HomeMy WebLinkAboutRDA RES 04-09
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:
D.
E.
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
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
The Tustin Community Redevelopment Agency adopted Resolution RDA
No. 94-16 on December 5, 1994, approving the Implementation Plan for
RDA Resolution No. 04-09
Page 1 of 56
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
Commoo'" Rede,,'opmeo' Ageo,>, he1d 00 'he ~ ,-:e,. 2004.
LOU BONE
Chairperson
Tustin
RDA Resolution No. 04-09
Page 2 of 56
STATE OF CALIFORNIA)
ORANGE COUNTY )ss
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 Redevelopment Agency of the City of Tustin is five; that
the above and forgoing RDA Resolution No. 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:
AGENCYMEMBER AYES: BONE. DAVERT. AMANTE, HAGEN. KAWASHIMA
AGENCYMEMBER NOES: NONE
AGENCYMEMBER ABSTAINED: NONE
AGENCYMEMBER ABSENT: NONE
(5 )
(0)
(0)
(0)
~
City Clerk
RDA Resolution No. 04-09
Page 3 of 56
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
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ACKNOWLEDGEMENTS
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
AGENCY BOARD MEMBERS
Lou Bone, Chairman
Jerry Amante, Councilmember
Doug Daver!, Councilmember
Tony Kawashima, Councnmember
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-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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TABLE OF CONTENTS
SECTION 1- FIVE VEAR 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 Central Project Area Accomplishments
Financial Resources
Town Center Existing Obligations
South Central Existing Obligations
Agency Five Vear Implementation Activities
Town Center Redevelopment Proìect Area
Town Center Five Vear Projects, Programs & Expend~ures
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
Affordabie Housing Compliance Plan
Past Production ot 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-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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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 1f-4
FIGURE 11-5
FIGURE 1f-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
APPENDIX TABLES
APPENDIX A
APPENDIX B
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-Vear Non-Housing Activities Illustrative Cash Row
Town Center Project Area Blight Elimination Relationship Table
South Central Project Area Blight Elimination Relationship Table
Summary of Housing Set.Aside Funds
Five-Vear Housing Programs Illustrative Cash Flow
Estimate Annual Distribution of Assisted Units
City of Tustin Fair Share Affordable Housing AUocation Goal
Summary of Affordable Units Produced
Summary of Restricted Units to be Developed
Summary of Replacement Housing Obligations
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 C¡!nter and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Vear 2005.2006 through 200f -- --
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SECTION I
FIVE-YEAR IMPLEMENTATION PLAN
INTRODUCTION
Tustin Community Redevelopment Agency
Town Center and Soutih Central Redevelopment Projects
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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FIGURE; 1-1
SUMMAAY OF LEGAL REQUIREMENTS
Calilomia CormunitY ÄedeYeIopmeni Law. Mid. 16.5, Section 33490
This document has been ~re red by the Tustin Community
Redevelopment Agency ("Age ursuant to Article 16.5 of Camomia
Community RedeVeloDment Law ( RL' or 'State Law") (Figure 1-1). It
is the third FIV9-Year Implementation Plan ('Plan') for the
Redevelopment Plans ('Redevelopment Plan(sl') for the Town Center
and South Central Redevelopment Projects (Projec~s) . or 'Project
Areasj in the City of Tustin
Section 33490(8) 01 hi Califomie CoITIIIIJnity Redevelopment Law requires each
redevelopment agency 10 adopt an ~tion plan Ø'I9I)I 1M¡ years lI1at includes:
. The Agency's specific goals and objectives for its redeveloprrenl project areas.
Redevelopmant 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 Vito the Report
to City Council and approved by the Agency at that time pursuant to
Section 33342(c) 01 the CRL and is therefore not included in this Plan.
. Specific program$, including polBnliai projec1s, and estiIrated e)C¡>Bndi1uteS kJr
II1e next Iiv& years (FY 2000-2001Ihroogh 2004-2005).
. All .xplanàlion 01 hoW theSe goals. of:)jøctiYes, projects, and expenditures Wi!
elininaleblighl i1 fie Pmjed Areas.
. All axplanalion 01 how Ihese specifIC goals, objectives, projeœ and
BJ¡IOndiIures ,.;Uiii' >leirènt lI1e low and. rrodeiate-income 00usin¡¡
reqt remenls rriandaiÐd bY law. incWno !he 1oIIowing:
The purpose of the Plan is to revisit the redevelopment goals and
objectives of each Project Area and provide an explanation of how
proposed programs and expenditures wi. eliminate bli!Jhl and provide
for affordable housing. The efimination of blight, as defined in Figure 1-
2, is a fundamental purpose for redevelopment under the CRL and is
discussed more fully in Section II of this Plan. The provision of.
affordable housing is another fundamental purpose under the CRL,
which is addressed in Section III of this Plan. While identiflCetion of
specific programs, including potential projects, and estimates of
expenditures proposed to be made is required under State Law, the
Implementation Plan should be viewed as a policy and program
document The intent is not to restricl1he Agency's activities.
1. An a"""'¡ Housing Program kJr !he _year term 1haI,,- sullicient
deIaH to measure perfcfmanœ oIlha Low and M- Income Housing
Fund rèquiremenlS.
~ An enum&ràion 01 !he number òf housi1g 1I1its. 10 be rehabiltiled,
assisted, pt1Ce rèstrIc:ted, or desIIoyed durt1Q !he term 0I1h8 I$S iec1Ne
redeveIoprrent plans for .1!iI!.. TownCaoter and SouIIV Caniral
redeveIopll1ll1l pro ecls.
3. An Mine 0111<1 ~s plan in using !he Housing Truat FUnd irduding
annual d<i IOSi1s, Irareifè< 01 i!Jnds. or ecauals for S >tëiat proþ:ts.
4. M idenIitIc:Mon of programs and projeC1S thai will resUt in fie desIIuCIion
01 eJ<isting afionlable housÎ1g (~ any) and !he prCJ JC>Sl!d locationS for
repIa<:eIrër1I hOusing .
5. T11eAgency's Ten-Year Housilg AIIorûabillty.CO/11)Ii8nœ Plan as required
by CaJitomla Con"YnIIrjIy RedeYøIcpmJrII Law, 5!IcIioIIs 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-Vear Implementation Plan is intended to
~te ilforrnation pertaining to the Agency's financial resources,
anned programs, potential projects, and proposed expenditures. This
n 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
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
1-1
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BLIGHT
A primary requirement 01 a Redevelopment Project and an IrnplementaUon Plan is to address the elimination of and the prevention of the spread at
blight. FIgure 1-4 provides a summary of physical and economic blight conditions under the CRL. Some of the cond~ions continue to exist in the
Town Center and South Central Project Areas and are addressed Section II of this Implementation Plan.
FIGURE 1.2
PHVSICAL AND ECONOMIC BLIGHT DEFINED
CIIfomia ~ RedeYeJq>men1 law, Arride 3. 5ecIkm 33030 and 33031
-- 33030 ard 33031 oIthe Cali cmia Ccmrntriy Rodevolopmonl law dol... bll¡JJl 10 1ncIudo:
UnoaIeIDIiIKJkI_._ed BuIdinas. Buiki>gs n which IIs.....fe or unheeIIhy'" pe.....to ¡¡",.. work. These conditi<ns... be ceused by seriou8 -ng code viDlaIionI, diapidation or doIeriorailon.
def- des9> or physical conoIruclior1. &dy or inadequale .œ;.., or 0lil.. - fadors.
I'I1wO:oICoodiIionsIhetLrnl!he Econcmic 'foel>liilv and use 01 LDIs end BuIditas, Focrorslhet JIMIIII or.ubIIeI1tieIIyhlnderll1e9COOOlllicallvleble use or"'l'OlllYoIbuiidlogs or leis. Ibìs oondIIla1s can be
ceueed by. - cIesVI."""'" size given I89OIIt - 81d - -. iact 01 JI/kII , .. 011.. similer fad"",.
IrmnJaIIbIe Uses. A4aœnI '" nØ8lby uses 1h8l8IØ iI<ompalt¡le wiIh - 0lil.. and - pmant !he """"",if; deveIc4menI d Ihose powceIo Q' oIher portion. d I1e potjec! a....
Lola d IlfI!OuiIw Shaøe inadealllle S<ze end lh er M- 0wneISIi>. The eJisteI1ce d ...- ... 01 irregular - and "'ope and inadequaIe size "" '""""' .-.- and deveiqxnen( 11181 are in
muOiple_ip.
_P\IbIicI__ies, TheeJistel1cediladequaJepubiicinprowrn"""parl<ilglioilies.openspece,orulßIIes. (1,)
DeoIoc:iol- ProoeItv Values; 11nOIIi"'¡ 1- Do JrecieIecI 0" 8a fIII1I property...... or.red iMIsImenIa, including. bti noI """'"'""Y Iimied to. "'DOlI properties c:onaI1Ing _us
_e Ihet JeqIÌIed \be use 01 agency aulhorily as opeciIied n Article 12.5 (ccmmenciIg with Section 33459).
