HomeMy WebLinkAbout1 - Housing Element Public HearingPLANNING COMMISSION
AGENDA REPORT
DATE: March 14, 2012
TO: Honorable Chair and Members of the Planning Commission
FROM: Jill R. Ingram, City Manager
SUBJECT: PUBLIC HEARING RE HOUSING ELEMENT
SUMMARY OF REQUEST:
After conducting a public hearing, it is requested that the Planning Commission
adopt the draft resolution recommending to the City Council that it adopt a
Housing Element with one or more of the 7 sites forwarded for consideration by
the Ad Hoc General Plan /Local Coastal Plan Citizens Advisory Committee.
BACKGROUND AND ANALYSIS:
On August 9, 2011, the Ad Hoc General Plan /Local Coastal Plan Citizens
Advisory Committee ( "Committee ") recommended a draft Housing Element to the
City Council and Planning Commission. On October 10, 2011, the City Council
and the Planning Commission considered the draft Housing Element at a joint
public meeting. Thereafter, the Housing Element was forwarded to the state
Housing and Community Development Department (HCD).
By letter dated December 16, 2011, HCD provided its comments to the City.
(Attachment D)
The Draft Housing Element was revised to respond to the HCD letter. On
February 14, 2012, the Ad Hoc General Plan /Local Coastal Plan Citizens
Advisory Committee considered the revised potential site analysis matrix
(Attachment C) showing 25 sites in the City that might accommodate Regional
Housing Needs Allocation (RHNA) requirements. Upon considering the 25 sites,
the Committee voted to submit the following 7 sites for Planning Commission
consideration:
POTENTIAL SITE: Number of Votes (out of 12)
#14 — 1701 Adolfo Lopez (Accurate Storage) 7
#19 — Sunset Aquatic Park 7
#24 — Former ARCO service station 7
#15 — Boeing parking lots along Westminster 6
#5 — Marina Park expansion site 5
#11 — Shops at Rossmoor 4
#12 — State Lands Property (1st & PCH) 4
Agenda Item 1
The Draft Housing Element was further revised in accordance with the
recommendation of the Committee. A redlined version of the "March 2012 Draft
Housing Element" was forwarded to the Commission on March 1 and 2, 2012. A
clean copy is included herewith as Attachment B.
Purpose of the Housing Element
State law recognizes the vital role local governments play in the supply and
affordability of housing. The law was enacted because affordable housing is of
statewide interest. Each local government in California is required to adopt a
comprehensive, long -term General Plan for the physical development of the city
or county. The Housing Element is one of the seven mandated elements of the
General Plan. Housing Element law, first enacted in 1969, mandates that local
governments plan to meet the existing and projected housing needs of all
economic segments of the community.
The law recognizes that in order for the private market to adequately address
housing needs, local governments must adopt land use plans and regulatory
systems that provide opportunities for, and do not unduly constrain, housing
development. As a result, housing policy in California rests largely upon the
effective implementation of local General Plans and, in particular, local Housing
Elements. Housing Element law also requires the California Department of
Housing and Community Development (HCD) to review local housing elements
and to report its written findings to local governments with respect to the Housing
Element's conformance with state law.
As mandated by state law, the planning period for this Housing Element extends
from 2008 to 2014. This Element identifies strategies and programs that focus
on the following major goals:
• Facilitate the development of a variety of housing types for all income
levels to meet the existing and future needs of residents;
• Assist in the development of adequate housing to meet the needs of
low- and moderate - income households;
• Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing;
• Maintain and enhance the existing quality of residential neighborhoods
in Seal Beach;
• Promote equal housing opportunities for all persons regardless of
race, color, national origin, ancestry, religion, sex, marital status, or
familial status.
Page 2
The Housing Element consists of the following major components:
• An analysis of the City's demographic and housing characteristics and
trends;
o An evaluation of land, financial, and administrative resources available
to address the City's housing goals;
• A review of potential constraints, both governmental and non-
governmental, to meeting the City's housing needs;
o A Housing Action Plan for the 2008 -2014 planning period, including
housing goals, policies, and programs; and
o A review of the City's accomplishments and progress in implementing
the 2000 Housing Element.
Regional Housing Needs Allocation (RHNA)
Housing Element law requires a quantification of each jurisdiction's share of the
regional housing need as established in the RHNA prepared by the Council of
Governments (COG). The Regional Housing Need Allocation (RHNA) is a
minimum projection of additional housing units needed to accommodate
projected household growth at all income levels by the end of the housing
element's statutory planning period. Each locality's RHNA is distributed among
four income categories as follows: very low, low, moderate, and above moderate.
While cities are given a goal or target through the RNHA process, cities are not
required to build the housing units prescribed by the process. Cities, however,
are required to demonstrate there are adequate sites available for housing. The
Seal Beach RHNA for 2008 -2014 is 57 units as follows: 11 very low income, 10
low income, 12 moderate income, and 24 above moderate income.
Because the City did not adopt a Housing Element during the last housing cycle,
HCD staff is requiring the City to address the RHNA "carryover" from that cycle.
Based on comments received from HCD, the City has revised its carryover to be
32 lower income units. When added to the 11 very low income and 10 low
income units from the current period, the City must identify a site or sites that
have sufficient capacity to accommodate high - density residential development for
53 units during this planning period.
There are not currently adequate sites with appropriate zoning to accommodate
the Tower- income RHNA allocation for this planning period. In order to identify
potential sites for multi - family housing, a thorough analysis of potential sites was
conducted. The Committee forwarded seven sites for consideration. This list
includes both vacant and underutilized parcels. With the appropriate zoning
amendments, the sites listed in Table B -3 of the Draft Housing Element have
sufficient capacity to accommodate high- density residential development
commensurate with the City's remaining lower- income need of 53 units during
Page 3
this planning period. Program 1 a in the Housing Action Plan (Chapter V) includes
a commitment to rezone parcels with sufficient capacity at a density of at least 33
units /acre to accommodate this remaining need.
Special Needs Housing
In 2007 Governor Arnold Schwarzenegger signed SB 2 amending State Housing
Element Law. The legislation requires local jurisdictions to strengthen provisions
for addressing the housing needs of the homeless, including the identification of
a zone or zones where emergency shelters are allowed as a permitted use
without a Conditional Use Permit. The draft Housing Element identifies the
Boeing Specific Plan as an appropriate site for homeless shelters.
Environmental Review
Pursuant to the requirements of the California Environmental Quality Act
(CEQA), the City completed an initial study to analyze whether the proposed
Housing Element would result in any significant impacts. The Initial Study
concluded that the Housing Element would not result in any significant impacts
on the environment. Thereafter, the Initial Study and Notice of Intent to Adopt a
Negative Declaration were completed and circulated for public review, which
commenced on March 7, 2012 and will end at 5:00 pm on April 6, 2012. A copy
of the Initial Study and Notice of Intent to Adopt a Negative Declaration is
Attachment E to this report.
RECOMMENDATION:
After conducting a public hearing, it is recommended that the Planning
Commission adopt the draft resolution recommending to the City Council that it
adopt a Housing Element with one or more of the 7 sites forwarded for
consideration by the Ad Hoc General Plan /Local Coastal Plan Citizens Advisory
Comm ittee.
