HomeMy WebLinkAboutITEM 2-Housing Element RezoneHousing Element
Rezoning
CITY COUNCIL
December 17, 2024
Background
Housing Element
Covers an 8-year planning period (2021-2029).
Establishes housing goals, and strategies to ensure compliance
with state housing laws.
Must show that the City accommodates its "fair share" of
housing...
Reaional Housina Needs Allocation tRHVA)
Must be certified by the California Department of Housing &
Community Development (HCD)
State law has deadlines for policy implementation (RHNA
Rezoning- February 2025)
a�.
Background - RHNA Process
Regional Housing Needs Allocation (RHNA)
fig" CycLe RHNA
October 2019 HCD allocated 1,341,827 dwelling units to (2021-2029)
Southern California Region Ew
Distributed into various income levels Southern- 1,3411827
SCAG & local jurisdictions including Tustin appealed State lk Orange County 183,861
allocation in 2019 & 2020 and lost
Multiple protests to SCAG during the preparation
69782
Filed Formal Appeal to SCAG
❖ March 2021 Southern California Association of
Governments (SCAG) distributed to 197 local jurisdictions
:f:T.i T
TOTAL New
Dwelling Units
Throueh 2029
RHNA
Requirement
Existing
Capacity
Shortfall
(Rezoning)
Very -low
Income Units
Low Income
Units
Remembering what connects us.
Moderate
Income Units
Above
Moderate
Income Units
4
Background - Housing Element Process
Schedule of Activities
■ Draft Document - Public
■ Housing Element Update ■ Joint Community Workshop Hearing with the
Community Workshop with the City Council and Planning Commission ■ Resubmit draft to
♦ Address HCD Findings HCD
with the Planning Planning Commission ■ Revision to draft based
Commission
on public input
November Jan/Feb June/July September October
202fl 2021 May 2021 2021 August 2021 2021 2021
■ Community
Survey open
for 30 days
■ June 30 - Reopened the
Community Survey for 30 days
■ Draft Housing Element
Document available for public
review (30 days) and HCD
review (60 days)
■ Public Hearing ■
with the City ■
Council
♦ Finalize
Document ■
Address HCD Findings
Re -open public review
and comment period
per AB 215
Resubmit draft to HCD
Background - Housing Element Process
0-Three environmental scoping
■ HCD Certifies meetings are held far each rezone Planning Commission
Tustin's Housing Public Hearing
Element site — Tustin Legacy, Enderle Center,
& The Marketplace
October December June -Aug October November ,
2022
2023 March 2024 2024 2024 2024
■ Housing Element 0-
Rezone Project
initiated as part of
the implementation
of the Housing
Element
Environ. Impact
Reports (EIRs) for
Tustin Legacy,
Enderle Center, and
The Marketplace
released for public
review (45 days)
■ City
Council
Public
Hearing
Background - Timeline
SCAG
Assigns
RHNA
• Units Assigned
March 2021
Housing
Element
Updated
• Adopted Certified HE
October 2022
We Are Here
Shortfall
Sites
Rezoning
• Must Rezone by
February 2025
(Gov't § 65583.4.)
Implementation
• Progress Report to HCD
Annually until October
2029
Non -Compliance
If City fails to rezone properties by statutory deadline (February 2025):
❖ HCD would decertify the housing element
Builder's Remedy
Court can halt issuances of all building permits
Loss of zoning authority — ministerial approvals (zoning approvals, etc.)
Private party litigation — Obligation to pay attorney fees
Loss of state funding (grants for housing, infrastructure and transportation, parks,
capital improvement projects, etc.)
City prohibited from approving market rate housing without rezoning
HCD would notify the California Office of the Attorney General of violation
State litigation
Gov't Code § 65585(I)(1) defines escalating structure of fines
Rezoning Program
Tustin Legacy — Sites 1A, 1 B, & 2
Specific Plan Amendment
o Increase capacity by 2,211 units
Enderle Lenter — Site 17
Housing Overlay (HO) zone
o Up to413 Units
o Up to 7 acres
Tustin MarKe-EPlace — Site 18
Specific Plan Amendment
o Up to900 Units
o Up to 18 acres
14 Other Huubi, y Inventory Sites
(already zoned to accommodate residential)
Rezone Site 17 - EnderLe Center
•'• 11.80 total acres
Proposai
�:• Rezoning Program
Genera[ Plan Amendmentto allow residential at the HE
capacity
o Code Amendmentto create Housing Overlay (HO) District
(New TCC § 9253)
Zone Change to apply HO District with Development
Standards
Development Potential
General Plan
Planned Community Commercial Business
(PCCB)
Current Zoning
Planned Community Commercial (PC COM)
General
Plan
Rezone Site 18 — The Market PLace
Planned Community Commercial Business
(PCCB)
Current
Zoning
��� 76.9-acre shopping center
East Tustin
(SP-s-MU)
Specific Plan Mixed -Use
Proposal�.,
•'• Rezoning Program
General Plan Amendmentto allow residential at HE
a,\^
Capacitya
"
Specific Plan Amendmentto create and apply a High:
w 45
Density Residential (HDR) zoning district
f I
S^
❖ Developrri,.:nt Potential
o Allow up to 900 housing units on 18 acres'"
o Zoninga p p
lied
to south
parking
p
g
lot
74"FOR5
�i ♦� .► y" v fir.. �'�• •i_ -f.