Hili! - T"""""," and VIICIII1CiM\.ow Leaoe -- au_...... Lc:A1I. AboonnaIIy hVt busil9S8 vecanc:ies. abncmosIy low ieesa "'09, I>igh ........ ...... -.mod buildings, or
excessMt - leis within an .... <IøIIoIopecI "" utban uae and - by ..iiilies.
lack 01 Ccmmen:lel FecIIIIIe.s, A lad< 01 """""""Y ccmmerdel_lhaI... nonnaIy Ioond In ~.1ncbIng gror:sry """"'. drug stores, banks, and - ~-.-s.
-.rial ~ I!eIs Li<IJor S1ores. AId Businesoes. - -crowding or an excess 01_, liquor staas, or oIher """'- Ihet ceter ~ 10 eduils, IhaI has led 10 proIJòons
01 p\öc oefely and _....
Hili! Cline -- A high - rate 1haI_.. e serious 1- 10 \be ptA>lic sell!ly and -.
(1.1 Þllhe.....theTO'IIII C8nterandSoolJ¡CenInoI RedoMoiopmenr Pro eds-IIdq¡IecI. SectIon 33032 0I1I1e law(whic:hwas...,..Jed in 1994) pr<Mded Ihel a bi¡jrted ....-.... _was cIIaracIerized by,
_oIherlhilge: ,
Ibe -once 01 ineclequote >IbIic rnpnwemenls, pWlic fecIIIes, open """"" end ..lIties which amol be remedied by priYele or govommantaI edIon -.. redeveIoprnenI, end
A bIgded _Is......-.tlydelined os ooe IINd 9JdJiJIIs both physical end ec:onornic ~. end Is d\8taderized by lI1e _.... 01 inadeqll8le pubic ~.. JI/kII r-. at both.
Tuslin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1.2.
Third Rve-Vear Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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This Five-Year Implementation Plan presents summary information for
the Agency's Town Center and SouthlCentral Project Areas including 8
review of proposed programs, potential projects and estimated
expenditures, and an explanation of how these will eliminate btight
within the Project Areas and implement the low and moderate-income
housing requirements.
This Plan Í5 composed of two major components; a Five-Vear
Implementation Plan for Redevelo{>l!l.ent Activities and a Five-Vear
Implementation Plan for Housing ActIvities.
The Five- Year Implementation Plan for RedeveloDl11ent Ac1iYities:
. 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
wHI eliminate blight within each of the Project Areas.
The Five-Year Imvlementation Plan for Housina Activities:
. shows how the statutory requirements for the set-aside and
expenditu re of tax Increment lor 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.
The intent of. this Implementation Plan is not to restrict the
Agency ectivities 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 lrom time to time. Rather, this Plan outlines the current
expectations 01 the Agency for the next five years. The
boundaries lor the Town Center and South Central
Redevelopment Project Areas are shown in Figures 1-3 and 1-4
respectively.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1-3
Third Five-Vear Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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FIGURE 1-3
TOWN CENTER REDEVELOPMENT PROJECT AREA
Tus~n Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1-4
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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FIGURE f-4
SOUTH CENTRAL REDEVELOPMENT PROJECT AREA
if '.f.,;.':;:"!1 .Jf . ;/Ø., I~ II)
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Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
1-5
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006Ihrough 2009-201 0
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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-Vear Implementation Plan
Rscal Year 2005-2006 through 2009-2010
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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 9O"A. of the Project Area land use).
Relatively few residential uses exist in the Project Area.
, To create a mixed use Town Celller area that combines commercial, office,
residential, and pOOlic uses, Which wiD serv(¡ the needs oll11e commooity as
well as encourage the healthy growlh 01 the area.
, To encourage residential developmerl by actively seeking private
deYelQpmønt in the red8veiopner!l area.
, To increasi! the lave! 01 capital imprOY9l11ëi11s such as \he developmenl 01
the CoIImbus-Tusm Park, päJ1cÎi1g facilities, sidewalk and s1reet
landScaping, sl!eet irrIprpvemenls' and related public iri1proYemønt projøcls-
The Redevelopment Plan for the Town Center Redevelopment Project
Area was adopted 011 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 detennined 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 10
extend the time "mits of the Redevelopment Plan pursuant to the
provisions of Calìfornia Assembly Bill290 (Ord.No. 1141).
, To improve controlled developmll1t 01 fle area \0 aid in harl11OniaJs and
elficiønt œvëloj) oonl 01 the redevelopment area.
, To improVi! traffic circulation and acCess in the Town Center area as a
means 01 reduCing congestion, encouraging business deIIeIopm!In~
altlaCling new customers \0 the 1I!9à. allevia!ing pass.1hiQugh lraltic
cooQesion and conflict, and improving $ Italy.
. To ravitalize and develop ameni1jes in the project Area, both pOOIic!y and
privately financed, as e means 01 aiding 1I1e revilalizalioo of the EI Camino
Real section of the Old T oWJ1 dis1ricl In paf1icuar.
The Redevelopment Plan for the Town Center Redevelopment Project
Alea 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
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
11-1
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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, industrial/business park
uses, and vacant land.
REDEVELOPMENT GOALS AND OBJECTIVES
SOUTH CENTRAL PROJECT AREA
To acqLire ftn:Is for housing assislanœ to low income famHies.
To eliminate blight, due 10 the disuse of the land within the Project Area
caused by inadequate plbIic improvements, and the conslM:tion of
major Iraffic circulation imþroVements 1hilI. could not reasonably. be
expected lobe made by private enlelprise acting alone.
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 .Împrovements, concem for deteriorating conditions
of the residential neighborihoods, 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 lor
the South Central Redevelopment Project Area, particularly the Newport
Avenue extension and a new onIoff 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 01 the Redevelopment Plan pursuant to
the provisions of Califomia Assembly Bill 1290 (Ord.No. 1142); and
November 1,t 999 to re-establish the Agency's authority for eminent
domain lor a twelve.year period (Ord.No. 1223).
To proliidë belle, emergency services \0 the Project Area. wilf:¡ the
COIlStIU:Iion 018 grade separàtion for Newport AvenÜ9 andthëAT&SF
Railroad.
To prcMdë for deVlllopment 01 land areasht carw1o1 be developed dUì! to
the inedeqÙ8CY 01 public improvemehls .relaled 10 traffic circula.tion and
stonn drainage.
To provide increased traffic capacity for Red Hill Avenue and Edinger
Avenue and by provjdirigan alternative nor1W$Outh arteIiaI.
To extend Newport AVenue \0 reli~ congeo,tion at IraoIwaY interchanges
<W1d reduce the trallic deriland on Red HHI Avenue.
To redevelop and place abancfooedindustrial silas back infI;Jproductive
use, thereby creating empioymeni oppor\U1ifies and íncrea5t1dþlopertý
values. . .
The Redevelopment Plan as amended lor 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-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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FIGURE 11-3
PROJECT AREA DATA SUMMARY
"'.:"',':;:'!~~ii!'~I'.fáiiiiI~L,' '. ',-~._-""~,~:~~,', .,,'"
--360"""OI1COII1I_..._....oIT""'~oI ~398...s"""o/IheT_CentorPnjecl_,"""-",,,o/~.
_and"""""""'..... rdoxInglheCll)'scMc œ""andhOl:oOc'OOT...' origInII'CenIraJ'ar"lXJI11>IOedolCCllll18l!:lllland..._.....,andlho-
_. 'ScuI1"""""""'"sed 01 19hI_and""""""""",
~!'i!~~"
- PI8I -'
(OnIrwœ -I
~PI8I-
o;'~~".~--~'-'
~No.B90
_,2:2,1976
0nL No. 101
AuplI,I983
Aupl5,1966
_21, 1994(A812OO)
_',11119(A89'2
o"', No. 930
Ont, No. 1"2
Qn . No, 1223
~c-'.jl
J\ 1s,2005
Sepllnœ8, 1981
_20,1980
_21.1994(""'290)
()d.No.II55
0nL No. 1021
()U No, 1141
laIIOaIe..Incur_'AI8.-
J.......,I.2004
JIlllU8lYI.2004
___E~-'
_22,2016
J\ 1"2OI5
Jtjy 15,2015
. laIIDJIe..___Tu-
-- 22, 2024
Jt/r "'2025
Jljy 1,,202S
_CoIokr._IJomoi>-
Apilro,2001
1JoœIrI>ørI,2011
DoeeIriJerI,rott
. 'oIOAmcu1IofP,"-BondodDebt
$35,000.00o
$2Q,(ß),[D)
..__oIT...-
$9O,(ß),OOO (SO"".odel
_0/""""-
$2,500,~
Nol<o RoInclopmcat""" Eotpínûð. De... 1ft<! Loot Døa.. Rc<eive Project Area Tu -.. may be...tmdod r... ""' - fŒ crl- EIIAF Payøm io - to s-
_toHa....SafctyCo",,_.. 33333.6 (æri.., ""SBI04S).
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
11-3
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MAJOR ACCOMPLISHMENTS
TOWN CENTER PROJECT AREA ACCOMPUSHMENTS
Since the Town Center Redevelopment Plan was adopted, the A~ency
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 add~ion 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 unils 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, signallE!, and aUeyway
improvements to further stimulate economic revitalizatIOn in the area.
