HomeMy WebLinkAboutRDA 1 3RD 5 YR IMPLEM 12-06-04
AGENDA REPORT
RDA NO.1
Agenda Item
Reviewed:
City Manager ~
Finance Director
MEETING DATE:
DECEMBER 6, 2004
TO:
WILLIAM A. HUSTON, EXECUTIVE DIRECTOR
FROM:
REDEVELOPMENT AGENCY STAFF
SUBJECT:
THE THIRD FIVE-YEAR IMPLEMENTATION PLAN FOR THE TOWN CENTER
AND SOUTH CENTRAL REDEVELOPMENT PROJECT AREAS FOR FISCAL
YEARS 2005-2006 TO 2009,2010.
SUMMARY
Agency approval is requested of Third Five-Year Implementation Plan for the Town
Center and South Central Redevelopment Project Areas for fiscal years 2005-2006 to
2009-2010.
RECOMMENDATION
It is recommended the Agency adopt Resolution No. RDA 04-09 approving the
proposed Third Five-Year Implementation Plan for the Town Center and South Central
Redevelopment Project Areas for fiscal years 2005-2006 to 2009-2010.
FISCAL IMPACT
This action will have no fiscal impact on the Redevelopment Agency. State Law requires
the Agency to adopt a five (5) year Implementation Plan outlining, in general terms, its
intentions for the coming five years. This Plan does not appropriate Agency funds, nor
does it require the Agency to appropriate Agency funds in the future.
BACKGROUND
Section 33490 of The California Redevelopment Law (CRL) requires each
redevelopment agency to adopt an Implementation Plan every five years. The Tustin
Community Redevelopment Agency adopted its First Implementation Plan for fiscal
years 1995-1996 to 1999-2000 on December 4,1994 (RDA Resolution No. 94-16) and
its Second Implementation Plan for fiscal years 2000-2001 to 2004-2005 on March 6,
2000 (Resolution No. RDA 00-3). Mid-term reviews and public hearings on
Implementation Plans are also required, which were held in 1998 and in 2002
respectively.
William A. Huston
Third Five-Year Implementation Plan
December 6, 2004
Page 2
The Implementation Plan is intended to identify programs, projects and expenditures the
Agency proposes to undertake in the Redevelopment Project Areas within its jurisdiction
during the next five-year period. Since the MCAS Tustin Redevelopment Plan, adopted
in June 2003, included an Implementation Plan as part of the adopting process, there is
no need at this time to review the implementing actions related to it. The proposed
Third Implementation Plan covers both the Town Center and the South Central
Redevelopment Project Areas as allowed by the CRL.
The proposed Third Five-Year Implementation Plan consists of three sections. The first
section provides an introduction to the Implementation Plan identifying the legal
requirements and project areas covered by the Plan.
Section II of the Implementation Plan deals with five-year non-housing redevelopment
activities including a background discussion on each project area and accomplishments
to date, and identifies proposed non-housing projects, programs and expenditures for
those public improvement projects and economic development programs to be
undertaken during the next five-year period. This section also identifies how these
activities will assist in eliminating blight in each of the project areas.
Section III of the Implementation Plan deals with five-year housing activities, including
an outline of specific housing goals the Agency has previously adopted, and the
housing activities the Agency intends to implement in the coming five years. The
proposed housing implementation plan aggregates new or substantially rehabilitated
units for the two Project Areas, as allowed by Section 33413(b)(2)v of the CRL, based
on the determination that the aggregation will not cause or exacerbate racial, ethnic or
economic segregation. Much of the information including components of the Agency's
housing implementation plan is based on the City and Agency's Comprehensive
Affordability Strategy for fiscal years 2000-2010 and the Housing Element of the City's
General Plan adopted in June 2002.
In reviewing the Implementation Plan, the Agency should note the following:
1.
The purpose of the Implementation Plan is to provide basic information about the
Agency's intentions over the coming five years. It is not intended to take the
place of the Agency's ability to establish its priorities and direct staff accordingly.
4.
William A. Huston
Third Five-Year Implementation Plan
December 6, 2004
Page 3
2.
By its nature, redevelopment is opportunistic and must remain fluid in order to
respond to the marketplace. The Implementation Plan does not limit the Agency
from developing additional or alternative programs or projects in the future.
3.
If the Agency wishes to alter the Implementation Plan in the future, it may do so
easily.
The State has not included any penalties in the CRL if the Agency does not meet
expectations of the Implementation Plan.
5.
The Implementation Plan includes more projects and programs than the Agency
expects to be able to fund. If the Agency cannot afford all of the activities and
programs outlined in the Plan, there is no penalty. However, Staff feels it is
important to list all possible projects and programs, particularly in light of the
history of the State to take from local agencies money the State feels is
unencumbered.
State Law requires the Agency to hold a public hearing before adoption of the
Implementation Plan. The hearing has been noticed as required by State Law. If the
Agency wishes additional changes to the proposed Implementation Plan, staff would
suggest that these changes be conditioned corrections to be made by staff as part of
any adoption of the Implementation Plan.
The Implementation Plan is attached for the Agency review. Staff will be available at
the Agency meeting to answer any questions the Agency may have.
Attachments:
Third Five Year Implementation Plan
Resolution RDA 04-09
S:IRDAIRDA reportlThird 5 Year Imp Plan. 12-S-04.doc
RESOLUTION NO. RDA 04-09
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE
THIRD FIVE YEAR IMPLEMENTATION PLAN FOR THE
TOWN CENTER AND SOUTH CENTRAL
REDEVELOPMENT PROJECT AREAS.
The Tustin Community Redevelopment Agency of the City of Tustin does hereby
resolve as follows:
I. The Tustin Community Redevelopment Agency (the "Agency") finds and
determines as follows:
A.
The City Council adopted the Town Center Redevelopment Plan on
November 22,1976 by Ordinance No. 701 and subsequently amended the
Redevelopment Plan on September 8,1981 by Ordinance No. 855, further
amended the Redevelopment Plan on March 20, 1989 by Ordinance No.
1021 and further amended the Redevelopment Plan on November 21,
1994 by Ordinance No. 1141; and
B.
The City Council adopted the South Central Redevelopment Plan on
August 1,1983 by Ordinance No. 890 and subsequently amended the
Redevelopment Plan on July 15, 1985 by Ordinance No. 939, and further
amended the Redevelopment Plan on November 21, 1994 by Ordinance
No. 1142, and further amended the Redevelopment Plan on November 1,
1999 by Ordinance No. 1223; and
C.
The City by Resolution 93-111, and the Agency by Resolution RDA No.
93-15, on November 1., 1993, adopted a finding that the use of tax
increment housing set-aside funds allocated from the South Central
Project Area and from the Town Center Project Area for the purpose of
increasing, improving and preserving the community's supply of low and
moderate income housing outside the Project Areas and within the City of
Tustin will be of benefit to both the South Central and Town Center
Redevelopment Project Areas; and
D.
Section 33490(a) (1) (A) of the Community Redevelopment Law requires
the Agency to adopt a Five (5) Year Implementation Plan, outlining
specific programs, including potential projects and expenditures proposed
by the Agency to be made during the next five (5) years; and
Resolution No. RDA 04-09
Page 2
E.
The Tustin Community Redevelopment Agency adopted Resolution RDA
No. 94-16 on December 5, 1994, approving the Implementation Plan for
the Town Center and South Central Project Areas for the fiscal years
1995-1996 to 1999-2000; and
F.
The Tustin Community Redevelopment Agency adopted Resolution RDA
00-3 on March 6, 2000, approving the Second Implementation Plan for the
Town Center and South Central Project Areas for the fiscal years 2000-
2001 to 2004-2005; and
G.
A third five (5) year Implementation Plan for the Town Center and South
Central Redevelopment Project Areas for fiscal year 2005-2006 to 2009-
2010 is now required; and
H.
Section 33490(a)(1 )(B) the Community Redevelopment Law states that
the adoption of an Implementation Plan is not a "project" within the
meaning of Section 21000 of the Public Resources Code and is not
subject to environmental review; and
I.
A public hearing was duly noticed, called and held by the Redevelopment
Agency on December 6, 2004.
II. The Tustin Community Redevelopment Agency hereby finds and determines,
based upon substantial evidence provided in the record before it that the Third Five (5)
Year Implementation Plan for the Town Center and South Central Redevelopment
Project Areas for fiscal years 2005-2006 to 2009-2010 attached hereto as Exhibit "A" is
hereby approved.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Tustin Community
Redevelopment Agency held on the 6th day of December, 2004.
LOU BONE
Chairperson
PAMELA STOKER
City Clerk
Resolution No. RDA 04-09
Page 3
STATE OF CALIFORNIA)
ORANGE COUNTY )
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the Tustin Community
Redevelopment Agency of the City of Tustin, California, do hereby certify that the whole
number of the members of the Tustin Community Redevelopment Agency of the City of
Tustin is five; that the above and forgoing Resolution No. RDA 04-09 was duly passed
and adopted at a regular meeting of the Tustin Community Redevelopment Agency,
held on December 6, 2004, by the following vote:
BOARDMEMBER AYES:
BOARDMEMBER NOES:
BOARDMEMBER ABSTAINED:
BOARDMEMBER ABSENT:
PAMELA STOKER
CITY CLERK
THIRD FIVE-YEAR IMPLEMENTATION
PLAN FOR THE TOWN CENTER
AND SOUTH CENTRAL
REDEVELOPMENT PROJECT AREAS
(FY 2005-2006 to FY 2009-2010)
Tustin Community Redevelopment Agency
December, 2004
ACKNOWLEDGEMENTS
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
AGENCY BOARD MEMBERS
Lou Bone, Chairman
Jerry Amante, Councilmember
Doug Davert, Council member
Tony Kawashima, Councilmember
Tracy Worley Hagen, Councilmember
William A. Huston, Executive Director
AGENCY STAFF
Christine Shingleton, Assistant Director
James Draughon, Redevelopment Program Manager
John Buchanan, Redevelopment Program Manager
Dana Ogdon, Redevelopment Program Manager
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
TABLE OF CONTENTS
SECTION 1- FIVE YEAR IMPLEMENTATION PLAN INTRODUCTION
SECTION 11- FIVE YEAR IMPLEMENTATION PLAN FOR REDEVELOPMENT ACTIVITIES
Background
Town Center Redevelopment Plan
South Central Redevelopment Plan
Town Center Project Area Accomplishments
South Centrai Project Area Accomplishments
Financiai Resources
Town Center Existing Obligations
South Central Existing Obligations
Agency Five Year Implementation Activities
Town Center Redevelopment Project Area
Town Center Five Year Projects, Programs & Expenditures
Relationship to Blight
South Central Redevelopment Project Area
South Central Five Year Projects, Programs & Expenditures
Relationship to Blight
1-1
11-1
11-1
11-2
11-5
11-5
11-11
11-14
11-14
11-15
11-16
11-16
11-17
11-20
11-20
11-21
SECTION 111- FIVE YEAR IMPLEMENTATION PLAN FOR HOUSING ACTIVITIES
Housing Activities Introduction
Housing Set-Aside Fund
Requirements for Town Center Project Area
Requirements for the South Central Project Area
Housing Funds Available
Housing Fund Programs, Projects & Expenditures
Proportional Expenditure for Low and Very Low Income Housing
Affordable Housing Compliance Plan
Past Production of Affordable Units in Project Areas
Housing Units to be Developed (Future Production)
Replacement Housing
111-1
111-2
111-2
111-2
111-3
111-3
111-7
111-8
111-9
111-10
111-11
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
LIST OF FIGURES AND TABLES
FIGURE 1-1
FIGURE 1-2
FIGURE 1-3
FIGURE 1-4
FIGURE 11-1
FIGURE 11-2
FIGURE 11-3
FIGURE 11-4
FIGURE 11-5
FIGURE 11-6
FIGURE 11-7
FIGURE 11-8
FIGURE 11-9
FIGURE 11-10
FIGURE 111-1
FIGURE 111-2
FIGURE 111-3
FIGURE 111-4
FIGURE 111-5
FIGURE 111-6
FIGURE 111-7
Summary of Legal Requirements
Physical and Economic Blight Defined
Town Center Redevelopment Project Area Map
South Central Redevelopment Project Area Map
Redevelopment Goals and Objectives Town Center Project Area
Redevelopment Goals and Objectives South Central Project Area
Project Area Data Summary
Summary of Major Accomplishments Town Center Redevelopment Area
Summary of Major Accomplishments South Central Redevelopment Project Area
Summary of Public Infrastructure Projects
Estimated Non-Housing Tax Increment Revenue
Five-Year Non-Housing Activities Illustrative Cash Flow
Town Center Project Area Blight Elimination Relationship Table
South Central Project Area Blight Elimination Relationship Table
Summary of Housing Set-Aside Funds
Five-Year Housing Programs Illustrative Cash Flow
Estimate Annual Distribution of Assisted Units
City of Tustin Fair Share Affordable Housing Allocation Goal
Summary of Affordable Units Produced
Summary of Restricted Units to be Developed
Summary of Replacement Housing Obligations
APPENDIX TABLES
APPENDIX A
APPENDIX B
Affordable Housing Production Tabulations
Replacement Housing Calculations
1-1
1-2
1-4
1-5
11-1
11-2
11-3
11-7,8
11-9,10,11
11-12
11-11
11-13
11-19
11-23
111-3
111-5
111-6
111-7
111-9
111-10
111-11
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
FisCàl Year 2005-2006 through 2009-2010
SECTION I
FIVE-YEAR IMPLEMENTATION PLAN
INTRODUCTION
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
FIGURE 1-1
SUMMARY OF LEGAL REQUIREMENTS
California Community Redevelopment Law, ArtIcle 16.5, Section 33490
This document has been prepared by the Tustin Community
Redevelopment Agency ("Agency"¡ pursuant to Article 16.5 of Califomia
Community Redevelopment Law ('CRL" or "State Law") (Figure 1-1). It
is the third Five-Year Implementation Plan ("Plan") for the
Redevelopment Plans ("Redevelopment Plan(s)") for the Town Center
and South Central Redevelopment Projects ("Project(s) " or "Project
Areas") in the City of Tustin
Seclion 33490(a) of Ihe California Community Redevelopment Law requires each
redevelopment agency to adopt an implementation plan every five years thai Includes:
. The Agency's specific goals and objectives for Its redevelopmenf project areas.
