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HomeMy WebLinkAboutPH 1 G.P. AMEND 84-31 07-02-84PUBLIC HEARING HO. 1 7-2-84 DATE: July 2, 1984 Inter-Corn FRON: SUBJECT: Honorable Mayor & Members of the City Council Community Development Department GENERAL PLAN AMENDMENT NO. 84-3A HOUSING ELEMENT OF THE TUSTIN AREA GENERAL PLAN 'L Background According to State Goverment Code Section 65588d(1), each city and county in the state of California must revise its Housing Element each five years, beginning July 1, 1984. Prior to consideration by the Commission or Council, the draft element must undergo a review by a local citizen participation committee and the State Housing and Committee Development Department. The City formed a Citizens Advisory Committee, made up of local citizens, property owners and housing industry representatives. The Committee met for four sessions, completing a review of the draft element. The proposed amendments are enclosed, along with a letter from the chain of the Committee, Franz Schulte, transmitting the draft to the Planning Commission and C. tty Council for public hearings. Additionally, the state of California has reviewed a~d commented on the draft element~ Each of the state's concerns have been included in the Planning Commission staff report. The state's comments were light and administrative in nature. The Planning Commission considered the draft element at a public hearing on June 25, 1984 and adopted Resolution No. 2163, recommending that the City Council adopt the Housing Element to the Tusttn Area General Plan. This resolution, along with the Planning Commission, have been enclosed for Council for review. Recom~ndatton Staff recommends that the City Council adopt Resolution No. 84-49 adopting General Plan Amendment No. 84-3a, the Housing Element of the Tustin Element General Plan. Edward M. Knight Associate Planner EMK:jh Attachments 1 3 4 5 6 7 8 9 10 11 19. 14 15 10 17 18 10 ~0 ~7 ~8 RESOLUTION NO. 84-49 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, ADOPTING THE REVISED HOUSING ELEMENT OF THE TUSTIN AREA GENERAL PLAN The City Council of the City of Tustin does hereby resolve as follows: II. I. The City Council finds and determines as follows: A. That Section 65S88d(1) of the Government Code requires the City to revise its Housing Element every five years beginning July 1, 1984. B. That a Housing Element has been prepared with the participation of a Citizens Advisory Committee. C. That a public hearing was duly called, noticed and held on the proposed Housing Element. D. That a Negative Declaration has been prepared in accordance with the requirements of the California Environmental Quality Act and is hereby recommended for adoption by the City Council. E. That the State of California has been submitted a draft Housing Element and has reviewed said document and submitted a response to staff regarding the draft element. F. That the adoption of the Housing Element would be in the public interest and not detrimental to the welfare of the public. G. That the appendix of the Housing Element shall be a separate document from the main body of the Element. H. That the Planning Commission of the City of Tustin recommends adoption of the Housing Element to the City Council as contained in Resolution No. 2163. The City Council hereby adopts the Housing Element as submitted. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 2nd day of July, 1984. Ursula E. Kennedy, Mayor Mary E. Wynn, City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 181 10 ~0 9~1 ~7 28 RESOLUTION NO. 2163 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF THE REVISED HOUSING ELEMENT OF THE TUSTIN AREA GENERAL PLAN The PlannJng Commission of the Ctty of Tusttn does hereby resolve as follows: I. The Planntng Commtssfon ftnds and determines as follows: A. That Sectton 65588d(1) of the Government Code requires the City to revise its Housing Element every five years beginning July 1, 1984. B. That a Housing Element has been prepared with the participation of a Citizens Advisory Committee. C. That a public hearing was duly called, noticed and held on the proposed Housing Element. D. That a Negative Declaration has been prepared in accordance with the requirements of the California Environmental Quality Act and is hereby recommended for adoption by the City Council. E. That the State of California has been submitted a draft Housing Element and has reviewed said document and submitted a response to staff regarding the draft element. F. That the adoption of the Houstng Element would be in the public interest and not detrimental to the welfare of the public. G. That the appendix of the Housing Element shall be a separate document from the main body of the Element. II. The Planntng Commission hereby recommends to the City Counctl adoption of the Housing Element as submitted. PASSED AND ADOPTED at a regular meettng of the Tusttn Planning Commission held on the 25th day of June, 1984. t Hester; Recording Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) jANET HESTER, the undersigned, hereby certtfY that ! am the ~cordtng Secretar~ of the Planntng Commission oK the Ct~y of Tusttn, California, that Resolution No. c:~/~.