The Agency completed thá planning and disposition of the Prospect
Village Project (the fomner Utt Juice property) for development of an
approximately. 40,200 square feet mixed-use retail, professional office
and Ilive-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 blightilg conditiOns in the
Project Area, and to Increase, improve and preserve the community's
supply of affordable housing during the period of the Redevelo )ment
Plan. Figure ff-4 lists private development completed in the Town
Center Project Area assisted by the Agency and Figure 11-6 lists the
public infrastructure projects completed by the Agency.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-4
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2000 through 2009-2010
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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 facil~ies to selVe 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
benef~ing the Project Area. The Agency also assisted private sector
developers in the construction of new for-sale housing units in the
Project Area, including units made available for purchase and
occupancy by low and moderate households. In addition, the Agency
has provided First Time Homebuyer Loans to assisllow and moderate-
income homebuyers to purchase residential unRs, 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 five-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 northbounCI
State Route 55 freeway onramp reconfiguration, and the Newport
Avenue north of Edinger extension, and property acquisRions related to
the roadway proje<:ls 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-unR for sale family housing project
adjacent to the Project Area, and continued assisting In the
rehabilitation of family rental unRs in the Project Area.
These Agency redevelopment activRies along with private sector
developnJent have selVed to reduce the prevalence of blighting
conditions in the Project Area such as the disuse of land, substandard
infrastructure, and inadequate pubfic facilities.
Figure 11-5 lists specilic private development project completed in the
Soutih Central PrOJect Area and assisted by the Agency and Figure 11-6
identifies the public infrastructure projects completed by the Agency.
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Town G'MI~-lnd South Central Redevelopment Projects
11-5
Third Five.Vear Implementation Plan
Fiscal Vear 2005-2006 through 2or'-?n10
FIGURE 11-4
SUMMARY OF MAJOR ACCOMPLISHMENTS TOWN CENTER REDEVELOPMEMT PROJECT AREA
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
A SUMMARYOFJIIAJORPROJECTS COMPLETED
TOWN CENTER PRO.JEer AREA
PRomer PROJECT UNITS OR BUILDING AGENCY' RATIOPUBUCI ESTIMATED ES1'IMATED
AD )1IJ<S8 SQ." PER"IT PUBLIe PRIVATE PERMANENT ANNVALSALES
>ltrROX VALUATION ASSISTANCE INVES"IMENT lOBS CREATED TAXOROTIIER
'TN"""" "681-91 N..,..... "30.000 'UII "".000
C""","""d ".500 $4,859,002 l"
0[000 46.500 $2.965,383 1.6
........... 5000 $324,175 2.
Ipl... La"""" 13011-451 rMM SI.""'" 1.111 161,000
e............ 44.000 ",4>0,928 12>
Il- 6,801 161().241 z<1
La- '..- $26.000
""~I_";oo 494B.FinI 5,000 '80,000 SO 110 14
Qffi.,. me...""".1 ".000 $341,100 SO 110 60
ø,v",,"no !"'2IN..,.... ',". "'>.000 SO 110 9
V~'_m"R- .. 110
St~œ'....~ "'A
0,"00 2I<>-SO",.., M3B $1,900,400 "'.,000 '811 24
r..o;...",,", "5"'- 246""" "'..000 $600,000 1,006'1
T.,'" vo....e...... $14.500
e.......ad 'Otl-Ol""" "",.$46 """,000 SO 110 7J
RaI- 13612_ """ $109,400 10 110 12
'."'or.....,.,. $221,000
"""""" "!"/Moo 12,1)00 11,680,000 10 110 206
_On 6""F... "",000 _,000 SO "" 72
e~," 100M'"" 30,000 S694,SOO 10 110 ..
R- 14""1""- 1995,000
T_"U""be..l« 1096-12I2¡"';"" sm.ooo 10 1/1) 104 Sl30.000
Rolph'E,.....m.AR- 1114-1212 364.000 ""',200 SO 110
, LohoSlvS"""""" 1222"""" S6OO,ooo SO "~.
1Th"'" TIR 1358.""- NlA $91,401 to ,,0 c- I
SUBTOTAL
$21,140."6
$2.905,000
12"
$545.500
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
11-6
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RATIO or umlATIID IBTIMATED
PRIVATE n",ANEJ T ANNUALSAUS
PUBLIC JODSCUATED UXOR
tr<VESTMENT OTIIER
In.-",,,,,,,, I",._.¡¡¡;¡¡:- 12,200 $641000 so I'" 41 NJA
1"'.'pw."""W'" mOOD.'inO". 4~" "2>~" so I'" 11 COI1IIdaûl I
rn;;;o.".C- 600-lIlmc.dooo..! 31,141 121'.000 so \'" 19 $93»)0 I
Ic- "",IDe_R... 4,000 1120,000 so I'" 12 >VA I
1C<rD1do.0.... 7JO m c............ 1""" 11,249.000 so IA! .. >IIA I
IT.,"M_""', ""IDc.DnD"'" 4,000 $111.'" so I'" , c........... I
I"""s,- J2IImc..iooR..."'" "'<0»)0 so "" 14 """.- I
10111.. ""mc.DnDRal""'" ""'~20 so "" .. N\A I
(ibbiI¡o"". lroW.""" '.>21 SlO1~'" 10 "'I 20 ~. I
"mH-"'" 12,400
0- "",N... 11,<00 "",000 so 110 "
00-- "'O""" 4' 44 11150 so I'" 119
L..t.P""",. '4mp",.. 10.500 1491.000 so 110 4' ,... I
le_loIc..tv Iml- 6.(0) 1L45.DOO to '10 11 15.400 I
Ie.......",. 1;301 ..... 6,'" S2T,.ooo 10 I/O '6 >VA I
Ie_,"""". 14251-11 P"" 32."" -'>'" 10 110 109 >VA I
PROJECf
PROJECf
ADDRESS
DNITS OR
SQ.'"
APPROX
81J1LD"'"
PEnDT
VOLOAnoN
AGENCYI
PUBue
ASSIST ANCE
10.... I-.rr-.......r- ",OOl nl4,I00 SO I/O
IOMkT...... 1414""'" II,'" "",110 so I'"
Iw""'"",P"" '0,..15""""'. 26100 1865,"" so . ""
212 """
44 NlA
-~
'6 13.500
In...... Bid,. I3mN_"" -------.;216 ,i31.1 so $0 IA! 11 NlA
;......c.._..- ''° m cmno""'" -~O,. Sl.J<XJ,'" $0 I'" 121 NlA I
SUBTOTAl.
110.653,1)50
1212
Sl05,900
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third FlVe-Vear Implementation Plan
Rscal Year 2005-2006 through 2009-2010
11-7
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PROJECT PROJECt UNITS OR BUILDING AGENCY! RAtiO OF ESTIMATED ESTIMAtED
ADDRESS SQ. rr . PERMIT PUBLIC PRIVATE P""MAN'NT ANNuALSALES
APPROx. VALIJATION ASSISTANCE PUBLIC JOBS CREAtED ""'OR
INVESTMENT
15""",",""",",-, ,.,..... '.035 ':105,000 SO lID 20 $1.500 ,
O'ç"",w 160-1""""'" 15,000 "00.000 SO 110 60 NtA I
1...6.'- 4.1OB.F~1 ',000 ",.,., SO ,10 .. NtA I
lEI.... ISI"""""""""" 3.411 1112,000 10 110 14 12.300 I
lomœ I85--9S.,¡;"";"'RuI '.000 >"".000 SO If<) '6 NtA I
10I1Iœ ----"5 "C" ",03 1341,360 SO IJO 34 NlA I
R"".MJRa""", S23.000
""',P..... "............ 1.000 $1>0.000 SO 110 20
F""""', IJlOON..- 5,400 m'.110 $0 110 "
Dun"",', ""'IIoR 7.000 '200.000 '" IJO 20
R"'.~Ç,R 425 ., ç",,;,. 0 ",700 '" IJO
\3112-32- 13.'" $1,305.100 $0 110 .. $14.000 I
\3,,>-,,- . - $"'-"" SO ,/I
rr- IO"W"'" "..... >687.075 SO 110 NtA ,
IAp- 545S-"" ,..... $18'.600 SO 110 NlA I
"""'- Lane 1\odNo.15102 36- 19.603.>00 $1"""" '.811
...F I""" """""'... ,.-a.."""
>..-d R"'. em.... 715-765" e..... R"¡ '.6\1 S258.650 $1".000 1/21
""R-
]
l
r... T_- PI- 301-301 EI c.õw..'" 1.000 $123.750 181.>00 11'4 1 I
...................
iD<".Hdooo.,.",....., 215-217Ete""'R..' 2.100 5500,000 $0 110 6 I
IA""""'S,- '- 13270N_A- 5"'" I!,IIM,TIS SO 110" I
~"""IG""'C""" 50511"""",,,"'" 6."'" "".000 $0 1/0" 1
omœR"""""'"
l
$1.>30.000
"",000
$0
$0
1/0
110
,.
..
"'.,""S....
161 .""""'.....
