U.S. Department of Housing and Urban Development
Office of Community Planning and Development

Consolidated Plan Contact


Tustin, California, is the third oldest city in Orange County, and is physically located 35 miles south of Los Angeles. In its early years the city was primarily an agricultural community however, in 1942, the war brought a new kind of growth to Tustin when the U.S. Navy built its Lighter-Than-Air Base on nearby bean fields. The base was later changed from a naval base to its current use as a marine facility supporting helicopter operations and was renamed Marine Corps Air Station (MCAS) which occupies 1600 acres along the city's southern boundary. Like other southern California cities, population trends in Tustin reflect a 12% minority population increase from 1980 (9%) to currently, a 21% minority representation.

Local residents and visitors enjoy the convenience of an airport, golf courses, parks, and community center facilities. Residents and visitors enjoy a central Orange County location, an excellent climate, and a host of cultural activities within Tustin and neighboring communities.

Action Plan

The City of Tustin became an entitlement community in the 1993-94 fiscal year. As a new entitlement community under the Community Development Block Grant Program, the city will receive $741,000 to allocate to rehabilitation of a youth center, improving public infrastructure, and public services.

Citizen Participation

The City of Tustin is the lead agency responsible for overseeing the development of the Consolidated Plan, while the Community Development Department is responsible for implementation of the Plan. To assist the City in accomplishing its Citizen Participation requirements, a 22-member ad hoc panel of non-elected community leaders, known as the Citizen Participation Committee was formed. The planning process started with an informational meeting held at the Community Center which was attended by the ad hoc committee, citizens and representatives from public service agencies. A second public hearing regarding the Consolidated Plan was held. City staff notified over 70 public service, housing and community organizations about the meeting; and, posted a meeting notice in various locations in the City Hall complex, including the Police Station and the Library. Adjacent communities were notified of the availability of Tustin's Consolidated Plan.


Tustin's total population grew from 32,317 in 1980 to 50,689 in 1990, an increase of 57%, which exceeded the Countywide growth rate of approximately 27%. The most significant growth rate has occurred mostly in the Black, Hispanic and Asian/Pacific Islanders which parallels trends seen County-wide. Tustin's overall population make-up is 63% white, 21% Hispanic, 9% Asian/Pacific Islanders, 5% Black, and a little less than 1% combined Native American and Other (non-Hispanic). The City's military population has increased over the past decade from 1,667 in 1980 to 4,660 in 1990, a 180% increase. This can be attributed mostly to the addition of new family housing units on the northern and eastern portions of the base.

The city has a total of 18,338 households, with almost three-fourths of the total household described primarily as white. The next largest group is comprised of Hispanic households, comprising 14%. The remaining ethnic households which include Blacks, Native Americans and Asian/Pacific Islanders make up the remaining 13% (approximately).



The 1990 Census data reported a total of 19,300 dwelling units in the City of Tustin with a 5% vacancy factor indicating a fairly "tight" housing market. Between 1980 and 1990, the city's population grew from 32,317 to 50,689, an increase in 57%.

In the last decade, the military population grew 180% which is directly attributable to the addition of new family housing units on the Marine Corp Air Station base.

The city's housing stock is dominated by multi-family units, which comprises 55% of the housing stock. 1990 Census data show that 41% of the city's occupied housing units were owner occupied and the rest were renter occupied.

Housing Needs

There are a total of 7,898 low and moderate income households in Tustin, of these, 75% or 5,887 are renter households while the remainder have ownership tenure. However, renter households report a higher percentage in circumstances of cost burden and housing problems. Across the board, this circumstance is greatest for households with the lowest incomes.

Among the low and moderate income population, the Consolidated Plan reported a need for 390 units for the Very Low Income; 488 units for the Low Income; and 484 units for the Moderate Income for a total need of 1,362 affordable units.

Housing Market Conditions

Over 90% of Tustin's housing units have been constructed since 1960. In 1990, approximately 10% of the City's housing stock was over 30 years old. However, in ten years half of the City's housing stock will be over 30 years old. This would indicate the potential need for rehabilitation and continued maintenance of 9,673 dwelling units by year 2000.

The Consolidated Plan reported 440 substandard housing units in the City of Tustin, 300 of which are renter occupied and 140 are owner occupied homes. However, with another 7,785 units approaching 30 years of age or older over the next five to ten years, the percentage of substandard units will likely increase somewhat proportionately. Based on this, the City estimates that between 6-10%, or between 1,158 to 1,930 housing units, may have substandard conditions.

The median sales price for new and existing single-family homes in the City of Tustin is $228,000, and a median condominium sales price of $139,000. Overall, the median single-family detached home price in Tustin has increased by 34% since 1991-a much higher percentage increase than for any other Orange County jurisdictions. This is due in part to the recent development of many new, larger single-family homes in East Tustin.