Attachments:
A. Redlined Draft Housing Element (previously sent under separate cover and posted
on the City's website for public review)
B. Draft Housing Element
C. Potential Site Analysis Matrix
D. December 16, 2011 letter from HCD
E. Draft Resolution
F. Initial Study and Notice of Intent to Adopt a Negative Declaration
Page 4
ATTACHMENT "A"
REDLINED DRAFT HOUSING ELEMENT
UNDER SEPARATE COVER
Page 5
ATTACHMENT "B"
DRAFT HOUSING ELEMENT
Page 6
CITY OF
SEAL BEACH
2008 -2014
Housing Element
Revised Draft
March 2012
City of Seal Beach 2008 -2014 Housing Element
Contents
I. Introduction 1 -1
A. Purpose of the Housing Element 1 -1
B. Data Sources and Methods 1 -2
C. Public Participation 1 -2
D. Consistency with Other Elements of the General Plan 1 -3
I1. Housing Needs Assessment 11 -1
A. Community Context 11 -1
B. Population Characteristics 11 -3
1. Population Growth Trends 11 -3
2. Age 11 -3
3. Race and Ethnicity 11 -4
C. Household Characteristics 11 -4
1. Household Composition and Size 11 -4
2. Housing Tenure 11 -5
3. Overcrowding 11 -5
4. Overpayment 11 -6
D. Employment 11-8
1. Current Employment 11-8
2. Projected Job Growth 11 -9
3. Jobs - Housing Balance 11 -10
E. Housing Stock Characteristics 11 -11
1. Housing Type and Growth Trends 11 -11
2. Housing Age and Conditions 11 -12
3. Vacancy Rates 11 -13
4. Housing Cost 11 -13
F. Special Needs 11 -15
1. Persons with Disabilities 11 -15
2. Elderly 11 -17
3. Large Households 11 -18
4. Female- Headed Households 11 -19
5. Farm Workers 11 -20
6. Homeless Persons 11 -20
G. Assisted Housing at Risk of Conversion 11 -21
H. Housing Constructed, Demolished or Converted within the Coastal Zone 11 -21
I. Future Housing Needs 11 -23
1. Overview of the Regional Housing Needs Assessment 11 -23
2. 2006 -2014 Seal Beach Growth Needs 11 -23
III. Resources and Opportunities 111 -1
A. Land Resources 111 -1
1. Regional Growth Needs 2006 - 2014 III -1
2. RHNA Carryover from the Previous Planning Period 111 -2
3. Inventory of Sites for Housing Development 111 -2
B. Financial and Administrative Resources 111 -3
1. State and Federal Resources 111 -3
2. Local Resources III -4
C. Energy Conservation Opportunities 111 -5
IV. Constraints IV -1
A. Governmental Constraints IV -1
1. Land Use Plans and Regulations IV -1
i , March 2012
City of Seal Beach 2008 -2014 Housing Element
2. Development Processing Procedures IV -22
3. Development Fees and Improvement Requirements IV -24
B. Non - Governmental Constraints IV -26
1. Environmental Constraints IV -26
2. Infrastructure Constraints IV -27
3. Land Costs IV -27
4. Construction Costs IV -27
5. Cost and Availability of Financing IV -27
C. Fair Housing IV -28
V. Housing Action Plan V -1
A. Housing Goals, Policies and Programs V -1
B. Quantified Objectives V -16
APPENDICES
Appendix A - Evaluation of the 2001 Housing Element
Appendix B - Land Inventory
Appendix C - Public Participation Summary
ii , March 2012
City of Seal Beach 2008 -2014 Housing Element
List of Tables
Table H -1 Population Trends, 1990 -2010 Seal Beach vs. Orange County 11 -3
Table 11 -2 Age Distribution Seal Beach vs. Orange County 11 -3
Table 11 -3 Race /Ethnicity Seal Beach vs. Orange County II -4
Table 11 -4 Household Composition Seal Beach vs. Orange County 11 -5
Table 11 -5 Household Tenure - Seal Beach vs. Orange County 11 -5
Table 11 -6 Overcrowding - Seal Beach vs. Orange County 11 -6
Table 11 -7 Overpayment by Income Category 11 -7
Table 11-8 Labor Force - Seal Beach vs. Orange County 11-8
Table 11 -9 Employment by Occupation - Seal Beach 11 -9
Table 11 -10 Projected Job Growth by Occupation, 2004 -2014 - Santa Ana- Anaheim-
Irvine Metropolitan Statistical Area
Table 11 -11 Job Location for Seal Beach Residents
Table 11 -12 Housing by Type, 2000 -2010 - Seal Beach vs. Orange County
Table 11 -13 Age of Housing Stock by Tenure - Seal Beach vs. Orange County
Table 11 -14 Income Categories and Affordable Housing Costs, 2011 - Orange
Table 11 -15 Resale Housing Prices - Seal Beach 2011
Table 11 -16 Rental Market Survey - Seal Beach
Table 11 -17 Persons with Disabilities by Age Group
Table 11 -18 Elderly Households by Tenure
Table 11 -19 Household Size by Tenure - Seal Beach vs. Orange County
Table 11 -20 Household Type by Tenure
Table 11 -21 Agricultural Employment
Table 11 -22 Coastal Zone Housing Units - 1982 -2010 Seal Beach
Table 11 -23 Regional Housing Growth Needs 2006 -2014
Table 111 -1 Net Remaining RHNA
Table 111 -2 Land Inventory Summary
Table 111 -3 Low /Moderate Income Fund Revenues 2004 -2009
Table 111 -4 Low /Moderate Income Fund Expenditures 2004 -2009
Table IV -1 Residential Land Use Categories - Seal General Plan
Table IV -2 Residential Zoning Districts
Table IV -3 Permitted Residential Uses by Zoning District
Table IV -4 Development Standards for Residential Zoning Districts
Table IV -5 Residential Development Standards for Commercial /Mixed -Use Zoning
Districts - IV -9
Table IV -6 Residential Parking Requirements IV -18
Table IV -7 Second Dwelling Unit Floor Area IV -19
Table IV-8 Residential Permit Review Authority IV -22
Table IV -9 Planning and Development Fees IV -25
Table IV -10 Road Improvement Standards IV -26
Table V -1 Quantified Objectives 2008 -2014 V -16
11 -10
11 -11
11 -12
11 -13
County 11 -14
11 -14
11 -15
11 -16
11 -18
11 -19
11 -19
11 -20
11 -22
11 -23
111 -2
111 -3
111 -4
111 -5
IV -1
IV -2
IV -3
IV -5
List of Figures
Figure II -1 Regional Location Map 11 -2
ui , March 2012
City of Seal Beach 2008 -2014 Housing Element I. Introduction
I. INTRODUCTION
A. Purpose of the Housing Element
State law recognizes the vital role local governments play in the supply and affordability
of housing. Each local government in California is required to adopt a comprehensive,
long -term General Plan for the physical development of the city or county. The Housing
Element is one of the seven mandated elements of the General Plan. Housing Element
law, first enacted in 1969, mandates that local governments plan to meet the existing
and projected housing needs of all economic segments of the community. The law
recognizes that, in order for the private market to adequately address housing needs,
local governments must adopt land use plans and regulatory systems that provide
opportunities for, and do not unduly constrain, housing development. As a result, housing
policy in California rests largely upon the effective implementation of local General Plans
and, in particular, local Housing Elements. Housing Element law also requires the
California Department of Housing and Community Development (HCD) to review local
housing elements and to report its written findings to local governments with respect to
the Housing Element's conformance with state law.
As mandated by state law, the planning period for this Housing Element extends from
2008 to 2014.1. This Element identifies strategies and programs that focus on the following
major goals:
• Facilitate the development of a variety of housing types for all income levels
to meet the existing and future needs of residents;
• Assist in the development of adequate housing to meet the needs of low- and
moderate - income households;
• Address and where appropriate and legally possible remove governmental
constraints to the maintenance, improvement and development of housing;
• Maintain and enhance the existing quality of residential neighborhoods in Seal
Beach;
• Promote equal housing opportunities for all persons regardless of race, color,
national origin, ancestry, religion, sex, marital status, or familial status.
The Housing Element consists of the following major components:
An analysis of the City's demographic and housing characteristics and trends
(Chapter II);
• An evaluation of land, financial, and administrative resources available to
address the City's housing goals (Chapter III);
• A review of potential constraints, both governmental and non - governmental,
to meeting the City's housing needs (Chapter IV); and
1 As discussed elsewhere in this Housing Element, the planning timeframe for the Regional Housing Needs
Assessment process is 8V years from January 2006 through June 2014.
1 -1 March 2012
City of Seal Beach 2008 -2014 Housing Element I. Introduction
A Housing Action Plan for the 2008 -2014 planning period, including housing
goals, policies and programs (Chapter V).
® A review of the City's accomplishments and progress in implementing the 2000
Housing Element is provided in Appendix A.
B. Data Sources and Methods
In preparing the Housing Element various data sources are utilized. The decennial Census
and the American Community Survey (ACS) provide the basis for population and
household characteristics. Some population and housing unit data are also prepared by
the California State Department of Finance (DOF). Housing market information is drawn
from both public agencies and private research organiations. City records also provide
data regarding some issues such as units at risk of conversion and housing construction
and demolition activity in the Coastal Zone.
C. Public Participation
Section 65583(c) (5) of the Government Code states that The local government shall
make diligent effort to achieve public participation of all the economic segments of the
community in the development of the housing element, and the program shall describe
this effort." Public participation played an important role in the formulation and
refinement of the City's housing goals and policies and in the development of a Land
Use Plan which determines the extent and density of future residential development in
the community.
City residents and interested stakeholders had many opportunities to participate in the
Housing Element update process. In addition to meetings with the Planning Commission
and City Council, the Ad Hoc General Plan /LCP Advisory Committee provided direction
to City staff in the preparation of the Housing Element. Meeting notices were posted on
the City's website, and notification was posted on the public notice board outside of
City Hall at least 72 hours in advance of the meetings. Additionally, notice of the public
hearings before the Planning Commission and City Council will be published in the local
newspaper. Copies of the draft Element were made available for review at City Hall and
were posted on the City website, and notices were sent directly to agencies that serve
the City's special needs populations. These service providers included organizations that
represent the interests of low- and moderate - income households and persons with
special needs. Please see Appendix C for more information regarding the public
involvement process.
The following is a list of opportunities for public involvement in the preparation of this
Housing Element update.
1 -2 March 2012
City of Seal Beach 2008 -2014 Housing Element
I. Introduction
Joint City Council /Planning Commission study session
Planning Commission study session
Ad Hoc Committee meeting #1
Ad Hoc Committee meeting #2
Ad Hoc Committee meeting #3
Ad Hoc Committee meeting #4
Joint City Council /Planning Commission hearing
Ad Hoc Committee meeting #5
Planning Commission public hearing
City Council public hearing
March 9, 2009
April 8, 2009
June 3, 2010
May 10, 2011
June 14, 2011
August 9, 2011
October 10, 2011
February 12, 2012
March 14, 20'12
April 9, 2012 (tentative)
D. Consistency with Other Elements of the General Plan
The Elements that comprise the Seal Beach General Plan are required to be internally
consistent. Together these Elements provide the framework for development of facilities,
services and land uses necessary to address the needs and desires of the City residents.