~ was duly passed and adopted at a regular ~eettng of the ~usttn Planntn_g ~ Co~ntsslon, held on the~daY of~//J/~/ , Qanet Hest~l~ Tus:tn Planntng Commission .... -- PUBLIC HEARING NO. 2 epor ; tO the ,, Planning Commission ~une 25, 1984 SUBJECT: General Plan Amendment No. 84-3a - Housing Element of the Tusttn Area General Plan Background According to State Government Code Section $5588d(1), each city and county in the state of California must revise its Housing Element each five years, beginning July 1, 1984. Each element must be prepared under the newly developed 10.7 Article provisions which outline areas that must be addressed. As a part of the process, the draft element must undergo a public participation review. The statutes do not outline the method for this review and, in Tustin's case, a Citizens Advisory Committee was formed of local citizens, property owners and housing industry representatives. This review was completed and became a part of the draft element. Additionally, the state of California must review and comment on each draft Housing Element. The legislative body of the city or county must consider these comments prior to adoption of the element. The City has received a verbal response from the State Housing and Community Development Department and the contents of those comments have been reviewed by staff. Otsoussto. For the sake of brevity, and not to attempt to rewrtte the Housing. Element In this staff report, only certain areas will receive more than cursory comments. Chapters II and III contain statistical data covering current conditions, trends and constraints to the development, improvement and maintenance of housing. Near~y all of this data must be included as a part of the element as dictated by the State. The main thrust of this data is to provide a base to develop programs and implementation measures and as a way to educate policy makers and the general public as to the make-up of the community. The fourth chapter contains the City's housing goals, objectives, sites available and implementation programs and represents the most significant portion of the element. This is the one in which both the Citizens Committee and the state of California concentrated their comments. Corn munit¥ Development Department General Plan Amendment No. 84-3a June g5, [984 Page 2 The recommended changes by the Citizens Committee are enclosed and represent additions and deletions that are mtnor corrections and major alterations. Most changes are clarifications to the draft, but the group dtd delete one program and add two new programs. Included tn the draft ts a bonding program, encouraging the City to use State or County tax free revenue bonds utilized for affordable ownership or rental houslng. Each of the changes has been el:her underlined to indicate an addition or crossed through to indicate that the section was removed. The Committee met four times before completing its review, with the Committee authorizing Chairman Franz Schulte to transmit the amended draft to the Planning Commission and City Counctl for public hearings. Surprisingly, the State's comments were light and basically administrative tn nature. They had no new programs to propose and were generally complimentary of the Element. Below is the list of comments from the State and staff's response to them. [. A change tn the RHAH Regional Share Figures: Page 27 of the document indicates that the Ctty challenged the RHAM figures and received a re-allocation for low- and very-low-income households. The City must show 1ts method In the appendtx documenting why the re-allocation was given. Staff will enclose all letters prepared by the department to SCAG that resulted Jrt.the re-allocation. 2. The State wanted an expansion on the type of improvements for whtc~ the City uses its HCDA Block Grant funds: They are used for rehabilitation of housing units and public improvement projects affecting target areas. 3. The State wanted an estimated number of upper income units that wtll be constructed in the next five years. These units do not require special housing programs and are basically governed by private market cons:rain:s: Estimating projected growth In the East Tusttn area, staff predicts that upwards of t,O00 of these units will be constructed in the next ftve years. 