Redevelopment agencies are required to adopt an Implementation Plan
every five years. The Implementation Plan may include more than one
project area. While the City Council adopted the MCAS-Tustin
Redevelopment Plan in June 2004, an Implementation Plan for the
MCAS Tustin Project Area was incorporated as Section VI to the Report
to City Council and approved by the Agency at that time pursuant to
Section 33342(c) of the CRL and is therefore not included in this Plan.
. Specific programs, inctuding potential proiects, and estimated eXpenditures for
the next five years (FY 2000.2001 through 2004,2005).
. An explaMtion of how these goals, objectives, projects, and expenditures WiiI
eliminate blight in the Project Areas.
. An expianation of how these specific goals, objectives, projects and
expenditures will implement the low and moderate-income hOusing
requirements mandated by law, including the following:
1. An annuai Housing Program for lI1e five-year term that provides sufficient
detail to measure pertormance of the Low and Moderate Income Housing
Fund requirements.
The purpose of the Plan is to revisit the redevelopment goals and
objectives of each Project Area and provide an explanation of how
proposed programs and expenditures will eliminate blight and provide
for affordable housing. The elimination of blight, as defined in Figure 1-
2, is a fundamental purpose for redevelopment under the CRL and is
discussed more fully in Section II of this Plan. The provision of
affordable housing is another fundamental purpose under the CRL,
which is addressed in Section III of this Plan. While identification of
specific programs, including potential projects, and estimates of
expenditures proposed to be made is required under State Law, the
Implementation Plan should be viewed as a policy and program
document. The intent is not to restrict the Agency's activities.
2. An enumeration Of the number of housing units to be rehabilitated,
assisted, pnce restricted, or destroyed dunng the term of the respective
redeveiopment plans for lI1e Town Center and South! Central
redevelopment projects.
3. An outline 01 the Agency's plan In using the Housing Trust Fund including
annual deposits, transfer of funds, or accruals for special projects.
4. An identification of programs and projects lI1at wiil result in the destruction
of existing affordable housing (il any) and the proposed locations for
replacement housing.
5. The Agency's Ten-Year Housing Affordability Compliance Plan as required
by Calilomla Community Redevelopment Law, Sections 33413 and 33490
(a)(2).
The Agency's Second Implementation Plan was adopted in 2000. A
mid-term review and public hearing occurred in 2002, as required by
State Law. This Third Five-Year Implementation Plan is intended to
update information pertaining to the Agency's financial resources,
planned programs, potential projects, and proposed expenditures. This
Plan will also be subject to a mid-term review by the Agency Board of
Directors.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1-1
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
BLIGHT
A primary requirement of a Redevelopment Project and an Implementation Plan is to address the elimination of and the prevention of the spread of
blight. Figure 1-4 provides a summary of physical and economic blight conditions under the CRL. Some of the conditions continue to exist in the
Town Center and South Central Project Areas and are addressed Section II of this Implementation Plan.
FIGURE 1-2
PHYSICAL AND ECONOMIC BLIGHT DEFINED
California ComrnunRy Redeveloprnent law, Micle 3, Secfioos 33030 and 33031
Secfioos 33030 and 33031 of the California ComrnunRy Redeveloprnent law del~e blight 10 ~clude:
Unsale/DilaD~alediDeteriorated Bui~inas. Buildings ~ which R is unsafe or unheallhy lor persol1S 10 live or work. These cOl1ditiOl1s can be caused by serious building code violations, dilapidation or detenoratiOl1,
defective design or physical cOl1strucfÌOl1, fauby or inadequale utilities, or ather similar factors.
Phvsical COI1dRiOl1s that lknR the Economic Viabilitv end Use of lats and BuildinQs. Facfors thai prevent or substantially hinder the economically viab~ use or capacity of bui~ings or lots. This conditioos can be
caused by a substandard des~n, inadequate size given present standards and market coodRions, ~ck of parking, or ofher ~milar factors.
IncornpaJjble Uses. Adjacenl or nearby useS that are incampatible with each ather and which prevent the economic development of those parcels or ather portions of the project area.
lots 01 Irrenu~r Shape Inadequate Size and Under Mullicle OwnershiD. The e~stence 01 subdivided lots of irregular fann and shape and inadequate size lor proper usefulness and development thai are in
mulliple ownership.
Inadequate Public Infrastrucfure/FaciIR~s. The existence of inadequate public knprovemenls, parking lacilRies, open space, or utilRies. 1'.)
DeDreciatediSlaQnanl Prooertv Values' Impaired Investments. Depreciated or stagnant property values or impaired investments, including, bul not necessan~ limned to, Ihose properties containing hazardous
waste thai required the use of agency authority as specilied in Article 12.5lcommencing wRh Secfion 33459).
Hiah Business Tumovers and Vacanc~sILow lease RalesiAbandOl1ed BuildinaslVacanl lots. Aboonnally high business vacancies, abnormally low lease rates, high lumover rates, abandoned buildings, or
excessive vacant lots within an area developed for urban use end served by utilities.
lack 01 Commercial FaeHRje,. A lack of necessary commercial lacilRies that are nonnaf~ found in neighborhoods, including grocery stores, drug stores, banks, and ather ""ding instRutÌOl1s.
Residential OverCfowtfina/Excess Bars UQuor Stores Adull Businesses. Residential overcrowding or an excess of bars, liquor stores, or ather businesses that caler exclusively to adulls, that has led 10 problems
o! public safety and welfare.
H~h Crime Rales. A h~h come rate thai constRutes e serious threat to the publ~ safely and wellare.
1'.) At Ihe time Ihe Town Center and South Central Redevelopment Projects were adopted, SectÌOl133O32 of the law Iwhich was repealed in 1994) provided that a bl~hted area was one which was characfenzed by,
amoog ather things:
The e~stenee 01 inadequate public improvements, public facilR~s, open spaces, and utilRies which canno! be remedied by private Of govemmental acfioo without redevetopmenl, and
A blighted erea is currently defined as OI1e that exhibits both physical and economic blight, and is characterized by Ihe existence 01 inadequate public knprovements, parking facilR~s, or bath.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1-2
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
This Five-Year Implementation Plan presents summary information for
the Agency's Town Center and South/Central Project Areas including a
review of proposed programs, potential projects and estimated
expenditures, and an explanation of how these will eliminate blight
within the Project Areas and implement the low and moderate-income
housing requirements.
The intent of this Implementation Plan is not to restrict the
Agency activities to the goals and objectives, programs, projects
and expenditures that are described herein, since conditions,
values, expectations, resources, and needs of the Projects may
change from time to time. Rather, this Plan outlines the current
expectations of the Agency for the next five years. The
boundaries for the Town Center and South Central
Redevelopment Project Areas are shown in Figures 1-3 and 1-4
respectively.
This Plan is composed of two major components: a Five-Year
Implementation Plan for Redevelopment Activities and a Five-Year
Implementation Plan for Housing Activities.
The Five- Year Implementation Plan for Redevelopment Activities:
The Five-Year Implementation Plan for Housinc¡ Activities:
. revisits the goals and objectives of each Redevelopment Plan:
. defines the Agency's strategy to achieve the goals and objectives of
each Redevelopment Plan;
. presents the programs, potential projects and estimated expenditures
(other than those relating to low and moderate-income housing) that
are proposed to attain the goals and objectives: and
. describes how the goals and objectives, programs and expenditures
will eliminate blight within each of the Project Areas.
. shows how the statutory requirements for the set-aside and
expenditure of tax increment for housing purposes will be met; and
. shows how residential development will be implemented in the Project
Areas per the Agency's established goals and in compliance with the
requirements of the CRL.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1-3
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1-4
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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SECTION II
FIVE YEAR IMPLEMENTATION PLAN
FOR
REDEVELOPMENT ACTIVITIES
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
BACKGROUND
FIGURE 11-1
TOWN CENTER REDEVELOPMENT PLAN
REDEVELOPMENT GOALS AND OBJECTIVES
TOWN CENTER PROJECT AREA
The Town Center Redevelopment Project Area is located in central
Tustin and incorporates the historic "Old Town" and civic center and a
majority of the commercial properties within the central portion of the
City. The Town Center Project Area contains many of the City's retail
and office jobs, and provides goods and services which serve the
greater Tustin area. The Project Area is comprised of primarily
commercial uses (approximately 90% of the Project Area land use).
Relatively few residential uses exist in the Project Area.
. To create a mixed use Town Center area that combines commercial, office,
residential, and public uses, which will serve the needs ot the community as
well as encourage the healthy growth of the area.
. To encourage residential deveiopment by activeiy seeking private
development in the redevelopment area.
. To increase the level of capital improvements such as the development of
the Columbus-Tustin Park, parking facilities, sidewalk and street
landscaping, street improvements, and related public improvement proiects.
. To revitaiize and develop amenities in the Project Area, both publicly and
privately financed, as a means of aiding the revitaiization of the EI Camino
Real section of the Old Town district in particular.
The Redevelopment Plan for the Town Center Redevelopment Project
Area was adopted on November 22, 1976 (Ord.No. 701). The
Redevelopment Plan has been amended three times including:
September 8, 1981 for the purpose of increasing the financial
limitations, which were determined to be inadequate (Ord.No. 855);
March 20, 1989 to revise and update the list of public improvements to
include additional and previously unforeseen public improvements
needed to further the goals and objectives of the Redevelopment Plan,
extend the time limit on eminent domain, and further increase the
financial limitations (Ord.No. 1021); and on November 21, 1994 to
extend the time limits of the Redevelopment Plan pursuant to the
provisions of California Assembly Bill 1290 (Ord.No. 1141).
. To improve controlled development of the area to aid in harmonious and
efficient development of the redevelopment area.
. To improve traffic circulation and access in the Town Center area as a
means of redUCing eòngestion, encouraging business development,
attracting new customers to the area, alleviating pass-through traffic
congestion and conflict, and improving satety.
The Redevelopment Plan for the Town Center Redevelopment Project
Area lists six goals and objectives described in Figure 11-1. Major
elements of the Redevelopment Plan are summarized in Figure 11-3.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-1
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
SOUTH CENTRAL REDEVELOPMENT PLAN
FIGURE 11-2
The South Central Redevelopment Project Area is located adjacent to
and south of the Town Center Project Area and is comprised of the
original area and the added area. The Project Area contains residential
uses, neighborhood-serving commercial uses, industriallbusiness park
uses, and vacant land.
REDEVELOPMENT GOALS AND OBJECTIVES
SOUTH CENTRAL PROJECT AREA
To acquire funds for housing assistance to low income families.
The Redevelopment Plan for the South Central Redevelopment Project
Area was adopted on August 1, 1983 (Ord.No. 890) in response to the
need for basic public improvements, concern for deteriorating conditions
of the residential neighborhoods, and the circulation deficiencies in the
Project Area. On July 15, 1985, the City Council amended the
Redevelopment Plan to add the adjacent industrial area south of the
AT&SF railroad right-of-way to Valencia Avenue (Ord.No. 939). The
added area ("Amended Area") was included because development of
the property was constrained until the proposed public improvements for
the South Central Redevelopment Project Area, particularly the Newport
Avenue extension and a new on/off ramp at Edinger Avenue and State
Route 55 freeway were funded and completed. The Redevelopment
Plan has been amended two additional times including: November 21,
1994 to extend the time limits of the Redevelopment Plan pursuant to
the provisions of California Assembly Bill 1290 (Ord.No. 1142); and
November 1, 1999 to re-establish the Agency's authority for eminent
domain for a twelve-year period (Ord.No. 1223).
To eliminate blight, due to the disuse 01 the land within the Project Area
caused by inadequate public improvements, and the construction of
major traffic circulation improvements that could not reasonably be
expected to be made by private enterprise acting alone.
To provide betler emergency services to the Proiect Area with the
constnJction of a grade separation for Newport Avenue and the AT&SF
Railroad.
To provide for development 01 land areas that cannot be developed due to
the inadequacy of public improvements related to traffic circulation and
storm drainage.
To provide increased traffic capacity for Red Hill Avénue and Edinger
Avenue and by providing an altemative north/south arterial.
To exténd Newport Avenue to relieVé congéstion at freéway interchanges
and reduce the traffic demand on Red Hill Avenue.
To redevelop and place abandoned industrial sites back into productive
use, thereby creating employment opportunities and increased property
values.
The Redevelopment Plan as amended for the South Central
Redevelopment Project Area lists seven goals and objectives described
in Figure 11-2. Major elements of the Redevelopment Plan are
summarized in Figure 11-3.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-2
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
~
Appro.malely 360 acres encompass",g"e ""Iral er,,01 T"lin comprised 01 Appro.malely398 acres soulh ol"e Town Center Prtjecl A'" er"""",assing 01",
ProjecIAroaSi",LocahOl1a"dCheracleristk:s residenhala"dcomme".usas, incluò","eCilyscMc ""Ier a"dh"IOOc "Old Toon' origl". "Cenlra' er" comprised 01 """"erai. and residential uses, a"d"e added
er" "Sou.." area comprised 01 light i"duslrial a""commeroiaJ uses
Redevel'p"",n'P". """'1$ DOle .'.l,Jidi.....Hø. Dale ',,",.., ,.Prdl.."",II.
