HomeMy WebLinkAbout22 HOUSING PLAN-MOFFET 03-20-06
AGENDA REPORT
MEETING DATE: MARCH 20, 2006
TO: WILLIAM HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: AMENDMENT TO AFFORDABLE HOUSING PLAN (MOFFETT MEADOWS
PARTNERS llC)
SUMMARY:
An amendment to Affordable Housing Plan and Density Bonus Application (dated January
17, 2005) for Planning Areas 4 and 5 (Columbus Square) and Planning Area 21
(Columbus Grove) at Tustin legacy to reflect approved plans for the senior housing
project and reduced number of units.
RECOMMENDATION
That the City Council receive and file this report.
FISCAL IMPACT
No Fiscal Impact.
DISCUSSION
On February 22, 2005, the City Council approved Tentative Tract Maps 16581 and
16582 for construction of 1,542 residential units in two neighborhoods (Columbus
Square and Columbus Grove). The entitlement included approval of a density bonus
and an Affordable Housing Plan and execution of a Housing Agreement. The Columbus
Square project area required 266 affordable units; 153 units were proposed as senior
units in a 242-unit senior complex. The final site and building design for the senior
housing was not approved at the time and the entitlement required submittal of a new
design review application for the senior housing site.
As required by Resolution No. 05-40, lennar submitted a new application for a 240- unit
senior project (DR 05-019). The Planning Commission approved the project on January
23, 2006. The revised plans included a desirable site layout and building design that
were compatible with other multiple family residential units in Columbus Square. In
addition, the total number of units was reduced by two units. Although the intent of the
executed Housing Agreement and Affordable Housing Plan is not modified, these recent
Affordable Housing Plan Amendment
March 20, 2006
Page 2
revisions necessitate an amendment to the approved Affordable Housing Plan to reflect
the new building design. The revised Affordable Housing Plan is attached for your
information. The Housing Agreement will remain unchanged with the exception of
Table 4 of the Affordable Housing Agreement attached hereto.
Minoo Ashabi
Associate Planner
Elizabeth A. Binsack
Community Development Director
Attachment: Revised Affordable Housing Plan and Density Bonus Application
Dated February 10, 2006
S:ICddICCREPORnLennar- Affordable Housing Revision.doc
~: MARBLE .~OUNT~I.N PARTNERS ~.,
I ~ Commun";.s i Lennar Communities & Wilham Lyon Homes, Inc. ~
Affordable Housing Plan and Density Bonus Application
Planning Areas 4 and 5 (Columbus Square) and Planning Area 21
(Columbus Grove)
at Tustin Legacy
Prepared for:
THE CITY OF TUSTIN
Prepared by:
Springbrook Realty Advisors, Inc.
and
The Planning Center
January 17,2005
Amendment #1, February 10, 2006
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Columbus Square and Columbus Grove
EXECUTIVE SUMMARY
Executive Summary
TIUs density bonus application is being submitted by Marble Mountain Partners, LLC in conjunction with its proposed developments in
Planning Areas 4 and 5 (Columbus Square) at MCAS Tustin. Marble Mountain Partners, LLC (Developer) is planning to develop 186 Target
Units (Low and Very Low Income units) in Columbus Square. Those units will constitute 20.8% of the previously approved units in
Columbus Square, thus qualifying the project for the construction of an additional 223 dwelling units, for a total of 1,118 dwelling units in
I Columbus Square. Of the total of 1,118 permitted dwelling units in Columbus Square, the Developer is planning to construct a total of 1,o7,;!- - - - - i Deleted: 7 ]
dwelling units as well as an additional 329 dwelling units in Columbus Grove (Tustin). An additional 12 Target Units will be constructed in
Columbus Grove (Tustin) for conveyance to transitional housing providers. A density bonus is not being requested for Columbus Grove
(Tustin). As discussed in detail in this application, the Target Units will be proportional in bedroom counts to the units in each development
(other than senior developments). As discussed in Section 2.3, appropriate controls will be established in order to maintain the affordability
of the units for a minimum of 45 years. It is the objective of the Developer to ensure that the Target Units are "seamiess" in terms of
compatibility with the remainder of the Columbus Square community. Therefore, the Target Units will be consistent with the other units in
each development in terms of exterior appearance and finish quality.