4. The State wants an additional objectives section added called "Conservation Objectives". This outlines the means the City employs to conserve existing affordable houstng units: [n the case of the City of Tusttn, we have a spectftc mobile home park zone (MHP) that helps protect extsttng parks from conversfon to another use. Additionally, we require a use permit prior to conversion of apartments to condominiums, and we allow new apartments by right in the R-3 zone, whtle condominiums would requtre a use perm1: before construction can begJ'n. 5. [n the extsttng Implementation programs, the State wants the City to Jdenttfy the responsible agency administering the various programs. Staff will go through each program and tdentlfy the responsible public agency. Corn reunify Development Department General Plan Amendment'No. 84-3a June 25, 1984 Page 3 It is important to realize that the State takes the housing issue seriously and the Housing Element represents more than just words on paper. The State expects that the City will make more than a good faith effort to implement programs and monitor them and to further evaluate the Element yearly to ensure that goals are achieved. The State also expects that the quantified objectives identified on Page 62 will be achieved within five years and if the number of units indicated are not built, the City will have to account for that. Through research and citizen input staff feels that the draft element is workable and realistic in its intended goals. In order to streamline the ~yerall size of the General Plan, the appendix of the Housing Element will be under separate cover, The appendix will contain the technical data tables, minutes of the Advisory Committee, resolutions and environmental assessment. Recommendation Staff recommends that the Planning Commission adopt Resolution recommending adoption of the Housing Element to the City Council. Associate Planner No. 2163 EMK:jh Attachments: Letter from Franz Schulte Minutes of Advisory Committee Advisory Committee Changes to Draft Element Resolution No. 2163 Community Development Department SUB~IECT: General Plan Amendment No. 84-3a Housing Element of the Tusttn Area General Plan Discussion According to State ~overnment Code Section ~$88d(1), each ct~ and cou,~ in the State of California must revtse its Housing Element each ftve ~t~ars, beginning July 1, 1984. AS a part. of this revision, the State must review :~ach · element and comment on its adequacy. The legislative body of ~e City or County must consider these commente prior to adoption of the element. The Housing Element was submitted to the State on April l, 1984 for their review, which should have encompassed 45 days. The State has ruled, though, that all Elemente developed under the new 10.7 Article* are considered new elements, requiring a gO-day review instead of the 45-day ~evtew for revised elements. The review period ends July 1, but the State assured staff that preliminary comments would arrive before June 1, 1984. The comments have not arrived and staff is requesting continuance to the June 25, 1984 meeting. Even though the Planning Commission .is not required to consider the comments from the State, staff would like to give the Commission the opportunity te review these. Enclosed in this staff report are the recommended changes to the draft element by the Housing Element Citizens Advisory Committee. Each of these changes has either been underlined or crossed through to indicate that the section was removed. The Committee met four times, reviewed and amended several sections of the draft element. A letter from Franz Schulte, chairman of the Committee, transmits the recommended changes and recommends that appropriate public hearings be held on the draft Housing Element. Reco,mendatton Staff recommends that the Planning Commission continue the public hearing to the June 25, 1984 regular meeting of the Tustin Planning Commission. Associate Planner EMK:Jh Attachments Corn munity Development Department May 9, 1984 Honorable Chairman & Members Honorable ~ayo~ & Members of the Planntng Commission of the City Council City of Tusttn City of Tusttn Tustln, California 92680 Tustin, California 92680 Subject: Revised Housint Element of Tustin General Plan Pursuant to California State Law and the Guidelines for the development of a Housing Element of the General Plan, a Housing Element Advisory Committee was appointed by the Mayor to achieve public participation in the development of the Housing Element. The Committee elected Franz Schulte as Chairman and Coralee Gapasttone as Secretary to conduct and record the deliberations of the Commit:er. Meetings were held and a draft element was reviewed by the committee. Amendments and additions were made to the draft that reflected the individual and collective-concerns of the members. Transmitted herewith is a copy of the revised Housing Element. The Committee, by unanimous action of those present and voting at a meeting held on May 9, 1984, recommends' the necessary public hearings and the adoption of the Tusttn Housing Element as submitted. Respectfully yours, ~mmittee CZTY OF TUSTN HOUSZNG ELE)I:liT ADVZSORY COItllq'TEE Minutes March 28, 1984 The first meeting of the