Redevelopmenl P1an Adopled N""embe,22,1976 0""No,701 Augusll,I983 O,d No,890
(Ood"a"", Numher)
Rer"""'opment Plan Ame""ed SeplemherB,I961 0"" No, 655 Augusl5, '985 0,dNo,939
Merch2O,1989 0"" No, 1021 Novemher2l,1994(ABI290) O,dNo 1142
N<Wemher2l,1994(ABI290) Ord, No, 1141 N""emherl,I999(AB9I2) O,d, No 1223
.., ~~ ,',..' ~~ "..~.. .,....
u.sIDatelolocurProjecIArealndehled"ess Janua~ " 2004 Janua~ 1,2004 July 15,2005
R"""elopmentPlanExpiratiOl1Date- N""embe'22,2O16 July 15,2015 July 15, 2015
. LaslDaleloReceW,ProjeclfueaTaxlncremenl' N"",mber 22, 2024 July 15,2025 .ltJly 15,2025
E'pirahOO Date lor Emi""'1 Qoma;" Aufuority April 20, 2001 Decem""',2011 Deeemhe",2O11
. TotID Amounl 01 Pemilled BOI1dedDehl $35,000,000 $20,000,000
""'mum Amounl oIT" Incremenl $90,000,000 (80% tur>ds) $2,500,OOO'aooually
&clus',01 20% sel-aslde
FIGURE 11-3
PROJECT AREA DATA SUMMARY
Not" ',"'"lopmeatP""" E'pITationDates a"d Last Dates loRe,,;" Pmject Area Tax Iocrement may be e,tend,d fn,""" yeM fn""h yeM ERAF Payment is m""e to Slate
p~"a"tIoH",th&Saf"yCod,Sectinn 33333,6 (revi"dpe<SBI045) ,
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-3
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
MAJOR ACCOMPLISHMENTS
TOWN CENTER PROJECT AREA ACCOMPLISHMENTS
Since the Town Center Redevelopment Plan was adopted, the Agency
has provided private development assistance for the rehabilitation of
substandard and deteriorating structures and for the development of
new commercial uses in the Project Area. The Agency has completed
vital improvements to upgrade substandard public infrastructure and to
provide needed public facilities to serve the surrounding community.
The Agency has also provided expenditures for business assistance
and outreach programs to support the retention of existing businesses
and attraction of new businesses in the Project Area. In addition, the
Agency, working with the private sector, has assisted in development
of new retail commercial centers, offices, and new residential units in
the Project Area. The Agency has also provided first time homebuyer
loans to low and moderate-income households.
During the last five-year period the Agency participated with private
property owners to rehabilitate commercial properties in the Project
Area by providing financial assistance through the Commercial
Rehabilitation Loan and Grant Program, and the development of 36
new construction single family residential units by providing financial
assistance through the Agency's Low and Moderate-Income Housing
Fund. The Agency also completed a major streetscape improvement
project in the Old Town Tustin commercial district, including the
installation of bump-out planters, landscaping, decorative paving, street
lighting, accent lighting, street furnishings, signage, and alleyway
improvements to further stimulate economic revitalization in the area.
The Agency completed the planning and disposition of the Prospect
Village Project (the former Utt Juice property) for development of an
approximately. 40,200 square feet mixed-use retail, professional office
and lIive-work residential units, which is anticipated to break ground in
Spring 2005 and provide a gateway to the Tustin Old Town commercial
district. Preliminary planning and grant applications were also
completed for the proposed Tustin Library project, as well as most of
the related land acquisitions for the project.
Both Agency and private sector redevelopment activities have
contributed to reducing the prevalence of blighting conditions in the
Project Area, and to increase, improve and preserve the community's
supply of affordable housing during the period of the Redevelopment
Plan. Figure 11-4 lists private development completed in the Town
Center Project Area assisted by the Agency and Figure 11-6 liststhe
public infrastructure projects completed by the Agency.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-4
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
MAJOR ACCOMPLISHMENTS
SOUTH CENTRAL PROJECT AREA ACCOMPLISHMENTS
Since the South Central Redevelopment Plan was adopted and
amended, the Agency's efforts have been primarily centered on
planning for redevelopment and addressing immediate needs for
improving basic infrastructure in the Project Area. The Agency has
completed numerous street, alley, lighting and landscaping
improvements, and constructed public facilities to serve the
surrounding community. Working with private sector developers, the
Agency has assisted in developing new retail commercial and offices in
the Project Area and has independently constructed community facilities
benefiting the Project Area. The Agency also assisted private sector
developers in the construction of new for-saie housing units in the
Project Area, inciuding units made available for purchase and
occupancy by low and moderate households. In addition, the Agency
has provided First Time Homebuyer Loans to assist low and moderate-
income homebuyers to purchase residential units, and assistance to
owners of single family homes and of multifamily rental units to
rehabilitate structures through the Agency's Residential Rehabilitation
Programs.
During the last live-year period, public improvement plans were
completed for major roadway expansion projects and related utilities
improvements in the Pacific Center East Specific Plan area, including
the Edinger Avenue widening project, the Newport Avenue northbound
State Route 55 freeway onramp reconliguration, and the Newport
Avenue north of Edinger extension, and property acquisitions related to
the roadway projects were completed. The Agency also assisted in the
development of a new construction 54-unit senior citizen rental housing
project and a new construction 63-unit for sale family housing project
adjacent to the Project Area, and continued assisting in the
rehabilitation of family rental units in the Project Area.
These Agency redevelopment activities along with private sector
development have served to reduce the prevalence of blighting
conditions in the Project Area such as the disuse of land, substandard
infrastructure, and inadequate public facilities.
Figure 11-5 lists specific private development project completed in the
South Central Project Area and assisted by the Agency and Figure 11-6
identifies the public infrastructure projects completed by the Agency.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-5
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
FIGURE 11.4
SUMMARY OF MAJOR ACCOMPLISHMENTS TOWN CENTER REDEVELOPMEMT PROJECT AREA
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
A SUMMARY OF MAJOR PRO,IECTS COMPLETED
TOWN CENTER PROJECT AREA
PROJECT PROJECT UNITS OR BUILDING AGENCYI RATIO PUBLICI
ADURESS SQ.ET PERl\ßT PUBLIC PRIVATE
APPROX VALUATION ASSISTANCE INVESTMENT
T",lInP'~o 13681-nN~port $439.000 185/1
C,,=lo' SS>OO 14.SS',002
am", 46.500 12,965,383
R~lo_1 5.000 $324.175
PI~o Lo Eoy,"" 13011-05110>1", 11,816.000 17Il
Co~"ol 44.000 12,459.928
R~lo"""" 6.807 16\0,241
Lo""n Sq.."
R,""Addlll"" 4'4 E Elrnl 5,000 180.000 $0 110
am", 225 C",,=lo' 15,000 1341.700 10 110
B..""Kln, 13421 Newport 3.030 1155.000 10 I/O
Vo""Ex""",I,,,,&R~d'" 10 I/O
Slmn',Sqnm
am" 210-50 Mol" 6.038 11,900,400 $50.000 38/1
P""I""S"", 445 '". 246Sp"~ 1880,000 1600.000 14611
T"lInVUlo"C,.."
C,,~,¡ol \O8I-n ~ful" 25,546 1608.000 10 110
R~lo_1 13612 Newport 3~94 1109.400 10 I/O
T"Un Conny",
11"",,= 18182hvl"" 72,000 11.680,000 10 110
S.,-On 67lEElrn' 25.000 1600,000 10 I/O
C,,~"ol """'Flmt 30.000 1694.500 10 I/O
R=d,1 1490l-14945N"""ort 1995,000
""lIn Hol,h" Cml" \O96-1212hvl"o 1931,000 10 110
Rolph', E""",i," & RmDd'" 1114--l212 364,000 1249.200 10 I/O
Lon"SlvSl""""""" 1222fuvin' -.000 10 liO
1T~,tl" Tl" 1J5 SPro,p"" N/A 191,407 10 I/O
SUBTOTAL 121,140336 12.905,000
ESTIMATED
PERMANENT
JOBS CBEATED
ESTIMATED
ANNUAL SALES
TMOROTHER
244
186
20
193.000 I
161.000
125
20
14 126.000 I
60
9
N/A
24
114.500
73
12
1221,000
206
72
86
104
1130.000
C""Monti.1
1255
1545~00
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-6
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
,..,. Co....," R.'...',.", ",...,
""I"'~I"'-"" c"""'",,""'"
,.~,
l
IT".¡;oPI",.Ao"W~h
~¡¡;.CMlu
22240EF¡~tSl
4,866
BUILDING AGENCYI RATIO OF ESTIMATED ESTIMATED
PE""fiT PUBLIC PRIVAlE PE",,!ANENT ANNUAL SALES
YALUATION ASSISTANCE PlIBLlC JOBS CREATED TAX OR
INVESTMENT alliER
1641,000 $0 110 41 N/A
$325,240 SO 110 11 Coofidmti&
1285l'00 SO 110 89 - 193,000
PROIECT
PROJECT
ADDRESS
DNITS OR
SQ.FT
APPROX
H""~S.",o,,
18356Iron"BI,'
12.200
600-712EI C""¡"" 8<01
31.141
IC",,~I.I 6OOEIC""ooR~1 4,000 1120,000 $0 110 12 N/A
C.M;.h. am..
730ElC"""'R~1 15,450 $1.249,000 10 110 60 NlA
750EI C"".., 8<01 4,000 1281>50 SO 110 5 Co"fidm¡;.1
220ElC,"",ooR~1 4,720 $160,000 SO 110 14 Co"fidmtW
250EIC_oR~1 --_'1,376 $393,820 so 110 94 1M
IT.."o Mol., Lod,.
Rot." Sh...
10m..
iRd.iIIom..
100 W F"" SI 5,928 $107.890 SO I/O 20 Coofidoili~ -
12,400 I
182311Ni", 18,600 1558,000 10 1/0 75
183021Ni"" 47J44 H.750,OOO $0 110 189
i"mdl-Eh""
am,.
am",
ICo_œ"'~ C..I..
P""~C""'t,,.","
150 EI C...,;oo R~I
43,056
$1,300,000
'0
110
42 1600
11 $5,400
26 NlA
109 N/A
212 $1,000
44 NlA
76 $3,500
11 N/A
123 NlA
]282 $105,900
W.III..I"oPl=
14772P"~ 10,500 1493,000 '° 110
18331IMn. 6,000 1145,000 10 I/O
ï83011ron'
6,605 1275,000 10 I/O
14"'-7IPI.~ 32,879 S768~00 SO 110
161F""'"oLm. 53,000 1314,100 SO 1/0
14742P1.rn 11,000 1489,810 SO I/O
505-15 Fùol St 26",00 1865,190 SO 110
L.wI, PMp.rtI~
IC~dd".k
C"",~,,..om..
am..
ICI".kTowm
IHmmml Bldg. 13732N.."ort A~ --':;:86 1131,150 10 110
SUBTOTAL
$10,653,050
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-7
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
-I -I
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FIGURE 11-5
SUMMARY OF MAJOR ACCOMPLISHMENTS SOUTH CENTRAL REDEVELOPMENT PROJECT AREA
TUSTIN COMMUNITY REDEVELOPEMTN AGENCY
A SUMMARY OF MAJOR PROJECTS COMPLETED
SOUTH CENTRAl" PROJECT AREA
PROJECf PROJECf UNITS OR BUILDING AGENCYI RATIO OF
ADDRESS SQ.FT PEMDT PURUC PRIVATE
APPROX VALUATION ASSISTANCE TO PUBLIC
INVESTMENT
Pri"~,, 13882 N~."rt 8,000 1193,000 10 1/0
L' Mmha Ap.n~." 13842N"""", 9,150 1215,000 10 110
Ic"l.. 13812N_rt 9,600 1456,000 10 1/0
T,,'. R.y.l, SMI", "".. 1"2Bry>« 58Thri" 12,754,000 10 110
T",Ii. VlIlao, ""an".." 275 Sixth 14OThri'. 1232,000 10 1/0
P",dm,""""""" 15642P=dm' IIThri.. 1945,708 10 1/0
N~...I.t Ap.n~'" 14901N"""", 144"'¡I, 15,699,000 10 1/0
C",d".',ln~ 15582-92"" 6 Unit.< 167,000 10 1/0
ESTIMATED ESTIMATED
PEMIANENT ANNUAL SALES
JOBS CREATED TAX OR
OTHER
27 11.500
33 18,800
27 15.900
15 NlA
NlA NlA
N/A N/A
N/A N/A
N/A N/A
N/A N/A
~D"."Ap""-" 15712-22"- 24U,,'.. 1915,000 SO 1/0
M'm,c'nl~ (Rct,d) 1100 Edi""" 45,'") '1,120,000 1638,000 1811 200 C"nfidmUm
P"if" B"II (R&D) 1252.14728,"- 224,500 '10,572,000 10 1/0 748 $33.000
N",dm (R&D) 15222D"""m 61,190 12,710,000 $0 1/0 204 '10,600
S'lli"""{R&D) 136IVmm". 75,900 '1,760,000 $0 1/0 253 "',500
R~'" 1421-81 Edl."" 1250,000 8.411 138~00
R&D 62,100 $1,722,000 207
R~,.~,I 5,410 $391,000 16
Sol... 1302fudœlri,' 12,000 1828,000 10 1/0 40 10
T"Ii. Fm'wy C",t«
R,"II t405l-61N_rt 31~47 11,309,632 10 1/0 106 16,400
C"I'd, 14041 N""'Port 3,156 $235,009 10 110 II "',000
SUBTOTAL 132,184,349 "'8,000 ' 1887 1134,200
Tustin Community Redevelopment Agency 11-9 Third Five-Year Implementation Plan
Town Center and South Central Redevelopment Projects Fiscal Year 2005-2006 through 2009-2010
Tn'. C~~...," ..'n._,.." """r
"","""o,..o-"""C,,,""..'o"",,,
",,2
l
PROlEcr
PROJECT
ADDRESS
UffiTSOR.)
SQ.FT
jAPPROX
BJJILDJNG
PERJ\ß1
VALUATION
AGENCY! RATIO OF
PUBLIC PRIVATE
ASSISTANCE PUBLIC
INVESTMENT
$0 va
SJ,O4',337 16511
$6,277 II.V'
M..I,PI".PI~o
10,200
$U16,500
~;' T,~INoJ4934
Smg!,F~lylJo= N~_A=""
$17,154,603
'45th""
36 Uni"",=R..Jridoi
[EI Cond."IN"'I"'" C"t..
Rolly',
R"oil
B982N~'J'Ort ',294 $67,590
B942-62 N"wport 17,479 $786,455
116Uru" SJ75,ooo SO
1483JN"""",
1581' P..,do.. $0
Tm"N" 54U"'I. $6,779.859 $350,000
IIO'S"""""A~ (53 u,"""",n< R..Jridoi
19.411
ESTIMATED ESTIMATED
PERMANENT ANNUAL SALES
JOBS CREATED TAX OR
OTHER
61 $18,500
N/A N!A I
20 $15,732 I
N/A NIA I
NIA NIA I
~
20 $15,732
1907 $749,932
Sy"nm,.G"d",
C""do C""-,""
1/0
r;::::~~-:'::I~;~:""
'/0
I::;;',,::I:~::::::-'I'
SUBTOTAL
$10,103,648
$1,O47,6J4
TOTAL
$50,367,997
SJ,935,6J4
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-10
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
PUBLIC INFRASTRUCTURE
FIGURE 11-6
PUBLIC INFRASTRUCTURE PROJECTS
TOWN CENTER:
General street widening,
Holt Avenue/State Route 55 storm drain improvements,
Irvine Blvd. intersection improvements.