As a result of the development of the Target Units, the Developer will incur a cost ranging from $23.0 to $24.1 million. However, in
consideration of the City expediting the review and approval of the project applications, the Developer is waiving its right to Financial
Incentives or Concession Requests authorized by the City's Density Bonus Ordinance.
This application is also requesting approval for the transfer of the requirement for the construction of 25 homes affordable to Lower Income
households (earning 80% or less of Area Median Income) from Planning Area 21 (Columbus Grove) to Planning Areas 4 and 5 (Columbus
Square). An additional 12 Very Low Income units may be transferred from Planning Area 21 to Planning Area 5 at the sole discretion of the
City upon execution of agreements with transitional housing providers. In addition, the application seeks approval for transfer of 8 homes
affordable to Lower Income households and 14 homes affordable to Moderate Income households (earning 120% or less of Area Median
Income) from Planning Area 4 to Planning Area 5. The transfers are being requested in order to better integrate these units with the balance
of the community.
Note: The terms used herein are defined in Chapter 1 of Article 9 of th£ Tustin Municipal Code, which is entitled Incentives for th£ Develapment of
Affordabl£ Housing (referred to herein as th£ Tustin Density Bonus Ordinance) and Section 65915 of the Government Code of the State ofCalifornio
unless otherwise defined herein.
Affordable Housing Plan and Density Bonus Application
Page 1
January 17. 2005
Amendmentl-Feb~a~IO,2006
Columbus Square and Columbus Grove
1. APPLICATION REQUEST
Section 1 . Application Request
The purpose of this application is to request a density bonus under the provisions of Chapter I of Article 9 of the Tustin Municipal Code
which is entitled Incentives for the Development of Affordable Housing (Tustin Density Bonus Ordinance) and Section 65915 of the
Government Code of the State of California for Planning Areas 4 and 5 of The MCAS Tustin Specific Plan (Specific Plan). Terms used herein,
unless otherwise defined, are defined in the Tustin Density Bonus Ordinance. The density bonus would apply to Planning Areas 4 and 5 and
would constitute 68 units in Planning Area 4 and 155 units in Planning Area 5, in accordance with the City's ordinance. Of the total of 223
I units permitted by the density bonus, the Developer is planning to construct a total of ~additi°nal units. J!1!s- aYl'lication also constitu~e!, - - - - - i Deleted: 182 ]
a request to transfer 25 Target Units from Planning Area 21 (Columbus Grove) to Planning Area 5 (Columbus Square) and to transfer 8
Target Units and 14 units affordable to Persons and Families of Moderate Income (Moderate Income Units) from Planning Area 4 to
Planning Area 5. Section 2.0 of this Application provides a detailed breakdown of the affordable unit requirements, the proposed transfer of
affordable units between planning areas, and the location/product types identified for the Target Units.
Marble Mountain Partners, LLC is planning to develop a total of 1,406 dwelling units within Planning Area 4, Planning Area 5, and the
portion of Planning Area 21 within the City of Tustin at the former MCAS Tustin, as shown on the Vicinity Map, Figure 1. The MCAS Tustin
Specific Plan constitutes the zoning for the area and designates Planning Area 4 as Low Density Residential with a maximum potential of
274 dwelling units (based on net density). Planning Area 5 is designated as Medium Density Residential with a maximum potential of 621
dwelling units. Planning Area 21 is designated Low Density Residential with a potential of 343 dwelling units, Marble Mountain Partners
has submitted Tentative Tract Map applications and Development Plans for each of the Planning Areas, which are under staff review.
Figure 2, Composite Site Plan, shows each of the developments that contain Target Units. Table I summarizes the Specific Plan requirements
for Target Units and Moderate Income Units and identifies the Target Units to be provided. Table I also calculates the 223 additional density
bonus units that will be permitted as a result of providing Target Units in excess of the thresholds set forth in the Tustin Density Bonus
Ordinance and Section 65915 of the Government Code and summarizes the Developer's plans for Planning Area 4 and Planning Area 5
totaling 1,077 dwelling units, including 182 units permitted by the density bonus.
Page 2
January 17,2005
Amendment'-Feb~a'Y'0,2006
Affordable Housing Plan and Density Bonus Application
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1. APPLICATION REQUEST
Table 1
Calculation of Qualification of Project for Density Bonus
Maximum
Units Per Target Units as Pet.
