in sight, as one representative from Southern Californla,, Edison rei n-
forces tn a recent news article' "higher rates are necessary to assure
reliable supplies of electricity in the years ahead".
There are energy conservation measures the Ctty ~..,rusttn can promot~
·
and others that are mandated by State laws. The state of California has
·
adopted energy conservation standards for residential building,and these
are'located tn Tttle'24 of the California Administrative Code.' Tttle ~.4
· ·
applles to new residential construction or. an addttton to an extsttng
·
houitng untt.'
·
.
As a part of Title 24, the State of California was divided into sixteen
cl.imate zones. The City of Tusttn is located in Zone 8. Each zone has
a Residential Building Standards Energy Conservation manual which
details approaches that a new residential building can utilize in order
to comply with the energy conservation regulations. '
The standards in the manual establish' various compliance options. <an
energy budg.et 'for a residential building. There' are separate budgets
for each of the three residential bulled_lng types in a climate zone. The
budget basically establishes the amOu"nt of energy that can be used for·
space heating and cooli.~9g, and water heaters.>_ The design criteria is
found in the "Building Energy Efficiency Standard" July 1988, as
distributed by the. California Energy Commission. An applicant for a
building permit must.be able to show compliance with the established
energy <_budget> regulations.
<In.meeting these standards, builders can use either a "performance" or
the "presciptive" approach.>--
The performance a~_~.'oach provides the
butlder with the greatest flexibility in that the builder
·
determines which mix of design and equipment technologies to be
·
used in =eetl.ng. the specified 'energy budget. The builder must
show through the use of State-approved calculation =ethods,
<A. Performance approach:
that the proposed building will consume no more energy than the
energy budget allows.->
<B. Prescriptive Method: Compliance with. the energy budget may be
achteved by Installing one of the alternative component pack-
ages. No computer calculations are required tf one of the
packages is used. There are three packages to choose from'
1. Package A- The passive solar approach, and requires proper
·
solar orientation, appropriate levels of thermal mass,
'. south facing wtndows and some Insulation.
2. Package B- Has no thermaq mass or 'window orientation, but
requtres higher ]eve]s of insu~,atlon than Package A.
3. Package C: Requires an active solar system for water
heating tn exchange for less stringent and/or glazing
requirements.>
<~egardless of which method Is utilized, all new residential construc-
tton must contain certatn conservation features and devices. These
include: minimum levels of wall (R-11) and ceiling (R-19) insulation;>_
<Infiltration control measures (calktng and weatherStrtpptng, doors and
windows,' fireplaces}; duct and ptpe Insulation; proper sizing of space
conditioning equipment; setback thermostats; and efficient 11ghtl.ng.>
·
<_.As stated earlter, these Energy Standards must be adopted and enforced
by local jurisdictions and local regulations cannot supersede them.
However, the City of Tusttn can additionally promote aspects of Tttle 24
that are not spect'ally required and encourage citizens to retrofit
conservation features and devtces tnto extsttng homes and apartments.Z
In the development of the East Tusttn area, the City _<may> encourages
developers to constder passt.ve solar principles in the destgn of
subdivisions and housing units. .Specific design crlterla <_could>
Include <a> requirements for proposed subdivisions ,,<having> to,,,provtde
the~ maxtmum number Of lots with efficient solar orientation. Untts
<_could be> are designed with a seutherly exposure that Includes
: .'
overhangs that permit sunlight to enter durtng wtnter months and shields
sunlight during summer months. Deciduous trees can be pla,~ted along the
southern exposure to shade during the summer, and permit sunlight in
during the winter. Other elaborate systems can be considered, such as
thermal storage barrels, shades, earthen berms, or' solar storage
systems.
Active solar systems for water hea~tng can be enc~.ra'ged but they' are
st111 rather expensive and can-only be used as a back up to an electrtc
or gas system. They are cost efficient in the long run but pose a short
term Impact to affordabl'e housing.
<The City could further encourage existing homes and apartments to
retrofit Units. Brochures could be prepared that explain what measures
can be taken, how they can be installed, where .they can be purchased, an
approximate cost and how much savings could be tentatively expected..
This brochure could be mailed to property owners, and the City could act
as a catalyst by answering questions and maintaining a list of respon-
sible contractors that provide solar services. Currently, the Southern
·
California Gas Company and Edison Company provide a similar to the pro-
posed, and have included the cost for this service within the rate
structure. > - .
<According to cost estimates compiled by the County of Orange, a range
.m~
from $500 to $17,000 would be the cost to equip a home with the State-
required energy saving devices. This cost is passed along to the
purchaser of a new home or renter. This may cause a home to be less
affordable and poses another constraint to the potential homeowner. In
the long run, though, it is hoped that energy saving features will
·
reduce the monthly cost of utility bills and therefore reduce the month-
ly housing cost.>
o.
<Thts monthly savings may be the case but tt ts an Interesting hypothe-
sis that although energy conservation ts a noble goal to strtve for, it
may not reduce the cost of housing tn the long run. Reducing the level
o.f energy consumed will consequently reduce the income to the uttltty
companies. In order to meet expenses and Construct new facilities along
with rebuilding existing facilities, utility companies would be forced
to charge more for less energy, keeping monthly utility bills high, even
though less energy is used. A oost savings to the consumer may never be
realized, even. though energy saving devices were installed.>_
deleted page
xxx. TO ROV .£.T A.o
o
HOUSING
HAXIITENANClC OF
A. Govermental Constraints
Secttons 65583(a)(4) of the Government Code requtres 'the
Houstng Element to tnclude an analysts of potential and actual
governmental constraints upon the maintenance, Improvement or
developeent of housing for all tncome levels. The following
analysis satisfies thts requirement.
1. Land Use Controls. The State Planntng and Zontng Law
(Sec. (55860) requtres consistency of the zoning ordinances
wfth the General Plan~ The Land Use EClement of the
General Plan establishes single-family, mu11~t-famtly and
·
planned residential districts; The zoning ordinance ts In
conformance with the Land Use Element whereby areas of
the Ctty are designated for $ingle-FamJly (R-i),
Family (R-3) and Planned Community (PC) districts.
mum lot sizes of 7,200 square feet In the R-1 01strict and
7,000 square feet tn the R-3 Dtstrict are designed to
11mtt the densities of .the vartous areas of the City. The
mtntmum requirements of the zontng ordinance become the
standard for development. <~he thests ts advanced> Some
theorists suggest that low-income housing could be
developed it chere were no land use cont, _,s related to
density. It is true that the reduction o__ce absence of land
area requtrenents per housing untts would result in lewer
-land costs per unit if all factors were constant. How-.
ever, an analysis of development costs shows that the
value of the land is related to its potential yield. As'
an example, an acre of land that was authorized for four
(4) dwelling units'will be priced at a lower value than an
acre of land authorized for six (6) dwelling units. The
· .
santo analogy holds for n~ltt-famtly sites whereby the land
costs are related directly to the potential yield in terms
of untt dens.ity. In the absence of arbitrary density
standards of one and four acre lots, land use density
,. con'trols' are not accredited with being a constraint upon
the development of low- and moderate-income housing.: In
addition, Tusttn's housing st~ck is comprised of (..10,400~__
12,1761multi-family units an:d <_5,666>l.6,912..isingle-family
structures as reported in the 1989 Department of Finance
Controlled i County Population Estimate.
Tustln .has the
highes't percentage of <_apartments~_ multi-family..units of
any Orange County city. In Tustin, only <_35~_~ 27~_of its
housing stock is devoted it°,ll..single-family detached units_
and 73% to attached and ;multi-family units. This ts the
i i i i ii iiii
highest percentage of attached ufltts for any ,city,in the
County of Orange.
Chapter3 (Gov/Const) _-~ '.
~,
Land use controls restrtct single-family residential zones
of less than <_10,000>-- 12~O00_square feet to one stngle-
faintly 'd~e111ng untt.. However, the Planned Community
Dtstrtct has authorized residential subdivisions wtth
st.ngle-famlly lots of less than 5',000 square feet whlch
·
significantly Increases density potentla! from 2 ...... to 25
untts per acre.
l~tthtn the multi-family dtstrtct (R-3), a 35' helght 11mt-
tatton and 65t; coverage precludes the development of
high-rise, low-Income houstng projects. ]:n the Interest
of protecting adjoining single-family lot owners, multi-
faintly structures above 20 feet tn height requtre a condi-
tional use permtt when the structures are wtthln 150 feet
of single-family resldenttal~l_y zoned lots. Ilht1.e .these.
·
hetght '11.lts may place some restrictions on houslng
develolment, these ,,1la!ts are designed to mlntatn
_c~_pattbtllty of land use Intensity and ,to ensure proper
and effective translmrtat!on wlthtn the community and are
Commonly used by local ,,governments as ,,a development tool.
to further th1 s 1deal.
2. Bu.tldlng Codes.
The City of Tusttn has adopted the
"<1979> 1985 Untform Bulldtng Code" and the "<~976> 1985
Untform ~lechantcal Code" published by the :International
Conference of Butldtng Officials. Other c~es adopted by
the Ctty lnclude: the <1976> ·1985 Untform. Plumbtng Code
and the Nattonal Electrical Code (<~978~ 1987 Edttlon).
These codes result tn an increase In the cost of 'housing
tn several and various ways. The codes establish
specifications for building materials and incorporate
setsmtc safety standards that add to construction costs.
The .technical details of construction, requirements for
state 11censed contractors to perform the work, plan
·
check, permit processing and field inspections all
contribute to
the increased cost of housing. In states and countles where
butldtng codes h~ve not been adopted, the cost of housing
from 20~ to 505 less than .comparable housing costs In
California. ~lhere Individuals are permitted to construct
shelter to their own spectf~_a.ttons and within the 11mits of.
their Individual constructtb'n skills, there will be a much
greater proportion of low income housing available than
those areas which adopt and enforce uniform butldtng codes.
is noted, however, In those areas that have not adopted and
·
·
enforced building codes, the low cost houstng has resulted
'the creation of instant slums that threaten the health and
safety of the residents.
Unquestionably, butldtng codes are a governmental
rNA E: Chapter,3 (R)P: (Gov/Cons;~,l
constraint to the construction of lw-tncome'houstng. The
questton to be resolved is the conflicting values between
hea-lth and safety and low-cost shelter. ]:n 1988;, the City
of Tu~tln adopted the State Hlsterfc Code vh'fch can relax
---- i i i ii ii i i
Untforu ButldtmJ Code requlreuen13 for hts~orlc
ii e
s ,~uc~.es located t,. the Clty's Cul.tural Resources
Overla3~ District once the Ctty ts a certified local .....
gover.mnt b3~ the State ,Offtce of Historical Preservation ,.
(processing underd),).
Thts v111 reduce rehabilitation
i i
~s~ a.d .ay e,,courage rehabilitation of houslng unlts
vhtch.,have hts,tortc value and preserve much needed houstn§
un.l ts tn the Old Town Area.
3. Site Improve. ment.s. The restricted and 11rotted ablltty to
tax proper~y tn an amount equal to the cost of servtces
and l~bllc l~rovements has S~fted sl~ Improvement costs
· ·
to the developer who passes them on to the housing con-
sumer. The philosophy is expressed that no new develop-
ment should impose a financial liability upon the existing
community resi.dents. The voters have expressed this con-
viction through the adoption of growth control measures
and Propostton 13.
An Increased aw=reness of environmental amenities creates
a publlc demand for Improvements of not on]y the bui]ding
site but of the surrounding environment which consists .of
drainage channels, ]andscaped parkways, artertal roads to'
'NAME" Chapter3 (R)P: (Gov/Const[_62
serve the area, recreation facilities, preservation of
open space, school facilities, and recreation amenities,
all of whtch add to the.cost of housing.
$tte development standards-and requirements tn the Ctty of
Tustln tnclude clearing and gradtng the land; dedication
and improvement of publlc right-of-way to tnclude pavtng,
curbs and gutters, sidewalks, drainage, street trees,
street 11ghts and ftre hydrants. On-stte Improvements
tnclude the undergroundlng of cable TV, water, sewer, gas,
telephone and electrlc utilities. Subdivisions and multi-
family developments are requtred to provtde landscaping,
drainage, perimeter walls, covered Parktng, landscaping,
·
Irrigation systems, and to submtt materials and deslgn for --
revte~ to assure archttectura~ compatibility; r4ultt-.
faintly structures are requtr~l to provide houstng and
parktng accommodations for. the handicapped. The ... revle~
process ts ased 1~0 facilitate .the land use and .development
·
Compattbtl It7 objectives Of th~ Ctt~ and provlde
developers the opportuntt7 to explore pro~ect alternatives
~hlch could decrease develo]x, ent,,costs In the long run by
avotdtng costly mistakes.
In the development of subdivisions, the developer ts
required to dedicate and improve <_major trafftc arterlals>_
roadways to.serve the area; to provide or Improve area
dratnage channels; to extend water, s~er ~..d other uttll-
ties to the <_~ract> site; to dedicate land or pay t.n, lteU.i
fees for parks and open space; for prlvate use In
molttple, family pro~e~ts and to dedicate land or pay
..
in-lieu fees for public facilities such as schools and
fire stations. ..In East Tust!nr the Specific Plan allows
develo,,~,s to construct private
streets to reduce
ii i i
cons.lFr, uctton costs and encourage affordabtlltYlOf housing
unlts.
!nstmllatton Of, private s~Hts or on-site
~lmmproveme~l~ myI be authorized In other areas aS llldell tO
encourase development. An additional cost of site
development results from the <_imposition of_~ !nstallatlon
of noise attenuation d.,.e, Vtl,iCes an.d materials as required by
·
state law.<for nol~e attenuation>. Perimeter walls and/or
betas are required for subdivisions in order tO reduce the
i i
noise levels from external surface sources such as
i
railroads, freeways and artec'iai highways for sites that
are located within 65 (N£L) Noise Levels. Sore of these
costs can be reduced by the use of housing set-aside funds
in the City Redevelopment areas. Such funds may be used
Spectftca!ly for low and moderate income,housing units to
reduce development costs.
The constraints upon the construction of low income hous-
ing due to the cost of site improvements is a question of
N~u~c- chapter3 (R)P- (Gov/Cons~...L~64
values. Is there a Justification for Infrastructure
·
Improvements and environmental control requirements that
create community amenJttes beyond the bare mt ntmum neces-
sary to protect the bastc health, safety and general
welfare? Housing could be developed without the necessity
of paved streets, but netther HUD nor 'prtvate financial
Institutions would ftnance such developments.
iii
Addtt.tonally, new Att Qualtt¥ Standard,s wtll preclude such
developments.
·
It is contended that equity requires new develoPments to
pay the cost of stte improvements in direct proportlon to
th'e beneftts received; however, they should not be
required to bear all of the cost of new community-wide
facilities. :If it ts acknowledged that new .developments
.
should pay the costs of slte~mprovements, the challenge.
· o
·
ts one of reducing these costs through more cost-effective
Site planntng or use of .. houslng set-aside funds for those
projects within redevelopment areas.
4. Fees and Exactions. Butldlng and, development fees contri-
bute to the Increased cost' of houstng but at a lesser rate
than the tncrease tn costs of services. By law, the fees
are restricted to the costs of performing the services.
The fee schedules of the Ctty of Tustln were revtsed In
..
<~981> !988, but remain considerably below those of sur-
rounding communlttes,,,,!n the,,,Cognt~ and fall to reimburse
the City for the l ac~m~] cost Of processing land use and
·
building pe~lt applications. <_The following> An example
of the Ci~' s fee .schedule<_s~ ts provided I n Appendix A, ii
1,q~ ~htch illustrates the fees and exactions that might
be applied to a residential
building development. Them
ii m
fees m)r be waived by t~ Ctt~ Council for pro,~ects where
exl~-aordln&r~ beneflts are derived such aS, lo~ tIIC_.~__I
housing pro;jec~s, but are ..~/ptcally r~,..qutred ,~ offset,
Ct~ e, xpenses. ,,A~ ,flo~adpl..fees .lare subst~_ntla]13~ lo__-e_r
than those char~ed b~ other,,,clttes and the Count~ of'
OKange.
'<_.a. Planning Fees
Use per.tit, Variance,
Zone Change, £IR Review ...................... $ 250.00>
b. Subdivision Fees
Tentative Tract Map ............... $300.00 per map plus
$5 per parcel
Ce
Final Map ' $250 O0 per map
eeemeeeeeeee®eeeeeeeeeeeeemeee .