Main St. banner pole Project.
Restriping of Irvine Blvd,
Street rehabilitation of Newport and Prospect Avenues,
Traffic control improvements (i.e. increased lighting, signalization, traffic signs and left turn phasing lanes),
Traffic signal installation at 1st and B Streets.
Undergrounding of utilities.
Tustin Water Yard Improvements
Old Town Commercial District Streetscape Enhancement Project (street lighting, decorative paving, landscaping, furnishings, and signage),
Street widening acquisitions and construction documents preparation for Irvine Boulevard and Newport Avenue intersection widening improvements,
SOUTH CENTRAL:
Alley pavement improvements for alleys between Newport and Orange Avenues, south of San Juan St. and Newport and Bonita Avenues.
C Street reconstruction,
Edinger Ave, widening between SR-55 and Red Hill Ave,
Engineering and environmental assessment of widening Valencia Ave.
Extend Newport Ave, to Edinger, and eventually, Valencia Ave,
General lighting improvements.
Improvements to Del Amo Ave. in conjunction with the new off-ramp from SR-55 at Newport Ave,
Installation of traffic signals at McFadden and Walnut Avenues,
Mitchell Ave, pavement and right-of-way improvements,
Newport Ave, road improvements from Sycamore to McFadden Avenues.
Red Hill Ave, grade separation at the AT&SF railroad tracks,
Street improvements coordinated with housing rehabilitation programs to fund off-site improvements (i.e, alley and right-of-way improvements),
Studies, plans, engineering, and construction of a new off-ramp from SR-55 at Newport Ave,
Widening, pavement improvements, and reconstruction of San Juan Street from Newport Ave. to Orange Ave.
Street widening acquisitions and construction documents preparation for Edinger Avenue "Smart Street" project from SR-55 to Red Hill.
Right-of-way acquisitions and construction documents preparation for Northbound Ramp SR-55 and roadway improvements,
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-11
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
FINANCIAL RESOURCES
The projects, programs and expenditures to be implemented over the
next five years will depend on the level of financial resources available
to the Agency. Available financial resources will include tax increment,
after the Agency's 20% deposit to the low and moderate income
housing set-aside fund, and revenue from bond proceeds, land sales,
prior loan repayments, interest earnings, and new loans to the Agency,
Figure 11-7 presents a summary of the estimated non-housing tax
increment that may be available to the Agency over the next five years.
The estimated available funds reflect the estimated non-housing tax
increment minus estimated debt service payments,
An illustrative five year cash flow for non-housing activities is provided in
Figure 11-8, which includes the proposed programs and projects
expenditures that are identified in the following section detailing the five
year implementation activities,
For the Town Center Project, as of June 30, 2005 the estimated
beginning Capital Projects fund balance is approximately $1.2 million. It
is anticipated that approximately $6.2 million additional net tax
increment will be generated resulting in approximately $7.4 million
available to fund non-housing projects, programs and expenditures over
the Implementation Plan's 5-year time period.
For the South Central Project, it is estimated that as of June 30, 2005
there will be a starting Capital Projects fund balance of approximately
$3.0 million. It is anticipated that an additional $12.1 million in net non-
housing tax increment will be generated over the next five years
resulting in approximately $15.1 million available to fund non-housing
projects and programs and expenditures over the Plan's time frame.
The Agency's funding for affordable housing activities from the set-
aside fund is discussed in the housing activities section of this Plan,
EstimatedAvailable Resources
Town Center Project Area
Less Estimated Debt Payments:
Estimated Availabie Funds:
South Central Project Area
Less Estimated Debt Payments:
Estimated Availabte Funds:
FIGURE 11-7
ESTIMATED NON-HOUSING TAX INCREMENT REVENUE
Beginning
Fund Balances
$ 3,055,953'
$ t.820,880'
$ 1,235,073'
FY 05'08 FY 06-07 FY 07-08 FY 08-09 FY 09- to TOTALS
$2,721,289 $2,802,928 $2,887,016 $2,973,626 $3,062,835 $14,447,693
$t,647.680 $1642,030 $1,649,357 1,652.365 41.647.180 $ 8,2;Jß,Q12
$1,073,609
$1,160,898
$1,237,659
$1,321,261
$1,415,655
$ 6,209,081
$ 4,485,321 '
$ 1,455J!5B'
$ 3,030,573'
$2,332,147 $2,402,111 $2,474,175 $2,548,400 $2,624,852 $12,281,685
$ 48,600 $ 48.600 $ 48.600 $ 48,600 $ 48,600 $ 243.000
$2,283,547 $2,353,511 $2,425,575 $2,499,800 $2,576,252 $12,138,685
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
, Estimated beginning fund balances based on June 30, 2004 batances plus FY 04-05 fund deposits, minus FY 04-05 debt service and encumbrances (see Figure 11-8).
" Estimated Non-Housing Tax Increment Revenues based on FY 03-04 deposits estimated to increase at 3% per year and adjusted for debt service,
11-12
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
FIGURE 11-8
FIVE YEAR NON-HOUSING ACTIVITIES ILLUSTRATIVE CASH FLOW
ESTIMATED REVENUES AND EXPENDITURES
I South CentralJ'fQject Area I
I Fund Balances FY 04-05 I
Beginning Fund Batance -
$2,221,611
Estimated Non Housing Fund Oeposits ..
Available Funds
$2,264,220
$4,485,831
$2,221,611
Less: Annual ObliGations:
Debt Payments
Estimated Admin. & Indirect Expenses
Programs and Projects Expenditures -..
$48,600
$90,000
$1,316,658
Remaining Balance
$2,221,611
$3,030,573
I FY 05-06 FY 06-07 FY 07-08 FY 08-09 FY 09-10 I I TOTALS: I
I $3,030,573 I $5,184,120 $1,357,631 $3,503,206 $5,823,006
$2,332,147 $2,402,111 $2,474,175 $2,548.400 $2,624,852 $12,381,685
$5,362,720 $7,586,231 $3,831,806 $6,051,606 $8.447,858
$48,600 $48,600 $48,600 $48,600 $48,600 $243,000
$90,000 $90,000 $90,000 $90,000 $90,000 $450,000
$40,000 $6,090,000 $190,000 $90,000 $40,000 $6,450,000
$5,184,120 $1,357,631 $3,503,206 $5,823,006 $8,269,258
I Town Center Project Area I I Fund Balances FY 04-05 I I FY 05-06 FY 06-07 FY07-08 FY 08-09 FY 09-1 o I I TOTALS: I
Beginning Fund Balance' ($441,075) I $1,235,073 I $1,513,357 $863,255 $40,913 $1,112,174
Estimated Non Housing Fund Oeposiis .. $3,497,028 $2,721,289 $2,802,928 $2,887,016 $2,973,626 $3,062,835 $14,447,693
Available Funds ($441,075) $3,055,953 $3,956,362 $4,316,285 $3,750,270 $3,014,539 $4,175,009
Less: Annual ObliGations:
Oebt Payments $1,647,680 $1,647,680 $1,642,030 $1,649,357 $1,652,365 $1,647,180 $8,238,612
Estimated Admin & Indirect Expenses $80,000 $150,000 $150,000 $150,000 $150,000 $150,000 $750,000
Programs and Projects Expenditures ..- $93,200 $645,325 $1,661,000 $1,910,000 $100,000 $100,000 $4,416,325
Remaining Balance ($441,075) $1,235,073 $1.513,357 $863,255 $40,913 $1.112,174 $2,277,829
. FY 05-96 Beginning Fund Balance reflects the ending available funds balance as shown in the June 20,2004 audit that include the Capital Fund's Cash & Investments Assets,
minus Account Payable and Accrued Liabilities, which is adjusted to reflect estimated FY 04-0S fund deposits and expenditures.
.. Estimated Annual Deposiis based on FY 03-04 deposits estimated to increase at 3% per year during the tive-year period.
... Programs and Projects Expenditures including administration and indirect expenses as discussed in the subsection tor Implementation Activities.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-13
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
The existing financial obligations for the Town Center and South Central
Project Areas are described as follows:
TOWN CENTER EXISTING OBLIGATIONS
. Bond Debt Service.
On July 1, 1998, the Agency issued $20,805,000 Tax Allocation
Refunding Bonds to refund the Agency's Town Center Area Refunding
Bonds, Series 1987 and the Agency's Town Center Subordinate Tax
Allocation Bonds, Series 1991. Net proceeds were used to purchase
Government Securities for the Series 1987 and Series 1991 Bonds
which were deposited in an irrevocable trust to provide for all future
payments when the Series 1987 and 1999 Bond are called for
redemption, According to the Agency's Finance Director, as of June
30, 2004, the long-term debt Balance on the 1998 Tax Allocation
Refunding Bonds was $21,356,766. The annual debt payments
including principal and interest will be approximately $1,648,000 and
total $8,238,612 during the Plan's five year period,
. Set-Aside for Low and Moderate-Income Housing Purposes.
The CRL requires that all redevelopment agencies set aside not less
than 20 percent of their annual gross tax increment revenues that must
be deposited into a separate fund to facilitate the development of
housing for persons with low and moderate incomes. Particulars
regarding the estimated amount and planned usage of the set-aside
funds are described in the Housing Section of this Implementation Plan.
. Town Center Low and Moderate-Income Housing Set-Aside
Deferral.
Between fiscal years 1985-86 and 1991-92, the Agency deferred a total
of $2,776,042 from its Low and Moderate-Income Housing Set-Aside
Fund in order to pay existing obligation including bond debt service
described above. Particulars regarding the deferral and the plan for
payment from non-housing resources to eliminate the Set-Aside Fund
deficit are described in the Housing Section of this Implementation Plan.
SOUTH CENTRAL EXISTING OBLIGATIONS
. Set-Aside for Low and Moderate-Income Housing Purposes.
The CRL requires that all redevelopment agencies set aside not less
than 20 percent of their tax increment revenues to facilitate the
development of housing for persons with low and moderate incomes.
Particulars regarding the estimated amount and planned usage of the
set-aside funds are described in the Housing Section of this
Implementation Plan.
. City Loan Repayment
The City of Tustin has advanced a total of $3,000,000 to the Agency for
administrative costs, which is a debt of the Agency requiring interest
paid annually from available non-housing resources and principal to be
paid prior to the last date to receive tax increment (July 15, 2025) under
the South Central Redevelopment Plan.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-14
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
AGENCY FIVE.YEAR IMPLEMENTATION ACTIVITIES
Non-housing implementation activities for both Project Areas will be
generally associated with the following major areas:
. Economic Development
. Community Facilities
. Public Infrastructure/Street Improvements
These programs must often coincide and be overlayed to produce a
successful project. Infrastructure and community facility improvements
may work in concert with a private development project to ensure the
desired economic development objective is achieved. Traffic flow
improvements can be used to protect and enhance neighborhoods while
at the same time serve to stimulate private investment and economic
expansion, Projects may vary dramatically during the next five years in
reaction to market conditions and private development interest, but the
three main programs will remain the focus of the Agency,
To support the major 1ocus areas of the Implementation Plan, direét
administration program support costs, as well as, indirect costs including
planning, professional consulting and legal expenses will also be
incurred,
The Agency's five-year implementation activities are based on the
availability of funding from existing fund balances, bond proceeds and
estimated future tax increment revenues not previously committed to
existing financial obligations. In addition, financial resources from other
City, State and Federal programs, including but not limited to,
Community Development Block Grant (CDBG), economic development
funds and capital improvement project funds may be used, if available,
to assist in implementing the Agency's projects and programs.
The proposed projects, programs and the corresponding expenditures
over the five-year period are designed to achieve the Goals and
Objectives of this Third Implementation Plan and the elimination of
blighting conditions. They are identified by Project Area in priority order
as determined by the Agency. However, financial resources are
expected to be insufficient to complete implementation activities
within the five-year time period.
The CRL requires a five-year implementation plan regardless of
economic conditions during the future five-year period. It should,
however, be understood that the funding of identified programs is
greatly influenced by economic conditions and the ability of the private
sector to respond to Agency initiatives, Projects and expenditures rely
on the private sector's ability to obtain funding, as well as the Agency's
ability to maintain and increase tax increment revenues, If the Agency's
revenues are depleted because of higher than projected expenditures or
new requirements imposed by the State, it is unlikely that all of the
projects and/or programs listed will be implemented.
Achievement of the Implementation Plan Goals and Objectives, and the
implementation of the projects, programs and expenditures outlined in
this Third Implementation Plan will assist in eliminating blight within the
Town Center and South Central Redevelopment Project Areas. The
relationship between the Goals and Objectives of the Implementation
Plan, projects, programs and expenditures of the Implementation Plan,
and the blight that will be eliminated is described in Figures 11-10 and 11-
11. Private sector activities will additionally contribute to the removal of
blight within the Project Areas and the the revitalization of the Project
Areas
The Agency's housing activities are discussed in Section III of this Plan.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-15
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
TOWN CENTER REDEVELOPMENT PROJECT AREA
The Agency's focus during the next five-year period for the Town Center
Redevelopment Project Area is to concentrate on economic
development, community facilities, and public infrastructure/street
improvement programs identified below.
Implementation PlanGga!s and Objectives
. Provide business assistance for rehabilitation, expansion and
retention of existing and new businesses in the Project Area.
. Rehabilitate substandard and deteriorating structures to improve
building conditions, increase functionality and desirability, and to
integrate area-wide design characteristics with the aim to create a
cohesive commercial district,
. Provide development assistance for new retail commercial uses to
expand the community serving commercial core in the Project Area.
. Upgrade substandard public infrastructure systems and public
facilities, and provide for the installation and construction of new
public improvements to meet the requirements of existing and new
development in the Project Area.