Specific Plan Density Total Units Total Units Target Units Of Specific Plan
Planning Area (1) Bonus Units Permitted Proposed (2) Units
P-4 274 68 342 337 56
P-5 (4) 621 155 776 738 130
Subtotal (3) 895 223 1,118 1.075 186 20.8%
P-21 343 0 343 329 12
Total 1,238 223 1,461 1,404 198
(1) Based on net density.
(2) A breakdown of Target Units by income category is provided on Table 2.
(3) In addition to the 186 Target Units in Planning Areas 4 and 5 and 12 Target Units (Transitional) in Planning Area 21,
80 units affordable to Moderate Income buyers will be provided in Planning Areas 4 and 5 and 30 units affordable to
Moderate Income buyers will be provided in Planning Area 21. A detailed breakdown of these units is shown on Table
2.
(4) Total Units Proposed reflects reduction of two seniors units on the combined Planning Area 4 and 5 site.
(5) Total number of units in PA 21 do not include Parcel 36 (annexation Parcel).
Affordable Housing Plan and DenSIty Bonus Application
Page 4
January 17. 2005
AmeodmeoI1-feDrua~10.2006
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2. AFFORDABLE HOUSING PROGRAM
Section 2. Affordable Housing Program
2.1.
Distribution and Compatibility
The Affordable Housing Program for Columbus Square (Planning Areas 4 and 5) and Columbus Grove (Planning Area 21) involves the
development of 308 affordable housing units that will be an integral part of the two communities. As required by the Specific Plan, these
units will be dispersed within each project and will be constructed with the same exterior appearance, use of materials, and quality of
finishes as the market-rate units. The Affordable Housing Program also targets two distinct groups of the populatjon that are in need of
affordable housing: seniors and families. Table 2 delineates the various product types being developed within each of the Planning Areas,
and the specific products where the Target and Moderate Income Units will be located. Table 3 provides a breakdown of the affordable units
between the Very Low, Low and Moderate Income Households. This table also identifies the requested transfers of affordable units from
one Planning Area to another in order to provide the range of family and senior programs.
As shown in Table 2, 89 of the Target Units will be provided within three project areas containing 3 distinct family housing developments
within Planning Area 5 of Columbus Square (Family Target Units). This will help ensure a logical dispersion of Target Units within the
Columbus Square community. An additional 12 Target Units will be located within Planning Area 21. Those 12 Target Units may be
transferred from Planning Area 21 to Planning Area 5 at the sole discretion of the City upon execution of agreements with the transitional
housing providers. The affordable housing requirements and the proposed distributjon of affordable units by product type are also
summarized in a composite table in Appendix A. The remaining 97 units in Columbus Square will be integrated as part of a mixed income
senior housing development (Senior Site). Those 97 senior Target Units will therefore be able to take advantage of the specialized amenitjes
and programs that will be offered as part of the senior development. In addition to the Target Units, 80 units affordable to Moderate Income
Households will be provided in Planning Areas 5-5, 5-6, and the Senior Site, all in Columbus Square. A total of 30 Moderate Income units
will also be provided in the Triplex product located in two separate areas in Columbus Grove.
Affordable units will be phased in accordance with the Phasing Plans contained in the Concept Plan submittals for Columbus Grove and
Columbus Square. A schedule for completion of Target Units is included in the Housing Incentive Agreement.
Affordable Housing Plan and Density Bonus Application
Page 6
January 17, 2005
Amendmenl1-februao 10,2006
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
Total Very Low Target Moderate
Dwelling Units Low Units Units Units
Planning Area Product Acres Units Included Included Included Included
4-1 through 4-6 55' x 90' Conventional SFD 10.9 84
4-7 through 4-11 50' x 90' Carriage Way Homes 13.1 102
4-12 through 4-13 36' x 75' Carriage Way Homes 9.7 79
TOTAL PA4 (Excludes Seniors) 33.7 265 0 0 0 0
5-1 and 5-2 Triplex - Condominiums 8.8 114
5-3 36' x 75' Carriage Way Homes 1.6 18
5-4 Tuck Under Townhomes - Condominiums 3.6 60
5-5 Three Story Townhomes - Condominiums 6.1 119 5 12 14 12
5-6 Three Story Townhomes - Condominiums 5.4 103 6 16 25 12
5-7 Garden Court Town Homes - Condominiums 8.5 156 14 36 50 0
TOTAL PA 5 (Excludes Seniors) 34.0 570 25 64 89 24
4-14 and 5-8 Seniors - Condominiums 9.0 240 36 61 97 56
TOTAL COLUMBUS SQUARE 67.7 1075 61 125 186 80
21-1 though 21-4 65' x 100' Conventional SFD 11.0 67
21-5 and 21-6 55' x 100' Conventlonai SFD 6.0 43
21-7 throu9h 21-9 55' x 80' Conventional SFD 12.4 85
21-10 through 21-12 45' x 90' CarriageWay Homes 5.7 41
21-13 through 21-14 Triplex - Condominiums 8.4 93 12 12 30
TOTAL COLUMBUS GROVE (TUSTIN) (1) 43.4 329 12 0 12 30
(1) Information for Planning Area 21 does not include Parcel 36 (annexation Parcel).