Housing Element Advisory Committee was called to order at 7:10 p.m. on Wednesday, March 28, 1984 in the City Hall Conference Room, 300 Centennial Way, Tustin, California. ROLL CALL: Present: Mary Ann Chamberlain Jeff Mc£1derry Ken Fleagle Ed Knight Don Lama Kathy Wet~ Mayor Ronald B. Hoesterey, welcomed the Committee and thanked them for their participation. Moved by Mc£1derry, seconded by Chamberlain, to nominate Franz $chulte as Chairmen of the Committee. Motion carried unanimously. Moved by Wet1, seconded by Chamberlain, to nominate Cora Lee Gapastione as Secretary of the Committee. Motion carried unanimously. The Committee discussed the reasons for reviewing a City Housing £1ement, and its basic content. Committe~ Chairman Franz $chulte discussed the future dates and anticipated number of meetings necessary to complete a review of the element. Staff and Kathy Wet1 felt possibly four or five meetings of one hour each would be necessary. The Committee agreed that Wednesdays and Mondays were the only days available to those present for future meetings. The next meeting date selected by the Committee was Monday, Aprtl 15, 1984 at 7:00 p.a. in the City Hall Conference Room. Prior to that meeting, agendas will be metled, along with copies of the Housing Element to those not in attendance. Chairman Franz $chulte requested a roster of Commttte member names, addresses and telephone numbers be forwarded to all Committee members. Kathy Well reviewed her participation in the preparation of the 1979 Element. Chairman Franz Schulte adjourned the meeting at 7:45 p.m. Housing Element Committee Coordinator CITY OF TUSTIN HOUSING ELEMENT ADVISORY COMMITTEE MINUTES April 16, 1984 The second meeting of the Housing Element Advisory Committee was called to order at 7:25 p.m. on Monday, April 16, 1984 in the City Hall Conference Room, 300 Centennial Way, Tustin, California. ROLL CALL: Present: Mary Ann Chamberlain Jeff McElderry Ken Fleagle Coralee Gapastione Franz Schull[e Kathy Well ~ The minutes of March 28th were approved. Ken Fleagle reviewed the letter sent to the State which outlines the contents of the Housing Element's adequacy and informed the committee that the Housing Element is to be adopted by the City by July 1, 1984. Chairman Schultze opened the'meeting to receive committee comments on the Housing Element. A round table discussion commenced and it was agreed that the discussion would continue at the next meeting. Moved by Weil, seconded by Chamberlin, tm have staff review and amend Page 60 paragraphs 3, 4, and 5 to reflect discussion. The next meeting date selected by the committee was Wednesday, May 2, 1984 at 7:00 p.m. in the City Hall Conference Room. Prior to that meeting, agendas will be mailed. Chairman Franz Schulte adjourned the meeting at 9:30 p.m. Coralee Gapastione Committee Secretary CITY OF TUSTIN HOUSING ELEMENT ADVISORY COMMII-FEE MINUTES May 2, 1984 The third meeting of the Housing Element Advisory Committee was called to order at 7:25 p.m. on Wednesday, May 2, 1984 in the City Hall Conference Room, 300 Centennial Way, Tustin, California. ROLL CALL Present: Edward Knight John Erskine Ken Fleagle Coralee Gapastione Franz Schulte Kathy Well Hollis Griffin It was moved by weil, seconded by Griffin,to approve the minutes of the April 16th meeting. Chairman Schulte asked Ken Fleagle to review the submitted revisions to the Housing Element. Ken Fleagle presented the following revisions to paragraphs 4 and 5 of page 60: Original: 4. A variety of housing styles with proximity to places of employment; public services and facilities; and alter- native transportation means between places of residence and employment. Revision: 4. Reducing dependency upon the automobile for transportation by locating housing facilities convenient to service and employment centers thereby enabling walking or bicycling to places of employment. Original.: 5. Economic integration of housing accommodations within the sphere of influence to preclude ghettos of the poor and minorities or enclaves for the wealthy. Revision: 5. The availability of a variety of housing accommodations and housing values to enable economic integration of neighborhoods and communities. Moved by Weil, seconded by Griffin to receive and approve amendments for paragraphs 4 and 5, page 60,as presented. Motion carried unanimously. Ken Fleagle presented a revised paragraph 3 as follows: Original: 3. A reasonable balance between ownership and rental housing accommodations with single family ownership representing a majority of the housing stock. City of Tustin Housing Element Advisory Committee Minutes 5-2-84 Page 2 Revision: 3. An increased ratio of owner occupied single family housing units to multi-family rental units to achieve a majority' of ~wner occupied dwellings in the interest of community identity and stability. The committee reviewed the proposed revision to paragraph 3 and proposed