The City will ensure consistency between the various General Plan elements and ensure
policy direction introduced in one element is reflected in other plan elements. For
example, residential development capacities established in the Land Use Element and
constraints to development identified in the Safety /Noise Element are incorporated into
the Housing Element. This Housing Element builds upon the other General Plan elements
and is consistent with the policies and proposals set forth by the Plan. As the General Plan
is amended from time to time, the City will review the Housing Element for internal
consistency, and make any necessary revisions.
SB 1087 of 2005 requires cities to provide a copy of their Housing Elements to local water
and sewer providers, and also requires that these agencies provide priority hookups for
developments with Tower- income housing. The Housing Element will be provided to these
agencies immediately upon adoption.
Government Code Section 65302 requires that the Land Use Element be reviewed
annually for consistency with Federal Emergency Management Agency (FEMA) and
state Department of Water Resources (DWR) flood hazard maps, and that amendments
to the Safety and Conservation Elements that are required to address flood hazard issues
be adopted upon the first amendment to the Housing Element after January 1, 2009.
1 -3 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
11. HOUSING NEEDS ASSESSMENT
Meeting the various housing needs of residents is an important goal for Seal Beach The
first step to achieving this goal is understanding the housing needs in the community. This
chapter will explore the various demographic and housing characteristics in the City in
order to determine the nature and extent of the housing needs and lay the groundwork
for policies and programs to address those needs.
The Housing Needs Assessment utilizes the most recent data from the U.S. Census.,
California Department of Finance (DOF), California Employment Development Depart-
ment (EDD), Southern California Association of Governments (SCAG) and other relevant
sources. Supplemental data was obtained through field surveys or from private sources.
A. Community Context
Seal Beach encompasses 11.4 square miles in northwestern Orange County south of
Long Beach (in Los Angeles County) and north of Huntington Beach (see Figure II -1).
Incorporated in 1915 primarily as a farming community, the City has grown while still
maintaining its small town atmosphere. The population of the City remained relatively
stable from 1915 to 1944 with little more than 1,000 residents. However in 1944 the U S
Navy acquired half of the City to construct the Naval Weapons Station bringing new
residents to Seal Beach. The population increased to more than 7,000 persons in 1954
with the development of the Marina Hill subdivision. The largest population increase
occurred with the development of the Leisure World retirement community beginning in
1962, which currently houses more than 9,000 senior residents. The 2010 population of the
city was estimated at 24,168.
Demographic characteristics of the Seal Beach have also remained relatively stable over
the past three decades. With the presence of Leisure World and many condominium
developments catering to retired persons the City has a large number of elderly
households. The City's prime beachfront location appeals to the affluent, both working
and retired. Property values in Seal Beach increased as the City has become increasingly
built out. Newcomers to the City who can afford high housing costs tend to be those of
upper incomes or retired persons with substantial assets. However the City also has long-
time residents who purchased their homes many years ago when real estate was still
affordable. Many of these long -time residents may have difficulty in maintaining their
homes.
The housing stock in Seal Beach consists of a mix of single - family and multi - family units
with one mobile home park. Though a majority of the housing units are more than 40
years of age, housing is generally in good condition with the exception of some older
beach areas and some units in the mobile home park.
11-1 March 2012
City of Seal Beach 2008-2014 Housing Element
11. Housing Needs Assessment
Figure 11-1 Regional Location Map
11-2
March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
B. Population Characteristics
1. Population Growth Trends
The population of Seal Beach has been stable for the past two decades. According to
the U.S. Census, the city lost population between 1990 and 2000, while virtually no
change occurred between 2000 and 2010. During this same time period, Orange County
continued to grow, with an increase of about 18% during the 1990s and 6% during 2000-
2010 (see _Table 11 -1).
Table 11 -1
Population Trends, 1990 -2010
Seal Beach vs. Orange County
Sources: U.S. Census
2. Age
Housing needs are influenced by the age characteristics of the population. Different age
groups require different accommodations based on lifestyle, family type, income level,
and housing preference. Table H -2 shows the city's estimated population by age group.
Compared to the county as a whole, Seal Beach has a significantly lower proportion of
children and young adults and a much larger proportion of seniors. It is noteworthy that
about 38% of Seal Beach residents were age 65 or over compared to just 12% for the
county as a whole.
Table 11 -2
Age Distribution
Seal Beach vs. Orange County
Age Group
Seal Beach
Orange County
Persons
Growth
Growth
1990
2000
2010
1990 -2000
2000 -2010
Seal Beath
25,098
24,157
24,168
-4%
0%
Orange County
2,410,668
2,846,289
3,010,232
18%
6%
Sources: U.S. Census
2. Age
Housing needs are influenced by the age characteristics of the population. Different age
groups require different accommodations based on lifestyle, family type, income level,
and housing preference. Table H -2 shows the city's estimated population by age group.
Compared to the county as a whole, Seal Beach has a significantly lower proportion of
children and young adults and a much larger proportion of seniors. It is noteworthy that
about 38% of Seal Beach residents were age 65 or over compared to just 12% for the
county as a whole.
Table 11 -2
Age Distribution
Seal Beach vs. Orange County
Age Group
Seal Beach
Orange County
Persons
%
Persons
Under 18 years
2,946
12%
757,734
26%
18 to 24 years
1,152
5%
276,702
9%
25 to 44 years
4,262
18%
898,711
30%
45 to 64 years
6,470
27%
715,778
24%
65 to 74 years
3,107
13%
169,552
6%
75 to 84
3,917
16%
113,693
4%
85 and over
2,132
9%
44,661
2%
R. -.Trrr mu kirvT,x rviRi nitilicze tItmleiciiimi:DiDI
i
11 -3
March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
3. Race and Ethnicity
The racial and ethnic composition of the city differs from the county as a whole in that a
significantly lower proportion of city residents are Hispanic /Latino or racial minorities.
About 10% of city residents are Hispanic as compared to 34% for the county as a whole.
Asians, at 9 %, represent the largest non - Hispanic minority (-Table 11 -3).
Table 11 -3
Race /Ethnicity
Seal Beach vs. Orange County
Seal Beach
Orange C
Persons
Not Hispanic or Latino
-White
-Black or African American
- American Indian /Alaska Native
-Asian
-Native Hawaiian /Pacific Islander
-Other races or 2+ races
Hispanic or Latino (any race)
18,580
255
38
2,273
52
639
2,331
oI0
77%
1%
0.2%
9%
0.2%
3%
10%
Persons
unty
1,328,499
44,000
6,216
532,477
8,357
77,710
1,012,973
44%
1%
0.2%
18%
0.3%
3%
34%
Total
24,168
1 3,010,232
Sources: U.S. Census Bureau, 2010 Decennial Census
C. Household Characteristics
1. Household Composition and Size
Household characteristics are important indicators of the type and size of housing
needed in a city. The Census defines a "household" as all persons occupying a housing
unit, which may include single persons living alone, families related through marriage or
blood, or unrelated persons sharing a single unit. Persons in group quarters such as
dormitories, military barracks, prisons, retirement or convalescent homes, or other group
living situations are included in population totals, but are not considered households.
Table 11 -4 provides a comparison of households by type for the city and Orange County
as a whole, as reported in the 2005 -2009 American Community Survey. Family households
comprised approximately 45% of all households in the city, significantly fewer than the
county with 71%. Nearly half of all households in
Seal Beach consisted of a single person living
alone, compared to only one - quarter of county
Nearly half of all households in households. The large percentage of single -
Seal Beach consisted of a person households in Seal Beach is not surprising
single person living alone, •
considering the large number of elderly residents.
compared to only one - quarter
of county households. .
11-4 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
Table 11 -4
Household Composition
Seal Beach vs. Orange County
Seal Beach
Type
Family households:
Married - couple family
Other family:
Male householder, no wife present
Female householder, no husband present
Nonfamily households:
Householder living alone
Householder not living alone
Average household size
Source: U.S. Census Bureau, 2005 -2009 ACS, Table B11001
Households
5,678
4,860
818
242
576
6,984
6,218
766
45%
38%
7%
2%
5%
55%
49%
6%
Orange County
71%
54%
17%
6%
11%
29%
23%
Households
89,212
28,305
60,907
54,031
06,876
84,789
8,877
5912 7%
6
5
1
1
2
21
6,
2. Housing Tenure
Housing tenure (owner vs. renter) is an important indicator of the housing market.
Communities need an adequate supply of units available both for rent and for sale in
order to accommodate a range of households with varying income, family size and
composition, and lifestyle. _Table 11 -5 shows that over three - quarters of housing units in
Seal Beach are owner - occupied compared to 61 % for the county as a whole.
Table 11 -5
Household Tenure -
Seal Beach vs. Orange County
Tenure
Seal Beach
Orange County
Units
%
Units
%
Owner Occupied
Renter Occupied
9,789
2,873
77%
23%
598,752
375,249
61%
39%
Total occupied units
12,662
-
974,001
Source: U.S. Census Bureau, 2005 -2009 ACS, Table B25003
3. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The
U.S. Census Bureau considers a household to be overcrowded when there is more than
one person per room, excluding bathrooms and kitchens, with severe overcrowding
when there are more than 1.5 occupants per room. _Table 11 -6 summarizes overcrowding
for the City of Seal Beach compared to Orange County as a whole.