Table 2
Summary of Residential Land Uses in Columbus Square and Columbus Grove
Pagel
January 17. 2005
Amendmect1-Feb",,10.2006
Affordable Housing Plan and Density 8onus Application
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
Table 3
Summary of Affordable Unit Requirements
Transfers In Revised
Planning Area Requirement (Out) Requirement Comments
Very Low Units
P-4 16 (8) 8 Transfer to P-5
P-5 37 16 53 Transfer from P-4 and P-21
Transfer to P-5. Remaining
P-21(1) 20 (8) 12 units to be conveyed to
lransitional providers.
Total 73 0 73
Low Units
P-4 48 48 Transfer to P-5
P-5 60 17 77 Transfer from P-21
P-21 17 (17) 0 Transfer to P-5
Total 125 0 125
Moderate Units
P-4 30 (14) 16 Transfer to P-5
P-5 50 14 64 Transfer from P-4
P-21 30 30
Total 110 0 110
(1) 12 units to be conveyed to transitional providers may be transferred to P-5 at the sale discretion of the City
upon execution of agreements with the providers.
Page 8
January 17. 2005
Amendment 1 - Feb~a~ 1O, 2006
Affordable Housing Plan and Density Bonus Application
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
2.2.
Proportionality
As required by Sections 9131 and 9132 of the Tustin Density Bonus Ordinance, the Family Target Units will be proportional in bedroom
count to the units in each development in Planning Areas 4 and 5 (Columbus Square) containing lower income units and will be constructed
concurrently with each development. Table 4 summarizes by development. the bedroom counts available in each development vs. the
bedroom counts available to Target Units and Moderate Income Units within each development. Figurcs 3 through 14 identify the locations of
the affordable units in Planning Area 4,5, and 21, based on the bedroom distribution shown in Table 4. These Figures are identical to the
infonnation provided in the development application submittals. Floor plans and architectural elevations are also included for each of the
relevant product types. In the case of the Transitional Units, the final location is subject to a separate agreement with the Transitional Housing
providers and approval by the City. In the event that some or a11 of the Transitional Units are ultimately located in a different location than
shown on Figure 10 (Carriage Units in the Triplex), thc Moderate Income Units located in Plans 2 and 3 of the Triplex may be shifted to the
available Carriage Units in the Triplex, upon approval by the City, as part of the Housing Incentive Agreement. Any other proposed changes
to the location of affordable units will be subject to the tenus of the Housing Incentive Agreement.
Page 9
January 17, 2005
Amendment 1 - februa~ to, 2006
Affordable Housing Plan and Density Bonus ApplICation
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2. AFFORDABLE HOUSING PROGRAM
Figure 3
Affordable Housing Plan
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Planning Area 5-5
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Affordable Housing Plan and Dens;ty Bonus Application
Page 11
January 17. 2005
Ameodmenl1 - Februa~ 1O, 2000
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
Figure 4
Affordable Housing Plan
Row Townhomes
Planning Area 5-6
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Affordable Housing Plan and Density Bonus Application
Page 12
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Am,ndme""-FeIJ~a~1O,2000
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2. AFFORDABLE HOUSING PROGRAM
Figure 6
Affordable Housing Plan
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Affordable Housing Plan and Density Bonus Application
Page 14
January 17, 2005
Amendm"t1-F,brua~tO,2006
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
Figure 7
Affordable Housing Plan
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Page's
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ArneodmeoI1-Februa,,10,2006
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2. AFFORDABLE HOUSING PROGRAM
Figure 9
Affordable Housing Plan
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Page 17
January 17,2005
Amendmeot 1 - februa~ 10, 20013
Affordable HouSIng Plan and DenSIty Bonus Application
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
Figure 10
Affordable Housing Plan
Triplex
Planning Area 21
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Affordable Housing Plan and Density Bonus Application
Page 18
January 17. 2005
Amendment 1 - FebNa. 10, 2006
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2. AFFORDABLE HOUSING PROGRAM
Fiaure 17
Affordable Housina Plan
Senior Housina
ConçeJ1tual Elevations
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Affordable Housing Plan and Density Bonus Application
January 17, 2005
Amendment1-Februa~10,2006
Page25
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
2.3.