'.000
16.IlOO
SUBTOTAL
120,051""
321
s.o.1!OO
TOTAL
S52.1'U14
12.,",.000
28M
5;112""
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
11-8
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FIGURE 11-5
SUMMARY OF MAJOR ACCOMPUSHMENTS SOUTH CENTRAL REDEVELOPMENT PROJECT AREA
__--un -~-------------
TUSTIN COMMUNITY REDEVELOrEMTN AGENCY
A SUMMARY OF ~IAJOR PROJECTS COMPLETED
SOUTH CENTltALPROJJ!Cf AIUA
RAnoO' <STIMA11m EllTlMATED
,.,VATE 'ERl\- -,....SM.ES
TOPUBUC JOB8atEATED -TAXOR
INV!STllIENf OrnER
1.- ""2_- 8iix> 819'.000 ~ lID Z7 81.>00 1
ILo"""'."'-" "..2- 9,110 S27',OOO SO "" " ",100 I
Ic.~ "SI2N- 9"" - SO "" 21 05,900 I
IToo....,.............. 1262"'- 58Uni1, 82.1S4"" SO lID 15 iliA I
ITa"'vWaae""""" 2158... """'. 0232,(100 SO IJO NlA iliA 1
¡p;,;;;¡;-.......-. 15642P""" II ""'. 194',7011 10 110 NlA iliA 1
1-.......- 14901- 144- $5.699000 10 lID iliA NlA 1
ICR-_"" ISS82-!12'11" 6Th& 161.000 SO IJO NlA iliA I
~-,- 151I2-22"B" ,...... $915"" SO 110 NtA NlA I
PRO""",,
'Roner
ADDRESS
UNITS OR
SQFT
APPROX
BUILDING
nRMIT
VALHArrON
AG&NCVI
.UBLIC
ASSIST AfoICB
......c.o....i:...
"iaoC",,~(I\"") 11008- 0',600 ".120,000 $631.000 1.8/1 200 C~""""
hdlkBdl(RAD) 1252-1412- 224.'00 SlO~12,OOO SO 110 148 "',000
N""""(RAD) 15222""- 61,10) 12.110.000 SO ,10 204 SI.""
-(RAO) ".1 v- 15,900 81,160,000 SO 1'" 25' SU)OO
..." 1421-111 -F $250,000 8.4'1 "8.>00
<AD 61,100 SI.n1.ooo 201
......- ',410 8m,OOO 16
- 1302- 12,000 1828.000 SO lID 40 SO
;T............,.C~k'
...... 1""'--<SIN""" ".9<1 SI,J09.6" SO Ii ) '06 i6.400
Cori'"," ,_,N- ',116 823'.009 SO IJO 11 SIl,ooo
SUBTOTAL 132.1",349 1888.000 'I'" 8134,100
Tustin Community Redevelopmel1t Agency 11-9 Third Five-Year Implementation Plan
Town O¡' ld South Central Redevelopment Projects Fiscal Year 2005-2006 through 200!t?n1n
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'ROJEcr 'ROJEcr =80R.1 BUILDING AG£Ncri RATIOO' E811M,TID E8l1MATED
ADDRE8S SQ," """OT PUBLIC. rRlVATE 'ERMANEtIT ANNUAL8ALES
(APPRO" VALUATION ASSISTANCE PUBUC JOBSCIU!ATID TAX OR
INVE8nŒNT OTIIER
~I..,..... 11,200 "':"6.'00 10 "" 61 m.>oo I
TodNoI4934 145u.;k '11.1>4,60'- SI,O")" 16.5!i ----- WA ------ >VA-
N ....... LOi1a"""",R""""ol I
S6;1.11 lUll 20 "',132
139I2N,"""", 1,294 SG7)90
IJ9oI2-<;2 11419 S116.4SS
18~::;;::~=. 116llib 511',000 10 110 WA NlA I
14131-
IN~,"'N'~"""""" ISIIIP","""", 10 I/O NlA NlA I
........... """1,"""
I......,;,.........
"""""""'8_-
19."'1
l
"u,¡b - 56.719..,.
" UW ..... """"'"'"
S3SO.ooo
T_No
11018_10<.
"""TOTAL
"'."'.641
20
m.m
Sl.041þI4
TOTAL
ISO,361,991
1901
5749,932
SI,93>þI4
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
IHO
Third Five-Year Implementation. Plan
Fiscal Vear 2005-2006 through 2009-2010
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PUBLIC INFRASTRUCTURE
FIGURE IHi
PUBLIC INFRASTRUCTURE PROJECTS
TOWN CENTER:
. General street widening.
. Holt AvenuelState Route 55 storm drain improvements.
. Irvine Blvd. intersection improvements.
. Main 51. banner pole Project.
. Restriping of Irvine Blvd.
. Street rehabilitation of Newport and Prospect Avenues.
. Traffic control improvements (Le. i1creased lighting, signalization, traffic signs and left tum phasing lanes).
. TraffIC signal ins1allalion at 1st and B Streets.
. Undergrounding of utHities.
. Tustin Water Yard Improvements
. Old Town Commercial District Streetscape Enhancement Project (streellighling, decorative paving, landscaping, lumishings, and signage).
. StJeet widening acquisitions and construction documents preparation for Irme Boulevard and Newport Avenue intersection widening improvements,
SOUTH CENTRAL:
. Alley pavement inprovements for alleys between Newport and Orange Avenues, south of San Juan 51. and Newport and Bonita Avenues.
. C Street reconstruction.
. Edinger Ave. widening between SR-SS and Red HiD 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 Ïl'r4Jrovernents (Le. alley and right-of-way improvements).
Studies, plans, engineering, and construction 01 a new off-ramp from SR-55 at Newport Ave.
Widening, pavement improvements, and reconstruction 01 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 "'--'-r and South Central Redevelopment Projects
Third Five.Year Ilf4Jlementation Plan
Fiscal Year 2005.2006 through 2fW1-?O10
I
11-11
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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 eamings, and new loans to the Agency.
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 resuHing in approximately $7.4 million
available to fund non-housing projects, programs and expenditures over
the Implementation Plan's 5-year time period.
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.
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 anticirated that an additional $12.1 million in net non-
housing tax íncremen will be generated over the next five years
resuning 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.
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.
EstimatedAvailabie Resouæes
Town Center Pro eçt Am
Less Estimated Debt Paymflnts:
Estimated Availàbie Flllds:
FIGURE 11-7
ESTIMATED NON-HOUSIN.G TAX INCREMENT REVENUE
Begiming
Fund Balanœs
$. 3,055.953'
$. 1 820.ß8()~
$ 1,235,073'
FYO5{)(J FY()6.(}7 FYO7-08 FY08-09 FY09-IO TOTALS
$2,721.289 $2,802,928 $2.887,016 $2,973,626 $3,062,835 $14,447.693
$1.647.680$1642030 . $1;649.357 1.652.365 41,647.180 $8.238.6i2
$1,O73,GQ9 $1,160,898 $1,237,659 $1,321,261 $1,415.6$ $ 6,20~.Oð1
South central Project Area
LfISS EStimated Debt Paymen/$;
Estimated Available Funds:
$ 4.485;321 '
$ . 1.455.258 '
$ 3,030,573'
$2.332,147 $2.4IY<!,111 $2,474.175 $2,548.400 $2.624,852 $12,281,685
$ 48.600 . $ 48.600 $ 48.600 $ 48.600 $48.600 S 243.000
$2,283,547 $2,353,~11 $2.425.~75 $2.M¡9,BÓO $2,576,252 $12,138,6ð5
, Estimated beginning ft¡nd ba/ançes based 00 June 30.2004 balallces pius FY 04-{)5 fund ~iIs. minus FY.O4-05. debt service iJfId encumbrances (s~ Figure//'-8).
.. Estimated Non-Housing Tax /ncietrl8rJt RevenU8S basêd on FY03-c4 deposits eslirriated to increase at 3% per year and adjusted for rJebI s8!VÎC9.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11.12
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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RGURE 11-8
FIVE YEAR NON-HOUSING ACTIVITIES ILLUSTRATIVE CASH FLOW
EsnMATED AEVENUES AND EXPENDITURES
I South Central Project Area I
I Fund Balances FY 04.()5 I
I FY 05-06 FY 06-07 FY07-06 FY 08-09 FYœ-10 I I TOTALS: I
I $3,030,573 I $5,184,120 $1,357,631 $3,503,206 $5,823,006
$2,33.2.147 $2,402,111 $2,474,175 $2,548,400 $2.824,852 $12,381.685
$5,382,720 $7,588,231 $3,831,806 $6,051,808 $8,447.858
$48,800 $48,800 $48,800 $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 $3,503,208 $5,823.008 $8,269.258
I!e Inning Fund Balanca .
$2.221 ,611
Estimated Noo HousIng Fund Deposits ..
Avallabla Funds
$2,284,220
~
$2.221.811
Less: Annual ODIIaations:
Debt Payments
Estimated _. & Indl""" Expanses
Programs and Projects Expem.""" ...
$48.800
$90.000
~1,31e.658
Remaining Balance
$2,221,611
$3.030.573
I Town Center Project Area I I Fund Balances FY 04~5 I I FY 05-08 FV OO~7 FY 07-08 FV 08-09 FYD9-10 I I TOTALS: I
I!e InnIng Fund Balanca . ($441,075) I $1,235.073 I $1.513.357 $863,255 . $40,913 $1,112.174
Estimated Noo Hous'ng Fund Deposits .. $3.497,028 $2,721,289 $2,802,828 $2,887,016 $2.973,626 $3,062,635 $14,447,693
Av_bIB Funds ($441.075) $3,055,953 $3,956,382 $4.316,285 $3.750,270 $3.014,539 $4,175.009
L...: Annual Ob/ioalions:
Debt Payments $1,647,680 $1.647,660 $1.642,000 $1,649,357 $1,652,365 $1.647,11!O $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 $2,2n.829
. FY 05-96 Beginning Fund Balance reflects ,... ending available funds balance as shown in the June 20,2004 audn thai include the capital Fund'. Cash & In- As&9ts.
mlnu. Account Payable and Accrued UahilUies. wI1ich is ~sted to reflect estimated FY 04-{)5 fund deposits and expenditures.