11-5 March 2012
City of Seal Beach 2008 -2014 Housing Element
11. Housing Needs Assessment
Table 11 -6
Overcrowding —
Seal Beach vs. Orange County
Household Tenure
Seal Beach
Orange County
Households
%
Households
Owner- Occupied
9,789
598,752
Overcrowded
7
0.1%
18,515
3%
Severely overcrowded
0
-
6,423
1%
Renter - Occupied
2,873
375,249
Overcrowded
85
3%
38,259
10%
Severely overcrowded
0
-
24,594
7%
Source: U.S. Census Bureau, 2005 -2009 ACS, Table B25014
The incidence of overcrowding is very low in Seal Beach, with just 3% of rental units and
almost no owner - occupied units reporting overcrowding. None reported severe
overcrowding.
The relatively high cost of housing in Seal Beach and throughout the region is considered
to be the primary cause of overcrowding. Several programs in the Housing Action Plan
(Chapter V) designed to address housing affordability will also help to alleviate
overcrowding. These programs include 1 a (Provision of Adequate Sites), 1 c (Second
Units), 2b (Affordable Housing Resources), 2d (Preserve the Existing Affordable Housing
Stock), 3a (Section 8 Rental Assistance), 3d (SRO Housing), and 5c (Housing Information
and Referral).
4. Overpayment
According to state housing policy, overpaying occurs when housing costs exceed 30% of
gross household income. _Table 11-8 displays estimates for overpayment in 1999 by Seal
Beach households. According to SCAG, 79% of all lower- income renter households and
97% of all lower- income owner households in Seal Beach were overpaying for housing.
For households of all income levels, 36% of renters and 22% of owners were overpaying.
Although homeowners enjoy income and property tax deductions and other benefits
that help to compensate for high housing costs, lower- income homeowners may need to
defer maintenance or repairs due to limited funds, which can lead to deterioration. For
lower- income renters, severe cost burden can require families to double up resulting in
overcrowding and related problems.
11 -6 March 2012
City of Seal Beach 2008 -2014 Housing Element
II. Housing Needs Assessment
Table 11-7
Overpayment by Income Category
Income Category
Renters
Owners
Households
%
Households
%
Extremely low households
285
665
Households overpaying
220
77%
650
98%
Very low households
235
260
Households overpaying
195
83%
255
98%
Low households
235
170
Households overpaying
185
79%
155
91%
All Tower- income households
755
1,095
Households overpaying
600
79%
1,060
97%
All households
3,097
4,805
Households overpaying
1,114
36%
1,059
22%
Source: SCAG 2006 based on 2000 Census
The relatively high cost of housing in Seal Beach and throughout the region is the primary
cause of overpayment. Several programs in the Housing Action Plan (Chapter V)
designed to address housing affordability will also help to address this issue. These
programs include 1 a (Provision of Adequate Sites), 1 c (Second Units), 2b (Affordable
Housing Resources), 2d (Preserve the Existing Affordable Housing Stock), 3a (Section 8
Rental Assistance), 3d (SRO Housing), and 5c (Housing Information and Referral).
Extremely Low Income Households
State law requires quantification and analysis of existing and projected housing needs of
extremely -low- income (ELI) households. Extremely -low- income is defined as households
with income less than 30% of area median income. The area median income for Orange
County was $84,2002. For extremely -low- income households in Orange County, this results
in an income of $27,700 or less for a four - person household, when adjusted for high
housing costs. Households with extremely -low- income have a variety of housing situations
and needs.
Existing Needs
In 2000, approximately 950 extremely -low income households resided in Seal Beach
(Table 11-7). 77% of extremely -low- income renter households were overpaying, while 98%
of extremely -low- income owners were overpaying.
Projected Needs
The projected housing need for extremely -low- income households is assumed to be 50%
of the very-low- income regional housing need of 11 units. As a result, the City has a
2 California HCD, Revised Official State Income Limits for 2011, 7/13/2011. Income limits are adjusted for high
housing costs in Orange County.
11-7 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
projected need for 6 extremely -low- income units. The resources and programs to address
this need are the same as for low- income housing in general and are discussed
throughout the Housing Element, including Chapter V, the Housing Action Plan. Because
the needs of extremely -low- income households overlap extensively with other special
needs groups, further analysis and resources for extremely low income households can
be found in Chapter IV, Constraints, Section A.1.d. (Special Needs Housing).
D. Employment
Employment is an important factor affecting housing needs within a community. The jobs
available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.
1. Current Employment
Current employment and projected job growth have a significant influence on housing
needs during this planning period. _Table 11-9 shows that about 46% of Seal Beach
residents age 16+ were in the labor force, compared to 68% for Orange County as a
whole. The lower labor force participation rate in the city is attributable to the large
population of retired residents.
Table 11 -8
Labor Force -
Seal Beach vs. Orange County
Labor Force Status
Seal Beach
Orange
County
%
68%
3%
32%
10%
•
Persons
Persons
In labor force
-Work at home
Not in labor force
-With social security income
Total population age 16+
Source: U.S. Census Bureau, 2005 -2009 ACS
9,924
544
11,544
7,053
46%
3%
54%
33%
1,556,675
65,518
748,463
221,318
21,468
2,305,138
Approximately 55% of the city's working residents were employed in management and
professional occupations (_Table 11-10). A significant percentage of workers (27 %) were
employed in sales and office related occupations. A relatively low percentage of
workers (9 %) were employed in service related occupations. Blue collar occupations
such as machine operators, assemblers, farming, transportation, handlers and laborers
constituted about 8% of the workforce.
11-8 March 2012
City of Seal Beach 2008 -2014 Housing Element
II. Housing Needs Assessment
Table 11-9
Employment by Occupation
Occupation
Management, professional and related
Service
Sales and office
Farming, fishing and forestry
Construction, extraction, and maintenance
Production, transportation, and material moving
Source: U.S. Census Bureau, 2005 -2009 ACS
— Seal Beach
Jobs
5,056
870
2,520
16
500
295
% of Total
55%
9%
27%
0.2%
5%
3%
2. Projected Job Growth
Future housing needs are affected by the number and type of new jobs created during
this planning period. _Table 11-11 shows projected job growth by occupation for the Santa
Ana - Anaheim - Irvine MSA (Orange County) along with median hourly wages for the
period 2004 -2014. Generally, residents who are employed in well - paying occupations
have Tess difficulty obtaining adequate housing than residents in low- paying
occupations. ..Table II -11 illustrates the growth trend in low -wage service jobs such as
health care support, food preparation and serving, cleaning and maintenance, sales,
and office /administrative support.
11 -9 March 2012
City of Seal Beach 2008 -2014 Housing Element
II. Housing Needs Assessment
Table 11 -10
Projected Job Growth by Occupation, 2004 -2014 -
Santa Ana - Anaheim -Irvine Metropolitan Statistical Area
Occupational Title
Annual Average
Employment
Employment Change
Median
Hourly
Wage*
2004
2014
Jobs
%
Total, All Occupations
1,599,600
1,887,000
287,400
18.0
$15.80
Management Occupations
107,850
128,710
20,860
19.3
$44.44
Business and Financial Operations Occupations
82,810
101,470
18,660
22.5
$27.87
Computer and Mathematical Occupations
43,440
57,270
13,830
31.8
$32.40
Architecture and Engineering Occupations
36,300
43,750
7,450
20.5
$33.26
Life, Physical, and Social Science Occupations
12,900
15,500
2,600
20.2
$28.98
Community and Social Services Occupations
14,250
17,000
2,750
19.3
$21.55
Legal Occupations
12,810
15,440
2,630
20.5
$41.93
Education, Training, and Library Occupations
74,440
96,080
21,640
29.1
$24.02
Arts, Design, Entertainment, Sports, and Media
31,720
37,720
6,000
18.9
$20.29
Occupations
Healthcare Practitioners and Technical Occupations
54,540
67,000
12,460
22.8
$30.93
Healthcare Support Occupations
31,040
39,970
8,930
28.8
$11.76
Protective Service Occupations
25,500
30,330
4,830
18.9
$13.48
Food Preparation and Serving Related Occupations
119,650
148,940
29,290
24.5
$8.32
Building and Grounds Cleaning and Maintenance
60,870
74,520
13,650
22.4
$9.13
Occupations
Personal Care and Service Occupations
38,590
47,830
9,240
23.9
$9.40
Sales and Related Occupations
187,440
219,640
32,200
17.2
$13.20
Office and Administrative Support Occupations
290,520
318,250
27,730
9.5
$15.03
Farming, Fishing, and Forestry Occupations
6,830
7,080
250
3.7
$8.71
Construction and Extraction Occupations
98,530
119,050
20,520
20.8
$19.55
Installation, Maintenance, and Repair Occupations
52,360
61,790
9,430
18.0
$18.27
Production Occupations
124,410
132,340
7,930
6.4
$11.02
Transportation and Material Moving Occupations
92,860 •
107,310
14,450
15.6
$10.25
Source: California Employment Development Dept., March 2005 Benchmark
'2006 wages
http://www.calmis.ca.govifile/ocqruYrive$occprcj.xls
3. Jobs - Housing Balance
A regional balance of jobs to housing helps to provide opportunities for people to live
near their workplace, and reduce Tong- distance commuting. When the number of jobs
significantly exceeds the housing supply, housing markets may become overheated,
requiring households to pay a larger percentage of their income for housing. The current
jobs- housing objective within the SCAG region is one new housing unit for every 1.5 jobs.3
3 SCAG 2008 Regional Comprehensive Plan, Land Use & Housing Chapter
11-10 March 2012
City of Seal Beach 2008 -2014 Housing Element 11. Housing Needs Assessment
According to recent Census estimates, about 57% of employed Seal Beach residents
worked in Orange County, and approximately 18% of all workers were employed within
the City limits (_Table II -12). About 43% of residents commuted outside Orange County,
which is not unexpected due to the city's location on the border of Los Angeles County.