Plan Chec~ Fee ......................... $ ?.00 per 'lot
Fees In lieu of Parkland Dedication
Depending on Density ....... $250.00 to $500.00 per unit
d. Construction Tax
Si ngle-Fami ly and Duplexes ............$350~00 per uni t>
Hobtle Home Pad ....................... ~.00.00 per pad
Multi-family Structures .......... $100.00 per untt plus
·
$100. O0 per
·
.
bedroom more
than one
e. Butldtng Permtt Fees
The Ct ty of Tusttn has adopted the fee schedules In
Tables No. 3A, 3B, 3C, 3D, 3E and 3F of the 1979
Edttlon of'the Untform Adnrintstratlve Code promulgated
by the Znternattonal Conference of Butldtng
Officials. These fees relate to Plan Check, Building,
Electrical, Plumbing and Grading. As an example, when
the project valuation exceeds $100,000, the permit fee
ts.$433.00 plus $2.50 for each $1,000 valuation.
f. Publlc Works Fees
Sant ration'-' Dlstrtct -
Connection charges
$250.00 per residential
unit, plus $6.
Pec front foot
Plan check, inspection and permit fees -
Fee schedules related to item or lineal foot
g. Miscellaneous Fees
Fees.are levied by other agencies and collected by the
City for Water Districts, State Earthquake, etc. >
The fee schedule adopted by the Ct ty of Tusttn <has a
mtntmal Impact upon the cost of housing wtthln the Clty.
The argument can be made that_> the cost of Inspecting and
.
serving'new developments~ these costs.., exceed the fees and
revenues that are exacted...for these developments. This ts
;~ustJfted as a public servtce to protect the public
health, safety and welfare of the future Inhabitants and
ls partially borne by the general revenues of the City.
,And, asue al] knov, additional revenue sources,, are
Incr.&singly !.portant,,,,st~e ,the, pass! ~ , ,, of proposition ....
13. Recognizing that houstng for the elderly and
low-Income famtlles ts a community objective, the park
land dedication ordinance provtdes the optlon to the
Counctl to watve these fees for qualtfyt.ng projects. The
Ctty· m19ht' also . Consider. exploring fast-tracking
·
(.p. referenttal scheduling) ~ fee watvers for..crtttcal
p...ro;jects such as those prov¥'dtng "affordable housing" or
housing whtch addresses spectal housing needs.
5. Processing and Permtt Procedures. The City recognizes
that the myrtad of agenctes and permtt approvals required
for a development results tn a time-consuming and
expensive process. Htgh frustration levels 'result, and
unexpected demands and delays tn project approvals
frequen1:ly <spell doom for a wor1:hy> delay proJec1:_s. ]:1:
is document:ed that the value of'land wtll double when
necessary pe~mt1:s have been ob1:alned for a construct:ton
..
proJect:. State law establishes maximum-time 11mtts for.
project: approvals and Ct1:y pollcles provtde for the mtnt-
mum processing 'tlme necessary 1to,comply wtth legal
requtremen1:s and review procedures.
<_A Handbook of Guidelines for Planning, Zoning and
Development has been published by the Ctty that> Astan-
dard pro~iecl: ,, f!, ow , c ,hart t,s provtded w11:h every destgn
revle~ appllca1:1on which outlines the procedures and
requirements for project approvals. The <Direct:or of>
·
Community Development: O..epartment serves as the coordtnat-
lng agency to process development applications for the
approval of other <~genctes> 4a-house department~ such as
Ftre, Poltce, Public ~/orks/Englneerlng~ and Community..
'Servi ces.
These departments work ,.together to
Stmu11:aneousl¥ revtew pro~ects to ensure a t!mel¥ response
to developers and act as the C!ty's Design Revtew
Commt tree.
Pre-application conferences wtth the Community Development.
Oepartment pro. vtde the developer with Information related
_to standards and requirements applicable to the project._
For the more complicated development pro~ects in the East
;mu~: Chapter3 (R)P: (Gov/Cons,~69
·
Tustln arear the East Tusttn Speclftc Plan Provtdes a
standard.,DeslgnRevlew Process. Application PaCkages are
provided to ... developers and include, the processing flow
chart ..and iiCOpies Of, pertinent., information..., sUch as str.ee~
t.mPr, ovement~ sub. dlvlst.Qn il&nd landscape requtrements l which
aid the developer in the preparation Of their plans.
<_With the exception of small projects that can be given
counter review and approval,> All projects are processed
through plan review in the order of submission. Recogniz-
tng that profit margins are reduced and risks are
increased, the City has eliminated the potential increase
in financing costs caused by a delay in permit processing
by assigning priority 'to the plan <_process and>._revtew <_and
fast-tracking developments_> and .permit issuance for low-
inconm housing projects. Additionally, contracts for plan
: :
check services provide additional staff to process pro-
jects.in.a timely lfashion.' .If a complete application is
.s. ubmitted, plans are simultaneously reviewed by all Design
Review Con, hi,tree members and plan checking .departments...
rather than one l.aoency reviewing plans at a time. This
p, rocess also provides for,,a 'one-stop' processing s3fsten
whlch Is requlred b~ State law lin an effort, to aid the
development process~ ireduce confusion and minimize
develolment costs. Should, a, ,devel,oper wi sh .u ,, speed up the
s,,tr, uctural plan ~:hecktng process~,, accomodattons can ,be
made to, "fast-track" the rev!e~,,proces, s by payment for
overttme plan,checktn~l costs. ,, Mdltlonal]y, for project_<
of significant benefit _~_ the low lnc_~p.~_~ c_~m--_m_ lt~ _~'_~h
cos~ can be valved
ul
the C!t7
Counc11 or use of
redevelopment set-as!de funds further reduce or el lmlna~
these costs to the developer Of low,,tncome pro~eCts.
<..The City of Tustln has a record of expediting plan review
and processing when complete applications are submitted.>
6. Another 9overnmental constraint ls the number of staff and
a, mount of staff time avallable -for processln(l develo,p~e__nt
pu'o,lects.I Si,lice the ~vorkloed tS deteru.lned ..by ou_l~_ld_e end
Uncontro!1ed forces i iCecof~o~, a~ld mrket for housln9), a
shortaoe of staff tlme my octur which could, lead to increased
processing 1:1ne for development projects.
B. P. ARKL:'T CONSTRAINTS
The availability of housing Is affected by the
Interrelationships wtthtn the market place o'f prtce, lncome of
buyer, and tnterest rates. The nongovernmental constraints
upon the maintenance, Improvement or development of housing.tn
the Ctty relates primarily to low- and moderate-Income
families. High-Income famtltes have the optton of selecting
houstng accommodations., that meet thelr preferences.
Tusttn, they are constrained only by the relatlve lack-of high
valued homes and an absence of luxury apartments>_:. $tnce
environmental amenities such as hillsides with views and beach
·
access attract htgh valued developments, high-Income famtlles
gravitate 'to the foothills and · beach communities.
<~onsequently, butlders and deve.lopers wtll not provtde 'these
accommodations tn the absence'of a market demands> The
provision for housing Opportunity to al1 Income segments
further emphasized in the East Tustin development project
whereby single-family at:ached and detached homes are proposed
f. Or moderate- and .higher-Income households. Additionally,
multi-family pro~iects such as apartments and condominiums are
also provtded to attract the low and..moderate-tncome groups.
For the low- and moderate-income families, the nongovernmental
r~/~lE:: Chapter3 (R)P: (~lkt/Cons?~-~2
constraints 'are a simple economic equation.
The cost of
'houstng exceeds the abtltty to pay. By the 1980 census, the
median famt. ly income in Orange County was $25,000 wh.tle
..
Tustln's 'median fami'ty income was below the average at
$23,221. The average cost of new single-family, housing in
1983 was $155,000. To qualify for a houslng mortgage in 1983
at the conventional ratio of four-times tncome, the maximum
cost of housing would be $90,000 when considering Income at.
,.the medtan level for, Tusttn residents. ,~ Even at a five-times
ratto of earnings to value of housing, income level would have
had 'to rtse to $31,000 to qualtfy to purchase the lowest
priced houstng available wtthtn the City. Slnce 1983, the
.m~..d!qn sales prtce of a newly-constructed sing.1e.-famtl¥ home
has. risen to. $215~000.~ .Whtle no recent Census Data is
available~ tt ts .anticipated that the faml. l¥ medtan..tncome has
not Increased at th~ same rate as home prtces.
· ·
1. Flnanc.lng. Financing ls available for [st and 2nd trust
deeds for qualified borrowers, but requtres substantlal
owner equity. The small independent bank does not make
1st trust deeds but wtll make 2nd trust deeds at an
adjustable rate based upon 3 to 3-1/2~ above Treasury' Bill
yields. The savings and loans, In addttlon to 2nd trust
deeds, offer conventional 1st trust deeds. The
willingness of financial Institutions to make housing
loans Is related to the secondary market, which is
primarily a federa] agency. Therefore, It ls conc;uded
that a constraint .In-the financing of housing by 'the
·prtvate sector ls the result of a constraint In the
·
secondary, market whtch Is dominated by the federal
government.
N/~E: Cl~apter3 (R)P: (Mkt/Cons~L..-~4
<_The following are examples of conventional trust deed ·
financing as of January, 1984:
Fixed Rate Mortgage Loan (S'tngle-Famtly, fixed rate,..'ls~c TO)
Down Payment Interest Rate Loan Fee Term Maximum Loan
i i
20% 13.75% 1.5%+$200 30 yrs $114,000'
10% 14.00% 2.5%+$200 30 yrs $114,000'
30% 14.50% 3.5%+$200 30 yrs $500,000
ARM Loan (Single-Family, Adjustable Rate, 1st TD)
20% 9.50% 2% + $200 30 yrs $100,000
30% 10..50% 3.5%+$200 30 yrs $500,000
- ~
Flexible Loan** (2nd TD)
20% 10.75%
20% 11.25%
3.5%+$200 15 yrs $ 50,000
4%+$200 15 yrs $150,000
* FNMA' Federai Nation Mortgage Association Maximum
ARM- Adjustable Rate Mortgage_>
'NAME: Chapter3 (R)P: (Mkt/Cons~T~5
The followtncj 'are examples ot: conventional' trust deed
ftnanctncj as of 3anuar7, 1989'
Do~n Payment I_nterest Ra~e Loan Fee Term Maxtmum Loan
F!_xed Rate Mortgage Loan (Stn91e-Famtly~ fixed ra.te~ 1.st TD)
10% . . 1.1.70% .. 2.0% 30 yrs $18.7,000-
20% .11.70% .... 2~0% . .30 yrs . $187,000'
30% . 11.705 2.0% 30 yrs $500,000
A.RM Loan (Stn~le-Famtly, Adjustable Rate,..lst.TD)
20% ..8.65% · 2.0% 30 .¥rs $187,000
30% 8.65% 2.0% , . 30 yrs $600,000
F_lexlble .Loan** (2nd TD)
20% .12.00% : :3 ~ 5%. +$ .2. 00 20 yrs ~ $ 50,000
. 20%. 12.00% 4.0%+$200 20 ),rs SNore A
* FNMA: Federal Nation Mortgage Association (Maximum)
ARM: Adjustable Rate Mortgage
**. F~exlble Loan: Applicable to purchaser who assumes 1st TD
Nore A- Combined 1st and 2nd TD Cannot exceed. $500,000.
TilAI~- Chapter3 (R)P: (Mkt/Cons~6
<_The following ts an example of the m°~ithly payment schedule:
·
Initial
Loan Amount Interest Rate
$100,000 10.75Z
$100,000 11.25Z
Initial
Years Monthly payment --
15 $1,120.95
15 $1,152.34
Mort'gage rates on January 27, 1984, as compiled by the Register
Banks
Bank of America
Security Paci fi c
Fi rst Interstate
Wells Fargo
Crocker
Adjustable ra~e/p~s. Fixed rate/pts.
11.50 / 2+ 14.00 / +
11.5~ / 2+ 13.25/2.5+
NA 13.125/2+
13.125 13.125.
NA 12.~75/2.5+~
Savings and Loans
Home
Great Western
Cali fornia Federal .
Mercury
Great American
10.75 NA
10.75/1.5+ 13.00/2+
10.50/1.5+ 13.75/2+
9.50/2+ 13.75/1.5+
12.00/2+ 13.50/2+
Federal Home Loan
Bank Average:
11.94+>
FNAME: Chapter3 (R)P: (Mkt/Cons~.~77
The,,,,followtng,ts an example of the ~mnth!y pay~nt schedule as
·
of Februar~ 27~ 1989:
Inttlal
Loan Amount !nt~rest Rate _ _Years
t;172 ~ 000 8.65 t 30
Intttal
.Monthly Payment
$1~340.86
. $172,000 .... 11.07% 30 . $1,647.!.0
Mortgage rates as compiled by .,, the,,, Regt ster . are as of February
27~ 1989:
Banks Adjustable, rate/pts. .Ft, xed rate/pts.
Bank of Anerlca, 8.625/1.75+ , 11.00 /,2.0+
Securl ty Pactftc
First [nterstate
8.25 /1.75+ 11.0'0 /2.0+'
8.75 /1.75+ 11.25 /1.5+
Well. s Fargo ........ 8.25 /1.50+
Sanwa , I 8. ~.0~ ! 1. 50+
California First
8.625/1.50+
11.00 /2.0+
11.25 /2.b+
,i
10.875/2.0+
Savings and Loans
Hon~
Great Western
.8..~65 /1.75 11.25 /2.0+
8.50 /1.75 11.15 /2.0+
Ca 1 t fornt a Federa 1
.Mercury
Amert can
.i
8.65 /1.75
11.25 / 1.75+
8.375/2.50
10.90 /2.0+
8.50 /1.50 11.25 /2.0+
Federal Home Loan Bank Average: 10.78~,
~,..
tJNVlE: Chapter3 (R)P: (Hkt/Cons~$
<
* The normal rate Is 3~ above the average T Btll rate, adjusted monthly
** Applicable 1:o purchaser who assumes 1st TD>
According to the Orange County Register,-the cost of financing Is rtslng
tn the Orang~ County area. The following ts a breakdown of lntereset
rates, payments and the requrted Income to support a mortgage. The
monthly payment and annual minimum Income for a 30 year fixed-rate
mortgage on a $236,900 home, wt.th 20S down ts shown below for vartous
tnterest rates.
R& te Paymentl Income2
9.05 $1,828.19 $.78,351.00
9.5 1,896'.85 81,351.00
10.(~ 1,966.44 84,276.00
10.5 2,036.88 87,294.86
11.0 2,108.11 90,347.57
11.5 2,180.06 93,431.14
12.0 2,252.69 96,543.86
12.5 2,325.93 99,682.71
13.0 2,399.73 102,845.57
13.5 2,474.05 106,030.71
1 I'ncludes taxes and Insurance.
'2 .Based on 28[ houstng expense to Income ratto.
~NPaqc- chapter3 {R}P- - (Hkt/Cons~.-~79'
Financing of a single-family dwe111ng valued at $2!5~000
<_$150,000>_with a' ftxed rate mortgage would result in tke
following schedule of costs'.'
Purchase prtce ..................... _<$150,000>_ $215 ~000....
Down payment ...................... .<$ 50,000> $ 43,000
Loan Amount ........................ <$100,000> $172,000
Term ............................... _<30 Years> 30 years
·
'Interest Pate <13 75%> 11 07%
· e®ee®®®®eeeeeeee®·®®®®® · ·
Interest Payment (month) ........... <1,145.84>$1,647.10
< Principal ............................. $19.16>
Taxes <$125 00> $ 223 96
Insurance ' <$30 00> $ 47 30
Mtntmum Monthly Payment ........... _<$1,320.00>.$1,918.36
·
Illl I I ~l[ Ill I ~r Il
Income level required to finance a $100,000 loan'
,
$71,939
<_With no other financial obltgations...$47,520 per year>_'
<_With current liabilities of 10% ....... $56,400 per year>
Source: East Orange County Board of Realtors
,~an,-: unapter~ iR)P:
A <5> I potnt reduction tn tnterest rate would result tn
<_$$00> $100 per month less in housing costs <--and place the
cost of housing wtthtn median tncome range. Security .
Pactftc Bank (Jan. 84) predtcts that current Interest
rates are 11kely to .be kept high as a result of large_>
Current predictions are that interest .rates will increase
In the near future.cbecause of federal deflctts and rising
·
private sector credtt denmnds.>
The cost of money thus becomes the single most significant
constraint in providing low- and moderate-income housing
where thcome levels necessary to finance trust deeds are
. more than double the median income levels of City resi-
dents, even if they accumulate the necessary 30~;-down
payment for a conVentional loan.