Phasing of Affordable Units
I The affordable units in Columbus Square and Columbus Grove will be constructed concurrently with market rate units. Figure lJiand- - - - - - - - - ~ Deleted: 3 i
Figure J,2iilustrate !heJ:>rüie_c! Pl1asing forColurnbus Sguare_a_n_d Columbus _Grove,res¡>ec!iy~ly: The project Phasing_willals_o- ~e included -in - - - - Deleted: 8
a schedule to be attached to the Housing Agreement.
Affordable Housing Plan and Den~ty Bonus Application
Page 26
January 17, 2005
Ameodme""-Februa~1O,2000
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
Figure~---
Project Phasing
Columbus Square
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See folded exhibit at end of document
Affordable Housing Plan and Density Bonus Application
Page 27
January 17, 2005
Amendment1-Februa~10.2006
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
Figure.1i- --
Project Phasing
Columbus Grove
COLUMBUS GROVE
AFFORDABLE HOUSING PROGRAM
TENTAnvr: TRACT NO. 16582
PA 21-13 AMJ 21-14
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Affordable Housing Plan and Density Bonus Application
Page's
January 17, 2005
AmendmenI1-Februa~IO.2IJO6
Columbus Square and Columbus Grove
2. AFFORDABLE HOUSING PROGRAM
2.4.
Initial and Continued Affordability for Target Units
Twelve of the Target Units have been offered to Human Options and Orange County Interfaith Shelter. The remaining 186 Target Units
will be offered for sale to qualifying homebuyers. All Target Units, as well as the 110 Moderate Income Units in Columbus Square and
Columbus Grove will be subject to continued affordability for a 45-year period. All buyers of the 186 for sale Target Units will have to
comply with the income limits set forth in applicable sections of the California Administrative code. The mortgage lender for each developer
will be responsible for certifying compliance of the buyers of Target Units with the applicable income limits. A disclosure document will be
provided to each buyer of a Target Unit, informing the buyer of the requirements for ownership and the limitations upon resale of the units.
In order to ensure continued affordability, the buyer of a Target Unit will be required to execute a series of documents including the
following:
1. Promissory Note - for the difference between unrestricted market value and the restricted sales price of the unit.
2. Deed of Trust - to secure the Promissory Note.
3. Affordable Housing Covenant - Setting forth the obligation of the buyer to sell only to other qualified affordable buyers and at a restricted
affordable housing cost for a 45 year period. The Affordable Housing Covenant will also include provisions prohibiting the rental of the unit,
maintenance standards, and limits on the maximum number of occupants.
4. Option Agreement - Providing that the City of Tustin may purchase the unit for the restricted affordable housing cost upon default of
provisions of the Affordable Housing Covenant or upon the sale of the unit.
5. Reimbursement Agreement - Provides that any amounts that the City of Tustin advances to cure a delinquency or default on a first trust deed
will be subject to reimbursement by the owner.
The documents described above will be incorporated in the Housing Incentive Agreement and may be subject to revision upon request by
the developer and consent by the City.
Affordable Housing Plan and De~ty Bonus Application
Page 29
. January 17, 2005
Am,"dme"'-Februa~'0,2006
Columbus Square and Columbus Grove
3. INCENTIVE OR CONCESSION REQUEST
Section 3. Incentive or Concession Request
As a result of the development of the Target Units, the Developer will incur a cost ranging from $23.0 to $24.1 million. However, in
consideration of the City expediting the review and approval of the project applications, the Developer is waiving its right to Financial
Incentives or Concession Requests authorized by the City's Density Bonus Ordinance.