The 1990 Census data indicates that 50% of all rental units in the City rent for more than $701 per month, and three-quarters rent for over $621 per month. The average price for a one-bedroom unit is $605; the average for a two bedroom unit is $755; and, for a three- bedroom was $838. These rates are generally between 20% and 40% less than condominium/townhomes.

Affordable Housing Needs

1990 Census data shows a total of 19,300 dwelling units in Tustin. With a 5% vacancy factor, 41% are owner occupied, and 54% are renter occupied. There are approximately 3,500 cost-burdened owner and renter households. Of the total household units, there are 2,071 overcrowded households of which 16% (1035 units) were renter households, and 4% (134 units) are owner occupied.

While high local housing costs create an affordability problem for the cost-burdened owner and renter households, the shortage of larger rental units combined with the affordability problem, contributes to the overcrowding experienced by almost 2,100 households.

Tustin's total household units are dominated by multi-family housing which comprises 55% (10,525 units); while single-family homes and other units represent 45% (8,775 units) of the total housing stock.

Tustin's median family income (MFI) is $42,840. Census data shows that 50% of all households earn 95% of the MFI or $40,600; 20% earn 50% below the MFI, or $21,240; the other 23% earn above $21,420 but below $40,600. The median sales price for a single family detached home is $228,000, and for a Condominium $139,000. These prices reflect 34% increase from 1991 sales prices.

The City's biggest concerns over the next decade will be to preserve the 260 federally- assisted housing units at risk of conversion to market rate by 1999; and, as nearly 9,700 units reach 30 years of age during the next decade, preservation of these units through rehabilitation will be critical.

To address current needs, Tustin will plan to preserve the existing housing stock, construct new units to accommodate the range of incomes in the City, and assist first-time homebuyers in achieving home ownership.

Homeless Needs

Table IB of the Consolidated Plan indicates there are only 42 homeless persons in the City of Tustin. The City anticipates it will refer homeless persons and homeless persons with children to organizations and agencies that provide shelter, food and other services to homeless persons.

However, the City of Tustin recognizes that homelessness is a regional issue which needs to be addressed by all jurisdictions regardless of individual circumstances. Therefore, the City has developed a strategy that will continue to refer homeless persons and homeless families with children to service agencies and organizations. Through financial contributions, the City will support agencies which provide shelter and other services to the homeless.

With respect to the Marine Corps Air Station Base, the City will provide for and support the establishment of a homeless accommodation strategy in the reuse of Marine Corps Air Station, Tustin. It is anticipated that the Reuse Plan for MCAS would be complete by Spring of 1996. The strategy will include coordination with the City of Irvine, support service providers, school district and advocates for the homeless; service delivery both on- site and off-site; linkages with job-training, employment and education. The Reuse Plan will balance the needs of the homeless and the need of the communities for economic and other development on the base.

Public and Assisted Housing Needs

Although there are no public housing units within Tustin, 264 households receive assistance through the Section 8 program. This includes 221 certificates and 43 vouchers. An additional 435 households are assisted through five (5) other project based Federal, State, and local housing programs. Two of these projects are at risk of converting to market rate housing.

Barriers to Affordable Housing

The City's housing affordability is affected by factors in both the private and public sectors. Tustin's existing zoning ordinance allows for a range of residential densities from a maximum effective density of 4.36 units per net acre in the E-4 Residential Estate District to 24.9 units per net acre in the R-3 Multiple Family Residential District and 10 units per net acre in the MHP Mobilehome park District.

In order to keep costs down, the City uses housing set-aside funds to assist with predevelopment costs, for projects located in redevelopment project areas. In addition, the City has adopted the State Historical Code which relaxes building code requirements in the City's Cultural Resources Overlay District, which will further reduce rehabilitation costs. All low-income housing projects are provided further assistance with a "one-stop" processing system which helps reduce holding costs incurred by developers and ultimately a unit's selling/rental price.

Fair Housing

The city has agreed to affirmatively encourage fair housing practices.

Lead-Based Paint

While the City prepared an estimate of the number of units that may possibly contain lead- based paint (LBP), the 1990 Census data revealed that rental properties in Tustin built between the years of 1940-1959 have the largest percentage (55%) of lower income households occupying them which may give indication to the greatest area of need for assessment (approximately 154 units). According to the Orange County public Health - Epidemiology Division, Tustin has had only two (2) reported incidents of lead poisoning since 1990. The poisoning level in both cases was relatively low. The properties most at risk are deteriorated units with leaky roofs and plumbing.

The City will implement into its housing policies over the next five years the following:

Other Issues

The City of Tustin has estimated, to the extent practicable, the number of those persons who are not homeless but require supportive housing, including the elderly, frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addiction, persons diagnosed with AIDS and related diseases, and their supportive housing needs.