.. Estimated Annual Deposits based on FY 03-04 deposits estimated to increase a13% per year during lI1e five-year perIod.
... Programs and Pro acls ExpendiIu,as induding administration and indiraol """en.... .. <tscussed in the sulJsaction lOr Il1l'Iementalion AcIiViII..-
Tustin Community Redevelopment Agency
Town ca.... .d South Central Redevelopment Projects
Third Five-Year Implemenlalior Plan
Fiscal Vear 2005-2006 through 2009 --.-
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The existing financial obligations for the Town Center and South Central
Project Areas are de5Cribed 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
Govemment 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
Retunding 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 deposRed 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 Moderat~lncome 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 Moderat~lncome Housing Set-Aside
Fund in order to pay existing obligation including bond debt service
de5Cribed 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 riousing 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 de5Cribed 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 requirif19 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-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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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 InfrastructurelSlreet Improvements
These prog-ams 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, direct
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
availabiUty of funding from existing fund balances, bond proceeds and
estimated future tax increment revenues not previously corrrnitted to
existing financial obligations. In addition, financial resources from other
City, Slate 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 inplementing 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, progranns and expenditures of the Il1l>lernentation Plan,
and the blight that will be e~minated 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 (j'--'-- 1nd South Central Redevelopment Projects
11-15
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 20(t ""H')
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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 Plan Goals and Obiectives
. Provide business assistance for rehabilUation, 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 wUh the aim to create a
cohesive commercial district.
. Provide development assistance for new retail connmercial uses to
expand the community serving corTYnercial core in the Project Area.
. Upgrade substandard public infrastructure systems and public
facililies, 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 AVE VEAR PROJECTS, PROGRAMS &
EXPENDITURES
Economic Develof)menf Proorams ($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-sUe improvements, fee payments,
design and engineering assistance, development loans (as may be
allowed under the law), development of parking facilUies.
. Owner Assistance/Commercial Rehabilitation Program to provide
financial assistance in the form of loans and grants for historic
preservation, bunding and code compliance, building renovation and
façade improvements.
. Business Assistance and Outreach Program to support the retention
of existing businesses and attraction 01 new businesses.
Expenditures would include, but not be limited to such Oems as
brochures, and marketing materials.
Communitv Facilities Proarams ($4,00,000)
. Tustin Ubrary - expansion and/or renovation of the facilUies if
supported by a State Ubrary Bond Act Grant, developer
contributions, and potential Tustin Legacy project contributions.
. Stevens Square Parking Structure. provision of additional",
pedestrian access. ~
. 420 EI Camino Real Property Improvement - installation of street a
front landscape improvements. :!t.
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Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
11-16
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
Public Infrastructure/Street Imorovement 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 fighting, traffic signal
synchronization or phasing and/or new traffic control installation, also
includes lighting and pavement improvements to private and public
alleys.
. Uülilies Improvement Program - underground utilities in the Oty's
historic area.
AQencv Administrative Proaram SuDDorl and Indirect Costs Incu"ed bv
Q1r ($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.
~sed Projects, Proarams and Expenditures Relationship to
m!Q!ll
The CRL requires an explanation of the relationsh~ between prop.osed
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 buildif195, and the factors that characterize economic
dislocation, deterioratIOn or disuse. Briefly, a bli!t1ted area is one that
contains specific conditions and factors resuRing 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 Agel)g's
near-term direction to continue the elimination of bnght 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 OÞjectives to upgrade and install public
improvements and facilRies, and to provide assistance to existing
businesses, new businesses, and new deve~ment wili help foster
economic growth and correct or prevent conditIOns that may result in
depreciated values, impaired investments and economic
maladjustment, while facilitating the construction 01 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 improvemenf to the
prevalence of depreciated values, impaired investments and economic
maladjustment in the Project Area, some 01 the condiiions stili remain to
be addressed under this Third Implementation Plan.
T uslin Community Redevelopment Agency
Town (4!nter ~nd South Central Redevelopment Projects
11-17
Third Five-Year Implementation Plan
Fiscal Year 2005-2006 through 2DOr ..."....
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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 cond~ions 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- V ear Implementation Plan
Fiscal vear 2005-2006 through 2009-2010
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FIGURE 11-9
TOWN CENTER PROJECT AREA
BLIGHT ELIMINATION RELATIONSHIP TABLE
Delerioration. Inadequate Deprecialed
GOALS" OBJEClIVES Age & Public Values.
Obsolescence Improvements & Impaired
UtiutJos Investments &
Economic
Malad'uS/ment
Provide buoiness asoislance 10' rehabilitation, expansion and
'elOf'llion 01 existing end new busi.....s. X X
Rehabilitate substandalt! and deteriorated structures to improve
building codions, Increooe runctionallty and desirobillty, and 10 X
Integ"'te design che",cleriolics.
Upgrade subotandard public Inl",oIruau'e sysl<lms and public
ladilios, and pmvido lo,theinslallation andconolrudion 01 new X
public improvements 10 --I tho noeds of the Project Area.
Provide direct assistance 10' the development 01 new commeR:ial
uses. X X
PROGRAMS" EXPENDITURES
Economic Development Programs X X X
CommunMy Facilities Programs X
Public InfraSlrudure/Streetlmprovement Programs X X
Note: Aò11inistraUve program support end inlirect costs inctlrred by the City in edminisleling Redevelopment Þt,¡eocy project ereas support all
programs and expendtures.
Tustin Community Redevelopment Agency
Town ç.øntor "ind South Central Redevelopment Projects
11-19
Third Five-Year Implementation Plan
Fiscal V ear 2005-2006 through 20G'" "M 'J
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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 Obiectlves
. 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 adjaœntland 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 Projects. PrOGrams and Expenditures
Economic Development Proarams ($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.
Community Facilities Proarams ($200,000)
. Recreational Facilities Program - improvements for existing faciities
and the construction of recreational open space to serve the
surroundinG community.
. Tustin Famify and Vouth Center Expansion - additional land
acquisition.
. Tustin Family and Voulh Center Playground Improvements-
installation of additional playground equipment.
'"
Public Infrast11JCture/Street Improvement Proarams ($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 ,g ~
between Edinger and Valencia, and realignment and construction of ~ Õ
Del Amo, between Edinger and the newly constructed ramp. ~ ;;!;
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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 InfrastructurelStreet Imorovement PrCXJrams (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 ri[ht-ot: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 Valencia Avenue per
the Pacific Center East SpecWic 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 ilstallation, also
includes lighting and pavement improvements to private and public
alleys.
~trative Proaram SuPOQrl and Indirect Costs Incurred by
Ø1J' 5O,()()())
Proposed Projects. PrOGrams and ExDenditures Relationship to
Blight
The GRL requires an explanation of the relationship between prof?O.sed
projects, programs and expenditures to the elimination of blight With the
prO ect 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 Agen9's
near-term direction to continue the erlmination of bright 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. Specilican~, these Impfementation 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 retuming the land to
proper utilization.
A"hough the Agerq has undertaken an extensive public improvement
pr~ram within the Project Area which has corrected several
deficiencies, targeted areas in need of public improvement upgrades or
new construction remain.
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Tustin Community Redevelopment Agerq
T own ~ter and South Central Redevelopment Projects
11-21
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 20</9-:>010
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 southem 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 InfrastructurefSlreetlmprovement 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 InfrastructurelFacllltles.
While the Agency has made contributions to constructing recreational
facilities for elementary and middle 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-Vear Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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FIGURE 11-10
SOUTH CENTRAL PROJECT AREA
BLIGHT ELIMINATION RELATIONSHIP TABLE
Detel1oration, Inadequate Depreciated
GOALS & OBJECTIVES Age & Public Values.
Obsolescence Improvements & Impaired
Utilities Investments &
~=~ment
Provide direct assistance to support and faclmate
development. to preserve the City's employment bas", and to X X
.provide lor an integrated business park environment which
capRalizes on mark'" opportunities and which t. compa.ble
wRh adjacent land uses.
Provide assistance 10 the privat" søctor through th"
construction 01 circulation improvøments d"signød to faclNtate X X
access to underutilzed sites.
UpgracJø substandard public infrastructur" _tams and public
lacllltløs, and provid" lor the Installation and construction 01 X X X
new public Improvøm"nts to møøt Ih" n""cIs 01 the Project
Area.
PROGRAMS '" EXPENDITURES
Economic Development Programs X X X
Community Facl1itlø. Programs X
Pub~c InlrastructurølStr"et Improvømønt Programs X X
Note: AdminisIJIIllve ¡>rogram support and inõrect coslslncurred by tho Rodevelopmool Atp1cy project areas support 011 programs and expendlures.