As required by Section 9142 of the City's Density Bonus ordinance, a Housing Incentive Agreementpas been_executed between the - - - - - - - - - - - ~ Deleted: willbe
Developer and theCity"The recorde<! d()~uIl1~f\t~!"e_,,-sJoliows: - - nn - - - - nn nn - - - - n- - - - n- - - - - - - - - - - - n n - - - n _n-- - Deleted: '¡""'pprov'¡ofthe
Density Bon", 'pplkation.
Housing Incentive Agreement for Columbus Grove -Q¡:¡)nge County Records #2005000486587
Housing Incentive Agreement for Columbus Square - Orange_County Records #2005000486586
Affordable Housing Plan and Density Bonus Appiication
Page 30
January 17, 2005
Ame"'ment1-February10,2006
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APPENDIX A
Spe..ic Plan Affonteble Hous;ng Requ;,ement p",posed AIto,dable Hous;n. Pian
% Ta",el Un;1s
Total Un" 15% (VL+ L) Fe<
Plann;n. P,oPOSed (Less Redevelopment Add;tional Total Dens;1y Bonus P",posed T'ansle' of Rev;sed Affo<dable
Anoa DensitY Bonus Requ;,ement(I) RHNA Un" Requ;.....nt Pu'poses AItontabie Un"s Un;t Counl ",oPOSed LocationiFroduct Type
PA4 274 un'" 1BVL 1BVL 1BVL (8) Move8toPAS 8VL 8 VL - PA 4-14 Senl... Fo,-Sale
10 L 38L 48L L 48L 48 L - PA 4-14 Sonlo.. Fo,-Sale
1SM 1S M 30M 14) Move 14 to PA5 1B M 1B M - PA 4-14 Senio.. '",-Sale
72 ots,\20~0'=
41 Totsl S3Totsl 94 Totsl 64 Total (23%) (22) Total T",nsf... Ta...1 Un"') (2) 72 Totsl AfIo"'able Units
28u",ts- noo.. 0' e
PA5 21 un'" 37VL 37VL 37VL +8fmmPA21,+6 S3VL Un'" PA s-s Row ownhOmes
""mPA4=+1Btotsl Bun"'- s-s ow own omes
14 units - PA 5-7 Ga"'en Court Townhomes
1 u"'ts- s-s noo..
22L 38L BOL BOL +17"mPA21 77L 12 un,ts - PA s-s Row Townhomes
IBu",tsPAS-SRow own omes
36un"'- 5-7 en rt own omes
un - nm "'- e
34M IBM SO M +1HomPA4 64M un - own omes
n - ow own omes
° on~
93 Totsl 54 Total 147Totsl 97 Total 17%) +47 Totsl T",nsfe' Ta",el Un"') 194TotslAffoniableUn;ts
PA21 (4) 329un'" ZO VL (Inc112 ZOVL 20VL (6) Move6to PAS 12VL(3) PA21-13and21-14-T"plex
T",nsltionaIUn;ts)
11L BL 17L 17L (17)Move17toPA5 OL
16M 12M 30M 30M 3Oun'ts- 1-13and21-14- npe'
49 Total 18 Totsl 67Totsl 38 Total (12%) (17) Total T",nsfe, 42 Total 2 Totsl _ble Units
(1) Pe' T"'n Redevelopment Aganey, the 1S% ,""ul'emenl Is to be dls,"buted as f""ows, 40% VL. w;th balance d;s,"buted as 39% Land 61% M.
(2) Pe'T"'n Density Bon" OnI;nan"", PA4 and PASwouid be ellgiblefo,a 2S% Den~tyBonus (68unlts;n PA 4 and 1S5un"';n PAS)
(3) The 12 T",ns.onal Units a.. ;nduded;n PA 21-13 and 21-14. T"ple' Townhomes: those units may be I"msfemod to PA S at the sole d;5O""on of the City upon appmved ag...menlS w;th the p",vlde...
(4) The sts's,.. fo< Planning A... 21 do nol "dude Pa",~ 36. which was annexed to Tustin on May 16, ZO05. The affo"'able housing obl;ga'ons assooated w;th Pa"",'3B we.. p",.ded In aceo"'an""
'thCltvofINinestsnda"'s.
Appendix A
Affordable Housing Plan Summary
Affordable Housing Plan and Dens;ty Bonus Application
A1
January 17, 2005
Amendme'11 - Fab"'a~ 10, 2000
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COLUMBUS SQUARE
AFFORDABLE UNIT SITE PLAN
TENTATIVE TRACT NO. 16581
CITY OF TUSTIN
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