Neigh.
Neigh. U M6rt
D South
.40i
S I .
Remembering what connects us.
e
e� f►`
#. f_
Neigh. G
e �
�e
�o
'ate Fr .
•1
12
Buffer Units
"Buffer units" are needed to allow the City flexibility in approving developments while meeting the requirements of
California's "no net loss" law.
Example:
• Site identifies up to 413 residential units as required by the certified Housing Element.
Developer subsequently proposes to build only 113 units at that site.
City can approve the proposed 113-unit development (300 short of the assigned 413 units) only if:
The City has 300 "buffer units" available elsewhere; or
The City rezones another property to allow for 300 more residential units.
The "no net loss" provision also applies when developer proposes fewer affordable units than assigned to the site
by the certified Housing Element.
Buffer units allow the City the flexibility to approve development at
densities lower or fewer affordable units than are designated for a
site in the Housing Element.
Recommendation
Tustin
Legacv
- Sites
1A,
IB, and 2
Adopt
Resolution
No. 24-76
to find
FSEIR for TLSP Amendment 2024-0002 is adequate, and
to ce rtify th e FS E I R;
Introduce Ordinance No. 1547 to adopt Specific Plan Amendment (SPA) 2024-0002;
EnderLe Center - Site 17
Adopt Resolution No. 24-77 to find the FEIR for GPA 2024-0001, CA 2024-0003, and ZC
2024-0001 is adequate, and to certify the FEIR;
Introduce Ordinance No. 1549 to adopt Code Amendment (CA) 2024-0003 to create a
Housing Overlay (HO) district;
Introduce Ordinance No. 1550 to adopt Zone Change (ZC) 2024-0001 to apply HO district to
Enderle Center project area;
Recommendation (cont.)
Tustin Market Place - Site 18
Adopt Resolution 24-78 to find FEIR for GPA 2024-0001 and ETSP Amendment 2024-0001 is
adequate, and to certify the FEIR;
Introduce Ordinance No. 1551 to adopt Specific Plan Amendment (SPA) 2024-0001; and
General Plan Amendment
Adopt Resolution 24-79 approving General Plan Amendment 2024-0001 for minor text
amendments to ensure consistency with the proposed ZC 2024-0001 and SPA 2024-0001, and
allow higher densities in PCCB land use designation.
/OOOOO-=MWO= W
4 .00�4�-
�Uri
Sl
Remembering what connects us.
Thank You'.
TLSP Amendment Summary
0 555 Units 1,356 Units
896 Units 100 Units
2,029 Units 200 Units
2,925 Units 2,211 Units
1,911 Units
996 Units
2,229 Units
5,136 Units
Environmental Impact Reports (EIRs)
California Environmental Quality Act (CEQA) Guidelines (Code of Reg-s, Title 14, Ch 3, Article 6)
Tustin Legacy SEIR
Notice of Preparation
Comment period
March 4 - April 3, 2024
Scoping Meeting
March 20, 2024
Draft SEIK rJuD11c Keview
Comment period
June 28 -Aug. 12, 2024
Release of Final Slim
September 13, 2024
t=nderle Center EIR
Notice of Preparation
Comment period
Feb. 16 - March 18, 2024
Scoping Meetings
March 6, 2024
Draft EIR Puni'c Keview
Comment period
June 7 - July 22, 2024
kelease o� mai c_-irx
September 13, 2024
Market Piace EIR
Notice of Preparation
Comment period
Feb. 26 - March 27, 2024
,icoping Meetings
March 13, 2024
Draft FIR PUDiic Review
Comment period
June 7 - July 22, 2024
mewase of Final EIR
September 13, 2024
Planning Commission and City Council Actions
September 24., 0
o Planning Commission continued the public hearing to allow full commission
October 8,, 2024
o Planning Commission recommended approval
November 19, 2024
o City Council continued the public hearing to allow new Councilmembers
participation
What is "Affordable Housing"?