TOWN CENTER FIVE YEAR PROJECTS, PROGRAMS &
EXPENDITURES
Economic Development ProGrams ($350,000)
. Developer/Property Owner Assistance Program to support
revitalization of the City's historic Old Town and adjacent areas
within the Town Center Project Area. The type of assistance may
include, but not be limited to land assembly and resale to private
developers, land preparation, off-site improvements, fee payments,
design and engineering assistance, development loans (as may be
allowed under the law), development of parking facilities.
. Owner Assistance/Commercial Rehabilitation Program to provide
financial assistance in the form of loans and grants for historic
preservation, building and code compliance, building renovation and
façade improvements.
. Business Assistance and Outreach Program to support the retention
of existing businesses and attraction of new businesses.
Expenditures would include, but not be limited to such items as
brochures, and marketing materials.
Communitv Facilities ProGrams ($4,00,000)
. Tustin Library - expansion and/or renovation of the facilities if
supported by a State Library Bond Act Grant, developer
contributions, and potential Tustin Legacy project contributions.
. Stevens Square Parking Structure - provision of additional
pedestrian aocess.
. 420 EI Camino Real Property Improvement - installation of street
front landscape improvements.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-16
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Public Infrastructure/Street Improvement Proarams ($67,000)
)
. East Alley (Prospect Lane) Enhancement Project - implementation
streetscape/pedestrian improvements in historic Old Town area
including street planting and lighting improvements supported by
CDBG funding,
. Old Town Signage Program - installation of way finding signs
throughout commercial district.
. Prospect Avenue Enhancement Project - implementation of
roadway and pedestrian improvements between Main Street and 3rd
Street supported by CDBG funding,
. Irvine Boulevard Storm Drain Projects - improvements between EI
Modena-Irvine Channel and State Route 55,
. Lighting and Traffic Control Projects - general improvements as
determined needed to upgrade existing street lighting, traffic signal
synchronization or phasing and/or new traffic control installation, also
includes lighting and pavement improvements to private and public
alleys,
. Utilities Improvement Program - underground utilities in the City's
historic area.
Aaencv Administrative Proaram Suppon and Indirect Costs Incurred bv
9!y ($750,000)
The Agency may also make payments to reduce the Low and
Moderate Income Housing deficit, if additional tax increment funds
are available during the Plan's five year period,
Proposed Projects, ProQrams and Expenditures Relationship to
BIiQht
The CRL requires an explanation of the relationship between proposed
projects, programs and expenditures to the elimination of blight with the
project area during the period of the Plan, At the time the Town Center
Redevelopment Plan was adopted, the plan spoke to health and safety
conditions of buildings, and the factors that characterize economic
dislocation, deterioration or disuse. Briefly, a blighted area is one that
contains specific conditions and factors resulting in the lack of proper
utilization of the area that constituted a serious burden on the
community and that could not be alleviated by private enterprise acting
alone.
The Implementation Plan Goals and Objectives represent the Agency's
near-term direction to continue the elimination of blight by providing
assistance to strengthen the business environment of the Town Center
Project Area, Specifically, the Implementation Plan Goals and
Objectives will help the revitalize the building stock by improving
deteriorated building conditions and correcting deficiencies among
aged buildings. Goals and Objectives to upgrade and install public
improvements and facilities, and to provide assistance to existing
businesses, new businesses, and new development will help foster
economic growth and correct or prevent conditions that may result in
depreciated values, impaired investments and economic
maladjustment, while facilitating the construction of necessary public
infrastructure,
Although both Agency assisted and private sector redevelopment
activities have made major contributions to an improvement in the
building stock in the project area and to an improvement to the
prevalence of depreciated values, impaired investments and economic
maladjustment in the Project Area, some of the conditions still remain to
be addressed under this Third Implementation Plan.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-17
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
The following is a list of major blighting characteristics identified in the
Town Center Redevelopment Plan and how the proposed Agency
activities during the next five-year period will eliminate or prevent the
spread of these blighting conditions within the Project Area:
. Deterioration, Age and Obsolescence. Several buildings and retail
centers in the Project Area remain characterized by deterioration, age
and obsolescence. These properties do not appear to meet the
changing needs of the commercial/retail sector and are no longer
economically competitive in today's markets. The Economic
Development program is proposed to correct these conditions and
eliminate this blighting condition in the Project Area.
. The Existence of Inadequate Public Improvements and Utilities
Which Cannot be Remedied by Private or Governmental Action
Without Redevelopment. Targeted areas in need of public
improvements upgrades or new construction remain in the Project Area.
Public parks serving the surrounding community are in need of
upgrades and renovation, while traffic control and circulation measures
continue to be needed, The Agency wishes to maintain its level of
commitment to improving the public infrastructure serving the Project
Area by continuing a Community Facilities Program and Public
Infrastructure and Street Improvement Programs.
. A Prevalence of Depreciated Values, Impaired Investments and
Economic Maladjustment. Although conditions have slowly improved
because of redevelopment activity in the Project Area, some problems
including the lack of parking, vacant land, outdated building conditions,
underperforming property values, and a lack of investment still remain,
All of the Programs and Expenditures proposed under this Third
Implementation Plan will address these blighting conditions.
The matrix provided in Figure 11-9 summarizes the relationship
between the Implementation Plan's goals and objectives and the
Plan's proposed projects, programs and expenditures to the remaining
blighting conditions.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-18
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
FIGURE 11-9
TOWN CENTER PROJECT AREA
BLIGHT ELIMINATION RELATIONSHIP TABLE
Detenoration, tnadequate Depreciated
GOALS & OBJECTIVES Age & Public Values,
Obsolescence Improvements & Impaired
Utilities Investments &
Economic
Matad'uslment
Provide business assistance tor rehabilitation, expansion and
retention ot existing and new businesses, X X
Rehabilitate substandard and deteriorated structures to improve
building conditions, increase functionality and desirability, and to X
integrate design charactenstics,
Upgrade substandard public inlrasfructure systems and public
facilities, and provide for the installation and construction of new X
public improvements to meet the needs of the Project Area,
Provide direct assislance lor the development of new commercial
uses, X X
PROGRAMS & EXPENDITURES
Economic Development Programs X X X
Community Facilities Programs X
Public IntrastructurelStreetlmprovement Programs X X
Note: Administrative program support and indirect costs incurred by the City In adminislenng Redevelopment Agency project areas support all
programs and expenditures,
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-19
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
SOUTH CENTRAL REDEVELOPMENT PROJECT AREA
The Agency intends to concentrate its redevelopment efforts in the
South Central Project Area during the next five-year period on
economic development, public infrastructure/street improvement and
community facilities programs, These programs will allow funding to
alleviate substandard infrastructure in the Pacific Center East Specific
Plan Area and to alleviate traffic congestion throughout the Project
Area, The Specific Plan is the primary devise for implementing the land
use and infrastructure provisions of the Redevelopment Plan for the
amended area of the South Central Project Area, While concentrating
efforts within the Pacific Center East Specific Plan Area, the Agency
also wishes to continue its public improvement program in the
remainder of the Project Area,
Implementation Plan Goals and Objectives
. Provide direct assistance to support and facilitate development, to
preserve the City's employment base, and to provide for an integrated
business park environment which capitalizes on market opportunities
and which is compatible with adjacent land uses.
. Provide assistance to the private sector through the construction of
circulation improvements designed to facilitate access to underutilized
sites,
. Upgrade substandard public infrastructure systems and public
facilities, and provide for the installation and construction of new public
improvements to meet the requirements of existing and new
development in the Project Area.
South Central Five Year PrQiects. Proclfams and Expenditures
Economic Development Proc:¡rams ($200,000)
. Developer/Property Owner Assistance Program to support
development and revitalization within the South Central Project Area,
The type of assistance may include, but not be limited to land
assembly and resale to private developers, land preparation, off-site
improvements, fee payments, design and engineering assistance,
development loans (as may be allowed under the law), development
of parking facilities.
. Business Assistance and Outreach Program to support the retention
of existing businesses and attraction of new businesses,
. Expenditures would include, but not be limited to such items as
brochures and marketing materials,
. Augmentation of CDBG funding for City's graffiti removal program,
Communitv Facilities Proc:¡rams ($200,000)
. Recreational Facilities Program - improvements for existing facilities
and the construction of recreational open space to serve the
surrounding community.
. Tustin Family and Youth Center Expansion - additional land
acquisition,
. Tustin Family and Youth Center Playground Improvements-
installation of additional playground equipment.
Public Infrastructure/Street Improvement Proc:¡rams ($6,050,000)
. Newport Avenue/State Route 55 Northbound Ramp Reconliguration -
relocation of existing ramps including construction of new ramps,
demolition of existing ramps, construction of Newport Avenue
between Edinger and Valencia, and realignment and construction of
Del Amo, between Edinger and the newly constructed ramp,
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-20
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Public Infrastructure/Street Improvement Proarams (continued)
. Newport Avenue Extension North of Edinger Avenue - extension
from existing Newport Avenue terminus south to Edinger Avenue.
. Edinger Avenue Widening - widening to major arterial smart street
standards between State Route 55 and 1,400 feet east of Red Hill
Avenue with intersection enhancements and traffic control
improvements.
. Valencia Avenue Widening - widening of right-of-way and intersection
improvements per the Pacific Center East Specific Plan and traffic
control improvements.
. Red Hill Avenue Widening - widening of right-of-way and intersection
improvements between EdinQer Avenue and Vaiencia Avenue per
the Pacific Center East Specific Plan.
. Lighting and Traffic Control Projects - general improvements as
determined needed to upgrade existing street lighting, traffic signal
synchronization or phasing and/or new traffic control installation, also
includes lighting and pavement improvements to private and public
alleys.
ort and Indirect Costs Incurred b
Proposed Projects. Proarams and Expenditures Relationship to
Bliaht
The CRL requires an explanation of the relationship between proposed
projects, programs and expenditures to the elimination of blight with the
project area during the period of the Plan, At the time the South Central
Redevelopment Plan was adopted, the plan spoke to health and safety
conditions of buildings, and the factors that characterize economic
dislocation, deterioration or disuse, Briefly, a blighted area is one that
contains specific conditions and factors resulting in the lack of proper
utilization of the area that constituted a serious burden on the
community and that could not be alleviated by private enterprise acting
alone.
The Implementation Plan Goals and Objectives represent the Agency's
near-term direction to continue the elimination of blight by providing
support to the industrial sector of the South Central Project Area, thus
expanding the industrial base of the City and increasing employment
opportunities, Specifically, these Implementation Plan Goals and
Objectives will help to facilitate private sector development by assisting
existing and new businesses, New development will also foster new
economic growth and correct conditions of depreciated values, impaired
investments and economic maladjustment by returning the land to
proper utilization,
Although the Agency has undertaken an extensive public improvement
program within the Project Area which has corrected several
deficiencies, targeted areas in need of public improvement upgrades or
new construction remain,
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-21
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
The following is a list of major blighting characteristics found in the
South Central Project Area and how the proposed Agency activities
during the next five-year period will reduce the prevalence of these
blighting conditions,
. The Existence of Inadequate Public Improvements and Utilities
which cannot be Remedied by Private or Governmental Action
Without Redevelopment. Access between the northern portion and
the southern portion of the Project Area is restricted because of the lack
of through streets. While Red Hill provides the only north-south access
route in the surrounding area, it does not provide direct access between
the south (essentially the 1985 Amendment Area) and the central area
of the Project Area. In addition, further development within the Pacific
Center East Specific Plan area is restricted because of a lack of
necessary public improvements, particularly circulation improvements to
provide access to various sites. The Agency intends to facilitate
development within this area and to eliminate the lack of proper
utilization and prevalence of vacant sites within this area through the
Public Infrastructure/Street Improvement Program,
. A Prevalence of Depreciated Values, Impaired Investments and
Economic Maladjustment. The Amendment Area will continue to
suffer from a lack of proper utilization because an inadequate
infrastructure system, Extraordinary high costs are required to correct
these deficiencies. The Agency is proposing to contribute to the
construction of off-site circulation system improvements, freeway ramp
improvements, and street improvements to provide better access to and
within the Amended Area. The Agency is also proposing to continue
the Economic Development Programs to foster economic vitality in the
South Central Project Area.
. The Existence of Inadequate Public Infrastructure/Facilities.
While the Agency has made contributions to constructing recreational
facilities for elementary and rniddle school age children, young adults
and families in the Project Area, target areas remain to be adequately
served and in need of improvements or new construction. The Agency
proposes to maintain its level of commitment to improving the public
infrastructure and facilities in the Project Area by continuing the
Community Facilities Program,
The matrix provided in Figure 11-10 summarizes the relationship
between the Implementation Plan's goals and objectives and the Plan's
proposed projects, programs and expenditures to the remaining
blighting conditions,
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-22
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
FIGURE 11-10
SOUTH CENTRAL PROJECT AREA
BLIGHT ELIMINATION RELATIONSHIP TABLE
Deterioration, Inadequate Depreciated
GOALS & OBJECTIVES Age & Public Values,
Obsolescence Improvements & Impaired
Utilities Investments &
Economic
Maladiustment
Provide direct assistance to support and facilitate
development, to preserve the City's employment base, and to X X
.provide for an integrated business park environmenf which
capifalizes on market opportunities and which ;s compatible
with adjacent land uses.
Provide assistance to the private sector through the
construction of circulation improvemenfs designed to facilitate X X
access to underutilized sites.
Upgrade substandard public infrastructure systems and public
facilities, and provide for the installation and construction of X X X
new public improvements to meet the needs of the Project
Area.
PROGRAMS & EXPENDITURES
Economic Development Programs X X X
Community Facilities Programs X
Public Infrastructure/Street Improvement Programs X X
Note: Administrative program support and Indirect costs IncuITed by the Redevelopment Agency project areas support all programs and expenditures.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-23
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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HOUSING ACTIVITIES INTRODUCTION
The housing component of the Implementation Plan is a complement to
the Implementation Plan. The Plan presents the Agency's explanation
of how specific goal and objectives, and proposed projects, programs
and expenditures will implement the low and moderate income housing
requirements mandated by law, including the following:
1. An annual Housing Program for the five-year term that provides
sufficient detail to measure performance of the Low and Moderate
Income Housing Fund requirements,
2. An enumeration of the number of new, rehabilitated, assisted,
price restricted, or destroyed housing units during the term of the
respective redevelopment plans for the Town Center and South Central
Redevelopment Project Areas.