the following: 3. The City promote and encourage the availability of owner- occupied units for the purpose of correcting the inbalance between rental and owner-occupied housing. It was moved by Erskine, seconded by Griffin,to approve the committee"s recommendation for paragraph 3. The motion passed unaniously. Objectives, were presented by Ken Fleagle. Revisions were to page 61, Section B, The revisions were: Original: The responsibility of the City is to promote housing opportunities and to remove barriers to the construction of housing accommodations. Revision: The responsibility of the City is to encourage the construction of affordable housing and to assist in its creation by facilitating the review and approval of development permits. The Chair entertained a motion to approve revised page 61 as presented by Ken Fleagle. Moved by Well, seconded by Griffin, to approve page 61. The motion carried unanimously. Ken Fleagle presented revisions to page 68 as follows: Original: The East Tustin area does not represent an immediate potential for development of residential units, and those sites within the City that do are limited in scope. The City has attempted to improve housing opportunities for low to moderate income housing by re- zoning the 6.03 acre site from Manufacturing to Planned Development, creating a potential for 156 new units. Any other opportunities to provide low income housing in the next five years will have to occur from recycling or redevelopment. Revision: The East Tustin 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. The City has attempted to improve housing opportunities for low to moderate income families by rezoning the 6.03 acre site at the southerly terminus of Newport Avenue from Manufacturing to Planned Development, creating a potential for 156 new units. Any other opportunities to provide low income housing in the next five years will result from recycl- ing or redeveloPment. City of Tustin Housing Element Adviosry Committee Minutes 5-2-84 Page 3 It was moved by Griffin, seconded by Weil, to. approve page 68 as presented. The motion carried unanimously. Ken Fleagle presented an additional paragraph for page 80 as follows: Unfinished Housing. Developers will be encouraged to offer two story houses with the second floor unfinished. Electrical and plumbing connections would be required,but the application of drywall, mould- ings and painting could be accomplished by the owner as space needs dictated. The intent is to provide livable housing accommodations for new families at a reduced cost with the opportunity of expanding the habitable area as families increased in size. The committee revised the paragraph as follows: Basic Housing. To reduce initial housing costs, the City will encourage the construction of housing units that incorporate design features providing the opportunity of expanding the habitable areas as families needs change. It was moved by Erskine, seconded by Griffin to approve the revised paragraph 13 on page 80. The motion passed unaniously. A discussion was held on the Implementation Program found on page 76, paragraph 2 - Employer Contribution to Housing Costs. Both Well and Schulte requested this. section be deleted as it could potentially have a negative impact on industry in Tustin. Due to a lack of a quorum (Erskine and Griffin left at 8:45) the discussion was tabled. Gapastione agreed to look into tax exempt revenue bond financing as alternate financing program. The next meeting date was set for Wednesday, May 9, 1984, at 7:00 p.m. Chairman Franz Schulte adjourned the meeting at 9:00 p.m. Committee Secretary CITY OF TUSTIN HOUSING ELEMENT ADVISORY COMMITTEE MI NUTES May 9, 1984 The fourth meeting of the Housing Element Advisory Committee was called to order at 7:25 p.m. on Wednesday, May 9, 1984 in the City Hall Conference Room, 300 Centennial Way, Tustin, California. ROLL CALL: Present: Edward Knight John Erskine Hollis Griffin Ken Fleagle Coralee Gapastione Franz Schulte Kathy Weil It was moved by Weil seconded by Erskine, to approve~the minutQs of the May 2 meeting as read by t~e secretary. The motion carried unanious/y. It was moved by Weil, seconded by Gapastione, to delete paragraph 2, page 76, Employer Contributions to Housin~ Costs which read: 2. EmPloyer Contributions to Housing Costs. A proposal will be presented through the League of California Cities for State enabling legislation authorizing an employee tax for the purpose .of contributing to the cost of low and moderate income housing. To be substituted with the following: Bondin9 Programs. The City will study recent bonding authority legislation and will encourage utilization of State or County issue of these bonds. In keeping with the community goal of encouraging owner-occupied housing units, the City will place special emphasis on those bonding programs that promote homeownership, such as SB- 1862, AB-3507 and Section 235 of the Housing and Urban Recovery Act of 1983. The City will also consider the creation of rental occupied construction through the use of the AB-665 program. The motion carried unaniously. It was moved by Erskine, seconded by Well, to amend page 72, paragraphs 5 and 9: 5. Secondary Residential Units. The zoning ordinance has been amended to authorize granny flats and secondary residential dwelling units. 