Table 11 -11
Job Location for Seal Beach Residents
Persons
Work in Seal Beach
Work elsewhere in Orange County
Work in another Califomia county
Work outside Califomia
1,621
3,550
3,996
38
18%
39%
43%
0.4%
Total workers age 16+
1 9,205
Source: U.S. Census Bureau, 2005 -2009 ACS, Tables B08007 & B08008
E. Housing Stock Characteristics
This section presents an evaluation of the characteristics of the community's housing
stock and helps in identifying and prioritizing needs. The factors evaluated include the
number and type of housing units, recent growth trends, age and condition, tenure,
vacancy, housing costs, affordability, and assisted affordable units at -risk of Toss due to
conversion to market -rate. A housing unit is defined as a house, apartment, mobile
home, or group of rooms, occupied as separate living quarters, or if vacant, intended for
occupancy as separate living quarters.
1. Housing Type and Growth Trends
The largest component of the housing stock in Seal Beach is comprised of multi - family
units in large (5 +) complexes, with 44% of total units in 2010. Single- family detached
homes made up about one -third of all units. ..Table 11-14 provides a breakdown of the
housing stock by type along with growth trends for the city compared to Orange County
as a whole for the period 2000 -2010. During this time period, the city added 279 housing
units, an average of about 28 units per year. This represented just 2% growth in the
housing stock compared to 7% for the entire county, which reflects the lack of vacant
developable land in Seal Beach.
11-11 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
Table 11 -12
Housing by Type, 2000 -2010 —
Seal Beach vs. Orange County
2000
2010
Growth
Structure Type Units • Units Units
ii.l7aS,tl �} - �!'1Si. .f1.� ; 7..,� tC, Y:-.� = �I^'�T'�' x::Jw�•``�.. C3. >:.
Single- family detached 4,539 32% 4,711 32% 172 62%
Single- family attached 2,121 15% 2,121 15% 0 0%
Multi- family 2-4 units 1,169 8% 1,160 8% (9) -3%
Multi- family 5+ units 6,275 44% 6,390 44% 115 41%
Mobile homes 163 1% 164 1% 1 0%
Total units 1 14,267 100% 14,546 100% 279 100%
Single - family detached 489,657 51% 521,768 50% 32,111 45%
Single - family attached 124,702 13% 130,118 13% 5,416 8%
Multi- family 2-4 units 88,804 9% 91,400 9% 2,596 4%
Multi- family 5+ units 233,871 24% 265,146 25% 31,275 44%
Mobile homes 32,450 3% 32,112 3% -338 0%
Total units 1 969,484 100% 1,040,544 100% 71,060 100%
Source: Cal. Dept of Finance, Table E -5, 2011
2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior
to 1978 before stringent limits on the amount of lead in paint were imposed may have
interior or exterior building components coated with lead -based paint. Housing units built
before 1970 are the most likely to need rehabilitation and to have lead -based paint in
deteriorated condition. Lead -based paint becomes hazardous to children under age six
and to pregnant women when it peels off walls or is pulverized by windows and doors
opening and closing.
-Table 11-15 shows the age distribution of the housing stock in Seal Beach compared to
Orange County as a whole.
This table shows that about three - quarters of all housing units in Seal Beach were
constructed prior to 1970. Even though the majority of homes are more than 40 years old,
housing conditions are generally good to excellent, and very few homes are in need of
any significant repair. The City's Code Enforcement activities focus on maintaining a high
quality of life for residents and visitors. Most enforcement activities are complaint- driven,
although ongoing monitoring occurs in the Seal Beach Shores Trailer Park. It is estimated
that approximately 10 mobile homes in the park are in need of some form of
rehabilitation. Programs 2d and 4a in the Housing Action Plan is intended to address
these needs.
11-12 March 2012
City of Seal Beach 2008 -2014 Housing Element
II. Housing Needs Assessment
Table 11 -13
Age of Housing Stock by Tenure -
Seal Beach vs. Orange County
Year Built
Seal Beach
Orange County
Units
%
Units
%
2005 or later
62
0.4%
15,683
1.5%
2000 -04
152
1.1%
61,917
6.0%
1990 -99
316
2.2%
120,826
11.7%
1980 -89
775
5.4%
165,806
16.1%
1970 -79
2,072
14.5%
260,882
25.4%
1960 -69
7,329
51.3%
216,048
21.0%
1950 -59
2,308
16.2%
135,124
13.1%
1940-49
972
6.8%
26,544
2.6%
1939 or earlier
302
2.1%
25,660
2.5%
Source: U.S. Census Bureau, 2005 -2009 ACS
3. Vacancy Rates
According to the U.S. Census Bureau, vacancy rates during the period 2005 -2009
averaged 1.7% for owner - occupied units and 8.1% for rental units. A rental vacancy rate
of 5% is considered typical for a healthy housing market. Since many rental units in beach
communities are used for short-term vacation use, a higher than normal vacancy rate is
not considered unusual.
4. Housing Cost
a. Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on
the area (Le., county) median income ( "AMI "): extremely -low (30% or less of AMI), very-
low (31 -50% of AMI), low (51 -80% of AMI), moderate (81 -120% of AMI) and above
moderate (over 120% of AMC). Housing affordability is based on the relationship between
household income and housing expenses. Each year the California Department of
Housing and Community Development.4 publishes income guidelines for these income
categories. Housing is generally considered "affordable" if the monthly payment is no
more than 30% of a household's gross income. In some areas (such as Orange County),
these income limits may be increased to adjust for high housing costs.
_Table 11-18 shows affordable rent levels and estimated affordable purchase prices for
housing in Seal Beach (and Orange County) .5 by income category. Based on state -
adopted standards, the maximum affordable monthly rent (including utilities) for
extremely -low- income households is $696, while the maximum affordable rent for very-
low- income households is $1,161. The maximum affordable rent for low- income
households is $1,858, while the maximum for moderate - income households is $2,616.
4 HCD memo of 6/17/2010 (http: / /www.hcd.ca.gov /hpd /hrc /rep /state /inc2kl0.pdf)
5 Affordable rent and purchase prices are based on county median income.
11 -13 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
Maximum purchase prices are more difficult to determine due to variations in mortgage
interest rates and qualifying procedures, down payments, special tax assessments,
homeowner association fees, property insurance rates, etc. With this caveat, the
maximum home purchase prices by income category shown in Table 11 -18 have been
estimated based on typical conditions. Purchase prices for lower- income households
have not been estimated due to the high housing costs in beach communities.
Table 11 -14
Income Categories and Affordable Housing Costs, 2011 -
Orange County
2011 County Median Income = $84,200
Income
Limits
Affordable
Rent
Affordable
Price (est.)
Extremely Low ( <30 %)
$27,700
$693
-
Very Low (31 -50 %)
$46,150
$1,154
-
Low (51 -80 %)
$73,850
$1,846
-
Moderate (81- 120 %)
$101,050
$2,526
$400,000
Above moderate (120 % +)
$101,050+
$2,526+
$400,000+
Assumptions:
-Based on a family of 4
-30% of gross income for rent or PITT
-10% down payment, 5% interest, 1.25% taxes & insurance, $200 HOA dues
Source: Cal. HCD, 7/13/2011; J.H. Douglas & Associates
b. For -Sale Housing
Existing housing resale price statistics for April 2011 are shown in _Table 11 -19.
Table 11 -15
Resale Housing Prices - Seal Beach 2011
Single- Family
Detached*
Condo*
$943,000
$320,000
Source: DQ News, 4/2011
*Median sales prices
Based on the estimated affordable purchase prices shown in Table 11 -18, this table
confirms that the typical single - family detached house in Seal Beach is not affordable to
low- or moderate - income households. However, the median price of resale condos was
within the moderate - income range. This is likely attributable to the large number of
modestly -sized condos located in the Leisure World retirement community.
c. Rental Housing
_Table 11 -20 shows the results of a recent survey of apartments offered for rent in Seal
Beach. The advertised rent ranged from $1,189 to $1,899 per month.
11-14 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
Table 11 -16
Rental Market Survey - Seal Beach
Bedrooms
1
2
Source:
Rentcom, 6/2011
Rent
$1,189
$1,899
When market rents are compared to the amounts low- income households can afford to
pay (_Table 11-18), it is clear that lower- income households have a difficult time finding
housing without overpaying. However, at the moderate - income levels, households are
much more likely to find affordable rentals.