2. An outline of the Agency's plan in using the Affordable Housing
Set-Aside Fund including annual deposits, transfer of funds, or accruals
for special projects.
4. An identification of frog rams, and projects that will result in the
destruction or removal 0 existing affordable housing, if any, and the
proposed locations for replacement housing.
5. The Agency's Ten-Year Housing Affordability Compliance Plan as
Required by California Community Redevelopment Law (CRL) Sections
33413 and 33490(a)(2).
Much of the information, including components of the Agency's housing
implementation plan are based on the City and Agency's
Comprehensive Affordability Strateg~ for fiscal years 2000-2001
through 2009-2010, and the City s Housing Element adopted
November, 2002. Implementation of the Plan will ensure consistency
with and achievement of the goals and objectives of the City's Housing
Element and other housing related requirements contained in the CRL.
An agency's major housing responsibilities generally fall under four
broad categories including: 1) the set-aside of 20 percent of gross tax
increment revenue for low and moderate income housing (Sections
33334.2 and 33334.6); 2) the creation of housing affordable to low and
moderate-income persons and families based on the production of all
new or substantially rehabilitated dwelling units (Section 33413); 3) the
replacement of low and moderate income dwelling units removed as a
result of Agency activity (Section 33413); and 4) the proportional
expenditure from the 20 percent set-aside fund on housing for low and
very low income persons based on community need (Section 33334.4).
A discussion of each of the four categories is provided in this Housing
Activities component of the Implementation Plan.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-1
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
HOUSING SET-ASIDE FUND
Section 33334.2 of the CRL requires, for every redevelopment plan
adopted or amended to add territory on or after January 1, 1977, no
less than 20 percent of the tax increment received by the agency from a
redevelopment project (or area added by amendment) be set aside for
increasing, improving and preserving the community's supply of low and
moderate income housing. The revenues may be expended inside or
outside of a project area, If expended outside the project area, a
resolution must be adopted stating that outside expenditures are of
benefit to the project area. The set-aside funds are to be held in a
separate Low and Moderate Income Housing Fund until used. Any
unexpended amount in the Low and Moderate Income Housing Fund
that exceeds the greater of one million dollars or the aggregate amount
deposited during the preceding four fiscal years (beginning in 1989-
1990) becomes excess surplus,
For redevelopment plans adopted before January 1, 1988, the 20
percent set-aside was required beginning in the 1985-1986 fiscal year
pursuant to Section 3334,6 of the CRL. However, an agency could
reduce and defer its low and moderate income housing deposit
requirement in any fiscal year if it found that the reduction was
necessary to make payments on "existing obligations" (Le"
indebtedness incurred prior to January 1, 1986), and for fiscal years
1995-1996 only to fund "public and private projects, program or
activities" approved by the agency prior to January 1, 1985 (Section
33334.6), If such a reduction was made, a statement of Existing
Programs, or a Statement of Existing Obligations, or both had to be
adopted by September 1, 1986 and filed with the Department of
Housing and Community Development. The 20 percent set-aside or a
portion of it could be only deferred until July 1, 1996, at which time full
deposits had to be made, A deficit elimination plan was also required to
be prepared to outline the agency intentions on expending the amount
equal to the difference between the required 20 percent tax increment
set-aside and the actual amount deposited, if any, for each year a
deposit was reduced.
DEFERRALS WITHIN THE TOWN CENTER PROJECT AREA
The Town Center Redevelopment Project Area is subject to Section
33334.6 of the CRL, which applied the low/moderate housing set-
aside requirement to pre-1977 projects, Section 33334.2 of the CRL
also enabled the elimination or reduction of the annual housing fund
deposit if the agency made findings regarding the lack of need for
low/moderate housing in Tustin or the sufficiency of less than 20% of
the Project Area's tax increment to meet the need that does exist. In
addition, if a project had obligations that were incurred prior to the set-
aside requirement, the agency could also defer the annual set-aside
deposit as necessary to meet its earlier obligations. The Agency
adopted such a Statement of Obligations for the Town Center Project
and in fiscal years 1985-1.986 through 1991-92 deferred the deposit of
approximately $2.8 million into the Housing Fund,
In accordance with CRL requirements, the Agency adopted an
amended Deficit Reduction Plan in May 2000 for elimination of the
deficit caused by the deferral., Per the Amended Plan, commencing in
FY 2005-2006 the Agency wiii deposit to the Housing Fund an amount
equal to 20% of the net tax increment available in any year the that
the tax increment equals at least 125% of the non-housing activities
annual obligations,
DEFERRALS WITHIN THE SOUTH CENTRAL PROJECT AREA
Because the Redevelopment Plan for the South Central
Redevelopment Project Area was adopted after January 1, 1977 the
provisions of Section 33334.2 regarding the set-aside of 20% of tax
increment for low/moderate housing purposes apply, The
requirement for the South Central Project Area provide the same
options for reducing or eliminating the set-aside deposit in a given
year as discussed above, The Agency has not deferred any deposits
in the South Central Housing Fund.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-2
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Housing Funds Available
Figure 111-1 summarizes the estimated amount of beginning balances in
the Housing Fund and the projected tax increment deposits into the
Housing Funds for the Town Center and South Central Project Areas
during the Implementation Plan's five-year period. While the projected
set-aside tax increment revenues shown are based on the amounts
deposited in FY 03-04 and estimated to increased at 3 percent per year,
the actual housing set-aside deposits could be more or less than the
amounts shown.
FIGURE 111-1
SUMMARY OF HOUSING SET-ASIDE FUNDS
Town Center South Central
$ 554,000 $ 4,726,300
$3,611,900 $3,095.400
Estimated Beginning Fund Balance'
Estimated Tax Increment Deposits"
Five-Year Totals:
$4,165,900
$ 7,821,700
Combined Fund Amount:
Interest Earnings" ':
$11,987,600
$400.000
$ 12,387,600
TOTAL AVAILABLE FUNDS
(Over Next FivHear Period)
, Balance as of June 30, 2004 , adiustedto reflect encumbrances and obligations.
" Set~Aside Fund Tax Increment Deposits estimated to increase 3% per year.
". Interest Eamlng estimated at 2,5% basad on 50% of outstanding balance at any time..
The Agency anticipates funding the available housing set-aside
resources for affordable housing activities within the five-year
Implementation Plan time frame. The Agency also may also use Home
Funds and federal CDBG Funds, if needed, to accomplish the goals
and objectives of the Implementation Plan,
Housing Fund ProQrams. Projects and Expenditures
A description of the projects and program expenditures comprising the
Agency's housing activities during the next five and ten-year periods is
provided in the following:
1, Low & Moderate Income Homebuver Proaram ($2,375,000)
The Homebuyers Program is comprised of three major components:
Homebuyer Assistance Loans which consists of the provision of
deferred payment loans secured by second deeds of trust to fund
the "gap" between the affordable housing cost and the fair market
value of a unit to reduce the overall mortgage cost of a home to
levels supportable to low-mod buyers, Homebuyer Assistance
Loans may be made for properties located city-wide.
Low Interest Mortgage Loans consists of referring potential
homebuyers to banks and other lenders that offer below market
down payment requirements to qualified buyers.
Mortgage Credit Certificate Program (MCCP) administered by the
County of Orange, the program provides federal income tax credits
as a form of assistance to homebuyers, During the last reporting
period, the County of Orange has funded the administrative costs of
the MCC program,
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-3
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
2.
PreselVation of Existinc¡ Housinc¡ ($750,000)
Preservation of the Tustin Gardens Apartments, a 101-unit Section
221 (d)(4) senior project with a Section 8 contract that expired but
has been extended on an annual basis, The units are defined as
"at risk" under CRL and will require Agency assistance if the owner
elects not to renew its annual contract at any time,
3. Rehabilitation of Existinc¡ Housinc¡ Stock ($3,450,000)
Owner Occupied (1 to 2 units) Rehabilitation Loans and Grants to
continue to provide rehabilitation loans and grants for owner-
occupied single family properties within certain specified target
areas for households at or below 120% of the median income,
adjusted for family size,
Rental Rehabilitation Loans and Grants to owners rental properties
in need of moderate rehabilitation where at least 51% of the
tenants are at or below 120% of medium income and remain within
the Fair Market Rent (FMR) levels for a period not less than the
period of land use controls established in the respective
Redevelopment Plan,
Multifamily Acquisition, Rehabilitation and Conversion to Ownership
Housing for smaller apartment projects containing two to eight units
each which could be acquired, rehabiiitated, converted to
condominiums and sold to qualified homebuyers with resale
restrictions which limit the use of the property and limit the extent to
which home prices may increase,
Multifamily Acquisition, Rehabilitation and Rental to facilitate the
purchase from absentee landlords and substantial rehabilitation of
apartments that could be retained in non-profit ownership and
rented to qualifying low and moderate income tenants for the
longest period feasible, but for not less than the period of land use
controls as established in the respective Redevelopment Plans.
4. New Housinc¡ Construction ($5,000,000)
New Owner Housing Construction would provide land acquisition
assistance to private developers for construction of new owner
housing to mitigate the amount of the affordability gap for qualified
potential homebuyers,
5. Su/J/Jo¡f and AncillalV SelVices (non-local resource))
Homeless Housing Partnership to provide assistance through
federal programs to provided transitional housing for persons and
families that are at or below 50% of the medium income level,
adjusted for family size.
Existing Section 8 Rental Assistance for very low and low income
persons and families through the Section 8 Rental Assistance
certificate program of the Orange County Housing Authority.
6. Administrative Su/J/Jo¡f Ex/Jenditures ($465,000)
Administrative Support costs incurred and directly related to
implementing the housing program including salaries, overhead,
consultant and legal expenses, supplies, etc, The Agency's
administrative program support expenditures from Housing Set-
Aside Funds must be determined each year and found to be
necessary to implement the housing program.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-4
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Figure 111-2 provides an illustrative example of how the combined housing programs could be financed on an annual basis over a five-year period, Actual
timing and specific amounts may be adjusted over time, and specific cfecisions are made as a part of the Agency's annual budget process. The CRL
identifies that beginning fund balance in any year which exceed the higher of $1 million or the sum of the prior 4 years deposits are considered "Excess
Surplus" and such funds must be expended within one year; the Agency's 4-year deposits sum is currently over $6 million,
FIGURE 111-2
FIVE-YEAR COMBINED HOUSING PROGRAM ILLUSTRATIVE CASH FLOW
FY 05-06 FY 06-07 FY 07-08 FY 08-09 FY 09-10 TOTALS
Resources
Combined Beginning Fund Balance $5,280,300 (1.) $3,005,659 $ 168,919 $ 971,217 $1,813,723
CDBG Rehabilitation Funds $ ° $ ° $ ° $ ° $ ° $ o
South Central Fund Deposits $ 583,037 $ 600,528 $ 618,544 $ 637,100 $ 656,213 $ 3,095,421
Town Center Fund Deposits $ 680,322 $ 700,732 $ 721,754 $ 743,406 $ 765,708 $3,611,921
Investment Interest $ 80,000 L.§Q,QQQ $ 80,000 $ 80,000 $ 80,000 $ 400.000
Estimated Total Resources: $6,623,659 $4,386,919 $1,589,217 $2,431,723 $3,315,637 $7,107,337
Expenditures (2,)
Homebuyer Assistance Program $ 475,000 $ 475,000 $ 475,000 $ 475,000 $ 475,000 $ 2,375,000
Preservation of At-Risk Units $ ° $ ° $ ° $ ° $ 750,000 $ 750,000
Rehabilitation of Existing Housing $ 50,000 $1,650,000 $ 50,000 $ 50,000 $1,650,000 $ 3,450,000
New Housing Construction $3,000,000 $2,000,000 $ o $ ° $ ° $ 5,000,000
Administrative & Indirect Expenses $ 93,000 $ 93,000 $ 93000 $ 93,000 $ 93,000 $ 465,000
Estimated Total Expenditures: $3,618,000 $4,218,000 $ 618,000 $ 618,000 $2,968,000 $12,040,000
Balance Avaifable $3,005,659 $ 168,919 $ 971,217 $1,813,723 $ 347,637
Notes:
1. Estimated as of June 30, 2004, adjusted to reflect obligations and encumbrances.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-5
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Given the successful implementation of the Housing Program, the annual distribution of the units for each major program category is provided in
Figure 111-3.
FIGURE 111-3
ESTIMATE ANNUAL DISTRIBUTION OF ASSISTED UNITS
FY 05-06 FY 06-07 FY 07-08 FY 08-09 FY 09-10 Totals
1. Homebuyer Assistance PrOQram
a. Down Payment 2nd Mortgage Loans 5 5 5 5 5 25
2. Preservation of At-Risk Units
a. Tustin Gardens Senior 0 0 0 0 100 100
3. Rehabilitation 01 Exlstina Houslna Siock
a. Owner Occupied (1-2 units) Loans 4 4 4 4 4 20
b. Rental Rehabilltallon Loans 4 4 4 4 4 20
c. Multifamily AcqlRehab/Conyersion 0 0 0 0 0 (
Number 01 Units
d. Multltamlly AcqlRehab/Ren 0 37 0 0 12 49
Number 01 Units
4. New Houslna Construction
a. New Owner Housing 14 0 0 0 0 14
Number 01 Untts
b. New Senior Rentat
Number 01 Units
Total Number 01 New, Rehabilitated 27 50 13 13 125 228
or Price Restricted Unils
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-6
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Proportional Expenditure of Housinq Fund Moneys
Section 33334.4 (a) of the CRL requires expenditures of moneys in
the Low and Moderate Income Housing Fund during a 1o-year
period to be made to assist housing for persons of low-income and
housing for persons of very low income in at least the same
proportion as the total number of units needed for of those income
groups bears to the total number of units needed within the
community, The proportion is to be determined for each community
on the basis of the unmet need for housing among the income
categories, as reflected by the City's share of the regional housing
needs identified pursuant to Section 65584 of the California
Government Code. The agency may adjust the proportion by
subtracting from the need identified for each income category, the
number of units for persons of that income category that are newly
constructed over the duration of the implementation plan with other
locally controlled assistance and without agency assistance, In
addition, Section 33334.4 (b) provides that each agency shall expend
the moneys in the Housing Fund in at least the same proportion as
the population under age 65 years bears to the total population 0 f
the community.