9. Replacement Housing. The demolition of housing units is likely to occur only within the Redevelopment areas. The Redevelopment Plan requires the replacement of housing units on a one-for-one basis. City of Tustin Housing Element Advisory Committee Minutes 5/9/84 Page 2 To read: 5. Secondary Residential Units. The zoning ordinance has been amended to authorize granny flats in the R-1 District and secondary residential dwelling unit in the E-4 District. Replacement Housing. The demolition of housing units is likely to occur only within the Redevelopment areas. The Redevelopment Plan requires the replacement of the housing units. The motion carried unaniously . It was moved by Erskine, seconded by Holli~ to delete paragraph 3 on page 58 which read: Contrary to arguments made for rezoning to accommodate multi- family developments, construction costs for townhomes are equal to those of single family dwellings. Financing costs are constant. The buyer of a townhouse pays 6% more for land costs, profit, sales expenses and development costs than the single family dwelling unit purchaser. The conclusion is drawn that the most economical housing would be smaller units of single-family detached dwellings, if con- struction costs were the only variables. The motion carried and no substitute language was added. It was moved by Weil, seconded by Erskine, to revise page 62 by adding the foilow- lng language: The following objectives are the projected number and types of units to be constructed within the time frame of this element and are intended to comply with the State Government Housing Element code number 65583.-10.6. The motion carried unaniously. It was moved by Weil, seconded by Schulte, that the Housing Element Advisory Committee endorse the document as amended and authorize Chairman Schulte to send the document to the City Council and to represent the views of the committee to the Planning Commission and City Council. The motion carried unaniously. Chair adjourned the meeting at 8:50 p.m. Coralee Gapastione Committee Secretary "bess these and other issues.' n~il tnfra- prepared to ~ , ~'; struc~re is provided, the Ci~ will have ~o lDOk for housing opportunities in thrill projects and recycle of older homes in R-3 zones into higher denst~ projects. A set of quantified objectives are adopted as a guidelfne toward meettng Tusttn's housing needs through lg88. recognized that due to limitations the objectives cannot satisfy the total needs as projected by the Regional Housing Allocation Model The Implementation program preseni~ a set of on-going programs that will continue to k~ utilized, along with a set of new programs. The proposed ne, programs include: 1. Houstng Affordabtltty Stud~ for East Tusttn area; 2. Bonding Programs; 3. Land Cost Ntt t e-Downs; 4. HCDA Funds ~or Rehabilitation; 5. Econowic ~ntegratton within Sphere of Influence; 6. Senior Citizen Housing; 7. Substandard Housing; S. Splat Energy and Conservation; g. Filtering of Housing Units 10. Recycling of Existing Housing; il. Oepartment of Housing Project; and lg. Basic Housing. and Urban Development Demonstration -7- to $38.00 per square foot while custom housing has a $45.00 per square foot construction cost. The detached single-family dwelling represents ¢5% of all housing sales during [983 in Orange County. The cost of constructing a single-family dwelling represents 40% of the sales price. The average townhouse constructed during 1983 in Orange County has a sales price of $[40,500. This represents a [,257' square foot structure with 2..1 bedrooms. The cost of construction at $38.00 per square foot is equal to the costs for single family detached structures. Townhouse sales represent 21~ of all housing sales in Orange County during [983. The cost of construction of a townhouse represents 34% of the sales price. -58- ~o $38.00 per square foot while custom housing has $45.00 per squ&re foot construction cost. The de~ched single-familY dwelllng mpresent$ ~,57, of all housing sales durtng 1983 fn Orange Coun'cy. The cost of constructing s~ngle-famtly ~e]ltng represents 40~ of ~e sa]es prtce. The average 'cownhouse constructad during ].983 '~n Orange County has a sales prtce of $140,600. Thts represents a t,Z67 square foot strutTM wt'ch 2.t bedrooms. The cost of construction at $38.00 per squam foot ts equal ~o the' costs for stng]e fanflly detached st~-uctures. Townhouse sales ~epresent 2~-~ of ail housing sa]es tn Orange County du~lng t983. The cost of cons'cructton of a ~wnhouse rel)~esen'cs 34~ of the sales price. to. nh acc ~:, es and :onstru~tf/onon c~ o~ L,f,1~ ~ere/'che -58- :L. Housing accommodations by location, type, price and ownership or tenancY for all resfdent~ of the communtLT regardless 'of income, age, race, sex, marital s:atus, or ethnic background. 