F. Special Needs
Certain groups have greater difficulty in finding decent, affordable housing due to
special circumstances. Such circumstances may be related to one's employment and
income, family characteristics, disability, or other conditions. As a result, some Seal Beach
residents may experience a higher prevalence of overpayment, overcrowding, or other
housing problems.
State Housing Element law defines "special needs" groups to include persons with
disabilities (including developmental disabilities), the elderly, large households, female -
headed households with children, homeless people, and farm workers. Many households
within these special needs groups also fall within the extremely -low- income category. This
section contains a discussion of the housing needs facing each of these groups.
1. Persons with Disabilities
The Americans with Disabilities Act (ADA) defines a disabled person as having a physical
or mental impairment that substantially limits one or more major life activities. Disabled
persons may have special housing needs as a result of their disability. Problems may
include low income, high health care costs, dependency on supportive services, or a
need for special building accommodations such as access ramps or elevators.
_Table 11-21 shows disability data for Seal Beach residents in 2000. As would be expected,
the highest rates of disabilities were reported by those aged 65 and over. Housing
opportunities for those with disabilities can be improved through housing assistance
programs and universal design features such as widened doorways, ramps, lowered
countertops, single -level units and ground floor units.
11-15 March 2012
City of Seal Beach 2008 -2014 Housing Element
II. Housing Needs Assessment
Table 11 -17
Persons with Disabilities by Age Group
Disability by Age
Disabilities
itai perso7is� �x:�� >w ;`
With a sensory disability
With a physical disability
With a mental disability
With a self -care disability
37
15
62
24
With a sensory disability
With a physical disability.
With a mental disability
With a self -care disability
With a go- outside- the -home disability
With an employment disability
190
507
260
64
315
890
2%
4%
2%
1%
3%
7%
e.
With a sensory disability
With a physical disability.
With a mental disability
With a self -care disability
With a go- outside -the -home disability
1,373
2,115
787
596
1,324
35%
55%
20%
15%
34%
Source: 2000 Census, SF3 Tables P8 and P41
Note: Numbers in shaded rows represent persons, not disabilities. Persons may report more than
one disability
Developmentally Disabled
As defined by federal law, "developmental disability" means a severe, chronic disability
of an individual that:
• Is attributable to a mental or physical impairment or combination of mental
and physical impairments;
• Is manifested before the individual attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following
areas of major life activity: a) self -care; b) receptive and expressive language;
c) learning; d) mobility; e) self- direction; f) capacity for independent living; or
g) economic self - sufficiency;
• Reflects the individual's need for a combination and sequence of special,
interdisciplinary, or generic services, individualized supports, or other forms of
assistance that are of lifelong or extended duration and are individually
planned and coordinated.
The Census does not record developmental disabilities. According to the U.S.
Administration on Developmental Disabilities, an accepted estimate of the percentage
of the population that can be defined as developmentally disabled is 1.5 percent. Many
11-16 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
developmentally disabled persons can live and work independently within a
conventional housing environment. More severely disabled individuals require a group
living environment where supervision is provided. The most severely affected individuals
may require an institutional environment where medical attention and physical therapy
are provided. Because developmental disabilities exist before adulthood, the first issue in
supportive housing for the developmentally disabled is the transition from the person's
living situation as a child to an appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community -
based services to approximately 243,000 persons with developmental disabilities and
their families through a statewide system of 21 regional centers, four developmental
centers, and two community -based facilities. The Regional Center of Orange County
(RCOC) is one of 21 regional centers in the State of California that provides point of entry
to services for people with developmental disabilities. The RCOC is a private, non - profit
community agency that contracts with local businesses to offer a wide range of services
to individuals with developmental disabilities and their families.
Any resident of Orange County who has a developmental disability that originated
before age 18 is eligible for services. Services are offered to people with developmental
disabilities based on Individual Program Plans and may include: Adult day programs;
advocacy; assessment /consultation; behavior management programs; diagnosis and
evaluation; independent living services; infant development programs; information and
referrals; mobility training; prenatal diagnosis; residential care; respite care; physical and
occupational therapy; transportation; consumer, family vendor training; and vocational
training. RCOC also coordinates the state - mandated Early Start program, which provides
services for children under age three who have or are at substantial risk of having a
developmental disability. According to the RCOC February 2010 Facts and Statistics
data, the RCOC currently serves approximately 16,728 individuals. Of those individuals, a
total of 61 individuals currently reside in Seal Beach according to Jack Stanton, RCOC
Chief Counselor.
The mission of the Dayle McIntosh Center is to advance the empowerment, equality,
integration and full participation of people with disabilities in the community. The Center
is not a residential program, but instead promotes the full integration of disabled persons
into the community. Dayle McIntosh Center is a consumer - driven organization serving all
disabilities. Its staff and board are composed of over 50% of people with disabilities. Its
two offices service over 500,000 people in Orange County and surrounding areas with
disabilities. The main office in Garden Grove is located in close proximity to Seal Beach.
In addition, City housing programs that respond to the needs of this population include
1d (Emergency Shelters and Transitional /Supportive Housing) and 3a (Section 8 Rental
Assistance).
2. Elderly
The ACS reported 6,381 owner - occupied households and 528 renter - occupied
households in Seal Beach where the householder was 65 or older (_Table II -22). The
unusually high number of senior households in Seal Beach is in large part attributable to
the presence of the Leisure World community. Many elderly persons are dependent on
11-17 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
fixed incomes and /or have a disability. Elderly homeowners may be physically unable to
maintain their homes or cope with living alone. The housing needs of this group can be
addressed through smaller units, second units on Tots with existing homes, shared living
arrangements, congregate housing and housing assistance programs.
The following programs described in the Housing Action Plan (Chapter V) help to address
the housing needs of the elderly: 1 a (Provision of Adequate Sites), 1c (Second Units), 2b
(Affordable Housing Resources), 2d (Preserve the Existing Affordable Housing Stock), 3a
(Section 8 Rental Assistance), 3c (Affordability Covenants on City or Agency- Assisted
Housing), 3d (SRO Housing), 4a (Owner- Occupied Home Improvements), 5b (Removal of
Architectural Barriers), and 5c (Housing Information and Referral).
Table 11 -18
Elderly Households by Tenure
Householder Age
Under 65 years
65 to 74 years
75 to 84 years
85 and over
Total households
Owners
Rente
rs
Households
Households
3,408
1,897
2,971
1.513
35%
19%
30%
15%
2,345
209
147
172
/Y
82%
7%
5%
6%
100%
9,789 1 100% I 2,873
Source: 2005 -2009 ACS Table B25007
3. Large Households
Household size is an indicator of need for large units. Large households are defined as
those with five or more members. Census data showed that Seal Beach had significantly
smaller households than the county as a whole. Over half of all owner - occupied
households in Seal Beach were comprised of a single person, while only 3% of owner
households had five or more persons. Over half of renter households had only one or two
persons, while only 16% had five or more members (_Table II -23). This distribution indicates
that the need for large units with three or more bedrooms is significantly less than for
smaller units.
11-18 March 2012
City of Seal Beach 2008 -2014 Housing Element
11. Housing Needs Assessment
Table 11 -19
Household Size by Tenure -
Seal Beach vs. Orange County
Source: 2000 Census, SF3 Table H17
While large households are far less prevalent in Seal Beach than in some other cities, the
following programs described in the Housing Action Plan (Chapter V) help to address
these needs: 1 a (Provision of Adequate Sites), 2b (Affordable Housing Resources), 2d
(Preserve the Existing Affordable Housing Stock), 3a (Section 8 Rental Assistance), and 5c
(Housing Information and Referral).
4. Female- Headed Households
Of the 13,085 households in the City, just 4% of owners and 8% of renters were headed by
a female (_Table II -24). While female- headed households represent a relatively small
portion of all households, 17% of these households reported incomes that are below the
poverty levels.
Table 11 -20
Household Type by Tenure
Household Type
Married couple family
Male householder, no wife present
Female householder, no husband present
Non - family households
Owners
Households
Renters
1
32%
4%
8%
56%
Households
Total households
4,086
94
426
5,365
41%
1%
4%
54%
992
114
253
1,755
1 9,971 100% 3,114 100%
Source: 2000 Census, SF3 Table H19
The following programs described in the Housing Action Plan (Chapter V) help to address
the housing needs of female- headed households: 1 a (Provision of Adequate Sites), 1 c
(Second Units), 2b (Affordable Housing Resources), 2d (Preserve the Existing Affordable
6 2000 Census, SF3 Table P89
11-19 March 2012
Seal Beach
Orange County
Household
Owners
Renters
Owners
Renters
Size
Households
%
Households
%
Households
%
Households
%
1 person
5,140
52%
1,190
38%
106,942
19%
90,605
25%
2 persons
3,176
32%
1,150
37%
186,108
32%
92,862
26%
3 persons
731
7%
423
14%
95,344
17%
56,663
16%
4 persons
657
7%
250
8%
97,638
17%
48,939
14%
5 persons
178
2%
76
2%
46,614
8%
30,341
8%
6 persons
59
1%
22
1%
20,447
4%
17,649
5%
7+ persons
30
0.3%
3
0.1%
21,100
4%
24,035
7%
Total households
9,971
100%
3,114
100%
574,193
100%
361,094
100%
Source: 2000 Census, SF3 Table H17
While large households are far less prevalent in Seal Beach than in some other cities, the
following programs described in the Housing Action Plan (Chapter V) help to address
these needs: 1 a (Provision of Adequate Sites), 2b (Affordable Housing Resources), 2d
(Preserve the Existing Affordable Housing Stock), 3a (Section 8 Rental Assistance), and 5c
(Housing Information and Referral).