The intent under the CRL is that redevelopment agencies direct Low
and Moderate-Income Housing Fund expenditures so that the
moneys are distributed in a measurable proportion between that
spent on low and very low income housing to that spent on moderate
income housing, and in proportion between that spent on affordable
family housing to that for affordable senior citizen housing.
The City's 2002 Housing Element \Table H-17) provides a summary
of the total quantified objectives or the City in relation the to the
City's fair share of the regional housing needs, Figure 111-4 identifies
the community's allocation goal adjusted to reflect the subtraction of
units to be newly constructed at Tustin Legacy that will be
developed pursuant to the MCAS-Tustin Specific Plan under local
control and without Agency assistance.
FIGURE 111-4
ADJUSTED AFFORDABLE HOUSING
ALLOCATION GOALS
Income
Very Low
Low
Moderate
Units
254
274
!J)§Q
1,608
Percent
15.8%
17,0%
67.2%
TOTAL
100%
Source: City of Tustin 2002 Housing Element
Based on the Housing Element objectives, as adjusted pursuant to
Section 3334.4 (a) of the CRL, it will be the goal of the Agency to
tailor expenditures from the Housing Fund to provide approximately
16% on housing for persons and families of very low income, 17%
on low income housing, and 67% on moderate income housing,
This target goal is intended over the life of the redevelopment
projects and not strictly on an annual basis, It will also be to goal of
the Agency to expend 95% of the moneys in the Housing Fund for
non-senior affordable housing activities to reflect the proportion of
persons under 65 years of age in the community per the 2000
census, The Agency will monitor its expenditures of Housing Fund
money to comply with legal requirements over the life of the two
projects.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-7
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
AFFORDABLE HOUSING COMPLIANCE PLAN
Both of the Agency's Project Areas were adopted after January 1, 1976.
As a result, housing development in the Project Areas is subject to the
housing requirements of Section 33413 of the CRL. These
requirements mandate that certain percentages of all housing
developed in the project area be affordable to low to moderate income
persons and families as follows:
. At least 30% of the housing developed or substantially rehabilitated
by an agency itself in a project area must be available at an affordable
housing cost to, and occupied by persons or families of low or moderate
income. Of those units, 50% must be affordable to very low income
households. This translates to a very low income requirement of 15%
of the total project area units developed or substantially rehabilitated by
the agency. This requirement applies only to units developed directly
by the agency and would not apply to units developed by housing
developers pursuant to agreements with or assistance from and
agency; and
. At least 15% of the units developed or substantially rehabilitated in a
project area by public or private entities other than the agency (including
such entities receiving agency assistance) must be available at an
affordable housing cost to, and occupied by persons or families of low
or moderate income. Of those units, not less than 40% must be
affordable to very low income households. This translates to a very low
income requirement of 6% of the total units developed in the project
area.
Per Section 33413(b)(2)(A)(iii) of the CRL, substantially rehabilitated
dwelling units means all substantially rehabilitated multifamily rented
dwelling units with three or more units, or substantially rehabilitated,
with agency assistance, single-family dwelling units with one or two
units," Section 33413(b)(2((A) (iv) of the CRL, defines substantial
rehabilitation as """ rehabilitation, the value of which constitutes 25
percent of the after rehabilitation value of the dwelling, inclusive of the
land value."
Effective January, 2004, long-term affordability covenants must be
recorded on dwelling units produced pursuant to Section 33413 of the
CRL, requiring that the units be maintained at an affordable housing
cost to, and occupied by, persons and families of low or very low
income, for the longest feasible time but not less than 55 years for
rental units and 45 years for owner-occupied units, The affordability
controls on such units must be made enforceable by recorded
covenants or restrictions in the same manner as required for units
assisted by the Redevelopment 20% Housing Set-Aside Fund.
Section 33413(b)(4) of the CRL also requires that he Agency's
Implementation Plan for housing activities be consistent with the
community's housing element and that the agency's housing production
requirement be met every ten years (previously, the Agency only had to
meet this obligation over the life of the redevelopment plan). If more
than the required percentage of low and moderate income units are
developed in a ten-year period, the affordable units in excess of the
required percentage may be counted towards the agency's
requirements for the next ten year period. If fewer than the required
percentage of units are developed at the end of the ten-year period, the
agency must meet its production goals on an annual basis until the
requirements for the ten-year period are met. The agency may c¡¡use
the required inclusionary housing units to be produced inside or outside
the redevelopment project area, but shall for units developed or
substantially rehabilitated by the private sector, require two units outside
a project area for each unit that otherwise would have had to be
available inside a project area.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-8
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Past Production of Affordable Units in Project Areas
To date, the Tustin Community Redevelopment Agency has not itself
developed or rehabilitated housing in either the Town Center or South
Central Project Areas, However, new private housing construction and
substantial rehabilitation of price-restricted units has occurred in both
project areas and outside the project areas since the adoption of the
redevelopment plans, None of these units were developed by the
Agency.
A summary of the total number of units which have been developed
pursuant to the CRL for the Town Center and South Central Project
Areas are shown in Figure 111-5, along with the affordable housing
obligations as assigned to the very low, low and moderate income
categories, While the CRL identifies the minimum percentage of the
units produced at the very low-income level, the minimum percent is not
specified between the low-income and the moderate income categories
which are thus combined for analysis purposes in Figure 11-5. The
Appendix A Table provides the unit calculation information in more
detail by project name, location, number of units, year built and number
of restricted unit made available by enforceable covenants or
restrictions.
Based on the information shown in figure 111-5, the Agency is meeting
and exceeding the housing production requirements under the CRL. To
meet its potential housing production requirements over the next ten-
year period and life of both Redevelopment Plans, the Agency will
apply its surplus balance of affordable housing production units, as
permitted under the law. In addition, the Agency has taken steps to
price restrict units in new residential development projects that are
within the boundaries of the Project Areas, and will secure affordability
covenants on substantially rehabilitated units located within and outside
the boundaries of the Project Areas
FIGURE 111-5
SUMMARY OF AFFORDABLE UNITS PRODUCED
(Redevelopment Plan Approval to FY 2005-2006)
Vel}'~ow Low Moderate Non-
Total Units Produced: Income Income Income Reslricled TOTAL
Inside Project Areas 123 6 15 384 528
Outside Project Areas" 9 215 0 412 636
Affordable Units Required: 33 > 47' n.a. 78
Affordable Units Produced: 132 221" 15 n.a. 368
Affordable Units Balance: 99 > 189 ' n.a. 288
, Refiects the combined low and moderate income category (Sadlon 33413 (b)(2).
" Refiects inclusion of 224 units (50%) of the total restoded units substantiaily
rehabilitated outside the project areas (Section 33413 (b)(2)(A)(ii).
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-9
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
Housing Units to be Developed (Future Production)
Because the residential areas of both the Town Center and South
Central Project Areas are essentially built-out, the majority of new
construction in the Project Areas will be in-fill redevelopment and
substantial rehabilitation of existing housing units by the private sector.
Based on recent substantial increases in property prices, the private
sector housing activities will necessitate Agency financial assistance to
meet the affordability obligations and objectives in the Redevelopment
Project Areas.
The successful implementation of projects, programs and expenditures
identified previously in the housing portion of the Implementation Plan,
would be anticipated to create new and substantially rehabilitated price-
restricted units over the next five-year period as shown in Figure 111-6.
The estimated number of units produced do not include certain units
assisted by the Agency, including the "at risk" senior project and single
family and rental units assisted under the Residential Rehabilitation
Programs since these units have previously been counted or do not
require long-term affordability restrictions,
Based on the proposed projects, programs and expenditures, the
Agency does not anticipate any problem in meeting its required housing
affordability obligations under State law.
FIGURE 111-6
ESTIMATE OF RESTRICTED UNITS TO BE DEVELOPED
(FY 2005/2006 - FY 200912010)
Very Low Low Moderare Non-
Income Income Income Restricted Total
19 19 92 79 209
Total Units Produce<!:
Affordable Units Produce<!: 17 17 64 n.a. 98'
Affordable Units Required: 8 > 9" n.a.
Affordable Unil Balance: 11 > 72 " n.a.
, Reflects 100% ot unils prodUce<! inside and 50% of restricted units provided outside
fhe project areas.
" Reflects the combined low and moderate income category.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-10
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
REPLACEMENT HOUSING
Section 33413 (a) of the CRL requires, for the Town Center and South
Central Redevelopment Plans, that whenever dwelling units housing
persons and families of low or moderate income are destroyed or
removed from the low- and moderate-income housing market as part of
a redevelopment project (involving Agency participation), the Agency
shall, within four years of such destruction or removal, rehabilitate,
develop or construct, or cause to be rehabilitated, developed or
constructed for rental or sale to persons and families of low or moderate
income an equal number of units that have an equal or greater number
of bedrooms as those destroyed or removed at affordable housing costs
within the territorial jurisdiction of the Agency, When dwellin~ units are
destroyed or removed after January 1, 2002, 100 percent previously
75%) of the replacement units shall be available at affordab e housing
cost to persons in the same or lower income category (very low, low or
moderate), as the persons displaced from those destroyed or removed
units.
In addition, dwelling units can not be removed from the low and
moderate income housing market until the Agency has prepared a
replacement housing plan which includes, among other requirements,
the general location for replacement housing and an explanation of
adequate means of financing the replacement units. The Agency has no
replacement housing obligations for units removed by the private sector
acting alone.
The Agency has assisted in two redevelopment projects that resulted in
the destruction or removal of 79 affordable housing units (56 units under
the 75% rule and 23 units under the 100% rule). The units removed
were located in the Town Center Project area and consisted of: 21 one
bedroom units and 36 two bedroom units occupied by very low
households, 13 two bedroom units occupied by low income households;
10 two bedroom units occupied by moderate income households; and
one unit occupied by an above-moderate income household, This
resulted in the need to provide a minimum of 46 units (72 bedrooms) of
very low income, 10 units (22 bedrooms) of low income, 8 units (15
bedrooms) of moderate income housing.
The Agency's replacement housing. obligation was satisfied by
construction of new units on the same site as those units removed, and
its inventory of income-restricted affordable housing units produced in
the Project Areas. As shown in Figure III-?, it is projected that ending
fiscal year 2004-2005 there is a replacement housing unit excess or
"surplus" balance, which can be applied to potential obligations over the
next ten years in accordance with Section 33413 of the CRL. Appendix
B provides more detail regarding the bedrooms of the units destroyed or
removed and the bedrooms provided in the replacement units.
New construction, demolition, and/or rehabilitation are anticipated to
continue at the same pace over the life of both Redevelopment
Projects. To meet potential future replacement housing requirements,
the Agency wili apply its excess affordable unit production balance. In
addition, the Agency will restrict units, as needed, in the new residential
development projects that are within the Project Areas or under
agreement with the Agency outside the Project Areas, and will secure
affordability covenants on units substantially rehabilitated located within
and outside of the Project Areas,
FIGURE 111-7
SUMMARY OF REPLACEMENT HOUSING OBLIATIONS
(Plan Adoption - FY 2004-2005 )
Units Removed
Replacement Units
Required
Replacement Units
Available
Very Low Low Moderate Non-
Income Income Income Restricted Total
55 13 10 1 79
46 10 8 n.a. 64
107 388 15 n.a. 510
51 378 7 n.a, 445
Replacement Units
Balance I (Deficit)
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-11
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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APPENDIX A
AFFORDABLE HOUSING PRODUCTION
I AFFORDABLE HOUSING ACTIVITY SUMMARY I
P,.ducllon Numb., P,.ducllon Numbe, Replacemenl
P,oJecl Name ~ Unlls Required Units p,ovlded' Units P,.vlded
Town Cente, Project Alea LV UM VL Low Mod VL Low Mod
Amblos. Lane 30 2 3 0 0
..~ 2<
Tustin G.,dens 100 6 9 99 99
Bd~ 99 ~--
Sublola' U""s ---,;;¡¡- 0 12 99 0 0 99 0 0
.."", 99 0 24 99 0 24
South Centml Proiect Alea
Newpolnle Apartments 160 10 14 0 0 0 0 0
Bd~
T.,lin Aoya'e OS 6 7 16 16
.."", " ,.
Tuslln Gmve 145 9 13 B 6 7 B 6
.."", 24 " 20 24 " 21
S"I"",,'U,,'I< ----0-00 24 34 24 6 7 24 6 7
"""'" 40 ,, 21 '" 18 20
Outside of Proiecl Area
Flande" Pain'" 02 0 0 17 33
.."", en " "
Hamplon Squam" 350 0 0 105 210
..~ "" 020 240
Herilage Place Tuslln 54 0 0 9 1B 17 36
Bd~ .. " 22 21 '"
Omnge Galdens -. 150 0 0 75 150
Bd"", -- "6 332
Sublolal U"II< 636 0 0 9 215 0 17 429
Bd~ 972 " 327 0 20 653
. U",Prod"dò"Crn';I2cIO""""'Proj,,dArna¡Soc&m334"(b}(2}(a){ii))
.. s"""",,'" R""aMi~- A"'""""IS"""" 334"(b}(2}(A}(e)' (8))
TOTAL UNITS: 1,164 33 47 132 221 15 140 435 15
Bdmos '5<! 345 45 160 671 45
I REPLACEMENT HOUSING OBLIGATONS: I
Un;'s Deslroyed 01 Removed:
Replacemenl U,,;'s Required:
55
46
13
1õ
10
"8
. Nel U,,;'s Available Fol Aeplacemenl Haus;"g :
.",_Ma'a"'"
107
3BB
15
Aeptecement Housing Un;' SulPlus/(Del";'} : 61 370
'oIa'."-' ",Bed== 70 -
'Re8",,"'o"'Ie~ ~'" _""",Prod"- Ob'~""'" IS"""" 3"" (6)(3))
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
APPENDIX A (Continued)
Pre 1995 Affordable Housln9 Unit Production
OnUs COnslmctedlRestrlcted Re ,,',ed
P"'lect .. "" "" mode.." no"'s- TOTAL
"ewpofnfeApls ISM. ""o""'}
1 Bed'oom Units
2 Bedmom U"Us
3 Bedmom U""
Tolal U"its P>Od"eed 0 0 0 IBO 160
Tolel Bedmoms
Reslriered U,,'Is Reou'",d 10 14 24
Tuslln Ge"'e"s ('~" eM'W)
1 Bedmom U"II, 100 1 101
2 Bedmom U"Us
3 Bedroom OnUs
Tolel Units P>Od"eed 100 0 0 1 101
Tolal Bedrooms 100
Reslriefed Unlfs Reoul",d 6 9 15
Tuslln Rovele/Olhe"
1 Bedmom Units 16 B9 85
2 Bedmom U"its
3 Bedmom OnUs
Total U"its P>Odueed 16 0 0 69 B5
Tofef Bedrooms
Restricted U"its Reou'"," . 9 15
Totel Cons!",e!'" U,,"S I "6 I 8 I 8 I 230 I 346 I
Tote' Rest,lcted PlOvlded
Total Ra.tneted Req.'ad
,,6
22
0
32
"6
54
Produello" S.",I.'!IDeOell} I .. I (32) I ".s. I 82 I
Pmject
I Bedmom DOits
2 Bed,oom Unlls
3 Bedmom Unlls
Totel V"its P>Oduœd
Totela.drooms
Restricted V"it. Pro,;ded
(@" R",wm_o,)
1 Bedl~m Units
2 Bedmom U"lts
3 Bedmom U"lIs
Totel V"its P>Od"eed
Tofet Bedrooms
Restricted V"its Pm,'ded
(@"R",wm_"')
.1 Bedroom U",.