2. The absence of discrimination in housing for any arbttary fac:or related to tnco~, age, race, sex, marital status or ethnic background. The p~o~tton and encouragement of owner-occupied housing for the purpose of correcting the imbalance between rental ~n~ owner-occupied units. Reducing dependencT upon the automobile for transportation by locating housing facilities convenient to service and employment centers thereby enabltng walktng or btcyclfng to olaces of employment. The availability of a variety of housing accommodations and housing values to enable economic inteqratton of neighborhoods and communities~ The conservation and improvement of existing residential neighborhoods. -60- and architecturally The preservati on of hi stort c sight fi cant residential structures. 8. Housing stock that is safe, decent and affordable. ~. Object1 Yes (~983-~988) The following quantified objectives are adopted as guidelines toward meeting Tustin's housing needs through 2988. It is recognized that these objectives cannot satisfy the total needs as projected by the Regional. Mousing Allocation Model. Construction of new units will depend upon the timing' of the · , landowner and developer for the submission of subdvtsion plans to meet market demands. Housing subsidies will depend upon the availability of federal funds. Redevelopment projects are subject to the, interests of private developers. The construction of secondary units depends upon the desires of the property owners as related to family needs for housing and economic resources. The ~chtevement of the housing objectives are thus dependent upon the 'private sector and other governmental agencies. The responsibility of the City is to ~ncoura~e the construction of affordable houstn~ and to assist in its creation by facilitatinq the review and approval of development permits.. The following objectives are the [ro~ectad number and type of units to be constructed ~i~hin the ti me frame of this element*: Type Ve~ L~ L~ ~oderate Total East Tustin Subdivision Senior Ctttzen Housing (Special Needs) 10 50 50 Granny Flats & 2nd Units 5 10 - Apartments (In-fill units & Redevelopment Projects) 20 55 ~50 Aparl~ents (Integration Within Sphere of Influence) - 150 - - 100 500 6o0 110 15 225 TOTAL UNITS 35 365 700 1,100 M~intenance and Rehabilitation of £xistin~ Units. Rehabilitation 5O Participation in the HCDA program, County, with rehabilitation mobile homes should accommodate the rehabilitation of 50 housing as administered by Orange $250,000 available for renovation and of apartments, single-family dwellings and during the five year period of this element uni ts. * This is intended to comply with Section 65583(b) -62- The East Tustin area does not represent an immediate potential for development of low- and very-low-income family residential units~ and those sites within the Cit7 that do have the potential for low-income houstn~ sites are limited in scope. The City has attempted to improve housing opportunities for low to moderate income housing by rezontng the 6.03 acre site from Manufacturing to Planned Development, creating a potential for 156 new units. Any other opportunities to provide low income housing in the next five years will have to occur from recycling or redevelopment. Within the City, there are approximately ~.3.2 acres of R-3 (Multiple-Family) zoned property that have old single-family d~ellings on the lots. There is a potential that these can recycle 'co a higher density, al though this change is predicated on severe1 circumstances. Some of these units are within redevelopment agencies, and all of them are located in 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 not wish to sell. Although some of the homes are within a- redevelopment agency, it has been the Agency's policy not to condemn owner occupied housing. In spite of these constraints, an opportunity does exist for recycling. Operating as a catalyst, the City should encourage -68- Equity-sharing. An equtty~shartng ownership program has been approved and ts operating &t :he Rancho San Juan condominium converslon located on Red H~11 Avenue at San Juan. Secondary Residential Units. The zontng ordinance has been amended to authorize granny flats tn the R-1Dts~rtct Oi s trl ct. 6. Occupancy Ordinance.. A Certificate of Occupancy ts required for new construction and prtor to the sate of converted e Condominium Conversions. Developers converting apartments to condominiums are requtred to process a use permt provide relocation assistance, and/or to provide Incentives and assistance for purchase of the units by tncome faa11 i es. Demolition