Tustin Community Redevelopment Agency
Town Î"ntor and South Central Redevelopment Projects
Third Five-Vear Implementation Plan
Fiscal Vear 2005.2006 through 2009-2010
I
11-23
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SECTION III
FIVE YEAR IMPLEMENTATION PLAN
FOR
HOUSING ACTIVITIES
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third FIVe-Year Implementation Plan
Rscal Vear 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 tihat provides
sufficient detail to measure performance of the Low and Moderate
Income Housing Fulld requirements.
2. An enumeration of the number of new, rehabilitated, assisted,
price restricted, or destroyed housing units during tihe term of the
respective redevelopment plans for the Town Center and Soutih Central
Redevelopment Project Areas.
2. An outline of the Agency's plan in using the Affordable Housing
Set.Aside Fund including annual deposits, \rallsfer of funds, or accrualS
for special projects.
4. An identification of programs, and projects tihat will resutt ill the
destruction or removal of exISting affordable housing, if any, and the
proposed locations for replacement housing.
5. The Agency's Ten-Year Housil19 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, alld the City s HousillQ Element adopted
November, 2002. Implementation of the Plan wiß ellsure consistency
with and achievemellt of the goals and objectives of the City's Housil19
Element and other housing related requirements contained in the GAL.
An agency's major housing responsibilities generally fall under four 9 ¡g
broad categories including: 1) the set-aside of 20 percent of gross tax ;g õ
increment revenue for low and moderate income housing (Sections ó ~
33334.2 and 33334.6); 2) the creation of housing affordable to low and Z ¡g,
moderate-income persons and families based on tihe 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) tihe proportional ~
expenditure lrom the 20 percent set-aside (ulld 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
Towll ÇpnlAr and South Central Redevelopment Projects
IIH
Third Five-Vear Implementalioll Plan
Fiscal Year 2005-2006 through 20(>9-2010
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 Inconne Housing FuniJ
that exceeds the greater of one million dollars or the agpregate amount
depos~ed. during the preceding four fiscaJ 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 aQency 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' (i.e.,
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 Stalement 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 ~ 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 appled 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 fll1dings regarding the lack of need for
low/moderate housing in Tustin or the sufficiency of less than 20"10 of
the Project Area's tax increment to meet the need that does exist. In
add~ion, 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 ObligationsJor the Town Center Project
and in fiscal years 1985-1986 through 1991-92 deferred the deposit of
approximately $2.8 million into the líousing Fund.
In accordance with CRL requirements, the Agency adopted an
amended Deficit Reduction Plan in May 2000 for elimination of the
defic~ caused by the deferral., Per the Amended Plan, commencing in
FY 2005-2006 the Agency will 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 depos~ in a given
year as discussed above. The Agency has not defened any deposits
In the South Central Housing Fund.
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-2
Third Five-Vear Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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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 $ 4.7.26.300
$ 3.61 t .900$ 3.095.400
Estimated BegiooiniJ Fùnd Balance -
Estimated TaJllncrement Deposits "
FIve-Year Totáls:
$4,165;900
$ 7,821,700
r=
COmblnèd Fund Amount:
Interest Earnlngs"-:
TOTAL AVAILABLE FUNDS
(Over Next Flvø..Vïar Period)
$12,387,600
, Balance 8$ 01 June 30, 2004, alii-to reflect enambrallCi!S and obligatiOns.
" Set'AsïJeF unci Tax Increment IJeposfls IIsIimated 10 increase 3"k par year.
... InIef8St Earning esUmaled at 2.5% based on 50% 0/ ootStMding baJæ1a! at MY time..
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The Agency anticipates funding the available housing set-aside ~ ~
resources for affordable housing activities within Ihe five-year ~ ~
Implementation Plan time frame. The Agency also may also use Home ~ :g,
Funds and federal CDBG Funds, if needed, to accomplish the goals ~ (f
and objectives of the Implementation Plan. g
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HouslngFund 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 & Moderalelncome Homebwer Prooram ($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 Iow.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 Certnicate Program (MCCP) administered by the
County of Orange, the program provides federal income tax credits
as a form of assistance to home buyers. During the last reporting
period, the County of Orange has fundeå the administrative costs of
the MCC program.
Tustin Community Redevelopment Agency
Town fAA'^" 'lAd South Central Redevelopment Projects
111-3
Third Five-Vear Implementation Plan
Fiscal Year 2005-2006 through 2OQQ-?I'I11)
2.
Preservation of Existina Housina ($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 ExistinG Housina 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% 0/ 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, rehabilitated, converted to
condominiums and sold to qualified homebuyers with resale
restrictions which Umit 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 coul~ 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 HousinQ 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 0/ the affordability gap for quaUfied
potential homebuyers.
5. Supoort and Ancillary Services (non-IccaJ 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 B 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 Support Exoonditures ($465,000)
Administrative Support costs incurred and directiy 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
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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 decisions are made as a part of the Agency's annual budge! process. The GAL a ~
identifies that beginning fund balance in any year which exceed the higher of $1 million or the sum of the prior 4 years depos~s 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. c g¡,
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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
Combiled Beginnilg Fund Balance $5,280,300 (1.) $3,005,659 $ 168,919 $ 971,217 $1,613,723
CDBG ReI1abiilation Funds $ ° $ ° $ 0 $ 0 $ ° $ °
South Central Fund Deposits $ 583,037 $ 600,526 $ 618,544 $ 637,100 $ 656,213 $ 3,095,421
Town Center Fund Deposits $ 680,322 $ 700,732 $ 721,754 $ 743,406 $ 765,708 $3,61t,921
Investmenllnteresl $ 80.000 $ 80,000 $ 80.000 $ 80,000 $ 80,000 ~
Estimated Total Resources: $6,623,659 $4,386,919 $1,5B9,217 $2,431,723 $3,315,637 $7,107,337
Expenditures (2.)
Homebuyer Assistance Pro!1arn $ 475,000 $ 475,000 $ 475,000 $ 475,000 $ 475,000 $ 2,375,000
Preservation of AI-Risk Units $ ° $ 0 $ 0 $ ° $ 750,000 $ 750,000
Rehabiltalion 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 $ 0 $ ° $ ° $ 5,000,000
Administrative & Indirect Expenses ~ $ 93.000 ~ $ 93.000 $ 93,000 $ 465 000
Estimated Total Expenditures: $3,618,000 S4,2t8,000 $ 618,000 $ 618,000 $2,968,000 $12,040,000
Balance Available $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 ç--'-- lnd South Central Redevelopment Projects
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2Oqn nn'1
111.5
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.()8 FY 08-09 FYO9-10
1. Homebuy., Assists""" PrOQ,am
a. DoWll Paymenl2nd Mortgage Loans 5 5 5 5 5
2. Preservation of AI.Risk Units
a. T usfin Garden s Senior 0 0 0 0 100
3. RehabiUlalion of Existino Hwsioo SlocI<
a. Owner Occupied (1.2 units) Loans 4 4
b. RootaI RehabiUtalim loans 4 4
c. Multilamily AcqIRehablCOOVÐrsion 0 0
Number 01 Units
d. Mlltifamily Acqn:¡ehablRen 0 37 0 0 12
Numberof Units
4. New Housino Construction
a. New Owner Housing 14 0 0 0 0
Number 01 Units
b. New SeniOf Rental 0 0 0 0 0
Number 01 Units - - - -
Tolal Number 01 New, Rehabllitatad ~ 50 13 13 125
or Price Restricted Unils
Totals
25
100
20
20
49
14
228
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-6
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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Proøortlonal Exøendlture 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 Iow-i1come and
housing for persons 01 very low income in at least the same
proportion as the total number of units needed lor 01 those income
groups bears to the total number 01 units needed within the
community. The proportion is to be determined lor each community
on the basis of the unmet need lor housing amon¡¡ the income
categories, as reflected by the City's share 01 the regIOnal housing
needs identified pursuant to section 65584 01 the Califomia
Govemment Code. The agency may adjust the proportion by
subtracting from the need identified lor each income category, the
number of units lor persons 01 tihat incomè cat9(!ory 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 shaM 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 I
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
larrily housing to that lor affordable senior citizen housing.
The City's 2002 Housing Element (Table H-17) provides a summary
of the total quantified Objectives lor the City ín relation the to the
Qty's fair share of the regional housing needs. figure 111-4 identifIes
the community's allocation goal adjusted to rellect the subtraction 01
units to be newly constructed at Tustin legacy that wRI be
developed pursuant to the MCAS-Tustin SpecifIC Plan under local
control and without Agency assistance.
FIGURE 111-4
ADJUSTED AFFORDABLE HOUSING
ALLOCATION GOALS
~
very Law
Law
Moderate
Percent
15.8%
17:0%
m%
100%
Unlta
254
274
.!.Qi!Q
TOTAL
1,608
SQurcè:Ci1y 01 Tustin 2002 Housi1g Element
Based on the Housing Element objectives, as adjusted pursuant to
Section 3334.4 (a) 01 the CRl, it wil be the goal of the Agency to
taior expenditures from the Housing Fund to provide approximately
16% on housing lor persons and lamilies 01 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 amual basis. It win also be to goal 01
the Agency to expend 95% of the moneys in the Housing Fund for
non-senior affordable housing activities to rellect the proportion of
persons under 65 years 01 age ín the community per the 2000
census. The AgerIcy will monitor its expenditures 01 Housing Fund
money to comply with legal requirements over the life of the two
projects.