-
2. P. rtce.of Land. The factor having the greatest, impact on
the price of land is location. To a lessor degree, the
price of land is governed by supply, demand, yield, avail-
ability, cost of the Infrastructure, and the readiness for
development as related to governmental permits.
Within the urbanized area of the City, there is a scarcity
of land available for residential development. The supply
of land is largely limited to <2.74 acres and there are
'TNAM[' Chapter3 (R)P- (Mkt/Cons..tJ 8I
6.43 acres available for multi-family development>_, the _
East Tusttn Spectflc Plan area. Land that is zoned for
coemerclal or Industrial developeent ts not.appropriate
..
for residential development. The development of
additional houstng accon~nodattons wtthtn the urbanized
area wtll requtre the demolition and/or redevelopment of
extsttng structures, stnce there..are very few vacant lots
·
rema! nl rtl) ~
Land values In Tustln, based upon the most recent sales,
are <$7.00 per square foot> unavailable for R-1 lots <and
$10.00 to $14.00> but are estimated at $17.00 to $18.00'
per square foot for multi-family lots <with a> where there
is a minimum
yield of <21> 19.8 units per acre.
<_depending upon the readiness of development permits._>
Lahd prtces tn the urbantz)(l areas of Tusttn therefore
become<_s~ an insignificant constraint in the absence of
availability.
Limited land is available within the Sphere of the City in
!
the North Tustin area. However, hillside views and 10,000
square foot minimum lot sizes has created an economic
barrier for low<_-_> or moderate-income family dwellings.
Housing prices range- from $350,000 to more than
<_$1,500,000> $10,00.0,000' for homes with a panoramic view.
The East Tusttn project area varies in prtce depending ,,on
locatton and density allo~ed. Recent estimates on roug~
graded r.~stdenttal lots (wlthout tmpr0vements.) are between
$20.00, to .$25.00, per square ,, foot. <_The potential exists
fOr the Irvtne lands tn the East Tustln area for the
·
construction of low- and moderate-income housing. Since
the land is under stngle o~nershtp, the price of the land>
<is constrained only by what the market will bear. The
minimum price of the land is related to the cost of the
infrastructure. Since extensive improvements are required
for traffic circulation and flood control, it is not
possible to estimate the price of building lots until the
Infrastructure has been costed. On the basts of ·
comparable sales, .-land prices for improved single-family
residential lots. will range from $8.00 per square foot to
$15.00, and $12.00 to $20.O0~-per square foot for multi-
. .
family improved lots with a yield of 21 units per acre.>
The non-availability of land within the developed areas of
the City and the price of land on the fringes a?e
constraints adding to the cost of housing and pricing
housing out of the reach of low<-> and moderate-income
families.
3. Cost of Construction<*>. One important market-related
factor in the actual cost for new housing is construction
[NAME: Chapter3 (R)P: (Hkl:/Cons/t~..~3
costs. These costs are tnfl'.uenced by..many factors such as
the cost of . !abor~ butldlno .materials~ and. stte
preparation.
The ]n. ternattonal Co.nference of Bulldtng
Offtcta.ls.. (]CBO) estimates ..the cost of restd.e, ntt al _.wood
frame construct!on rang.es from $41.00 to $57.$0 per square
·
f. OOt or an average of $80.00 per,,square foot. Therefore~.,.
the costs attributed to construction alone fOr a typical
2~200 square., foot, wood frame home would be $1!0,000'.
<~he average detached stngle faintly dwelling constructed
during 1983 tn Orange County COSt $206,000. [t represents
a 2,200 square foot structure with 3.4 bedrooms on a 7,800
square foot lot. Tract houstng construction costs amount>
<_*Construct!on Industry Research Assocatton>
4. New Housing Costs. Based .upon.. a surve7 of new housing
projects in the £ast..iTustln area, them foil. owing housing
prices were identified. For single-family developments,
sales pr. ices ranged from $2.69,000. to1.$469,000,, depending
upon ,size of units and the respective size of lots. One
of the contributions to the high price of housing payments
are assessments and homeowner association fees.
When
added to normal monthly payments, they can represent aI' 10~ .
increase in the overall monthly cost of a home. Similar
~ta.x burdens w~e also found tn townhones ~.,_.,e assessment~.
a_!so can represent a :LOS .Increase tn a.mtntmum payment. A-
rental apartment pro~ect, recently comp~e_te_d and. OCCUp!..ed,
.t. denttfted rents as fo11'o~s: '-
~ow-Moderate
Zncome
~ Restrt c~ced
!-Bedroom ..$805-$855 $770-$790
.2,-Bedroom $910-$955 $885-$900
3-Bedroom $1~095-$1~135 $995
.An Interesting and significant constraint on housing prices.Is
the difference-betoeen the cost to constr,_~t unlt__~ ,.versus .'the
act,al prlce charged to ..the bu~er. :In oramJe. CA-LmtT, where the.
·
.mrket d..em, nd for houslng ts-IFigh,., the prdce of unlts d_oes, n~ot
~ces.~rtllr con-elato to ~J~e cost ~ butld the
.Therefore~ regardless of the decrease in land ,_~_~e and other
govenmental controls~ the external _m_rket typically drtves the
.cost. of housln~ rather than the cost of construction drlvtng
the prlce.
<_to $38.00 per square foot while custom houstng has'a
$45.00 per square foot construction cost.. The detached
single-family dwelling represents 45:~ of al1 housing sales
during 1983 In Orange County. The cost of constructing a
single-family d~e111ng represents 40~ of the sales price.>
<_The average townhouse constructed durtng 1983 in Orange
County has a sales_price of $140,600. Thts represents a
1,267 square .foot structure with 2.1 bedrooms. The cost
of construction at $38.00 per square foot is equal to the
costs for slngl'e family detached structures. Townhouse>
sales represent 21% of all housing sales in Orange County
during 1983. The cost of construction of a townhouse
represents 34~ of the sales price. >
IV. TH~ HOUS!NG PROGRAH
A. Coinlty Goals
·
The primary.goal of the City of Tustln, as expressed in the
general plan, ts a "balanced community". A b&lanced community
ts one In which: 1) there are decent, safe and suitable hous-
Ing accommodations for all persons and their dependents who
~ork and 11ve tn the ctty, 2) a place to work wlthtn the Ctty
for all community residents tn the work force, 3) commercial
facilities adequate to serve .the needs of the residents, 4) an
,
economtc base to support an adequate level of government
services, 5) conv. entent and accredited educational facilities,
6) a sense of neighborhood and community Identity, and 7) a
quality 11'vtng environment with protectlon and preservation of
the health, safety and welfare off,he tnhabt~nts.
: :
A true "balanced community" is an ideal that cannot be fully
achieved by a surburban community in a metropolitan area due
to externalities. However, by stating that the balanced com-
munity.is a goal, policies and programs can be developed and
implemented to preclude the connotation of a bedroom city or
industrial enclave. The following housing goals relate to the
master goal of a balanced community-
1. Housing accommodations by location, type, price and owner-
shtp or tenancv for all residents of the community regard-
less. of income, age, race, sex, marital status, or ethnic
background.
2. The absence of discrimination In houstng for any arbltary
factor related to tncome, age, race, sex, marital status
or ethntc background.
3. The promotion and encouragement of o~ner-occupted housing
fo~ the purpose of correcting the <lin>unbalanced number of
· ~- ,
<_between_> rental <_and> to owner-occupied units.
4. Reductng dependency upon the automobile 'for transportation
by locattng hOustng facilities convenient to servtce 'and .
employment centers thereby enabltng walktng or btcyc11.ng
to places of employment.
5. The availabiltty,,of a variety of housing accommodations
and housing values to enable economic integration of
neighborhoods and communities.
6. The conservation and improvement of existing residential
neighborhoods.
7. The preservation of histortc and architecturally
significant residential structures.
8. Houstng stock that ts safe, decent and affordable.
·
B. {)ean~lfled Objectives (<_1983-1988> 1989-1994)
The following quantified objectives are adopted as guidelines
· toward meetlng Tustin's houstng needs through <1988> 1994. It
,
ts recognized that these objectives cannot satisfy the total
·
needs as projected by the Regional Houstng <Allocation r4odel>
Needs Assessment. Construction of new untts will depend upon
the ttmtng of the landowner and developer for the submission
of subdvtslon plans to meet market demands. Housing subsldles
will depend upon the availability of federal funds.
Redevelopmen.t projects are subject to the lnteres'cs 'of prtvate
developers. The constructlon of~.secondary untts depends upon
the desires of the property own&~s as related to family needs'
for housing and econom[,c resources. The achievement of the
houstng objectJves are thus dependent upon the prl'vate sector
and other governmental agencies. The responsibility of the
City ts to encourage the construction of affordable ho~stng by
provJdJng programs and assistance to developers and to
assist in '1ts creation by facilitating the revtew and approval
of development-permits. To further emphasize the Ctt¥'s
commitment to houstng, each ob~ective and policy listed tn
:TNAM. E-, Chapter4 (R)P: (prograq) .... q9
·
/
'this section is followed by a listing of the program numbers
which isupport the objective or policy. Existing programs are
· listed on pages, 93-100 and new programs ,are listed ,oh pages
100-107.
<_The following objectives are the projected number and type of
units to be constructed within the time frame of this
element*:
Type
Vet7 Low Low Moderate Total
East Tustin Subdivision -. 100 500, 600
Senior Citizen Housing
(Special Needs) 10 50 50 110
Granny Flats & 2nd Units 5 10 - 15
·
Apartments (In-fill units &
Redevelopment Projects) 20 55 150 225
Apartments ( Integration
Within Sphere of Influence) - 150
ii i i
TOTAL UNITS 35 365 700 1,100>
1_~. Future Housing Needs/Provisio'n of Additional Housing Units
Pursuant to RHNA
The Regional-Houstng Needs Assessment ftg~res for Tusttn
(as.rev!sed) sh.o~, that..an additional 2,085 housJng,.untts
are ,needed over the.next ,,five years..,.,of, these ,,,un. Its;,
1~751~,.,or 845~ are anticipated to be households. An
additional ,197 units are.needed-to adjust for ,the 1deal,_
vacancy factor,for a total of 2.,272 un!ts. Based upon the
units projected to be built in the East Tustln Area, the
total number of.housing unlts.landl, hOuseholds mCan bellmet,_
howev&r~ the .... type of housing provided may be different
than specified in the RHNA (the RHNA ,figures are provided
in the Appendix, Table 1-RY.
* This ts intended to comply with Section 65583(b)_>
Since the City of Tusttn haiTmore multiple-family than.i
· o
single-family housing units, thei,i, RHNA figures show a need
for 724 higher-income units. Throu. gh the East Tustin
Specific Plan, such units are anticipated to be built in
the Low and Estate Residential Districts. The Estate
i .~.
District allows up to two (2) units per acre, of which 290
acres are currently vacant. The Low Denstty District
allows up to five ($) units per acre of which 241 acres
are currently vacant. While not all sites will be built
at the maximum desity .... capacity, nor will all sites be
developed wl,,ln the.f!.ve.-3~ear Plannlng.p~ .odp the Ctty
of Tustln anticipates that the revtsed RHNA future
need esttmate can be met,
The adopted RHNA Identifies a need
ii
for 487
;oderate-tncome untts. ,,.. Pursuant to the, agreement
established with the owner of,,the properties in the East
Tustin specific Plan Area~ 431 moderate-income units will
be provided lin,the,project area. These, sites have yet to
be,ldentlftedp but can be anticipated to be l'ocated in the
medium and medtum-hlghl,,idenstt¥.lres!de, ntial idtstricts which
allow uPi, tO 18 tO :75 dwelling units per acre. .liThe
remainder of the housing units may be met through in-fill
housing, and lapartment prJjects, or installation of
manufactured bouslncj unlts, vhlch are
residential dtslTtcts in the ~Ctt~.
i, Pe mrm~~ted in all
The low-income figures in the RHNA Future Needs estimate
identifies that 484 units are needed in this category. As
part ofI the affordable housing program~ a total of 169
!ow-lncomeluntts are to~ be provided in the East Tustin
Area. A ,total of 69 units have already been provided in
an apartment project known as Rancho Al isal. Another 100
unt.t,s ,have been set aside in lots 12 and 14 of the second
phase of development (Tract 12763) and are currently under
co. str~ctlo., a.d ~11 be available for occ. pancy by the
i I iiiii ii iiii I i ..........
end of 1989._Addttt°nal,, ,,, low-Income, , ,, ~nlts may be provtded
.tn 1n-f111 and,redevelopment housln, g pr, o~iects elsewhere In
~he Ctty, and zonlng/denslt7 bonus,.,Or other types of
Incentives,, maz, be pr, ovtded if,.units are.held .,,for,., use. by
·
low-t ncome rest dents.
The rematntn~,,,cate~o,r7 ,of houstng need Is Identified as
,persons or famt,?tes,, wtth .very-low tncome.
The RHNA
Identifies' the ne, ed for 390 ve~,lo~, Income units. Whtle
no very-low tncome unt,,ts have,,,been,.requtred,,,,tn the,,East
Tusttn Area, verT-lo~ tncome untts are typically provided
t,,hrou~h the ,use of Section 8 certlftcate, s and other
Fe.deral~ State and Coun~ rental a, Sslstance.,,programs. As
Of December .1~ 1988, 237 very-low'Income famtlles vere
ii iiii iiii iii i i i i i mm
receiving ~eCtton 8 Housln~ Assistance Payments. Of these
· i i
certificates, 67 ,,are,held b elde, rl¥ persons or elderly
households.
Xt Is Important. to,,,.note that while ,the quantlfled,,ob~ec-
tlve. s of the RHN .A ,,, are required tq,be part of the Housing
Ele,ment~ Tustln cannot guarantee that these needs will be
ii i iiii
met. Of the approved and anticipated proorams in Tustln,
the following objectives are anticipated to be met in the
neet five years.
Very Low L,o,w Moderate- Hlgh Total
Mtnumum untts 25 194 456 74._~9 1,424
Maximum untts .390 484 ,4,8,7 !~050 2~411
The reaching these objectives will partially rely on the
f. undtn0 levels of the State~ Federal~ and County .programs.
·
,whig. Ch are used to ,support the,needs of the, ver~_low,,i lowL
and modera,.te-tncome..' persons. Addtt!onally~ , out~_tde
econom.!c forces heavtl)~ influence the housing ~,r, ket. The
programs used to further the attatn~nt of these goals
llsted on pages Programs 20-41-of this elemnt. (Programs
-_Existing:,1. 11~ 15-25; New: 1~,6~ 11 and 12)
·
2. Maintenance and Rehabilitation-Of Existing. Units
Rehabi. litation - Minimum 80 units
<50>'
Participation in the HCDA program, as administered-by
Orange County, with <J250,OOO>l, funds available for renova-
tion and rehabilitation of apartments, single-family dwel-
lings and mobile homes during the five year period of this
element should accommodate the rehabilitation of at least
8_~0 housing units however, the total,llrlUIIIber of units is
!tm!,ted to the funds avatlab!e at ...... the ~dunt7
(Programs ,- Exlst!.n..9: .. 6~.12~..18, and 19; Hew: 4)
leve] .
CONSERVATION .O!M£CTiYES.
CONSERVATION -, Total 800 Units <780 units>
The mea.ns' by wht .ch the Ctty of Tustin has determined to con-
serve affordable houstng units includes the <establishment>
mat, ntenance of <_a specific> the mobtle home park zone,
.
restrictions on R-3 zone uses, and providing access to sources
of funds for housing assistance to low income residents. In
order to insure an adequate amount of affordable housing, the
City has instituted a mobile home park (MHP) zone which pro-
tects the existing mobile home parks from conversion to
another use by r~strtcttng all uses tn thts zo~ to mbtle or
.mnufactured h~s. Additionally, as required by State law,
mnufmctured ihomes are pemltted in all ~stdenttal dts~tct_~
to encourage affordable ~ustn~. ~ of these ,bo~e__s wil! be
,re~, red for freeva;~ ..widenln9 .by Ca1 Trans, hovever the
,rematntncj units will stay in '~he IqHP zone. (Programs --
EXisting· 2,. 5, 6, 8, 13; ,iN, ew' 1)
The R-3 zone has certain restrictions to conserve the number
,
of apartments In the City. New apartments are allowed by
right in this zone, .and apartment-to-condominium conversions
require a use perml t and this i mY m encourage conse~atton of
su,ch uses. The construction of. new. condomlnlums in this
zone, also requires a use permit. This system enables the
Tusttn CommnttY -Oevelopment
Department to ~,_n a constant
check on the total number of> monitor the sources of afford-
·
able housing units in the City. (Programs --..£xistin~: 6, 7;
·
New: 4) ~
In lg88t ~ City adopted a Cultur, al Resources idtStriCt to
facllltato ihtstor!c preservation and to conserve potentially
historic residential llmtts. This program specifically i ltmtts
rezonlng of residential areas to co, merctal uses iby 11mll;tng,.lllOt
sl, ze,s and establishing residential Oriented policies. ~The program
also tncludes a, Historic survey (comPleted tn Mtd.,,.19,89) which, can
be used to declare historic landmarks whtch,,may,,,i, be rehab!11tated
titrou~lh 'the use of State and Federal historic presevatton funds.
