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I~ODUC'FION GOALS V. CONSIIMF~ PROTECTIONS OR BENEFITS: Normally, consumer protections involve some additional burden on the lender, builder or manager of the housing. For example, builders may object to the existing require- ment that they prepare Environmental Impact Reports, various provisions of the building code, and requirements of the zoning ordinance. Such items may be objected to because they involve red tape and may involve real financial loss to builders. These and many other requirements determine whether a sponsor decides to develop residential units in Santa Ana. To the degree that a builder chooses not to construct in Santa Ana, the addi- tional consumer protection results in the curtailment of housing production. P~ODUCTION GOALS V. EQUAL OPPORTUNITY GOALS: Equal opportunity regulations presemt a good example of conflicting goals in housing policies: the major purpose of subsidy housing programs -- to make more adequate housing avail- able for low or lower income families -- sometimes conflicts with equal opportunity objectives. This is true where equal opportunity guidelines prohibit the location of assisted housing in areas of low income or racial concentrations, even though those concentrated areas might be the ones where there is the greatest need for low and moderate-income housing and might also be the areas where the colm~nity is most willing to accept such assisted housing. As a result of equal opportunity objectives, particularly where implemented by project selection criteria that requires dispersal of low-cost housing, total volt,ne production may be reduced in some areas of Santa Ana. Moreover, if equal opportunity guidelines and regulations should apply only to assisted housing and those regulations add to the red tape already associated with such programs, this is likely to result in costing lenders and builders more time and more money to use the program. As a result, lenders and builders may opt to construct privately financed housing, thereby reducing the volume of housing built in the supported low and moderate-income ranges. PRODUCTION GOALS V. ENVIRON~NTAL QUALITY GOALS: Just as there is a tension between equal opportunity objectives and housing production objectives, so is there tension between environmental quality objectives and housing production objectives. The California ~nvironmental Quality Act of 1970 requires the city to evaluate the environmental impact of all major actions affecting the quality of the environment. To implement the Act, Santa Ana has established rules and regulations for environmental review of all residential projects. As in the case of equal opportunity guidelines, the environmental rules and regulations tend to increase the cost of housing. 000.16