2 "droom Un's
3 Bed,~m U"lIs
Totel Un's P>Oduœd
Tolel Bedrooms
Res",efed Units Pro,'ded
f@"R",w""""",}
U"ils Rehab"'aled andl'" Con..nanl Rest'ieted .
I ,eoy"" I ,~ mooOl3lel"o",""ell TOTAL
. A""".",I"Co~~"'R.."""""".,,e",$od.OO"""")")(')(11
Total Rehabll'tated UnIte l 0 I 0 I 0 I 0 I 0 I
Total Ra.tneled p,ovldad
Tola' Reetncted P,ovlded
n.a.
n.a.
PIOducllo" Su",t"s/(DeOcIQ I 0 I 0 I n.a. I 0 I
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
APPENDIX A (Continued)
95/96-99/00 Affordable Housing Unit Production
PROJECT
Tuslln Grovo (5""'" e_l)
1 Bedmom Unil,
2 Bedmom u"n,
3 Bedmom u"n,
Totat U,,'s P,"",uood
Totat 8edmoms
Restricted U,,'s Required
Amb,ose Lano IT~ e""I""
1 Bedmom unn,
2 Bedmom U"it,
3 Bedmom Unit,
Total U"lts P,"",uood
Tota/8edmoms
Restricted Units Req,,;red
OfhelS
1 Bedmom Unit,
2 Bedmom U"it,
3 Bedmom Units
To/a/ U,,'s P,"",uood
To/a/ BedlOOms
R.,/rieted U"'s Requ;"'d
Unils Con,IOIeled/Re,l"eled R-;-"ked
""",low low mode,.le n",e,hlet TOTAL
13
Pmleel
124
124
145
145
Orengo Galdons IOu/"",,} ~
1 Bedloom Units
2 Bedmom UnIts
3 Bedmom Unit,
Totat Units Produced
Total Bedmoms
22
Restricted U"lts Provided
I@"R"""K,,~I}
30
3õ
36
3a
Hamplon Squa", 1°"""'"
1 Bed mom U"it,
2 Bed,oom Unit,
3 Bedmom Unit,
Tola/U";lsP,""",eed
Tolat Bedrooms
Res/rieled Units Provided
I@"R"""",_'
F'andelS Poinle (ou/_'
1 Bed,oom Un'IS
2 Bedloom Unit,
3 Bedloom Unit,
TolatUnltsp,""",ead
Tota/ Bedrooms
6
11
15
17
Ras/rieted Units Pmvided
I@"R"""",-,
Unlls Rahabllilaled and/Ol C"enanl Restricted'
I ve",low I low mode,.lelnore,lriell TOTAL
. A>"""-""'~~"'R..""""",,,eR'S"ct_""""}('}(.}('1
17 17
93 93
40 40
150 0 0 150
75 75
124 62 206
66 56 144
0
210 0 140 350
105 105
42 27 69
7 6 13
49 0 33 62
24 24
Totol Const,"eled Un" I 8 I 6 15 I 154 I 183 I
TotalUnlta I 0 I 409 0 I 173 L~
Tolol Restlleted Plovlded
Tota' Restlleted Requl"d
Produellon Su'Plus/IDeliclq L _131- I 4 I n,a. I 1 I
n.e.
n.a.
29
28
Total Restl'eted P,ovided
Total Resllieted Requlled
Produellon Su'P"'s/IDe.dq I 0 I 205 I n.a I 205 I
204
0
n.a.
n.a.
204
0
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
APPENDIX A (Continued)
00/01-04/05 Affordable Housing Unit Production
PROJECT
Units ConstrucledlReSleeted Re ui>ed
ve" low low mode",1e no restnel TOTAL
ProJeet
Units RehaOmlaled andlor Covenant Res"'eted .
I ,e"low I low mode",lel no res"'cil TOTAL
. A__c._""'R""""ion",,,CRLSedion333346(b/'2!,e,w
Herlta.e Place (oulside!
1 Bedroom Units
2 Bedroom Units
3 Bedroom U"lIs
Total Unlls Pwduced
TolalBedrooms
,@"R""_,,,,)
Reslrie/ed U"its Requ'",d
13
4
29
7
42
12
1 Bedroom Units
2 Bedroom Units
3 Bedroom Unlls
Tolal Unils ProducM
Total Bedwoms
9
11
IB
22
27
33
Reslricled Units Pro,ided
"",'R"q__'
)lsoulTustin Block (Outside)
1 Bedroom Units
2 Bedroom Unlls
3 Bedroom Unlls
Tolal Unils Produoed
Total Bedrooms
","R""_.,,I)
Reslricled U"ds Req"',,,d
1 Bedroom Units
2 Bedroom Unils
3 Bedroom Unils
Tolal U"ds Pwd"cad
Tolal Bedwoms
44
..
54
49
Reslricled U"its Pw,'ded
,@"'R"q"",~,,r,
Olhe_THB (outside)
1 Bed,oem Unils
2 Bedroom U"lIs
3 Bedroom U"lIs
Tolal U"its Produced
Tolal Bedrooms
1 Bedroom U"its
2 Bedroom Units
3 Bedroom Unils
Tolel Units Produced
Total Bedrooms
Restricted Units Req"'",d
Restricled Unils Pro"'ded
","R""","~"')
,°
Total Constructed U"its I - 21 l 37 I 10 I 44 I 112 I
TotalUnllslolOIOIOIOI
Total Restricted Pro,lded
Total Restricted Required
11
0
10
0
37
0
Total Reslrle/ed Pro,ided
Total Restrlcled Requtred
n.a.
n.a.
Production Surplus/(De"ell} I "I - 26 I u.a. I 37 I
Production Surplus/(Oe"cil} I 0 I - --"-__1 n.a I 0 I
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
APPENDIX A (Continued)
05/06.09/10 Estimated Affordabte Housing Unit Production
4
.-
12
6
¡¡
18
93
93
279
Unil, Rehabil"aled andlm Go,en"nl Re,I,/cled .
PROJEGT ,,'ow I~ mod,,"le no ,",I,lcl TOTAL
. A"""""""CO~,"rnR~""""'pe,cRrSed"""""'."')"}("X'J
A/tadeno Drive iSo,,'" ee"lrol/
1 Bed>oom U"I"
2 Bed<=m Un/"
3 Bed'oom U"",
To/al U"iI, Produced
Tolal Bed~m'
25
37
PROJEGT
Unil' eo",ItUCled/Re'lt,eled Re u/,ed
,erylow low moderale no,eSl<lel ]OTAL
me Colleges (oul<'de)
'BedmomUnil,
2 Bed mom Unil,
3 Bed mom Unit,
Tolal Un/I< Pmdueed
Tolal Bed,=m'
4
.-
12
79
]g
237
6
12
6
12
25
50
37
74
R"tr/cled Un'I< Requ/,"d
Re"ricted U"iI, Pmv/ded
,."R""'~~rn)
25
37
I Bed;oom oj;;;1<
2 Bedmom Unll,
3 Bed mom U"'I<
Tolal Un/" Pmduced
Total Bed<oom'
1 Bedmom Unil,
2 Bedmom Unil'
3 Bedmom U"iI,
Total U"il< Pmduced
TotaIBed~m'
R"lrieled Unit' Requ/œd
Re,'ric'ed Unil' Pm~ded
,."R_~n')
1 Bed,=mUnH,
2 Bed>oom Unit,
3 Bed,oom U,,'I<
ToletUnil, Produced
TolalBed~ms
1 Bed,~m u"H,
2 Bedmom U,,'I<
3 Bed>oom U,,'I<
Tolal U"il< Prod"eed
Total Bed>oom'
Re"</eled Un/I< Reqt';red
Re"rided Unil' Pro~ded
,."R_,rn)
To"" Con","eled U"I1' I 4 I 4 6 I 79 I 93 1
To""Unlt"616125101371
To'" Re"rleled Pro,'ded
To"" R"ltleled Requited
Tolel Re,lrle"d P,",lded
Tolol Reoltloled Required
25
0
n.o.
n.o.
37
0
Produel/on S"rp/u'/iDeOel/} l 2 I 5 I n.o. I 7 1
Pmduel/on S"",/us/(DaOeit) I 0 I 31 I n.o I 31 1
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
APPENDIX B - REPLACEMENT HOUSING CALCULATIONS
REPLACEMENT HOUSING
Summary Affordable Housing Replacement & Production Celculation
AFFOROAaLE HOUSING I Units Produced/ResOic..d Re uired
,e<vlow 'ow'mode,ale "o,esldel TOTAL
Pre .199S
Replace",enl Requi"d'
FV 95196 . 99100
""its
bed'=ms
Replace",e"/ Reoul"d'
""ii, @75%
bedroo",'
('e."""'~")
FV 00101 - 04/0S
"",ts
bedr=m'
Replace~n/ Reoui"d'
"nits @1O0%
b""oem'
FY 00101 . 04/0S
To"i Unils Pmdue'" 21
Reslrieted U"it, P"'"'ried 11
. Re"rlcted Units Requl'ed 0
Prodoctio" Su,",",;I(Detieit) --¡-¡
-1"",,"""""""""'CoT~'."""""'~-')
Estlmaled FV 05/06 - 09110
To"l U"iI, Prodoc'"
Restdeled Units P","'ded
Res/ricted Unit, R",ul'ed
Prod""tion Su,",u<l(Delicit)
34
68
10
20
56
112
P,.-199S
TolalU"itsProduced
Restdcled U"its p","ided
Re"dcted Units Reoui"d
Producti"n S",",us/(Deficit)
11
22
FV 95)96. 99100
Tolal Unil, P,oduced
Restricted Units p","ided
Restrieled V"its R"",I"d
Prodoction S",p/u<l(Deficit)
25
51
8
16
15
30
"
112
8
15
21
21
23
27
"'"-
n.a
21
21
23
27
Cum, FV9S196-04/05
UnitsRemo~d 55 13 10 1 79
T"laIReptacemenIReo,,',ed 46 10 8 "a 64
".",'",.w._¡Bed'Ooms 72 22 15 n.a.l09
Tolal Replocomenl A'ellable .. 107 '88 15 ".a. 510
Total Replacement adrms 122 606 45 ".e. 773
.. R",laceme,,1 U"its les' Production U,,1t OWiga'on
C"m. FV 95)95-04/05
Reptaceme,,' Un;' Bata"ce
Replacemenl Bdnn. Ba/a"""
116
116
22
94
8
8
11
(3j
10
8
0
¡¡
61
7i
7
30
446
..,
CUMULATIVE AFFORDAaLE HOUSING PRODUCTION
378
690
n_a.
n.a.
415
6
0 230 346
0 na. 116
32 n.". 54
(32) "a. 62
15 327 765
219 "a. 233
17 ".a. 28
209 n.a 206
10 44 112
7 "a. 37
0 ".a. 0
26 ".a. 37
31 79 130
28 ".a. 44
0 n.a. 0
36 ".a. 44
155
143
33
37
19
10
8
0
U"i" ProducedlRe"rlc"d Re ulred
,e<vlow Iow'moderale noresmcl TOTAL
462
T3
0
5&
254
49
680
n.a.
n.a.
1353
430
82
'slimalodFV05tO6-09l'O
Cum. Rep/"eme,,' Req,,""d 6 3 0 ",. 9
.,. """'row"""') Bed'Oom. 12 6 0 ".a. 18
Cum. Replacome'" A.allable 69 388 35 n.a. 490
Cum. Replacomenl adnns 95 614 114 n.a. 823
Rep/aceme,,' Unll aa/a"ce
Replaeeme,,1 Bd,m. Bala"""
E."",aledFYI0111-14/15
Tota! Rep/aco",en! R",ul<ed 0 0 0 0 0
',e ""','ow.-I Bedmom. 0 0 0 0 0
Tolal Aeplacemenl A"Uable 71 391 60 ".a. 522
Tolal Replacemenl Bdrms 99 624 164 n.a. 887
'eplaceme,,' Ba/a"ce/(Del;cll) I 71 I _~91 I 60 I n.a. I 522 I
'(e_1
FY 95/96-04/05
Cum. Unlla Produced 145 452 26 60f 1,223
Cum. Rea"'cled Unlla Pro"ded 135 25 226 n.a. 386
Cum- Reslrlcted Unlla Required 33 0 49 n.a. 82
C"m. ~::'~;;;:'::';~;:;;¡~""'I"'~:-! 201 I n.8. I 303 I
'allmated FV 05106 - 09110
C"m. Unlls Pmduced
Cum. Rea"'eted Uni" Pro,'ded
Cum. Rea"'cled Unl" Raquiled
Cum. Res"letedBala"ce/(Deflclf) I 110 I 237 I n.a. I 347 I
. (um"1
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Esllma'eded FV 10111 -14)15
Toiol Unll. P,od"ced
Reslde/ed Units P","ided
Restricted V,,'ts Reou""d
25
25
9
13
"'"-
n.a.
54
41
0
Cum-P,oductlonSu<plu<l(Deficit) I 114 1- I 261 I n.a. I 375 I
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010