~
,,
Programs.-Existing; 6~ 12 New: 15, 17.
C. Houslng Pollcles
The following policies are relative to the goals for the main-
tenance, l.mprovement and development of housing accommodations
for all economic segments of the community.
1. Housing accommodations for low and very low income famil-
ies will be dispersed and integrated within the community
as opposed to any geographical or neighborhood concentra-
tion that could create a ghetto or stigma of economic,.
racial or.n~,,onal segregation. (Programs,. .... ~Exlstlng.: ~,
-.,
4,' 12, 14 !5,, 20; Ne~: 1,,3, 4)
2. Owners Of rental houstng units whl'ch are determined to be
..
substandard, in need of repair and a hazard to the health
and safety of the occupants will be encouraged through
financial incentives to remove and replace or rehabilitate
the structures. (Programs -~ .Existing' I7,.... 10, 12, 15;
New: 4~ 6)
3. The County of Orange will be encouraged to exercise its
respohstblltties for housing accommodations for low and
very low income families within its jurisdiction in
~ustin's sphere of influence. (Programs --.Existing..20;
New: 1~4)
4. The City will advertise and: promote the availability of
funds for the rehabilitation of single family dwellings,
mobile homes and apartments. (Programs -- Existing. 12,
19;)
·
5. The <_powers>_ aCquisition authority of the Redevelopment
Agency will be <_used when required to acquire
underdeveloped>_ utilized, where feasible to assist in
· ·
creating opportunities which will expand properties to
per~lt deve~upment of_houstn~ ¶n the C~ ..... antt~.<at the
density'authorized for low tncome housing accommodations.>
(Programs--Extst,t, ng: 7; New:,,,3)
6. Allo~ second (attached/detached) untts in single and
multi-family districts subject to .the crtterla of the
zoning ordinance. (Programs.-- ExtsttnO. 4)
7. 'Support state-enabling legislation for employers to con-
tribute to the cost of housing for their employees.
(Programs--Existing- 19; New: 2, 8)
ii i . ii i
8. Planned Community 'Districts 'and Specific Plans will be
utilized to authorize and.promote a variety, of l~t sizes
and housing types within subdivisions.
Existing- 1; New~ 1, 2, 8)
(Programs --
9. The use of energy conservations, measures will be promoted
in the design of new housing units and the redevelopment
of older housing units. (Programs -- Existing. 10~-26;
New: 7)
10. The design review of lot placement in subdivisions to max-
imize passive solar energy and solar access. (Programs --
Existing)· 10, 26; New' .7)
11. Conttnue to use federal and state houstng subsidies ava11-
able for low lncome families. (progr..ams.-- Exls'clng: .... 15,
1,7~ i9,,20~ 24; ..New-,1~ 2, 4~ 14, .16) · . .. '*'
.12. Encourage the owners of residential properties of htstortc
and architectural significance to mtntain their proper-
ties in residential use. (Programs -- EX.milSting: 2, 6~. 112;
NemmmW: 4~ 115)
.o
13. Continuous enforcement of health, safety and zoning codes
to prevent the occupancy an'd overcrowding of housing units
endangering the health and safety of the occupants.
(Proorams -- E.X!Smt. tno: 10; New: 6)
14. Promote equal opportunity hom~ing programs within the com-
munity. (Programs.--Existing)' 1, 5, 8, 13
15. Promote cluster housing within the land use density stan-
dards of the General Plan for the purpose of reducing the
costs of housing construction. (Proorams :- Exi.st. ing' 1;_j._
New: 17)
ii ii
16. Use the tax Increment ,houstnO set astde funds <for
housing>_ of the South
Central and Town Center
Redevelopment Areas <_for *the reduction of 'rand and houstng
costs> to ass.tst ,,,tn encouraging hous,tn~ opportunttte.s
the jurisdiction of the C1 ry.
(,,Programs-:,Extst!n~: 7r 25; N,e~: 3,,g)
17. Encourage the destgn and occupancy of housing for' senior'
citizens and the handicapped. (Programs ,,--,.~tst~n~:,,,14,~
17, 27, 28; New- 5, 16)
·
18. Promote~ assfst and .fact. lttate....the .... development of emer-
gency and .transient.shelters .through continued support of
the County ..... Homeless Assistance. Program: .... (Programs --
New: 14, 16)
19: E~.coura~e the p~ovtslon of 9rants~ .... do.n. atlons~..and...tech-
n.!cal .ass!stance to various ergantzattons and a~enc~es .. who'
provide assistance tO persons .with special .needs such as
the ,,, homeless, .... handicapped,',,low-income, and elderly per-
sons.
(Programs--Existing' 14, 16,..20,.27,.28; New'
1,~5, 16)
D. Sltes Available for Houslng
At this time and within the next five years, developable land
in the City can be divided into <_two>_ ,three major categories.
·
These .areas tnc/ude vacant parcels curren~l,y, ._,,ved by tnfra-
structure sufficient to support immediate development, vacant
parcels with little or no tnfrastruc~re tmprove~nts within
·
the area, and currently developed or underdeveloped,Parcels
which have Pecycltlfl~ potential due to existing, zontn9
densities.
i i
While the floures s how ,, there is relatively mall a~unts ,of vacant
mmlm~d avallable ln, tn-fl11 lar~as~ the East Tustin ar~ pr~vtdes tony
high density sltes which can accmmmdate...attached,nmltt-fam!ly
houstn~j~, iLand zoned for such ,uses totalS,il310 acres. In the East
Tustln area~ up to 25% i of the total units developed can be
apartment units, therefore, .up to 1,976 apar___bme_ nt units _may be
, ,
constructed.
It ls.al~, tml~tmnt to ~te thm.t.~ while Tustln ___m~_) be pe~etved las
an affl~nt~ stng1~fmtl~.r~s!deht!al c~ntty, the Ctt~ con?a_ins
a.large percen~9e of multtple f~,,;lly housing unitsl,(61.3%). A
.c0mpartson of the numbers of low income residents and housing 'units
has been done... to compare Tusttn with other non-entltl_efi~___nt
comunlttes in Orange County partllpatln9 in the Urban C~_un'ty
Conmuntty Development Block Grant ... Program. .This information is
,c~ntatned In ~pendtx Ar Table S and shows .... that of theI 12,,
non-entitlement .c. ttles~ Tusttnlha$' ithe fifth htghest number of low
income households.
im i
1. Vacant Parcels Served by Existing Infrastructure
· .
<_Table > Exhtblt A, on,page 82 detatls available land for
development.<_._and tncludes a status for development.>_._
There are <_ten>three (,3,) s. ttes available for Immediate
development totaling <_9.17> .55 acres. A total of <_173>_
threel,. ('3) units could potentially be constructed <~tth
densities ranging from> a.t ,a density of one dwelling unit
per lot on the R-1 single-family lots<_to 25 dwelling units
per acre on the Planned Development six-acre site.> and
up tO ,, 4,, Ugtl~S on the R-3.parc, el. Wht, lle this parcel is'
currently substandard in lot,..width an.d may on))(, .....be
developed with a .sln..01e-famtl¥ residence by right i tile
parcel could be co, nsoltdated with surrounding properties
for development of a larger .mul.t!-famtly pro~ect .or, lf..a
lot wtdth,.vartance is approved b~ ,the Otter the stte could
contain up to ,, 4, un~ ts ,,,based ~ ,, the iiicurrent i,izontfl(j ,,,density
; '.
a11ouance.
EXHIBIT A
..
Residential Vacant Land Use Summary
January 1, 1989
Zonlng
R-1 Si ngle-Famt ly
R-2 Duplex
R-3 Multiple-Family
R-4 Multtple-Famt ly
MHP Mobtle Home Park
Number
Acres Of Lots
.30
None
.25
None
None
.Potential
Untts
i i
2. 2
I 4
· .55 3 6
<The East Tusttn Ranch A~ea is a 1,919 acre portton of Irvtne Company
property which was annexed Into the City of Tusttn in the late 1970's.
At that' time the property was u'ndeveloped land with orchards in the
htllside areas and land in agricultural use in the flatland regtons.
The East Tustin Specific Plan was prepared and approved In the 1986 to
layout a development strategy and implement the General Plan. The area
was divided into Phases which were luther broken down Into sectors with
actual project areas. Phase [ and Phase'[[ are presently under
construction with a portion of 'the units being occupied. Phases [[[ and
IV are vacant areas with 9 different sectors which are projected to be '
developed as follows:>
Acreage : Zoning, _~
Sector 1:125 Estate-Density Residential ..:
Maxlmum Total
Oenstty Allowable
Unlts
2.0 du/ac- [88±
Sec:or 2:74
101
50
13
Sector 3:6
Estate Density Residential
Low Density Rest denti al
Medlum Low Oenstty Residential
Medium Density Residentlal
Low Oenstty Residential
2 alu/ac
5 alu/ac
10 du/ac
18 du/ac 1,010~
5 du/ac 68,
Sector 4 118
Estate Density Residential
2 du/ac 177~
Sector 5:98
18
Estate Density Residential
Low Density Residential
2 du/ac
5 du/ac 219-+
Sector 7:128
132
Medium Density Residential
'Medium High Density Residential
18 du/ac
25 du/ac 3,605d:
Sector 8' 77
26
Low .Denstty Resl denti al
Medium Density Residential
5 du/ac
1~ du/ac 582-+
TNAME- Chapter4 (R)P: (program).,?4
S -~' 9- 39 Logy Denst~y Residential 5 du/ac 15~
.
Sector' 1~: :~0 Medtum Htgh Denst~ Rest dentt a, l' ,..2.5, alu/ac 250~__*
·
To~l'"Ac~'eage: :]..005 ........ 'l'0'~a:l .... All'0~able
$~2~'5~
*Sec..or ,:].:~: StYe p~'oposed,.,on,Htgh School Stye ~o be app~'0ved la~.e~' tn ].989.'-
2. Yacant Parcels Needln.~ %n. frastructure Imp. rovements
~ ii ii1! I I iii ii i I i
-.
The r. evtsed_ftve year _<(1983-1988)_> (1989-1994) growth In
.households' for the city as prepared by SCAG, suggests an
tncrease of <2,197> ~new untts tn the community.
Since vacant sttes are available for ~nly <_~73>_ stx .... (6)
untts, the City must look to redevelop or annexation of
vacant parcels, <elsewhere>_ in order to develop new
houstng opportuntttes.
The City's major growth in the future will occur in the East
Tusttn Sp. ecific Planll, larea, which is.,.a <_single vacant~ site of
approx.imately <_1,900>_ 2,000 acres which iWtll ultimately sup-
·
p. prt.development,of approximately 7~950 residential dwelling_'
units with a wide ,variety ,lOf densities and housing)ii,,types..
<_Most of the 'area is ~resentl)~-utilized for agricultural
t : -
purposes and the majority of the area is still under a non-
renewable agricultural preserve status, wi th the final area
removed in 1988. A total of 445 acres recently came off the
preserve status on January 1 1984.>_
The City has prepared a specific plan for <_the entire 1,900
acres and will be completed by fall of 1984> ithts area which
was adopted, !1n 1986,.
Along with the development of a
comprehensive land use .plan, an infrastructure improvement and
:TNAME: Chapter4 (R)P: (program?".'~
,
financing plan were also prepared. <In order to develop, the
area~_ Development of the East .Tusttn area Includes the
Installation of flood control Improvements, sewers, .water
:.
lines and ro~ds, including local collectors and arterials. An
infrastructure tmprovenent plan-has identified all required
fa6iltties and the means to finance these improvements. Per
the Specific Plan and an approved Development Agreement for
the project, no units can be constructed until infrastructure
improvements take place.
While many ..i.St. te~ in East Tustin are ilnot tmediately....sut..tab]e..
for development, the required infrastructure and public
improvements are l. currently under construction Orl, llare antlc!-
paredi, tO , i, be under constructionl in the u near. . future- Ul . A ii major-i
!ty, if not all~ Of the l. ltnfrastructure is anttctp, ated to be
tffstalled over.mthe next five years. Construction of many .of_
'.th.ese improvements will be financed ...through AsseSsment
Districts. As a ~esult, al large number of sites will become
suitable for idevelopment..and construction iof a significant
number l of new u h°ustn~ll units is expected.mm tO occur in Ul the m.
1989-199,4 planning period.
<A sumnmry of potential units for low- to moderate-income
households within the five ~ear period for this East Tustin
area is located in the quantified objectives section. In the
long term, the stte wtll support a total oT approximately
7,000 .residential units with a wide variety' of densities,
ranging from low density in hillside area to higher densities>
·
<_.on level terrain. Specific houstng.opportunftles are outlined
in the implementation program.>
<~he East Tustln area does not represent an immediate
potential for development of low- and very-low-income
family residential units, and those sites within the City
. .
that do have the potential for low-income housing sites
are limited in scope._>
3. .D. eyeloped., or Underdeveloped Parcels with...Rec¥cling
· Potentt al. -
Within the Ctty,.there are <_approximately 13.2 acres of>
various R-3 (Multtple-Famil~ zoned propert<_y>tes that
have <..old>_ single-family dwellings on t~e lots. There is
a potential that these can be recycled to a higher
density, although this change is predicated on several
circumstances. Some of these uni ts are wi thin
redevelopment agencies, <and all of them are located in>
.mmm~ ~
HCD target areas which' are eligible for low-interest
rehabilitation loans. Although nearly all Of these houses
are old, not all are dilapidated or ready .to be
demolished. Many of the people living-in these homes do
I II/~l'lr. ~ I~IIGJJ bt:l'~ JlTI r. ~ pi U~I ;illl~.gu
not wtsh to sell.. Although some of the homes are ~tthtn a
redevelopment agency...pro~]ect,..area, tt has been the
Agency's policy not to condemn owner occupied housing.__
One ,optlon for. develo ,~, nt of neff residential unlts In
tony areas ls to redevel, oP unused school ,sl~es. However,~,'
·
tn talktn~ vrlth the Tusttn IJntfted School Dtstrtct no
unused or potentially unusable sl,,tes are tn the CIty.
Zn sptte of these constraints, an opportunity does extst
for recycling. Operating as a catalyst, the Ct ty should
encourage recycling by lot consolidation. Lot
consolidation wtll provtde a larger stte area, giving
designers more flexibility to Increase density and still
afford a quality 1lying environment. Developing lot by
·
·
lot ts piecemeal, wtth developable space lost due to
j setbaclq requtrement{t and' dl~veways tn each lot. Lot
consolidation wtll help prevent this, whtle providing
opportunities for <_a> cohesive development.
The Clty has also attempted to Improve housing
· opportunities for low to moderate-Income housing by
rezontng the property..... An 'example Is a..6.03 acre site
wht ch was rezoned from Manufacturl ng to P1 anned
i i
Development, creating a potential for 156 new units. <~ny
other opportunities to provide low Income housing In the
'next ftve :~ears wtll have to occur f~_ "recycling or
r~development.>_ The Ct~jr t,n early 1989~ rezoned,.,.a,,,.41'
·
acre.stte, from ...... planned ,Development ,Commercial ..... to R-3
(Muitt p 1e-Faint, ly ). '~
The, , recent,, .changes, , to, State, Law,, ,, requtre , ,, agencies to
tdenttfy po, tenttal and.,e, xtsttng ..... sttes for emergency or
transitional shelters. As discussed in the next sectton
i i i i i iii
of thts ..... e!ement~ the .re ,..,,,,, are two.,,(.2! organizations whtch.
operate emergenc~l and transitional ,housing programs within
the cl ry.