and Conversion to gon-resldentta~ Use. The Zoning Ordfnance and Building Codes restrict and regulate the conversion of residential units to other uses. Replacement Housing. The demollt~on of housing units ~s likely to occur only within the Redevelopment areas. The Redevelopment Plan requires the replacement of housing required to com~ly With state accommodation of the handicapped. specifications for lied and Expanded ,Implemn~tton Programs The following programs are in addition to the on-going programs that have been adopted and implemented to assist in providing affordable housing within the City of Tustin: Housing Opportunities for All Economic'Segment~. The City will adopt an affordable housing program as a part of the East Tustin Spectffc Plan. The City will take into consideration .the allocation of low- and moderate-housing' needs as defined by SCAG in developing an affordable housing strategy. Housing policies will also be considered and incorporated in the affordable housing plan. Bonding Programs. The Ci~ will study recent bonding authority legislation and will encourage utilization of State or Count? issue of these bonds. In keeptn~ with the co.unity qoal of encourmqinq owner-occupied housin~ units~ the City will place special emphasis on those bondtnq proqrams that promote homeownership~ such as SB, 1862~ AB 3507 and Section 235 of the Housinl and Urban Recovery Act of 1983. The City will also consider th~ creation of rental occupied construction throuqh the usfi of the AB 665 protramr -76- 12. Basic Housing. To reduce initial houstn~ costs, the Ctt~ will encourage the construction of housin~ units that Incorporate design features provtdtn~ the opportuntt7 to expand habitable area as f~mtlY qeeds chan~- On-Gotn~ Review of Houstn~ Element Pro,rams. From the date of adoption of the Housing Element, the Community Development Department will prepare an annual report to the Planning Commission to assess if housing objectives are being met. The report will cover the previous years accomplishments ~oward 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 HCO funding program. G. Removal of Governmental Constraints Land Use Controls. Lot sizes can be reduced from the 7,200 square foot minimum upon approval of a specific plan for planned communities- Zero side yards and the consolidation of open space for each lot can be converted to common open space with utility. In addition to the increased utility of the open space, construction costs can be lowered by clustered development. The adoption of neighborhood plans for the East Tusttn area will remove the necessity for lengthy hearings -80- HOUSING ELEMENT ADVISORY COMMITTEE MEMBER ROSTER Mr. Jeff McElderry 1560 East Edtnger Santa Aha, California (714) 835-5800 92704 Ms. Mary Ann Chamberlain c/o City of Tustin 300 Centennial Way Tustin, California 92680 (714) 544-8890 Mr. Franz Schulte Basic-Four Corporation 14101 Myford Road Tustin, California 92680 (714) 730-2404 Ms. Cora Lee Gapastione The Irvine Co. any 560 Newport Avenue Newport Beach, California (714) 720-2333 92660 Mr. John Erskine Executive Director Building Industry Association of Southern California 2001 East 4th Street Santa Aha, California 92705 (714) 547-3042 Mr. Hollis Griffin Tustin Unified School District 300 South "C" Street Tustin. California 92'680 (714) 730~7301 Mr. Donald Bird Bird & Associates 12841 Newport Avenue Tustin, California 92680 (714) 832-8800 Mrs. Kathy Well 1702 Summerville Tustin, California (714) 832-3390 92680 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 2163 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF THE REVISED HOUSING ELEMENT OF T~E TUSTIN AREA 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. That Section 65588d(1) of the Government Code requires the City to revise its Housing Element every five years beginning July 1, 1984. B. That a Housing Element has been prepared with the participation of a Citizens Advisory Committee. C. That a public hearing was duly called, noticed and held on the proposed Housing Element. O. That a Negative Declaration has been prepared in accordance with the requirements of the California Environmental Quality Act and is hereby recommended for adoption by the City Council. E'; That the State of California has been submitted a draft Housing Element and has reviewed said document and submitted a response to staff regarding the draft element. F. That the adoption of the Housing Element would be in the public interest and not detrimental to the welfare of the public. G. That the appendix of the Housing Element shall be a separate document from the main body of the Element. II. The Planning Commission hereby recommends to the City Council adoption of the Housing Element as submitted. PASSED AND ADOPTED at a regular meeting of the Tusttn Planning Commission held on the 25th day of June, 1984. James B. Sharp, Chairman Janet Hester, Recording Secretary