The Orange County Division for Area Agency on Aging (AAA) reports that Tustin has approximately 100 frail elderly individuals in need of either Case Management Services and/or Meal Delivery Services; and, approximately 530 individuals in need of Meal Delivery services and Shared Housing Services. The City's Senior Center received 160 request for Shared Housing, and placed 100 seniors in shared living conditions.

The Orange County Developmental Disability Center estimates there are approximately 117 persons in need of supportive housing in the City of Tustin.

The AIDS Coordinator for the Orange County health Care Agency estimates that currently there are 16 individuals living in Tustin the require supportive housing. At this time, the AIDS Services Foundation acts as a referral agency.

Community Development Needs

Tustin's CDBG target area was planned and developed prior to annexation therefore, the area is limited in terms of park and recreational opportunities. As a result, Tustin is giving considerable attention to the area in terms of providing additional private and public youth, adult, and senior services and facilities to supplement those which are heavily utilized at this time.

Tustin's CDBG target area is severely limited in its park and recreational resources; community facilities to serve youth and adults; child care facilities and services affordable to low and moderate income families.


The City of Tustin coordinates with and maintains a listing of the entire County and State inventory of licensed facilities providing supportive housing and acquires updates as necessary from the State's Community Care Licensing - Residential Division Office. The City also coordinates with public and assisted housing providers and private and governmental health, mental health, and service agencies to solicit input thought the public participation process.


Vision for Change

The purpose of Tustin's Consolidate Plan is to achieve three basic goals for its citizens:

Housing Priorities

Tustin's 5-year housing priorities include:

Non-Housing Community Development Priorities

Tustin's non-housing community development priorities are geared toward creating recreational opportunities for youth; developing Neighborhood Facilities to service youth and adults; and, child care facilities/services.

The City will improve the various types of infrastructure in the CDBG target area which was constructed more than 25 years ago.

Through the City's full service senior center, services will be enhanced to encourage full participation in the center's programs which may require additional services.

Crime prevention activities will be targeted in order to create a safe, healthy living environment.

There will be a continuing focus on code enforcement and planning activities for low/mod areas of the City.

Anti-Poverty Strategy

The City has identified several goals, policies and programs designed to provide adequate, safe and affordable housing for all segments of the population. Some of these goals will ensure that housing is affordable to all segments of the City's population. Accordingly, the City will provide for new affordable housing opportunities. Work to preserve affordable housing units in the City. Promote the availability of affordable housing for large, low- income families. Promote, assist, and facilitate the development of emergency and transitional housing. Promote equal opportunity housing programs. Support the South County Senior Services Homesharing Program.

Housing and Community Development Resources

Tustin will target its Federal, State and local housing resources for households at the 29% very low, 36% low and 36% moderate income levels. CDBG funds will be targeted to address the City's non-housing community development needs such as services to youth and seniors.

Coordination of Strategic Plan

The City of Tustin will strive to enhance coordination between the City and public and assisted housing providers and private and governmental health, mental health, and service agencies by developing productive working relationships with such agencies by soliciting input through the public participation process.


Description of Key Projects

The Action Plan delineates the City's plans for one year use of funds. It describes 1) the resources available for program implementation; 2) activities to be undertaken; 3) monitoring; 4) homelessness; 5) anti-poverty strategy; and 6) coordination. The following provides a list of the key projects.

Public Service Activities:

Feedback Foundation, Inc.                     $13,620
Orange Children & Parents Together             20,000
Boys and Girls Club of Tustin                  20,000
Assessment and Treatment Services Center       17,000
City of Tustin Community Services Dept.        28,000
Laurel House                                    8,500
Mercy House                                     4,030

Public Facilities and Improvements:

Valencia Ave. Engineering & Design           $150,000
McFadden Ave. Rehabilitation                  150,000
Mitchell Ave. Widening                        102,000
Rehab Southwest Neighborhood Youth Center      50,000

Rehabilitation and Preservation:

Code Enforcement                             $ 55,000

Special Economic Development:

Rancho Santiago, Career Transitional Ctr.      39,000

Program Administration Costs:

Fair Housing Counseling                      $  4,960
Master Plan for Park                           35,000
CDBG Program Admin.                            43,890

Lead Agencies

The City of Tustin is the "Lead Agency" or entity responsible for overseeing the development of the Plan. The Community Development Department is responsible for the day-to-day administration of programs developed to meet the City's goals.


MAP 1 depicts points of interest in the jurisdiction.

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.

MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.

MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.

MAP 6 is a neighborhood map which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.

MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point.

To comment on Tustin's Consolidated Plan, please contact:
Elizabeth Binsack
Community Development Director
City of Tustin

PH: (714) 573-3031

Return to California's Consolidated Plans.