W. hile t~e .Zoning iC0de dOes lnot preclude ldevelopment of,,.
such shelters~. certain , zont.n.g and design ...... requirements
·
..
would be necessary,, to ensure orderly,,and cohesive ,develoP-
nent of such uses. According to the current Zoning.Code.
roOming and,boarding house~:, dwe!ltng groups and rest
homes are conditto~nall¥ permitted uses in ,the R-3
Multlple~-Famil¥ iZontn~m District..,, Dependlng,,,uponl,.t. he use
and nature,,iof a proposed shelter~ sites ma)(. also be condi-
ttonall¥ permitted in the, C-!. C~2. and CG Zoning
Districts.
i iim iii i
Revl~ of Past Performance
Thts .sectton .wt',, ou. tl.!.ne the progress~ .,.ef~.~ ~tvene.ss._and
appropriateness Of the 1984 Housing Element objectives.
1. The East Tusttn ,,R.,a. nch Area,.had,.,,set out pro~ec~tons of,.lO0
..
new untts for.low-tncome..restdents~..and 431 new units for,
moderate,t..ncome residents~ for a tota. 1 of 531 units.....As_
of ~anuar~ 1, 1989.., 69...units for low-!ncome re.s. tdents were
achieved. The remaining untts held...for low.Income persons
are mater constr.c!on and trill be comp!eted b~ .the end of
1989. These nuebers ,fell short of the 1984 objectives ,Of'
100 lo~ and 500 moderate-Income houstng untts due to
dela3fs tn the ,,stArt of construction b3~ the ,property owner
and the .econo,e/ for property loans. Thts schedule .ts
anticipated to be back on track and all anticipated units
.111 be constructed tn the I989-1994 p!ann!mj perlod. By_
the time the East Tusttn' Ranc_h....prO~ect ts completed~ the.
amount .. of. pro~ected low- an(! moderate, income., units ts
·
pro~ected to exceed the ori~tnal figures in the 1984
element as follows:
169 low-income units and 431
i i
~derate-income uni ts.
·
2..Senior Citizen Housing Needs.
m u
1984 senior needs were
calculated at,,1.0 for ver~-low-tncome, 50, ,for,.l~-incom,el;
and 50 for moderate-income for a total of 110 units
needed. As of 1989, .staff has calculated the following
untts avatlau,e for sentors:
·
67 Sectton 8 (Extsttn,~ Housing Certtf!cates) for very-
lo~-tnco.~
2. 20. untts of ( Sen! o. r .. Apartments .. at 17442 Mttche11 ..... Avenue);
15 units for low-income (Tust!.n....Royale ..!682 Bryan Avenue).;.,
3. Unknown a,~unt., of e!derly resl..dtng at Orange Gardens
· Apartments. Compl. ex;
4. 16 unlts for low-Income seniors (530 "C" Street--Tusttn
· i i i,i i i i i i ilmll
Courts).
The number of units available for moderate-income sentors
i i ii i ii
is unknown.. Because.of the'a~v.atlabt1, tt~ of apartments .and
mobtle homes tn the...Ctty,
h,hdreds of untts in the City *
·
are available for senior citizens at moderate rents.
Ho, ever, the total number ,of new untts, provtded,,.tn the
1984-89 planntng pertod ts 51 units and an,,unkno~n amount
of ne~ Sectlon 8 certificates.
iBiii
What .we have learned from 'this .experience is that the City
needs to lncorporate.a monitoring system that would track
ava!.]ab!e housing .type.s. and...costs for.senior .housing that
M§ht sutt the needs of sentors.
Thls . Zracktn~l could
ldentlfy the total nmber of ne~ Sect!on 8 certificates
lssued so that a ~ore deflnlte fl~lure for these units can
, .
·
. ·
Reasons for not m~e, tln~ the 1984, ob~ectJves for,,, sentor
houstn~l ,of.IlO un!ts (only SI ,knotm untts,,.provtded tn ,,the
1984-1989 perlod) can.be ,attributed to several factors.
One of these ls the econo.7 and the lnterest rates for
i ii i i i iii i iii i i i i
housln~ and construction loans.
Typlcal I y, the houstng
market slovs durln9 these pertods and ,such a slov do~n,
occurred .from 1982-1985.
Second!~,, ,?hlle the Clty
continues to provtde servtces and programs, there has been
a ,~leneral lack of .parttctpa, tton from the ...... developme, nt
,communlt~ resulting, Ina lack of lnterest to provlde such
unt'rs.
3. Granny Flats and Secd'nd Units. This section had projected
fJve (5) units for very-low-income persons and ten ,!,lO)
low-Income untts for a total of [5 units.
According to Ctty records~ on!y two (2) Granny ,Flats.were
constructed and stx (6) second untts were constructed.
T.h. es.e.flgures fell ,short of anticipated [5,,,units. ,There
was an assumption that Granny Flats would be a very popu-
1ar ,method, o~ Su, pplyt, ng additional hous,!n~ .or very-low-_
and law-Income persons (especially seniors). ,.The Tusttn
·
Zontng,Cod,e also allows second,,,slngleTfamlly,untts wlth a
cbndtttonal use pe~tt and,.second' dntts wtth .no kttchens
(guest rooms). These opttons ,have proven.not .,to be pop?
lar nmthods of Supplying addt. tional .housing.
What we have learned from this type of ,hous!ng program is
that it is tmposs!ble to monitor because they are on pri-
vate ,, propertyI and there .is no mi guarantee ,iOf whether ii these
types- o.f units are hOU, mStng luntts for irelattves Or renta1.
units. ,.Even ,,if, a ,monitoring ,progr, amll,,,iwere initiated, it
would take a .great.ll..deal of cooperation on ...the.part of_
these private homeowners to agree in ,,admv, ance or over time_
to hold units for lower income individuals. If they
choose nbt to 'cooperater the Ct t~ ,,woul d be legally unable_
-- .
· .
to force comp1 tance. ·
ghtle the p~orw has been popularl~ recognltzed b~ the
re,stdenttal, p~pert7 oeers, the costs of construction and thel.l
1982-1985 econ~tc ,.slow do~ ma)y have deterred o~ers from.
participating. The Ctty regulattons ,. on prov!~tng such 'units
t~re,destgned to be flexlble enough to acc~date,exlsttng lot
conf!guratlons and yet , ensure compattbtl tt~ of design.
Although such units require a USelPermtt for approval~ the f~s
_could be wmtved for ~J~ ~~ t,~ owner agrees to
i i iiiii i i iii i i ! i Ill I I ,Il
hold the untt for low, ,,,Income use. ,,, .:In the future~ the Ctty
itl11, encourage , such, projects, ,,,and ,,, ,,,attempt, , to ensure, , ,
relate, nance of affordable unlts throucjh~,use of CC&R's, whlch,,,
guar,a,ntee the affo,r, dable un1t In perpetuity.
4_:. Apartments (In-Fill ,Units and Redevelopment Projects). The
previous element set out projections of 20 untts for
very-1ow-tncome,fam.!11es~ ,6,.,untts for 1ow-1ncome,,,famtl,tes~ and
150 untts for moderate-Income families. According to
i. · i ii
tnfOr, mm~.mttOn, received from Orange. County Housing Authority
(OCHA), 150 very-low-income families are receiving Housing
Assistance Payments (HAPS) and seven 1(7).,low-tncome..families are.
recetv, tng ..... HAPS iq ...... addition to...the..146 units of very-low- and
low-income ,families,residing ,a-t Oranoe,,Garden Apar.tments which
is a Section 236 Houstn(l (ttUD) Pro,.ram. Approx. tmately.260,
· ·
in-fill and redevelopment units i.,have been,I constructed, since the
preparation of the pre.VmiOUS Housing Element. .iThel. nu.mb, ers of
untts..availabl'e in.all ,three ..... .categories.far excee, d.lthe number
projected in 1984. Of great concern to City Staff is the
possibility of losing the Section 8 Certificate Program fundln9
and .the possible owner "early buyouts" of the Section 236
program. If these programs are discontinued. 370 units of
.very-low and low-income units would be lost. In order tO helP
preserve these programs, the
Tusttn ctt~',,.,~ounc11 &dopte. d Resolute, on k., 89.31 wh, tch_
reque, s.~ed the u~s. ,Congress and the Department of Housing_
and Urban Oevelocment,i,,,to ~ke tmmed,!ate ac~,lon to preserve
these ,.important hOu,stng programs.., Addt,tlonall¥~ use of
housln~ ~t-astde funds tn the redevelopment areas for 1o~.
and _-~d_ erate unlt~ could 'encourage, construction of more_
ney unlts.
ii
Apartments (I, ntegratlon Wtthtn. Sphere,,of .~nfluence). The_
previous ,element set out a goal of 150 loW-Income untts tn
ver~-lo~-tncome famtltes, .,55,,units ,,for low-!ncome famt-~
11es~ and 150 untts for moderate-Income famtlte,s. ,,.Accord~
_tng to Information received from.,Orange_County ,,.Housing
·
Authorlt~ (OCHA)~ ,,150 very-low-Income families aFe recetv-
tng Houstng Assistance Payments (HAPS),,and seven (7)
tncome fam111es are receiving_HApS tn addttton to the-146_
units_of verT-low- and l~-thcome .... families, residing at
Orange Garden Apartment, s which is a Section 236 Housing_
(HUD) PrOOram,. Approximatel,¥ 250 in-fi.ll and iredevelop~
nmnt units have been constructed since the ipreparati, on of
u
the previous Housin~ £1ement. The numbers of units availc
able .in ,all three categories fa~ exceed the numbers pro-
jected tn,1984. Of.great conce~n ,. to Cit7 Staff iS,l the. i.
possibility, of ilostn~ the Section 8 ,Certificate pr. ogram
funding'and the possibl,e..owner."earl¥ bu)~outs" of the_
Sectton ,236 ,, procjram. If these programs are dtscon.ttn, ued~,
o.
370" ,.units Of 'ver~-l~-,.and 10w-income u, ntts I woUld l be
lost.
,,,
In order to_.help preserv, e these programs, the
Tusttn Ctt~ COUnm,Ctl adopted Resolution No. 89-31 which
mil i lml i i i i lU i i i lUl i i iiii i ii i
req.u, ested,,the U.$. Conoress andI the ,Department of Housin~
and, Urban ,,,,Devel°pment to take imediate,, ,,,acti°nmllllmU i , to preserve
these important housing programs, i... Addtt!0nally~ Use of
housing set-aside funds in the ,redevelopment areas ,,for low
and ,,moderate unt~ could encourage construction, , of more
new unt ts.-
i i
S. A. par~nts (Inte~ration,llWtthin,llSphere of Influence). .The
previous element set out a ~oal of 150 low-income units in
the. uni, ncorporated' area, Of,,0range CountT ,,which l's in our
Sphere of Influence which is commonly ,referred to as
'llo~l;h Tus~tn'. ,This was a very unrealtsttc.~loal for the
followln9 reasons' 1) The City of Tustin has .,no land.use
jurisdiction over the unincorporated areas; 2) Thell,COunty
of Orange has .its own ~oals and objectives; .... 3) The
Count~, l, of 0ran~e, ladopted a North Tustin Specif, ic Plan,i'
which requires l,lt, hatlll, all sin, gle-famil¥ lanmd uses cemain at
.a ver~-l~-densityl,.W~th parcels that lfront on iNewport to
be garden,office. Very few multi-family (apar~nt) units
are located in that area. ,,Recogniz. ing what we bel, ieve to
b.e obvious exclusionary policies in this county area
?
North ..Tusttnr. the C!t~.,has..prevtously requested that a
portton of our fatr share
"affordable h'oustng,
d. ts. trtbutt, on be reallocated .,to the POr, tton of.county area_
wtthtn our sphere.of Influence.'
Annexations of unincorporated ,,County territory are rogulated by
State Law (Knox-cortese , Act) uhlch specifies
that
pre-annexat!on zontog agreements may be formulated. Based on
the Clt~'s conversations frith m~tor reside, hr representatives ,,,,tn
potential annexation areas~ there re:y, ....not ,be ........ Support for .... a
large annextion of the CttT's Sphere of Influence utthout such
an agreement.
Thls could severly 11mtt,,the Ctty of Tustin's
abtllty to pre-zone potential annexation areas .to htgher
lntenslt7 land uses so that more residential or commorclaI land
uses could ,be butlt particularly' ,vlth ,,th1 betn9 the .m~or
·
agreement ,fuellog residents ln,~Pposttton to annexation., Based
upon the,,.exlsttog !and uses and zontng tn the northern county
areas. (North Tustin) tt ts 1ega11~ Impossible ,tO, identlfy
programs whtch ~ould Intensify land ,uses to p.romote affordab!e
housln9.
,Such chaoges ,,must be,accomplished by the County prtor
to ,annexation. , A!so~ most of thts ,area -as only butlt out to
low-density stogle fatally uses',1n the last 10-20 years ... wt th
only small vacant~ reunant parcels rema!ntng.
In ,1987,' and 1988' several anne. xation attempts ,,were made for
large portions of. the North Tustln area. Residents Nets
t. hts program... To date the .. success -of ,the_ ~nabllttatlon_.
program,,,,ha.s' been.tn the renta; rehabt;ttatlon and.mobl;e
home categories, l~hat we have learned from.this program
..
that there.-.ts a rea; need ~n .the c~y for such_
reh&bt;ttatton ..pro,rams. In the future~ the..Ctty shou;d.,.
attempt to, expand the pr, ogram by requesting larger grants_
for the, se ..hOusing .services... he~e~er~ s!nce the program
ts administered b~ the ,,Count~ ,and funded frith federal,.
grants, the Clt~ ls unsure as to the future &vallabtllty
of fu ,ndtng and has.therefore only projected rehabtlltat!o.n
of 80 unt,ts t,n the next program pertod.
<EXHIBIT E
Invento;y of Adequate Sites
(Vacant Land Survey) March, 1981
Zoning
R-! Si ngle-Fami ly
R-2 Duplex.
PD
R-3 Multiple-Family
R-4 Mul tiple-Famt ly
MHP Mobile Home Park
Number
Acres Of Lots
iji
2.74 8
None
6.03 1
.40
None
None
Pol~enti a 1
·
Unt ts
ii ii
156
9
9.17 10 173
Status: Vacant lots located within developed community with
sufficient infrastructure to support immediate devel-
opment.
PC
1,919.00 (refer to page 66-69)
Status: :Planned Community site is vacant, under one owner-
.ship. A total of 445.7 acres, recently were removed
from agricultural preserve, as of January 1, 1984.
The remaining land will come out of preserve between
1986 and 1988. A specific plan is being prepared for
the entire 1,900 acres and will be completed in the
fall of 1984. Specific land uses have not been'iden-
tified, but not all of the-l,gO0-acres will be devel-
oped as residential units, The site has virtually no
existing infrastructure. Flood control measures,
sewer lines, water lines and roads will have to be
installed prior to any development. The specific plan
will take these infrastructure demands into consider-
ation.>
F. On-Golng Implemmrd~ Programs
A review of suggested Implementation measures contained In the
General Plan Gutdel.tnes, Offtce. of Local Government Affatrs,
iii i i1! i i
.-
a*s revtsed December, 1982, reveals that the Ctty has developed
and uttllzed the following programs and wtll contlnue to use
them as on-gotng programs for the pu*rpose of providing assis-
tance to lo~ and moderate lncome famtltes In housing accommo-
dations:
1. Htxed-use Zoning. The Planned Community District and
Specific Plans authorize and encourage<_d>_ mixed us, e.
<residential> developments.
.
remtntn~! 6,005 unlts tn the
Tn thts ,regard, the
East, Tusttn Specific, Plan
area have yet- 'to be butlt.
iiii ii I i
The use of the Planned
i I ii i ii i
Communt~ zont'n~ espeClally~tn East Tus~in~ ,,has ,resulted
t_n use of zero-lot 11ne ',configurations and clustered
de, vel,0pments ,which help to reduce development ,, costs and.
nmke housl~j more affordable. #lthtn the 1989-94 planntng
per!od~ a mtnlmum ,,of 5~000 untts tn the East Tusttn area
vi 11 be provided.
Implementation Agency- Community Development
Ttme Frame' ,On-~°tn~-
<2. Rental-only Zones. Areas restricted to rental apartment
em~ i
3<__4>_._ Equ!.ty'sharl~;. An equity-sharing ownef~..~p program has
been approved and is operating at the Rancho San Juan con-
domtntum conversion located on Red H1.11 Avenue at San
Juan.