4. Female- Headed Households
Of the 13,085 households in the City, just 4% of owners and 8% of renters were headed by
a female (_Table II -24). While female- headed households represent a relatively small
portion of all households, 17% of these households reported incomes that are below the
poverty levels.
Table 11 -20
Household Type by Tenure
Household Type
Married couple family
Male householder, no wife present
Female householder, no husband present
Non - family households
Owners
Households
Renters
1
32%
4%
8%
56%
Households
Total households
4,086
94
426
5,365
41%
1%
4%
54%
992
114
253
1,755
1 9,971 100% 3,114 100%
Source: 2000 Census, SF3 Table H19
The following programs described in the Housing Action Plan (Chapter V) help to address
the housing needs of female- headed households: 1 a (Provision of Adequate Sites), 1 c
(Second Units), 2b (Affordable Housing Resources), 2d (Preserve the Existing Affordable
6 2000 Census, SF3 Table P89
11-19 March 2012
City of Seal Beach 2008 -2014 Housing Element H. Housing Needs Assessment
Housing Stock), 3a (Section 8 Rental Assistance), and 5c (Housing Information and
Referral).
5. Farm Workers
Farm workers are traditionally defined as persons whose primary income is from seasonal
agricultural work. Historically, Orange County's economy was linked to agriculture. While
there are still active farming areas on the Irvine Ranch and in some other cities, shifts in
the local economy to production and service- oriented sectors have significantly
curtailed agricultural production within the county. Today, Orange County is a mostly
developed urban /suburban region with a strong local economy. Although the county is
increasingly capturing major employers in Southern California, this growth is not tied to an
agricultural base.
The 2000 Census reported about 3,000 persons employed in agricultural occupations in
Orange County. Only 10 Seal Beach residents reported Farming, Fishing and Forestry as
their occupation (-Table 11-25). As a result, there is not a significant need for farmworker
housing in Seal Beach.
Table 11 -21
Agricultural Employment
Source: 2000 Census, SF3 Table P50
6. Homeless Persons
Throughout the country, homelessness has become an increasing problem. Factors
contributing to the rise in homelessness include: the general lack of housing affordable to
low and moderate income persons; increases in the number of persons whose incomes
fall below the poverty level; reductions in public subsidy to the poor; and the de-
institutionalization of the mentally ill.
The Stewart B. McKinney Homeless Assistance Act (42, U.S.C. 1130, et seq. 1994) defines a
"homeless" person as an individual who Tacks a fixed, regular, and adequate nighttime
residence, or an individual whose primary nighttime residence is:
a. A supervised publicly or privately operated shelter designed to provide
temporary living accommodations;
b. An institution that provides a temporary residence for individuals intended to
be institutionalized;
c. A public or private place not designed for, or ordinarily used as, regular
sleeping accommodations for human beings.
The McKinney -Vento Act ( §725(2); 42 U.S.C. 11435(2)) defines a person "at- risk" of
becoming homeless as an individual who faces imminent eviction (within a week) from a
11 -20 March 2012
Seal Beach
of County
Total
Orange County
Workers
10
0.3%
3,023
Source: 2000 Census, SF3 Table P50
6. Homeless Persons
Throughout the country, homelessness has become an increasing problem. Factors
contributing to the rise in homelessness include: the general lack of housing affordable to
low and moderate income persons; increases in the number of persons whose incomes
fall below the poverty level; reductions in public subsidy to the poor; and the de-
institutionalization of the mentally ill.
The Stewart B. McKinney Homeless Assistance Act (42, U.S.C. 1130, et seq. 1994) defines a
"homeless" person as an individual who Tacks a fixed, regular, and adequate nighttime
residence, or an individual whose primary nighttime residence is:
a. A supervised publicly or privately operated shelter designed to provide
temporary living accommodations;
b. An institution that provides a temporary residence for individuals intended to
be institutionalized;
c. A public or private place not designed for, or ordinarily used as, regular
sleeping accommodations for human beings.
The McKinney -Vento Act ( §725(2); 42 U.S.C. 11435(2)) defines a person "at- risk" of
becoming homeless as an individual who faces imminent eviction (within a week) from a
11 -20 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
private dwelling or institution and who has no subsequent residence or resources to
obtain housing. People are also at risk of homelessness when they experience a sudden
drop in income, a rise in housing costs, and /or they do not have the skills necessary to
manage their limited resources. According to the National Coalition for the Homelessness
(NCH), most individuals at risk of homelessness are on a fixed income or are marginally
employed and have few ties to family and friends.
The County of Orange Housing and Community Services Department undertakes an
annual estimate of the County's homeless population as part of its application for
homeless assistance grant funds to HUD. The Point -in -Time survey7 conducted in January
2009 estimated that there were 5,724 unsheltered homeless persons in the county at that
time. The survey did not estimate the homeless population of each city. The Seal Beach
Police Department indicated that the long -term homeless population within Seal Beach
on any given night is believed to be approximately 10 individuals8.
One emergency and transitional housing facility, Interval House, is located in Seal Beach.
Interval House operates three stages of housing for victims of domestic violence. The first
stage emergency shelter offers up to 45 days for 32 persons. The second stage program
has a capacity of 19 beds for up to 18 months of stay. The third stage transitional housing
has a capacity of 5 beds for up to 24 months of stay.
In addition, the City will comply with the requirements of Senate Bill 2, which requires that
a zone be designated where emergency shelters may be established "by- right" and that
transitional and supportive housing be permitted subject only to the same regulations as
other residential uses of the same type in the same zone (see Program 1d).
G. Assisted Housing at Risk of Conversion
In 2000 the Seal Beach Redevelopment Agency helped to secure financing to allow
conversion of the Seal Beach Shores Trailer Park to affordable tenant ownership. The
Agency secured a $6.75 million low- interest loan and a $985,000 bridge loan for the
project. A park includes 100 units (25 very-low and 75 low). None of these units are at risk
during the current period.
One other affordable housing project - Country Villa Seal Beach - is located in the city.
According to the California Housing Partnership, this 90 -unit project is assisted through
Sections 232 and 223(f). Covenants are not scheduled to expire until 2035 and therefore
the project is not at risk during this planning period. Country Villa is a group quarters living
arrangement.
H. Housing Constructed, Demolished or Converted within the
Coastal Zone
California Government Code §65588(d) requires that the Housing Element update take
into account any low- or moderate - income housing provided or required in the Coastal
7 Applied Survey Research, .2009 Orange County Homeless Census and Survey
8 Personal communication with Sgt. Ron LaVelle (7/21/2011)
11-21 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
Zone pursuant to Section 65590 (the Mello Act9). State law requires that jurisdictions
monitor the following:
o The number of new housing units approved for construction within the Coastal
Zone (after January 1, 1982);
o The number of low- or moderate - income units required to be provided in new
developments either within the Coastal Zone or within three miles of the
Coastal Zone;
• The number of existing housing units in properties with three or more units
occupied by low- or moderate - income households that have been authorized
for demolition or conversion since January 1, 1982; and
G The number of low- or moderate - income replacement units required within the
Coastal Zone or within three miles of the Coastal Zone.
Table 11-22 provides these statistics for the Coastal Zone through 2010.
Table 11 -22
Coastal Zone Housing Units —1982 -2010
Seal Beach
Category
Units
Number of new units approved for construction in the Coastal Zone
after January 1, 1982:
98
Number of new units for low- and moderate - income households
required to be provided either within the coastal zone or within three
miles of it:
0
Number of units occupied by low- and moderate- income households
and authorized to be demolished or converted:
12
Number of units for low- and moderate - income households required
either within the coastal zone or within three miles of it in order to
replace those demolished or converted:
6
In order to receive a demolition or a conversion permit, the request must comply with the
Mello Act. The City examines any Coastal Zone development that entails the demolition
or conversion of residential units that are not categorically exempt from the California
Environmental Quality Act (CEQA). A property that is determined to be a public nuisance
or is an owner - occupied, single - family dwelling, is not examined in accordance with the
Mellow Act. All other types of projects are evaluated. Program 4c in the Housing Action
Plan (Chapter V) responds to the requirements of state law on this issue.
9 The Mello Act in part requires replacement of affordable units demolished or converted within the coastal
zone.
11-22 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
I. Future Housing Needs
1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to
plan for anticipated growth. The RHNA quantifies the anticipated need for housing within
each jurisdiction for the 81/2 -year period from January 2006 to July 2014. Communities
then determine how they will address this need through the process of updating the
Housing Elements of their General Plans.