61782 11724 11046 11132 2,880
41614 1,017 622 841 2,134
21168 707 424 291 746
Number of Persons in Household:
1
2
3
4
5
6
7
8
Acutely Low
Extremely Low
Orange County Very Low Income
Area Median Income: Low Income
$129,000 Median Income
Moderate Income
13550
15500
17400
19350
20900
22450
24000
25550
33150
37900
42650
47350
51150
54950
58750
62550
55250
63100
71050
78900
85250
91550
97850
104150
88400
101000
113650
126250
136350
146450
156550
166650
90300
103200
116100
129000
139300
149650
159950
170300
1 108350
1 123850
1 139300
1 154800
1 167200
1 179550
1 1919501
204350
Tustin
Housing Element
Site 1A
TLSP NEIGHBORHOOD D NORTH
• Area does not have residential
units planned
• Amend TLSP to accommodate
a minimum of 555 additional
units to meet RHNA
• 39.873 acres (VACANT)
TUSTI N LEGACY SPECIFIC PLAN (TLSP)
U.
a
-•ram;
f
LEGEND
Tustin City Limit
— - - — $pmgific; Plan 13oyndary
Neighborhoa.d A
Site 2
TLSP NEIGHBORHOOD G
i 2,029 remaining units in this area
Amend TLSP to accommodate a
minimum of 200 additional housing
units to meet RHNA
5DX1 acres (VACANT)
IF SITE 113
TLSP NEIGHBORHOOD D SOUTH
1,296 remaining units in this area (includes 400
approved units - Brookfield)
Amend TLSP to accommodate a minimum of 100
additional housing units to meet RHNA
45 acres (VACANT)
•.—.fJ a KO I �_•�
RED HILL
AVENUE
SPECIFIC PLAN
AREA
Site 4
Site 3 13822 —13852 RED HILL AVENUE
13751 - 13841 RED HILL AVENUE Red Hill Plaza - 165 housing units
(2 Parcels) Entitled Project in 2021
7.08 acres
137 housing units approved'
Y
1571 EL .
REAL — 32 housing units
0.90 acres
f L
lip
M 44
Site 6 k
14081-14231 RED HILL AVENUE
Shopping Center —166 housing units
5.95 acres
Tustin
Housing Element
SITE 7
365 W. FIRST ST. & VACANT LAND ADJACENT TO
VILLA VIENTO APTS. — 45 units
1.1 ACRES
►1TES -
Y �
v F}
DOWNTOWN
COMMERCIAL CORE
SPECIFIC PLAN AREA
ie
SITE 9
150 E. FIRST STREET & 105 EL CAMINO REA
TUSTIN WAR MEMORIAL AND
WIENERSCHNITZEL
0.88 ACRES
SITE P".
, 4' F .
. ���
L
k
13
SITE 8
140 W. FIRST STREET
BEL AIR MOTOR HOTEL - 1 ACRE
SITE
IL
JK
i' •Yr �A� I z,�r'�
.1ms
Irv,�_
Sites 8 & 9 — 92 units
DOWNTOWN
COMMERCIAL
CORE
SPECIFIC
PLAN AREA
SITE 10
LARWIN SQUARE
SWC OF NEWPORT AVE & FIRST STREET — 200 units
16.47 Acres
IA .-.
4 VN
i i J►sr S I
i i J►sr S I
DOWNTOWN
COMMERCIAL
CORE
SPECIFIC
PLAN AREA
Sites:
11,12,By14-
150 units
SITE 11
225 — 255 EL CAMINO REAL
& 250 PROSPECT AVE.
VACANT
1.02 ACRES
1 � �
4b
SITE.
SITE 13
125 W. MAIN STREET —ADJACENT TO ARVIDA
BOOK STORE; VACANT
0.25 acres
SITE
LYK
Ui
1
r
SITE 12
NEC of El CAMINO REAL & SIXTH STREET
542 EL CAMINO REAL; VACANT
2.29 Acres
r �
P7 7tL
r T
SITE 14
420 EL CAMINO REAL; VACANT
0.44 Acres
SITE I
low
I
�Z- wow:- ' .
DOWNTOWN
COMMERCIAL
CORE
SPECIFIC PLAN
AREA
Sites 15 & 16 —
260 housing
units
-1 ® ,
Be I
4Ta keout Off
I r
' _
17th Str a 'U 7a eou
Takeouw- Del 11.r�•
n•idi�t.r.i s Ttusi asge�
T
71
E I er
�► — E= —utive Cer
nvision Ins4J I
Se r ices, Ines Al M w
Y a ,ae
ynthia Broady, OD-�
f
Ln n _ V�Odell ktf n ,
o�ints
Remembering what connects us.
Ott wt-"o
THE MARKETPLACE — 900 housing units
Total: 76.937 Acres
(Acreage suitable for redevelopment 18 acr
17
- -��.' #, �� �°''��
SITE
k
kA
C:
Tustin
T■��1N!'�■ ■AN�1I ■ A■ ■r%■NfT
Citywide: ADUs/JAC
I
+W: '4yk*-.
PA "'W
Remembering what connects us.
Specific Plan Amendments
Specific Plan Amendment 2024-0001 — East Tustin
Introduces 'High Density Residential' (HDR) as a
new category
Rezones part of The Market Place Shopping Center
to HDR
Figure 2 shows areas to be rezoned to HDR
Specific Plan Amendment 2024-0002 — Tustin Legacy
Amends Neighborhood D South, D North, and G
Increases allowed residential capacity
Ensures consistency with the certified Housing
Element
P0 1024 CEDA flatly Area r= Panel Boundary = High Den:Hy RBoidenHal (HDR)Z.-