Implementation Agency- Community DeveloPment
Tt~e Frm.e: On-going,
4 <_..5 >_._ .Secondary Re s t den ti al ,, Un t t s.
The Zontng Ordinance has
been amended to authorize' granny flats in the <R-l>
E-4 Estate Residential District and secondary residential
· .
dwelling units in the <_E-4>R-1 Single-family Restdent!.al
District which are subject,to a Use Permit. Up 1;0 110
units my be constructed, in th!s program during the
1989-1994, plannln9 period.
Implementation' Agency' Community Development
Ti~e Frame: O. lol~j.
<~. OccupancZ iOrdtnance. A ~Ce, rttftcate .of Occupancy is
required for new construction and prior to the sale of
converted unt ts.
Implementation Agency' Community Development _>
5<7.> Condominium Conversions. Developers converting apartments
to .condominiums are required to process a use permit, pro-
vide relocation assistance, and/or to provide incentives
and assistance for purchase of the untts by low tncome
families.,,,, Up .to.20 lo~ income unttS l,COuld be provtded
through the progra= requirements.
implementation Agency: Community Development
Tl.e Frame: Onloln~]'.'
6<8.> Demolition and-Conversion to Non-residential Use. The
~ i i i i iii i ii i i i i ii ii i
Zontng Ordinance and Butldtng Codes restrtct and regulate
the conversion of residential, untts to other uses.
Conservation .of,,multlple faintly untts can not be
numerical ly c°3~nt~d, and,, ,,est!rotes are ,,difficult ,to ,,obtatn
to establish ,quantified ob~lectlves other than to ,,state.
that all extsttn~ qualtt7 untts trill be ,conserved from
such conversion pursuant to the Zontn9 ,code,
Implementatlon Agency: Community Development
Ttme Frame: On-going.
·
7<__9.> Replacement Hou's!,~g. The demolttlon"of h'ouslng units ts
ltkely to occur only wtthln the Redevelopment areas. The .
Redevelopment Pla~ requlres..~he replacement of houstng
untts when, the A~enc¥ ,,undertakes a ,Pr°ject- Such
replacements wi1,! occur for ,residential pro~ects where
properties are either substandard or underdeveloped.
Implementation Agency' Redevelopment Agency
' -Ttme Frame: Op-gotng.
8<10.> Tenant Protection. The protection of tenant rights is
incorporated within state law and rent control is believed
to be best controlled by the supply and demand of the
market place. The Fatr,,Houstng Agency PrOvides counseling
·
~-...
.
. .
application -~onferences and processing ~eocedures to
expedtte permit processing._ All appllc&tlons for ,ne~
construction beneftt f~--. thts servtce. A Btnlmum of 100
projects per year ~ay use tht s s3~ste-. ,,.
]mplementatton Agency: Community Development
T.I=--~_ Fr=----e: Iqlnl_----,100 cases per year~ ,,.rlnlmu. 500 cases by.
1994.
12<,14.> Housing Rehabilt, tation. The Redevelopment Project Plans
· designate areas in need of housing rehabilitation and
publtc Improvements. In addition, a neighborhood analysis
has been conducted and HCDA Funds made available for both
public improvements and rehabilitation of residential
·
units in target areas. A minimum of 80 units can be
rehabilitated b.Y 1994._
Implementation Agency: Community Development
Ttme Frame: 80 unlts by 1994.
13<15.> Fair Housing. In addition to:the State Department of Fair
ii ~
Employment and Housing, .~he Orange County Fair Housing
Council provides services to the City of Tus.tin to assure
equal housing opportunities within the City. Complaints
are referred to the Orange County Agency: As with tenant
protection services, ~he ,resolution Of 'fair housing
dtsputes are proccessed b)r the County Agency. The number
·
of cases processed varies by use.,,.
Implementation Agency: Orange County Fair Housing council
o.
Ttme Frame- ,d~gotng
<_16. House-sharing. A house-sharing program for the elderly is
sponsored by the Tusttn Sentor Cttizens Club through TLC.
Private home companion care for the elderly is offered by
All Care Services, Inc. of Costa Mesa.
Implementation Agency: Transportation Lunch and Counseling>_
14. Shared-Housing. Shared-housing ts a home...shartng program
designed fOr..tn, dtviduals seeklng..an alternative to .thetr
·
ltvtng arrangement by .shartng space ....with another. . The.
program is funded in part by the Feedback .... F, oundat!°nlll~l,
Inc. as,,.part iof TLC (Transportatillon Lunc.h ,,and Counseling)
and the Orange County ,,,Housing Authbrlt)~. IIA minimum of,..,~
cases per year could be processed,
agency staffing.
depending on ne,ed and
Implementation Agency: TLC .and Comltlunilt~f Services Department
_ Time Frame: A mtntmm of 25 ?_ses by !994.
15<_.~17.>_ Housing .Authority. The City contracts with the Orange
County Housing Authority for the development and operation
of federally assts.t, ed ,low- and moderate-income housing
programs.
Implementation Agency' Orange County Housing Authority
Time Frame: Onlotng, depending on Federal Funding.
16<18.> Permit Processing. The processi, ng of permits for low and
~derate-tncome housing is fast-tracked with priority over
other permit applications.. This could be applied against
mN~' cnap~er~ tK7~; t~rogram7. ~l
all pro~ects aed v.artes accordteg to ,the nmber of
pro3ecl~ processed Per year.
[mplementatlon Agency: Community Development
Tlm Fram: O. loleg.
17<19.> Arttcle 34 Election. A referendum electton was conducted
In June, 1980, whtch authorized publlc houstng for 'sentor
citizens.
Tmplementatlon Agency' Community Development
Tlee Fram: O.-gotng.
18<20,> Permit Coordination. The Community Development Department
~ ii i ii i
Is the central clearinghouse and Individuals are asslgned
the responsibility for expediting development permtts
· o
requtred from . various
departments and agencies.
Processtn~ ,of a ,.tni... ,of, 100
aatlclpated,
Implementation Agency' Comm~tty Development
· .
· .
Ttee Fraee: 500 cases by 1994..
new cases per year .!S
19<21.> HCDA Funds. Residents of the City are beneficiaries of
mm,
HCDA B1 ock Grants admt nl stered by the County of
Orange. Funding for such pro~ects ,varies ifrom year to
year. Under current codtract which is ef.fecttve untll
1991, a minimum of $200~000 in funds are lantlctpated.
Implementation Agency: County of Orange
Ttee Frame: $200,000 by 1991.
20<22.> Rental Assistance.
E1 derl¥, low and very-low lncome
residents of the Ct ty <_are recipients of)_ may apply for~
Section 8 rental assistance certificates and <_Section
rental> voucher certificate program assistance funds
~ i
allocated through' the Orange County Houstng Authority.
The to~l amount allocated to each household varies ,based
·
on .rental..rates, househ.o~d slze and lncome. Maintaining
exls~i,n9 and establishing new certificates depends on
Federal fundtmj.
A mtnt..m of 10 new certificates are
aattct,pated to. ,be established b~ 1994.
Implementation' Agency' County of Orange Hous!ng Authority
Tlae Fraee:, 10 ne~ certificates .by 1994,
21<.23.> De. velopment Loans,. Low-income housing projects have been
constructed under the prtor Section 236 program an.d'
Section 8 program of HUD with direct loans to the devel-
· oper of the project. , These pro~ects ,,are' ,,[60 units at
Orange Garden Apartments an~-[O0 unl. ts at Tusttn Gardens.
· .
·
Implementation Agency' Federal Government (HUD)
Tiee Frame: Haintaim 260 units over [989-1994 period.
22<24.> State Home-Ownership Assistance.
The state program in
homeownershlp assistance is being used for <_equity sharing
in a conversion project for low incOme housing> first-time·
home buyers. Thls,,.program Is administered by the County
Administrative Offtce. Up to 10 cases.per ~ear could be
processed.
Implementation Agency' State of California and County of
'Orange
_ Tt,ee Frame: 50 cases b3~ :Z994.
·
g3<25~ Tax :[ncremen.t Financing. The South/Central and Town
..
Center Redevelopment Pro~iects provide'for a 205 set:aside
of tax Increments to asstst tn providing houstng
accommodations for low-Income families. Houstng projects_
for,l,,,ow-tncome unlts proposed In these,,,areas,may apply for
financial , assistance through, the agency for these
set-aside funds.. ,.A ml;leu. ...... of 5 such pro~ects are
anticipated In ~he S year planntng perlod._
Implementation Agency' Community Development
Tlee Fraae: ,S pro;iects by 1994.
24<,26.> Energy Conservatto~n. All ne~ construction ts subject to
the' state energy conServation requirements (Tttle 24) as a
condition for the tss.uance of a butldlng pe~mtt. All ne~
untts are s.b3ect 'to' these requtremen, ts~, ,,
Implementation Agency:. Community Development
Tl_-e Frame: All ne~ untts tn Clt7 tn 1989-1994 planntng
perlod- ,,
25,,<.27.>- Houstn~ for ,.the Handicapped. N~w multi-family housing
untts and apartment conversions to condominiums are
·
requtred to comply wtth state specifications for accommo-
datton of the handicapped. Up 1:o 25 such untts are
anticipated In the pro, ram perlod.
!mplementatton Agency: Communlty Development
,
·Tlme Frame: 25 un!ts by 1994.
.
25~, Affordable Sentor Houstn~ Pro~]ect* 20 ,,units.of affordable.
houstn~ for S, entors a~e located, at 17142 Mitchell Avenue._
Thts,,,,.,a,ffordable pPo~ect was approved wtth a density bonus
and reduced parki,n.g requirements.
Implementation Agen. c¥' Community, Development
Tlme Frame: Malntaln 20 untts over 1989-1994 planntng perlod.
27. Senior Citizen Board and Care Faciltt7. A sentor cittzen
board and care ,,, fact l lt7 is in operation .... a~m ..... 1282 Bryan
Avenue. .,'This project was funded with Industrial Develop-
ment Bond money for 85 units of which 15 ,are reserved for
low to moderate-income persons.
'NAME: Chapter4 (R)P:
Zmplementatton Agency: Community .DeveloPment
Tlme Frame: Nalntatn 20 unlts over 1989-1994 planntng perlod.
..
.. 28...'Noh-proft~ Shelters, for ,Homeless,, Nomen ,,and Children.
Pre sen tl y,
there are two
(2,) , Sheepfold . homes ,,.in,, Tusttn
which provide housing facilities for,,,i, homele,ss.W~nmen, l. and
children. These homes are located in
i m i i ,1 I
single-family nelghb, orhoods and provide a much-needed
service for homeless women and children. -La~l house
provides six (6) beds for homeless teens.
Implementation Agency,. Various Non-Profits Organizations
Time Frame: On-going.
2g.. Pre-Wiring for Passive So!a~. The City requtres.:a!l hous-
tn~) units in the East Tustln Area to i be pre-wired for
passive solar installations. All new units ,,tn East-
· Tusttn~ up 1~ 6p005I
untts)'~ll be i applicable to this
requirement.
Implementation Agency; Clt~. of ,Tusttn Butldtng Division.
Time Frame: up to 6~005 units by 1995,..,'
G. New and Expanded Implementation Programs
The following programs are in addition to the on-going pro-
granm that have been adopted and i~lenmnted to assist in
providing affordable housing within the City of Tustin-
3. Land Cost Wr, ~e-Downs. The 20% set-aside , ,,-low and mod-
erate-lncome housing from ~he South/Central Redevelopment
Project can be applied to the wrlte-do~n of land costs in
new subdivisions and redevelopment projects to pro.vide
affordable houstng. Consolidating lots wtll be a prtortty
in land acquisition strategy..
!mplementatton Agency: Ctt7 of Tusttn
Ttme Frame: 5 pro~ects b)f ,1994.
4. HCDA Funds for Rehabilitation. The City will continue to
make applications_ for HCDA Funds throu!)hll, the Urban,,i.,iCounty
Program to be administered by the Orange County Environ-
mental Management Agency for the rehabilitation of
single-family, mobile homes and multi-family units. In the
near' futu.r.e.~ them iClt~ iS expected to become,an entl. tle,men.t
tit7 and?ill be..lable to app..directly to HUD. This ..*is.. ....
likely to .increase the amoun'is of money land,.typesiiiiof pro-
grams that can .. potenti al l¥ be administered, by the City.
Up'll,lto ~200,000 of grant funds can be,expec,t_-~l throucJlh the,
County by 1991. A im!ntmum of $75,000 per year after ,1991
can be'anticipated after entitlement.
The availability of funds for rehabilitation will be pro-
moted by newspaper articles, announcement in Tusttn Today
(a City publication that is mailed to all households),
spot announcements on Ctty water btlls, and dtrect matllng
to property owners.~<, and a scheduled workshop on housing
rehabilitation to be advertised and' conducted .by the
Planning Commt sslon.Z
Zmplementatton AffencY:,, C1~7,,,,of Tus~In~ County ,of Orange
Tlme Frame:. , Up ,to $425t000 of Grant funds by 1994.
5. Economic,, Tntegratton within Sphere of Influence. A
request will be made to the' Orange County Planning
commission and the Environmental Management Agency for
notice of any proposed development activities within
Tusttn's sphere of influence.. When suitable sites are
identified, a request will be'made for implementation of
the state, county'and city housing objectives for afford-
able houslng to be incorporated within the development
plans.
Implementation Agency: City of Tusttn
Time Frame: On-going. as applicable to CountT acttviti, es..
6. Senior.Citizen Housing.. <_Sites will be~ The...Ctt¥ will
continue to identify sites that are suitable for senior
citizen housing projects. These sites will be .promoted
for private development and applications will be made for
any available subsidy funds. ~,,.Up to.,25,new unlts.,,,,can ,,be
anticipated in the 1989-1994 planning period.
Implementation ~jency: Ctty of ?ustln
Tlme Frame: Up to 25 unlts (or more) by 1994,
7. Substandard, Hou,stnl)...<_A survey ~tll be conducted to> The
City 'will cont!n, ue to_identify substandard housing units
and those that are otherwise.identified as being a threat
to the health and safety of the occupants. Actions will
be taken pursuant to the law to demolish and rebuild or
correct the discrepancies. A,inew Inventory of,, these untts
wi 11 be provided with the 1990 Census.
Tmplemen,~tton Aoency: City of Tustln
Ttme Frame: N~ Survey with 1990 Census.
8. Solar Energy and Conservation.
Environmental Impact
·
Reports and subdivision, plans are required to address
energy conservation measures*~aed 'solar access. Mitigating
0.
measures are included <_that encourage>_ to ensure that
developers <_to design for passive solar systems and con-
sider active solar systems.> implement the req.utrement, s of
Title 24. All new units developed In ,the Clt~ are subject
to these requirements.
Implementation Agenc~r: Ctt~ of Tusttn
Time Frame: UP to 6,005 units by 1994.
9. Filtering. There are no growth management nor exclusion-
ary practices within the City, however, such practices do
ext.st in the North Tusttn county area. By use of the
Planned C'ommu nt ty concept for .new developments,
a variety and range of housing types are authorized to
meet a range of housing needs. With the absence of con-
straints and the development of new housing accommoda-
tions, filtering will take place whereby some households
will tn~rove their housing conditions by moving into
better units as a result of households vacating existing
u~tts and moving into newer housing accon~mdations..
Imple~nta. tton Agency: CountT of Orange
Tim Fra~: On-going.
i i
·
10. Recycl!ng Single-Family Uses...in R-3 Zones Into Multiple.,
Family Unit). The City wiql continue .to...encourage devel-
.
opers to consolidate individual lots into larger cohesive
developments. Density bonu~e% may be considered as an
::
incentive to consolidate lots.. Up to 5 new units per year
..,
can be expected based on current zoning..:
I~lemntatton Agency: City of Tustin
Tim Fra~:I Up to 25 untl~ by 1994.
<~l. Demonstration Project. .Application will be ~de through
the Southern California Association of Governments' (SCAG)
for a demonstration project whereby private contributions
to a corporate fund for housing will be used to finance
- ~
construction of affordable housing for employees. The.
Oeparl~nent of Housing and Urban DeveloPnent has granted
$229,700 to SCAG to carry out a demonstration of the pro-
gram. With the need for .affordable..houstng for' !°.ca1
industries and the avai. labtlity of land for the construc-
·
tton of residential units in proximity to places of
employment, Tusttn is a viable candidate for the demon-
stration project.>_.