Tustin Community Redevelopment Agency
Town Center and South Cenlral Redevelopment Projects
111-7
Third FlVe-Vear Implementation Plan
Fiscal Year 2005-2006 through 2009-2010
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AFFORDABLE HOUSING COMPLIANCE PLAN
Both of the Agency's Project Areas were adopted alter 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 rehabil~ated
by an agency itsen in a project area must be available at an affordable
housing cost to, and occupied by persons or families of low or moderate
income. 01 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 un~s 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) 0( the GAL, substantially rehabilitated
dwelling units means all substantially rehabilitated multifamily rented
dwelling units with three or more units, or substantially rehabiUtated,
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 allordability covenants must be
recorded on dwelling units produced pursuant to Section 33413 of the
GAL, 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"k Housing Set-Aside Fund.
Section 33413(b)(4) 0( the CAL 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 cause ~
the required inclusionary housing units to be produced inside or outside ~
the redevelopment project area, but shall for un its developed or ~
substantially rehabi6tated by the private sector, require two units outside g ¡g
a project area for each unit that otherwise would have had to be -g õ
available inside a project area. ~ ~
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Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-6
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 2009.2010
Past Production of Affordable_Units In Proiect 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.i1come 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 wiH
apply its surplus balance of affordable housing production units, as
pennitled 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 1he Project Areas
FIGURE 111-5
SUMMARY OF AFFORDABLE UNITS PRODUCED
(Redè'lelopment Plan Approval töFY2005-2006)
ToIallXits procùœd:
Insidu ProjoctAreas
Outside Projed Ar8as"
Veiy /..ow Low IIodenIIè Non-
InIiœHI Intlillle /nI;( M. Re~ TOTAL
123 6 15 384 528
9 215 0 412 636
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Tustin Community Redevelopment Agency
Town ÇMtM '1.nd South Central Redevelopmentprojects
Altordable Units Flequimd :
Altordable Units Produced:
33 > 41' n.a. 18
13.2 221" 15 n.2- 368
99 > 189' n.a. 288
AIt"- Units Balance :
. Reflects lhecombined kJWand moderalllincome category (SeCtion 33413 (b)(2).
ü RefteC18 inclusion 01224 unItS (50%) d the total reStriÇled unüssubstantiälly
~0UIiIide the pro oct area:; (Section 330113 (b)(2~(A)~i).
111-9
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2OQQ-:m10
Housing Units to be Developed (Future Production)
Because the residential areas of both the "Town Center and South
Central Project Areas are essentially buin-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 rehabiYtated price-
restricted un~s over the next five-year period as shown in Figure 111-6.
The estimated number of unns produced do not include certain unns
assisted by the Agency, including the "at risk" senior project and single
family and rental units assisted under the Residential Rehabilitation
Programs since these unns have previously been counted or do not
require long-tennn affordability restrictions.
Based on the proposed projects, programs and expenditures, the
Agency does not anticipate any problem in meeting ~s required housing
affordabnity obligations under State law.
FIGURE III-e
.ESTIMATEOFRESTRICTED UNITS TO BE DEVELOPED
(FY 2005I20O6' FY2009I2O10 . .
V"?' LoJr Low - . Non-
--- ResIrlcIedr-
19 19 92 79 209
ToIalVnilsProduœ<I;
AIIonIabIoVnilsProduœ<I; 17 17 64 n.a. ge'
AIIonIabIe Units Required; 6 > 9" n.a.
An- Vnl Balan",; 11 > 7Z ., nca.
. _100%01 unllsprodUœd insidaand 5O'Yo0l.-unitlprovIdedOU\$lde
!he pocjacI _so
- R!>1Ieds ilia Cò_1oW and rnodòmtø lnoomo caIogory.
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Town Center and South Central Redevelopment Projects
111-10
Third Five-Vear Implementation Plan
Fiscal Vear 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 unRs housing
persons and families of low or moderate income are destroyed or
removed from the Iow- 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 shalr 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 unlilthe 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 financin~ 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 unRs 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 unRs 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 unR occupied by an above-moderate inconne household. This
resulted in the need to provide a minimum of 46 units (72 bedrooms) of
very low income, 10 unRs (22 bedrooms) of low income, 8 units (15
bedrooms) of moderate inconne housing.
The Agency's replacement housing. obligation was satisfied by
construction of new units on the same site as those unRs removed, and
its inventory of income-restricted affordable housing units produced in
the Project Areas. As shown in Figure 111-7, 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 wRh 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 Iile of both Redevelopment
Projects. To meet potential future replacement housing requirements,
the Agency will apply Rs 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.
AGUREIII.7
SU.MARY OF REPLACEMENT HOUSING OBLIATIONS
. (Plari Adoþticri, FY2004-2005) .
Very ~ow Low
Inccme Income
Units Removed 55 13
Replace~ Units. 6 10
~
Replacement Units 107
Avajlablo
ModoJate Non-
Income Restricted TOOd
10 1 79
8 n.&. Sol
388
15
n.a.
510
Replacement lJnits
Balance I (Deficä)
n.&.
446
61
378
Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
111-11
Third Five-Year Implementation Plan .
Fiscal Vear 2005-2006 through 20qM 11I)
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Page 50 of 56
APPENDIX A AFFORDABLE HOUSING PRODUCTION
I AFFORDABLE HOUSING ACTIV11Y SUMMARY I
Pn>ducIlon -, P<oduellon Nu- Reptace..-
P", eo' Ham. ~ UnlI8 Require. Un.. p<owId.d . UnIts ProvIded
Town ConI., PtO/OCf A,.. LV UM Vl Low Mod VL low Mod
Anbro8e""'" 38 2 3 . .
-.. H
TuslInGa""',,, 100 . 9 99 gg
..... .. ..
""""UnI" ---,o¡¡- . 12 .. D . 99 0 .
..... .. 0 H .. 0 2f
Sauih cen,.-.I - A....
No""". "",,"me", 100 10 " 0 0 0 0 0 0
.....
Tus"" Royale 85 . 7 16 16
--- ,. ..
Tustin "'av. 145 . 13 . 6 7 8 . 7
--- 2f II 01 2f II 21
.-UnIIo -;--.., 24 " 24 6 7 24 6 7
...... '" II 21 .. " 21
Oulslde of - Aro.t
Flender. Poinl" 82 0 0 17 33
-.. .. .. 3IJ
_on Squon> - 350 0 0 105 210
-.. - ,.. ""
Herilogo Place Tustin 54 0 0 . 18 17 36
-.. " " n 21 '"
Orono. G.,do.-. - 150 0 0 75 150
-.. -Æ- ,.. 3J2
..- uno. 636 0 0 . 215 0 17 429 0
..... .'" .. "'" 0 21 '"
. ",,-"""'o,,~--'S-""""""Ji2K.JIII)}
....-... - -'- ..."..-...,. IS}}.
TOTAL UNITS: 1.164 33 47 132 221 15 '40 435 '5
...... "'" 3<5 " "" 07J ..
I REPLACEMENT HOUStNO OBUGA1"ONS: I
Units De$l0UjI6d or Remo.....:
RepIocemenI Units RequIred :
. Net Units A- For Replacement - :
NeI -.. A ...... ,
55
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...
15
..
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r...- "'-: '" ...
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Tustin Community Redevelopment Agency
Town 0- -' -nd South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 200" "'" ')
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APPENDIX A (Continued)
Pre 1995 Allordable Housing Unit Pro~uctlon
p"",co
N_A...(s..IIo""",""
'BedroomU""
> ""oom unOs
3 .""""'" unOs
TOUI_s-
T..OI-
RestddedUnRsR"-
Tus'" Gmt... 1'-"""",,
1 Bedroon> """,
2 Bedroom ......
3 ........ Wts
T....""",-
r"", -..-
Restrlc1edlJell.-
Tu- RoroIoIOIhws
, ........ UnIts
>_Un..
3 - UniIs
ToI8""'sP-
T_-
R._Uni/s --
~~~
low I low I""""'" no""""'" TOTAl.
"-
1 Bedroom U"..
2 Bedroom unOs
3_~
Tol.HlniI.-
T""""""""'"
""'----'60
10 14 2'
100 " 01
100 0 0 , 101
100
8 . '5
16 .. 85
16 0 0 69 65
15
...strlc1edUni/sP""""""
10" -
,_U"'"
2.8ed"""" u"1ts
.Bedn>omU....
Tots/""s-
ToIo'-
R_- UnIIs PIOWIed
10"'-
~_Œiits
2""""'U""
3_U""
T0/8/ UnIts Produœd
Tots/-
_ed UnIIs Pro""""
/0>< -
~_....(W~
low low - no""" TOTAl.
. ---,...""-.",,,,--...
ö
TolOIC...........,U- I "" I . I " I 230 I ... I
T-_"""I.~.I.I.I. I
n.s.
....
ToI8I Roo- .........d
TotsIR_R-
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50
T..., Roo"""" p,-
ToIoIRs""""""""""
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Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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APPENDIX A (Continued)
951911.99100 Allordablo Houolng Unn Production
PROJECT
Tustin Grow ,....,......
1 -- UnOs
2 Bedroom .-
3.0dn>0m UnI1o
T_""'-
T_-
R.- Unib-
A.-..u.. (T-"-
T BedroomU'"
2 Bedroom UnI1o
3 -- UnIOs
'0181""'-
ToIlI/_....
R._U,,",-
ou-.