11. Basic Housing. To reduce initial housing costs, the City
i i
will continue to_encourage the construction of housing
iiii
units that Incorporate design features providing the
opportunity to expand habitable area as family needs
, ,
.change,
!_mpl__mentatlon Agency: City ot: Tus~ln,,
on1 ~
Tlme Frame: otng. .~- ~
12. On-Going Revtew l.,of HOlusin~ Element Programs. From the
date of adoption ,~f the Housing Element, the Community
Development Department will prepare an annual report to
the Planning Con~nt sst on to assess if housing objectives
·
are being net. 'The report will cover .the previous years
accomplishments toward meeting objectives, plus a proposed
plan for the upcoming years. This report should be done
in conjunction with the annual status report of the City's
HCD funding program and i, irevliew of the General Plan~
/~plemee ,ta~lo~ Agen~:
TusUn;
Ttme Frage: #lntmm one revtev per year.
13. Comprehenst, v.e,Homeless ,,,Assistance Plan (,CHAP). A ,compre-
henstye homeless ass, lstance plan ha, s ,been adopted by the,
co. unty ,of 0range,which' has been approved:,,, by ., HUD. ,Thts ......
plan details an Inventory of facilities and services for
the homeless poplulatlon.. ,The Ct. ty of Tusttn.contracts ....
o
~th, the County of Orange for .hOUStn~r' se~vtces and,,.block .....
~rant ,mon~es. Therefore~. ..... this.plan serves to cover the
needs for the City of Tusttn.
Zmplementation Agency: County. of ,Orange
· Ttme Frame:" On-going.
14. Homeless. The Ctty ,wtll support county-wide effort~ to,,.
create a,,program for contrfb~t!on of temporary houstng
· .
opportunities for the homeiess through voluntary contri-
butions of HCD funds by loca..1 ~uri'sdictions in Orange,,
County.
Zmplementasdon Agency: County of Orange
Ttme Frame: On-going.
15. Cultural Resouces District. There are a large number of
structures .!n the City tha. t. were ,,constructed before and
aft~er the turn of the Century following the Columbus
Tusttn Subdivision in 1887. The City's Cultural Resources
Code proposes to saf,e~ua, rd the,.,hertta~e of the City by
preservl ng nel ghborhoods i and ,,.structures whi ch ,tell ect, the ,.
The Commntty Developmen. t Department prov!,des hous~,ng and
soctal serve, ce tnf, ormatlon to all ,segments of the
popular!on during regular ctty hall business hours: This-
D, eparment also serves ,-as ,,,a cleartnghouse ,for the
¢ommqntty Development ,,,Bl'ock G, rant, Program ,,,, a, n~ represents
the,C!ty at Houstng,,Authortty and OCHA Advisory Committee
·
Hee., ttngs.
The.three city departments utili,'ze the fOmlllOWtng documents
and also make these docunmnts available to the public:
1_~. Directory of ,Senlorll,,Ctttzen's Services - prepared .....
·
by the Area Agenoy on Aot-ng - Senior citizen's office,,.
2.~. Senior Housing Resources II~m prepared by l, Oran~e
Count~ Shared Houst n~- ~teeri nO Conmt t:ee.
· o
3.. Social Service Assistance Booklet - prepared by
Connection Plus..
4. Orange County HouStnmg Directory i- prepared by OCHA
and the OCHA Advtsor~ Co~tttee.
· 17,.,, Zontmj Studies.
In order to facllttute the goal of the
Regtonal Housing Needs Allocation for 1988~ the C. lty of Tustln
wtll tnlttate studles for consideration of several new Programs
to encourage and promote affordable housing.
These studtes
t,nclude: (1) Potontlal for creating mixed use zones tn the Clty
The adoptton of neighborhood plans for Me East Tusttn
area wtll remove the necesst.ty for lengthy hearings
related to amendments .of the general plan and zontng
..
·
ordinance, Future developers will be assured of the right
to proceed with their projects upon approval of the sub-
di vi si on map,>_
B. uildln~ Codes. The State of California has determined
that the over-riding va-lue is the protection of the health
and safety of residential occupants, The City of Tusttn
has adopted the Uniform Building Code pursuant to the
state directives and there is no authority to waive these
constrat hts,
<_3,_ Site Improvements, The requirement for the developer to
construct site improvements ~esult's in passing these costs
· ..
on to the housing consumer. These costs are reflected in
the cost of housing which eliminates an even greater pro-
portion of the population from financially quaiify.ing for
the purchase of housing, The financing of public_>
improvements by a special assessment district on a per parcel
benefit basis would enable a greater proportion of the market
to qualify 'for housing by reducing the purchase price of the
housing, -The potential of assessment district financing has
been realized in the East ,,Tusttn area and ~111 be used ul:lO ,ip&~
_ Zm~lem~tmt,!~t
Cl~y of Tustln
Tlme Frame: Up ~o 6 ~005 unl~s by 1994.
..
· .
4..=. De. ns!~ Bonus*'Pro~ram., Whlle ,the ct~y of Tust!n does not
have an adopted Density Bonus Poltcy~. applicants may file
·
for denst.t7 bonuses when projects incorporate 25% of,units
for low. or moderate-income persons; 10% of.units for
yery,low-lncome_.u..ntts; or 50~ imI of units for senior
c¶tizens.I The Clt~ will co.tlnue to istudy ~m~,i$,,,,mlPrOgr~ll
and adopt a Dollcy meeting 90 days of receipt of dens,,!,~
bonus application as required bY law.
Implementation latency: Ctt~ of Tusttn
Time Frame:
Within 90 days of an application for a stter
spectftc bonus.
Io
Implementmtt6fl Responsibility
· . '.
The responsibility for implementing the policies and programs
of the Housing Element are assigned to the Community Develop-
merit Department of the City of Tusttn. Implementation of
housing programs and projects outside of the jurisdiction of
the City but within' Tustt*n's sphere of influence is the
responsibility of the Environmental Management Agency and the
Board of Supervisors of *Orange County.
Funding of federal housing pr. ograms is administered by the
Housing and Urban Development Department_. The availability of
CITY OF TUSTIN
DRAFT
'1989 HOUSING ELEMENT
· .t
APPENDIX A
Prepared by
the Coaaunity Development Departaent
APPENDZX
ii
LEST OF TABLES
Table
A POPULTATION· TRENDS 1-1
B POPULATION BY RACE AND SPANISH ORIGIN 1-2
· · ·®ee®e®®e~e®e®e®®®e®
C HOUSEHOLD CHARACTERISTICS 1-3
·
iiiii ii i i ii i
D OCCUPANCY BY UNITS & STRUCTURE 1-4
· OtOIIItIIIItlIIIlllPIIIIlll
E OCCUPANCY BY YEAR STRUCTURE BUILT 1-5
· IIIIIIIIIIIllltlel·llllt
tttlt J t tt t
F. POPULATION BY HOUSEHOLD TYPE AND RELATIONSHIP ............ 1-6
G FAMILY CHARACTERISTICS 1-7
· ®o®eoeeeoooeooeeoeoeoeeeooeoeoeeoeo
H HOUSING COST INDEX: 1963 ~ 1987 1-8
· o®eee®eeeo®oooo®oee®eoeoo
I. CALIFORNIA PERSONAL INCOME TAX STATUS STATISTICS ........ 1-9
i
J. MODE OF TRANSPORTATION TO WORK· TRAVEL TIME TO WORK ...... 1-10
·
-K ORANGE COUNTY COMMUTING .HABITS 1-11
·
L LABOR FORCE CHARACTERISTICS ' 1-12
· ®®·oooeee®oeee®oo®o®®®®®®e®eeo
M. OVERCROWDING AND BATHROOM FACILITIES ...................... 1-13
No
ESTIMATED NUMBER OF WAGE & SALARY WORKERS BY
'~'NDU~TRY I IN ORANGE COUNTY · I 1"'114 1-15
oeoe~'oeoeeoleeeeoeel~oeooeo ·
0 MAJOR EMPLOYERS · 1-t6
· e®ooeeee®eooeeoooooeoooeoeeeeeee®oe®oeeeee
Po
FEE EXHIBIT 1-17 1-18
ooo®®o®oooooooo·o®®o®®o®®oooooo®ooooo,l, oo ·
LOW- AND VERY LOW INCOME ' 1-1g
ooeeee®eeeeeeleoe®eeoeoeee®eeeoee
REGIONAL HOUSING NEEDS ASSESSMENT AND REVISIONS .... 1-20· 1-21
LOW INCOME· HOUSEHOLDS VS. TOTAL POPULATION ............... 1-22
mi ii i i i i imm i ii
-i-
P, opulg, ton iby Age & Sex
Total 14a~es.
Under $
S-17 .
18-64
65 plus
t4edlan Age
Total Ferules
Under S
5-17
18-64
65 plus
r4edtan Age
Total Populatton
Under 5
5-17
· 18-64
65 plus
~edtan Age
TABLE A
POPULATION TRENDS
·
1980' 1973
I.. ., ·
17,806 - !2,964'_
1,084 1,012
3,197 2,952
12,565 8,399
960 601
26.5 26.0
18,313 13,898
1,054 1,003
3,078 3,092
12,372 8,759
1,809 1,044
30.2' 26.0
i
36,119 26,862
2,138 2,015
6,27~ * *$,044
24,937 17,158
2,769'.' 1,645
28.3
~)range.
' Count. ..
29.4
Ca1 t forn !a US__A
29.9 30.0
i I
Source: 1980 'Census
1-1
... TABLE C
,~$EIIOLD'* C}IARACTERI~I~
Tota] Houstng Unlts
Total <Year Round> Occupted
Houstng Untts
a~ Renter occupted
Ovner occupted
b. Vacant Unt~
<for sale>~, vacant
· t'or rent>
<accessory use>
Tother> -
~Coun~ & Value of Specified O~ner Occupled
~lon-Condomt nt um Unt ts>
t4edlan Value .(Count7)
<Renter Occupted Unt. ts - Cpntract Rent>
<To~al Untts>.
I~edtan Rent
· .
18,992
18,198'
12~ 464
794
4.20
-<13~
ell*
,
<3,654.>
15,0oo
<8,535>
<8,362>
722
·
Source: <1980 Census> S~ate
l~epar.~nent o~-, Fi, riance 1/1/88
·
1--3'
TABLE
Tenure and Occupancy by Untts In Structure
Year Round Occupted
· Hous!,n~ Unt~s . Houstn~ Un, t
Owner Occupted Renter O.ccupted
HOUS!nq Units Houslnq _Un1 ts_
,.
· .
I untt, de~ached
I untt, attached
14,892 14,317 6,782
4,419 4,364 3,856
1,223 1,170 693
-8,535
498
477
2 untts 352 349 64 285
3 to 4 unlts 1,788 - 1,746
282
1,464
5 or ;ore unlts
6o600 6,207
467
5,740
Hobtle Homes 610 491 420 71
· ·
~ource: '1980 Census
deleted page
·
IIOU$11~ CItARA~RISTIC'
<Tenure ~nd> Occupancy by Untts tn Structure
,.
Total
<Year Round _Occupied O~ner Occupted
<.lTous!n, cj UntO,s Housln~' u,n'tts_ ~ltoustnc~ untt,s
Total .
1 untt, detached
<1 un1 t, attached
<2 unt'ts
Imm
Renter Occupt ed_>
~.o. ust_n; Un1 ts>~
18-, 992 <_14 ,!117 5,782 8,535>'
6'~,608 <_4,354 3,856 498_>
1;223 1,170 693 477_>
352 349 64 285_>
<3>2 unlts to. 4 untts 3,029
~8,942 ._
< 1,746 282
< 6,207 467
5 or more un t ts
Mobtle lto~es 513 <_ 491 420
1,464__>
$ ,740>
71>-
Source:' <1980'Censu~> Stat~
~'epartme.toT Ftnance 1/1/8_8
deleted page
'~ .... TABLE D
~-~' HOUSING-CIMILq~RI~I~/
<Tenure and> OCC3JPA~ BY UIITI'S Ill STR~I~
Total
<Year Round
<~ou,slnq Un!~s
Total
I untt, clenched
<3>2 untts to 4 untts
5 or ;ore untts'
I~btle Homes
18,992
~'r608,
3~029
8r942 i
513
III
Source: <:1980 CensUs> State
iYepar, tment oT 'Fi na, nce 1/1/88
1-4
Total .Househol ds tn 1980
HoUs'ehol d By Stze& Type
I person household
.~le
fe.~le
2 or ~ore persons/family
· a~rled fatal ]y
,role, no wtfe
female, no husband
2 or ~ore persons/non-fa~tly
~1 · househol der
fe~le householder
·
14,317
4,042
1,656
2,386
8,840
§,S19
· 443
1,578
1,435
889
546
Households with Persons Under 18 years
Fawl ly
~rrted
'role, no ~tfe
fe~le, no husband
~lon-Fa~ ly.
·
Households wtth PerSons 60+ years
i person
2+ persons~faint ly
2+ persons/non-faint ly
4,709
4,632
3,297
235
1,100
77
2,825
1,065
1,681'
79
Source: 1980 Census
1-7
O~ner-Occupled
Housln~ Untts
Rental occupted
Houstn~; UnJCs_
Households wtth Income Belo~ $9,999
Less than 205 '
20 to 24S
25 Co 34S
355 or more
~lot Computed
Households wtth Income $10,000 Co $19,999
Less than 205
20 to 24~;
25 Co 34~
35~ or ;ore
Not Comp uted
Households Wtth Income over $20,000
Less than. 20~
20 Co 245
25 tO 34~
35~g or.more
Not Co. mputed
273
'61
6
19
157
30
507
166
53
113
175
0
2,875
1,768
415
459
233
0
2,029 ·
0
6
116
1,744
163
3,555
282
861
1,463
912
37
2,902
2,092
554
232
11
13>
Source:
enSu
deleted page
Income tn 1979
Househo]ds
Medtan
Mean
$ 19,790
$ 23,082
-Fa~]tes
t4edtan
Mean
$ 23,221
$ 26,738
Per Captta Income
9,352
Poverty $~a~us tn 1979 ·
To~al Families/All Income Levels
Female Householder, No husband
'gt~h Related Chtldren under 18
Faint 11es/Poverty Status
% Below Poverty
Female Householder, No Husband/Poverty. Status
gt~h Related Chlldren under 18
Elder]y for ghe~ Pover~ $~a~us ts Deter~rlned
To ~,~1 ~ -.
60 years and over ' :.~.
Poverty Status
60 years and over
8,965
1,488
986
436
4.86
161
132
3,777
242 >
Source: 1980 Census >
deleted 'page
Total
County'
- 58 Counties'
Plat1 n
Contra Costa
San Mateo
San~a Clara
San Dlego
Los Ange] es
San Bernardtno
Riverside
,]olnl: Returns Medtan Xncome
4,g67,606 t33,463
42,198 47,680
149,279 43,810
120,833 43,385
259,531 43,378
426~059 39,864
209,560 39,039
384,003 32,779
1,308,857 32,382
202,232 31,648
162,155 29,469
Rank
ii
1
2
.3
4
5
14
15
17
2O
ii I
Callforwla Personal ];nm Tax Stattst-ics
Orange ~unW Da~ ~ 'Ad~s~d G~ss Xnc~ Class
1986 In~ Year
Ad~tustgd Gross ]:ncom. Class.,,,, ,
Total Total
Returns Re~urns
I I i
To~al - al 1 tn~om classes
Zero and deftctt
1 under $ 6,000
$ 6,000 under $ 10,000
$ 10,000 under $ 14,000
$ 14,000 under $ 18,000
$ 18,000 under $ 22,000
$ 22,000 under $ 26,000.
$ 26,000 under $ 30,000
$ 30,000 uhder $ 40,000
$ 40,000 under $ 50,000
$ 60,000 under $100,000'
$100,000 and over
Iqumber o~
DependenTs
9~1,916 $426,059 772,186
5,797 2,805 3,901
143,692 20, !45 59,500
98,824 19,202 73,274
86,329 20,819 68,501
78,385 20,922 56,521
69,942 21,867 49,444
59 , 776 22,443 44,486 .