1 Bed.......-
2 -.. UnIIs
3 Bedroom UnIIs
""..UnI.-
T_-
R.- U"'-
I U_~R....I,"d ,
_low I low 1---1...-«11 TOTAL
I U_Reha_andIo<Co--_o,
"'-' ,"",looN I low '-"18lno- TOrAl
, ---...."",......,...,.._.
Onnge a- -
'_U"'" 11 17
2_mU"'" 93 93
3""""",",U""' .. 40
T_IJnIb_d . 150 . . 150
T_-
_Ilnifs Pro- 0 T5 15
..~t-
H- """'-
1 .- UnlIs 12. 82 208
, .- Un". .. .. ,..
3e""""""Ums .
rolel"""- 0 21. 0 140 '50
r_-
-- ...... PmWded . 105 '05
""',-
...-. """'Ie _I
11/ednJom unlls ., 21 ..
21/ednJomUnlls 1 . 13
'-'UnlIs
rolal Unils PnxJucod 0 .. 0 3J 82
r...............
..- UnI. Pro_ . 24 2,
fO~'-
124
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22
30
3õ
38
38
rotaICon."""""""" I 8 I. ,. I 154 L~
'etel R....I- --
,...1 _lIIcttd ...,.,....
,- U- L . I 401 0 I 113 I 512 I
.
11
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II
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.
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Town Captor <>"<j South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 20°9: "". n
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00101-04105 Allordabl. Housing Unit ProdueUon
PROJECT
_P""'oC-1
I Be""""""""
2.0"""""Units
3 Be"""""",,",
lo1a1Units~
1"""BedIooms
111"'-
Ro_UnitsR...mt
_...do 8- COtIIskioI
1 Bed"""" UnIts
2 Bem_Units
3"-mun..
lo1a1 Un" Produœd
r-..........
"'",-
R._UnitsRoq-
0fhersIFTI 8 (out-I
,"""""""......
2 _m Unl..
3 Bedroom Units
I_UnIts""""""'"
1_-
R."_UnitsReqoi<e<l
I Units~_R~ I
very""" 1 """ I-.Ino TOTI\l
PTojed
13
.
29
1
.,
'2
""",""""Units
, Bedroom un..
3 Bedroom um.
lo181Un1f.-
l"""a-
"
11
18
'2
21
33
Restricted Units Pro'""'"
tO2"--
.
2
.
..
..
..
..
1gedroom UniIS
, gedIOom Unl"
3 """"""" Un"
r_.-sProducod
lo1a1""""'"
Roslrided Units -
Ift~ -
1 Be""" Un"
""",""""Un;1s
3"""""",, Un"
Talal Unifa PnxJuœd
T-13odroom>
.0
R.- Units ProviDed
"2'-
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_low 1 low ..-.101..-1 TOTAl
. _~__COl_33334"'"",,"~
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ToIo' c.nst""""" UnIIo I ~ 2' l 3T I I. I .. , 112 1
T.Ia'Un".(-I-'"'-I-'
Tot.1 R"I~C\.d Pro"""
TotaIO........d 0.........
-...,.,..-91 11 I - J'. J ..... I 37 ,
11
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0
31
0
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T""O--O..-
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Tustin Community Redevelopment Agency
Town Center and South Central Redevelopment Projects
Third Five-Year Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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APPENDIX A (Continued)
oSlO6.D9I1 0 Estlma,ed Anordeble Housing Unit ProducUon
PROJECT
","C_(oo"-¡
1 B","oom Unil.
2 """'oomUnit.
3 """""""UnIt.
r"'a'IInif.",-
T"'018-
"",,"""" UnIt. Re"""",,
I O"""",mU-'¡¡¡.
2S_UnIts
3"""""U"',
Tor'" ",.o, """"""d
T",.IBe-
Ae~rided Unns Re-
1 Bed;o.;mUiiii.
2 Bedroom Ualh
3 Bedroom u..It>
T"""UniI'-
Tota/Bedrooms
R""'c'edllnll"'-
I u..... RoI"._""'_" euv"","" Restricted' I
PRO.JECT ve" low I low """""".'a",..""'" TOT"'-
. . --""""""-...",,,-_..............
A- ..... ,Sa#! CanIoBI)
1"""","",""""
20"""""""'"
3 0""""" UnIIs
r_ums-
r...""""""""
I UnilsConatlUCl_edRS -I
...,.Iowl law I_a'... 10TAL
.
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.
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18
70
207
93
93
Va
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12
Ra"- IJnIs ",.-
'0"_'
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2 ..."""" UnIIs
3 Bedmcm UniI.
Tot"'tmit.-
r""".........,
-""'" ums --
'02'_'
I ......... un..
20- UnI.
3""""""'"
T_""'-
T............
_rid" Uni/$ P-
,0',,-
25
37
.
12
8
12
25
so
37
7<
25
37
0
TOO..Co.'lrac'od"".. L_4 I' I I 70 I .. ,
T...._aIB'II25101371
n.a.
n~
TOO" .e""cled "'avlded
To'" .a'.'e"" RequIred
""""c_S~9L'.1 11....111
".8-
n.8-
Total A- "'ovldod
T__IrIc1od-
_0... Suiplus.fDoIki9 .- ~ I 31 I n.o I .. i
25
0
37
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Tustin Community Redevelopment Agency
Town Car j South Central Redevelopment Projects
Third Five-Vear Implementation Plan
Fiscal Year 2005.2006 through 2009 ^""^
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APPENDIX B - REPLACEMENT HOUSING CALCULATIONS
Summary Affordoble Housing Aopl.cement a Production Cslculation
REPLACEMENT HOUSIHG 'I Unl1s Desb'~ Requ~
YO""" I - """"..no"""",,, TOTAL
AFFORDABLE HOUSING ~un"Prod!,c"'~. I
""'I _&modentI8 I.. TOTAL
F'Je-'995
To'a"""""""""" II. 0 0 230 348
R_I_""'- tl6 0 0 n.,. 116
R_Irlc"".....R- 22 .. n.'. 54
-- .. (:<11 n.'. 62
f y ...... ......
TotaIUnlb""""""" 8 .,5 15 327 70s
R..- UnIts Pro"""'" 8 6 219 n.a. =
Raslrictad"'" Requ>nd II 17 n.a. 28
-_IDoIIcJ1) (3) 209 n.a. 206
FY00III1.04J1I5
T"""""'IsP- " 37 10 .. 112
_trictndUnltsP..- tI 19 7 n.a. 'ð7
""""",..UnIts- 0 0 n.S. 0
_S_DoIIcJ1I " 20 n.a 37
. ,-............"'............-
.--..FY...,..""'O
T"""VnilsP,- 10 10 31 79 130
- LWrs Pm- 0 8 28 n... ..
R_"""'- 0 0 0 n.a 0
_s_DeIlcII.I 8 36 fl.". ...
P...I995
R~Requ_'
FY 0III98.1HWO
",," 34 11 10 1 56
b- 88 .. 20 2 112
R....,....,,' Requ""
unllo 8"" 25 e 8 '5 56
.ed"""'" 51 10 15 30 112
,.-........."
FY """" .......
un" 2t 2 0 ".s. 23
""""""'" 21 6 0 ".0. 27
--"""
_01- 21 2 . M. 23
""""'O"'" 21 8 0 0 21
CUm. FY ...... - 04IS5
.....- 55 13 10 1 79
"""""--Roou- .. 10 0 "0. ..
',a",............_a 72 22 15 n.a 109
To'" .0.""""""'" "..11"" .. '07 388 " n.a. .,.
7"" .- --" '" 008 a, n.a 773
.. R_UnHs..._Unil""",,'"
CUMULATIVE ""fORDABLE HOUSING PRODUC11ON
~U_-~
-I Iow&""""'" "'" TOTAL
FY ..... - .....
cu...un..""""" 145 ... 21 601 ,=
Cum.-"Icted""""- 135 25 ... n.s. OIl
eum.__UnIIa_'rod 33 . ... n... 112
C.....~'=--:';=ï-::;-¡ >0, I ..... I - 1
CUm. FY ...... - 04105
I _, .... 801.... ~
R-.'-""- 7t ... 3Ø ..... IS'
....- FY "",.89110
C"",,_'A...- 8 . 0 n.s. 9
.,."..........- '2 e 0 ".a 'e
CU....opt.........!"...- 59 ... 35 M. a"
"""',""_80.... IS ... ". n.a, 123
-",unO....... ~
A_"""""""'" 53 008 "a .... ...
E_FYID1t1-"'"
""at_"-
'(""~"'--"""
ToIaIR.."..,.....A...."""e
T""" AepIacemeflI-..s
'-edFY"""-0BI19
CIOft. Un"---
C..., -- UnIIa ""'-
Cum. -- UnIIa --
....
3a
.
,.
254
..
...
n.8.
M.
1353
43õ
82
1..
143
33
......-_DeIIcJI I If. I ""7 I ...- I "7 I
.....,.
_FYI0111-14115
TntaI"""""""""
_Untts-
ReslticledUnits-
0
0
7t
99
0
0
3iî
62'
0
0
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184
0
0
522
88'
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54
.,
0
25
25
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Town Center and South Central Redevelopment Projects
Third Five-Vear Implementation Plan
Fiscal Vear 2005-2006 through 2009-2010
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