'53,240 23,438 41,897
106,864 62,231 9'4,331
77,546 59,666 81,228
142,618 -126,618 163', 714
29,286 25,903 35,389
- ssurce:
Ca 11 lorn1 a
Franchise
Tax
Board,
1988 Annual Report
1-9
INIOE OF ~ATXOII TO #ORE'
· TRAVEL TDIE TO IdORIC
Mode pf .Transportation
'Use Car, Truck or Van
Drlce A1 one
Car Pool
Use Publ I c Transpor~t'ton
~lalked Only
Other Means
~lorked al: Home
17,872
14,626
3,246
392
1,209
904
347
Travel Time 1:o Nork
~lorkers Age i6 and Over
~lho Dtd Not l~ork at Home
Less than S mt nutes
S to 9 ~nu1:es
10 to 14 mt nu1:es
15 to 19 mt nutos
20 1:o 29 mt nutes
30 to 44 nrl nutos
45 to 59 mt nutos
60 m~nutos or over
20,191
700
'2,777
3,978
4,747
'4,403
2,113
575
898
i i
Source:
"' .980 CensUs
1-10
TABLE L
LABOR FOR~ ~IL~qJ~TERISTI~
·
Labor, ~orce .S, tal~s
Pe~ons 16 years or O~der
In ]abor force (civilian)
.r4u~es In Labor Force
Ferules tn Labor ~orce
Class of ~forker
i
Employed 16 years or older
Prtvate Wage and Salary
Federal 6over. nme. nC Workers
State ~overnment Workers
Local' Governmnt ~rkers
Se I f-Empl oyed ~lorkers
Unpatd Faintly Workers
0ccupa,tton
Hanagertal & Profession Specialty
-Technical, Sales and Administrative SuppOr'c
Servtce Occupations . '
Far,ri ng, Forestr7 and Ftshtng ,
Precision Production, Craft i Repatr
I~achtne Operator Fabricator & Laborer
workers,, tn-Fa.ril~
Ho Workers tn Faintly
1 Worker tn Family
2. or r~ore Workers In Faintly
28,819
19,799
10,185
9,614
19,048
15,806
397
469
1,215
1,071
92
5,800
7,011
1,850
135
1;949.
2,303
8,965
646
2,844
5,474
source: 1980 census
1-12
0~13~11~Z116 ~ BATIIRIXII~ FACZL~L~
(Excludes County :Island Annexed'tn December, 1980,
based on Census data as of Apr11, 1980)
·
Persons per Room
i I ii I I ii
Total
1.00 or less
1.01 to 1.50
!. 5! or more
O~ner-Occupted
Houstng Untts
· o
Re'nra10ccupted
Houst .hq Untts...
S,180 7,378
5,116 7,003
41 206
23 169
Bathroom
ii i
bathroom or 1/2 bath
comp 1ere bathroom
comp 1ere bathroom
plus 1/2
or more bathrooms
Total houstng untts.
Year Round O~ner-Occupted Ren'Cal Occupted
Hous!ncJ Untts Houstng Untts Houslncj Untts_
202 22 167
5,373 538 4,621
1,74.4 713 965
· 5,636 3,905 1,604
·
o
12,95~ 5,1'78 7,357
.
source:' 1980" Census , Hetghborho;d Statistics Progra~
1-13
< TABLE
C$1ANGE Zll IION-Ai;RTCU~.TURAL ~ & SALARY DI~LOYPIF. IFr
Anahetm, S~nta Aha, Garden Grove, SHSA
Industry
· Change In
Eap 1 oy~e n t '-' .Emp 1 oy~e n t
.
Apr11~ Z97.0 ,S , , Aprl]~ 1983. S ..'To~l fi_
glntng
Construct1 on
I~nufac~urt ng
Tr&ns.,
'Utilities
Trade
Ftnance, Znsurance
& Real Estate
Servt ce '
Govermaent'
1,900 .4 3,200 .4 1,300 .3
25,200 6.(~ 31,300 3.7. 6,100 1.5
125,800 29.8 207,900 24.8. 82,100 19.7
.
14,100 3.3 28,350 3.4 14,200 3.4
97,000 23.0 207,500 24.8 110,500 26.5
19,500 4.6 59,700 7.1 40,200 9.7
70,300'16.7 194,000 23.1 123,700 29.7
.$8~000. ..16.2 105r200.. .12.7 38r2.,00. 9.2
421,800 100.0 838,100 100.0
416,300 100.0
e
Sources:
U.S. Oeparl~enC of Labor, 'Bureau of Labor Statistics, Alfred
Gobar Asso.clates>
deleted page
? ;~. · ..
!~-. . .
·
I
·
,.=, ~, ~,..'. ~. -
'cio
=~ ,.,,,. ,-. .,,, = e~ ~
· · · · ·
· · · · · ·
· · · · · ·
· · · o
1-.15
< TABLE: 1-0 .
.IIOI~AGRZCULTURAL I,I~E::. &' SALART EI~~~ TRE#O$
An. ahetm, Santa Aha, Garden Grove, S~ISA
Year
lB III
1960
1965
1966
1967
1968
1969
1970
1971
1972
1973
1974
1975
1976
1977
1978
1979
1980
1981
1982
Average Annual
I960-1970
1970-1980
Change:
333,600
·
324,200
352,500
380,100
·
~p7,600
418,900
426
473
527
· 559
S62
,800
,000
,500
,200
,700
6to.ooo
67~,200
747,300
804,300
836,400
864,200
850,400
Change.
28,260
-9,400
28,300
27,600
27,500'
11,300
7,900
47,000
53,700
31,700
·
3,500
47,300
·
64,200
73,100
57,000
· 32,100
27,800
(13,800)
22,660
41,750
i
Sources:
U.S.. Oepartmnt
Associates>
,mm
of Labor,' Bureau of
deleted page
Labor
Stat1 st1 cs,
A1 'Gobar
· TABLE 0
I"Jk]OR 191~LO~I;R$
(100 *Or More Employees)
MANUFACTUR]:NG EMPLOYMEI~r
Number of
Producte-
iii
Rtcoh E:]ec?on~,¢s, !nc,,
·
1~200
Steelcase ~
Bastc Four Corp.
St 11con Systems ~
L.H Research. ]:nc. . ~
·
~oln~ 4 ua~a cot .
Callfo~1a Yach~ 167
Cal;Tech'Cabtnets~ ]:nc. ~,., ,
Manufac'curer
(400) In Tustl n
(~ffl Ca;' Furnl ture
Sm11 Bustness Computers
]:ntegrated Ctrcutts Mfg.
Power Suppltes Mfg.
Toys, & Games Mf~. & Dt.st.
Defense Prod. & $,vstem.'~fg,
Crutsers/Yachte Mfg.
Cabtnet ,Mf~.
NON-P, ANUFACTURING EHPLOYMENT
i
Marlne,.Corps Att Station
TUstln Unlfled Sch. Dist.
Toshtba Amer!ca ~ ~'nc. '
.Hea~ thcare ~edlca~ Center
4 ~ 000+
1.~,000"
410
ii ii i ii, i .i iii ii
Mer~yn ' s
Consolidated. Reprographtcs ~ ' '-:
KTBN Channel 40 200
ii i
Trt n t ~7, Broadcas Ct ng
Consol t~ted Beverage DtsC. 195
Safe~,uard Business Sys~s
Toshiba A~rtcp~ Elect Co~.
Sunwest Bank 150
Att St~l:lon~' Tust!n
Education '
Offtce Automation Sal. es~Svc
HosD1t81 (F°rmerly Tustln.
c ) ....
·
Reta11 .Deparment SCore
Blueprints~ Mt,,c, roftlm~ etC.
24 Hr Christian TV.
Distributor
Pazro11 Serv!ces
SemtcondUc.l:or~ Auto, Tube
Component Sa1 es-
Banklng
~ource: ~us~ln c~amoer of commerce (:t985)
i ·
TABLE P
FEE EXHZBTr
A. PLANNING FEF. S
Use Permtt
a. ABC I. Tcense
b. Mtnor
c. ~Jor
2. Zone Change
3. Zontng (:ode Amendment
! ii i
4. General Plan Revisions
....... Land Use ......
.
Envt
a.
b.
c.
.d.
.
ronmen~al
ii
Inltlal Study
Negattve De¢laratt On
Mlnor Environmental Report
Ha Jot Envtornmental Report
* for (:lty Revtew only.
Applicant Co depostt
actualfees for consultant
preparation of EIR. -
e
b. Minor Remodel
·
c. Ma~lor Remodel
d, New Pro~]ect (mtnor)
e. ge~ Pro~]ect (ma~ior)
7. Use ]:n~erpretatton
·
Vartance
a. Minor
b. Ma Jo.r,
B. SUBDIYISION FEES
1. Tentative Tract.HaP
a. East Tusttn -- per sector
b. East Tustln -- per project
c. Standard
2. .Final Tract
3. Tentative Parcel Map
·
4. Ftnal. Parcel Hap.
1-17
$200.00
626.00
1'000.00
760.00
760.00
776.00
76.00
100.00
1,750.00
3,100.00'
60.00
276.00
6 O0. O0
400.00
776.00
oo.0o
300.00
626.00
4,500.00
2,160.00
950.00
1,050.00
960.00
875.00
TABLE P
FSZ emzBzT (Co. i..ed)
Co FEES XM LXEU OF PARKLAIID DEDXCATXOM
.Depending on. Denstty
.
250.00 - 500.00
per. untt
D. COIISTmP~XO# TAX
X. Stn91e-Famt,ly.' ,and Duplexes
Z. Iqultlple-Faorl 1,y
350~00 per untt
· 350.00 per unit plus
100.00 per bedroom
more than one (!)
£. ~XLDIIm PEImXT FEES
The Ctty of Tusttn has adopted a fee schedule based on costs.<ln
Tables ilo. 3-A, 3-B, 3-C, 3-D, 3-E, and 3-F of the 1985' ~:dtt'ton"of
the Untform Administrative Code (as amended) by the Xnternatlonal
Conference of Butldtng Officials.> Fees related co Plan Check and
Bulldtng pernrlts are based on ~utl g valuation.d1 Electrical
mechanical, plumbtnc~ and ~Iradtn9 permtts are based on flat.rates-
·
i i i i i iii i i iiijii ii ~
·
·
F..-Ptqg. ZG
·
·
1. Santtetlon District. 1,500.00 .per untt plus
'. ' ~-- 6.00 ~er front foot
2. Fee Schedules are related 1:o t'~em or linea~ foot.
iii ii ii
G. FtXSCELLANEOUS FEES
Fees are lev~ed by other agencies and collected by the City for:
1. School 01strlcC
2. gater DtstrlcC
i ii i i
3. State Earthqua,k.e,
4. 8rt, dge and thoroughfare
s. Spectal Publlc Fact 11ttes In East Tusttn
1-18 '
!
!
!
!
! .
!
!
!
!
!
I
I
I
!
I
t
I
!
!
I
!
!
!
I ·
!
!
!
!
.o
NM ,mllll~ :mil,lC NM NM ~mmm ~mm~~ ~mm,~ NM .
N,11m (l'~ ~,l,le N mille N~ll4
,"ll~ 'qf' ~l'll qf' :rm') ~
NmI,M ,C'~,t ,mi,lO N :mile NeM
;I '
0
C
C
0
,..j -
· * _TABLE 1-R
,REGZOnAL HO~ZXG ~
,~~r~ .
III
3. 'FUTUI~ NEEDS FACTORS*
I
·
FI~E YEAR
· o .
'2/89- 7/94 TOTAL
'HOUSEHOLD VACANCY DID4OLITION
's.o~r. AD~US~£NT A.aUS~£NT
*Janua~ 1~ 1988-,June 1989 Gap Pertod ,need,,!s ,742.
4. HOUSEHOLD ,~,,,O, IdTH
i o i
TOTAL
'HO~DS
'' 19~8
JAN. 1~, ....
HOUSEHOLD
7/89- 7/94
HOUSEHOLD "'
18,194 19,945
" 5. RHNA VACANCY ADJUS'r'HENT .
TOTAL UNITS
JAN. 1988
SINGLE-FAHtLY · 1988 IDEAL'
UNZT PROPO.~ION VACANCY P~q~
1~J7 ...... 70
1987 ACTUAL
vAcANCY' RATE.
iii
267
.... ' 1-21
,~rd'ONAL H(z~m~ IEZIJS
EXISTING NEED
Low'Znc ,om r H~useho] ds Payt~ n~j
$~e] Mr. ........'". -
Than 30S of Income for
·
Lmm-Income Households Over-Paying for ~hel~er~.
· ye -L~Zn~o..i; ~ ........ ! '-828 ....
To~a~ ' · ~ '
Lou-locoue HOUseholds..by Tenure a.-h-d-~rncme Owners:
(hmers: ..... ' .... " .....
To'F. al
Renters:
Yery-Lo~ I nco~e
Lolnf- Income
To~,al
177
· m
lr661
~,sz9
3,u)o
·
,o
2. FUTURE NEEDS *
Fu'~ i. loustn~ Un'l~:,,Needs by Income Ca~:e~,ory
Ve~-L, ,ow Low" rdode ra l:e Ht ~jh To~.a I
390 '484 487 " 724 2r,08S
*All figures are .27.25~ .beisw ortcjtn~l ¢tgures for all
cal:ecjort es :, t-esull:lncJ t~,,peccen~~' of each ca~e~o~ remaiq~ng
~e s~e.
1-20
:XTNAME: tables (R)P: (1-S) 0i
\
TABLE S
LOW INCOME HOUSEHOLDS VS. TOTAL' POPULATION
NON-ENTITLEMENT CITIES IN ORANGE: COUNTY
i iiiii i ii ii i i iii
TOTAL 'TOTAL NUMBER LOW
C!TY POPULATION ~NCOME HOUSEHOLDS
Brea 32,690 3,625
Cypress 43,314 3,498
Laguna Beach 24,427 4,928
La Habra 48,798 7,469
La Palma 16,076 911
Los Alamttos 12,115 1,680
Placentta 41,088 3,672
San Clemen~e 37,501 7,524
·
San Juan ,
Caplstrano .24,390 2,988
Seal Beach 27,329 7,832
Stanton 28,284
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Tus:tn 45,765 8,278
381,785 57.,769
Total s
PERCENTAGE OF
TOTAL POPULULATION
11.1 '
8.1
20.2
15.3
5.7
13.9
8.9
20.1
1'2.3
28.7
19.0
18.1
i-22 '
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RESOLUTION NO. 89-82
A RESOLUTION OF THE CITY COUNCIL .OF THE CITY OF
TUSTIN, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT
8g-O2(A), REVISING THE HOUSING ELEMENT OF THE GENERAL
PLAN.
The City Council of the City of Tustln does hereby resolve as follows:
I. The City Council finds and determines as follows:
A. Government Code Section 65358 provides that when it is deemed to
be in the public interest, the legislative body may amend a part
of its General Plan.
B. Government Code Section 65358(b) states that no mandatory
element of a General Plan shall be amended more frequently than
4 times during any calendar year. However, each amendment may
include more than i change to the General Plan. Appropriately
in conjunction with General Plan Amendment 89~02(a) four (4)
other amendments are being considered and all amendments shall
be considered as 1 amendment per Section 65358(b).
C. In accordance with Section 65302(a) of the Government Code, the
General Plan Housing Element must be amended every five years.
Textual revisions t,o the Element have been developed to address
this requirement, new. legal requirements for Housing Elements,
and updating statistical and demographic information in the
Housing Element.
De
A public hearing has been duly ca).led and noticed, and held on
June 12, 1989 by the Planning Commission and June 19, 1989 by
the City Council.
E. This Amendment is consistent with other elements of the Tustln
General Plan.
F. The proposed amendment has been reviewed in accordance with the
California Environmental Quality Act and a Negative Declaration
has been prepared.
G. The proposed amendment is in the best interest of the public
health, safety, and welfare of the citizens of Tustin based on
the following:
1. Housing Element Amendment 89-02(a) will not alter the
existing land use patterns or create a means for promoting
or discouraging growth beyond that currently permitted in
the General Plan or Zoning Code. The amendment will
accomplish the task of updating statistical and demographic
information and complies with new requirements mandated by
State law to address the homeless needs and to review past
performance.
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Resolution No. 89-82
Page two
2. The proposed amendments are tnterlm to be reevaluated tn
conjunction with comprehensive revisions to the General
Plan.
3. The updated goals, poltctes and programs and lnformatlon
wtll ensure that the Ctty of Tusttn has an adequate General
Plan.
II. The City Council hereby approves General Plan Amendment 89-02(a)
textual amendments to the Housing Element as shown in Exhibit 'A'
in Planning Commission Resolution No. 2624, attached hereto and
incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Tustin City Council', held on
the day of , 19(L9.
ur 'dy ·
--- su a E. enne ,
·. Mayor
Ma~y Wynn,
City Clerk