The current RHNA was adopted by the Southern California Association of Governments
(SCAG) in July 2007. The future need for housing is determined primarily by the
forecasted growth in households in a community. Each new household, created by a
child moving out of a parent's home, by a family moving to a community for
employment, and so forth, creates the need for a housing unit. The housing need for new
households is then adjusted to maintain a desirable level of vacancy to promote housing
choice and mobility. An adjustment is also made to account for units expected to be lost
due to demolition, natural disaster, or conversion to non - housing uses. The sum of these
factors - household growth, vacancy need, and replacement need - determines the
construction need for a community. Total housing need is then distributed among four
income categories on the basis of the county's income distribution, with adjustments to
avoid an over - concentration of Tower- income households in any community.
2. 2006 -2014 Seal Beach Growth Needs
In July 2007 SCAG, adopted the final RHNA growth needs for each of the County's cities
plus the unincorporated area. The total housing growth need for the City of Seal Beach
during the 2006 -2014 planning period is 57 units. This total is distributed by income
category as shown in Table 11-30. While not explicitly addressed in the RHNA, state law10
now requires the Housing Element to estimate the future needs of extremely -low- income
households. As provided by state law, the extremely -low- income need is estimated to be
50% of the very-low category, or 6 units during this planning period.
Table 11-23
Regional Housing Growth Needs 2006 -2014
Very Low*
Low
Moderate
Above Mod
Total
11
19.3%
10
17.5%
12
21.1%
24
42.1%
57
100%
Source: SCAG 2007
includes extremely -low households, estimated to be one -half the very4ow need (6 units)
All new units built or preserved after January 1, 2006 may be credited against the RHNA
period. A discussion of the City's net remaining growth need is provided in the land
inventory section of Chapter III.
70 California Government Code Sec. 65583(a) (1)
11-23 March 2012
City of Seal Beach 2008 -2014 Housing Element II. Housing Needs Assessment
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II -24 March 2012
City of Seal Beach 2008 -2014 Housing Element III. Resources and Opportunities
111. RESOURCES AND OPPORTUNITIES
A variety of resources are available for the development, rehabilitation, and preservation
of housing in Seal Beach. This chapter provides an overview of the land resources and
adequate sites to address the City's regional housing need allocation, and describes the
financial and administrative resources available to support the provision of affordable
housing. Additionally, the chapter discusses opportunities for energy conservation which
can lower utility costs and increase housing affordability.
A. Land Resources
1. Regional Growth Needs 2006 - 2014
In accordance with Government Code §65584, projected housing needs for each city
and county in the Southern California region are prepared by the Southern California
Association of Governments (SCAG) under a process known as the Regional Housing
Needs Assessment (RHNA). SCAG's Regional Council adopted the final Regional Housing
Need Allocation in July 2007. The RHNA covers the 8.5 -year planning period of January 1,
2006 to June 30, 2014.
The RHNA process began with an update of the population, employment and household
forecasts for both the region as a whole and for each county. These forecasts were
largely derived from Department of Finance (DOF) population and employment
forecasts and modified by regional demographic and modeling efforts by SCAG. SCAG
then disaggregated the regional and county forecasts to each jurisdiction and
estimated the number of dwelling units needed to achieve a regional target vacancy
rates (2.3% owner - occupied and 5% rental) and to account for projected housing
demolitions. The total housing needed in each jurisdiction was then distributed by
income category (very low, low, moderate and upper income).
To avoid the over concentration of new lower- income households in jurisdictions with
higher proportions of existing lower- income households (as required by State law), SCAG
adjusted the percentage of households in each income category for each jurisdiction
based on the 2000 Census income distribution within each jurisdiction and adjusting them
to 110% of the county average. The final RHNA allocation for Seal Beach was discussed
previously in _Table 11-30 (page _II -23).
New units built after January 1, 2006 are credited in the current RHNA period (_Table III -1).
Approved projects and sites with potential for housing development during this planning
period are discussed in the following section and listed in Table 111-2.
111-1 , March 2012
City of Seal Beach 2008 -2014 Housing Element
III. Resources and Opportunities
Table III -1
Net Remaining RHNA
Source: City of Seal Beach Development Services Dept, 2011
Notes:
1. See Appendix A, Table A-3
2. RHNA Carryover from the Previous Planning Period
State law" requires that any portion of the housing need from the previous planning
period that was not accommodated must be carried over to the next planning period. In
2001 the City submitted a draft Housing Element for the 2000 -2005 planning period for
review by HCD. Due to limited staff resources, a final Housing Element was not adopted,
however. Since the City's 2000 -2005 Housing Element was not finalized, an analysis must
be prepared of the City's regional housing needs for the previous period and the extent
to which adequate sites were available to accommodate those needs. The analysis
contained in Appendix B concludes that there were adequate sites during the previous
planning period to accommodate the Moderate and Above Moderate RHNA although
there was a shortfall of 32 lower- income units that should be carried over to the current
planning period (see Appendix B, Table B -2).
3. Inventory of Sites for Housing Development
Section 65583(a) (3) of the Government Code requires Housing Elements to contain an
"inventory of land suitable for residential development, including vacant sites and sites
having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites." The analysis of potential development sites is
contained in Appendix B and summarized in _Table III -2. When the City's current land
inventory is compared to the net remaining RHNA, there is a surplus of above - moderate
units but a shortfall of sites for 21 lower- income units and 12 moderate - income units for
this planning period. As discussed in the analysis of non - governmental constraints
(Chapter IV), there are no infrastructure deficiencies that would preclude development
commensurate with the regional need. Chapter V (Housing Action Plan) includes
Program 1 b to process the required General Plan and zoning amendments necessary to
accommodate the remaining RHNA for the current planning period. Appendix B
describes the potential sites to accommodate the required rezoning.
11 Government Code Sec. 65584.09
111 -2 , March 2012
Income Category
Ex.
Very
Above
Low
Low
Low
Mod
Mod
Total
RHNA (2006 -2014)
6
5
10
12
24
57
Units Built (2006 - 2010)'
-
-
2
-
48
50
Net RHNA (2011 -2014)
6
5
8
12
0
31
Source: City of Seal Beach Development Services Dept, 2011
Notes:
1. See Appendix A, Table A-3
2. RHNA Carryover from the Previous Planning Period
State law" requires that any portion of the housing need from the previous planning
period that was not accommodated must be carried over to the next planning period. In
2001 the City submitted a draft Housing Element for the 2000 -2005 planning period for
review by HCD. Due to limited staff resources, a final Housing Element was not adopted,
however. Since the City's 2000 -2005 Housing Element was not finalized, an analysis must
be prepared of the City's regional housing needs for the previous period and the extent
to which adequate sites were available to accommodate those needs. The analysis
contained in Appendix B concludes that there were adequate sites during the previous
planning period to accommodate the Moderate and Above Moderate RHNA although
there was a shortfall of 32 lower- income units that should be carried over to the current
planning period (see Appendix B, Table B -2).
3. Inventory of Sites for Housing Development
Section 65583(a) (3) of the Government Code requires Housing Elements to contain an
"inventory of land suitable for residential development, including vacant sites and sites
having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites." The analysis of potential development sites is
contained in Appendix B and summarized in _Table III -2. When the City's current land
inventory is compared to the net remaining RHNA, there is a surplus of above - moderate
units but a shortfall of sites for 21 lower- income units and 12 moderate - income units for
this planning period. As discussed in the analysis of non - governmental constraints
(Chapter IV), there are no infrastructure deficiencies that would preclude development
commensurate with the regional need. Chapter V (Housing Action Plan) includes
Program 1 b to process the required General Plan and zoning amendments necessary to
accommodate the remaining RHNA for the current planning period. Appendix B
describes the potential sites to accommodate the required rezoning.
11 Government Code Sec. 65584.09
111 -2 , March 2012
City of Seal Beach 2008 -2014 Housing Element
III. Resources and Opportunities
Table III -2
Land Inventory Summary
Source: City of Seal Beach Development Services Dept, 2011
R. Financial and Administrative Resources
1. State and Federal Resources
Community Development Block Grant Program (CDBG) - Federal funding for housing
programs is provided by the Department of Housing and Urban Development (HUD). The
CDBG program is flexible in that funds can be used for a wide range of activities
including acquisition and or disposition of real estate, public facilities and improvements,
relocation, rehabilitation and construction of housing, home ownership assistance, and
clearing activities. The CDBG program provides formula funding to larger cities and
counties, while smaller jurisdictions with less than 50,000 population generally compete
for funding under the Urban County Consolidated Plan administered by the County of
Orange. In FY 2010 -11 the City received a $200,000 grant from the County, which was
used for restroom accessibility improvements in the Leisure World community.
Section 8 Rental Assistance - The City of Seal Beach works cooperatively with the
Orange County Housing Authority, which administers the Section 8 Voucher Program. The
Housing Assistance Payments Program assists low income, elderly and disabled
households by paying the difference between 30% of an eligible household's income
and the actual cost of renting a unit. The City facilitates use of the Section 8 program
within its jurisdiction by encouraging apartment owners to list available rental units with the
County Housing Authority for potential occupancy by tenants receiving Section 8
certificates. As of 2008, there were 8 Seal Beach residents using Section 8 vouchers.
Low - Income Housing Tax Credit Program - The Low - Income Housing Tax Credit Program
was created by the Tax Reform Act of 1986 to provide an alternate method of funding
low -and moderate - income housing. Each state receives a tax credit, based upon
population, toward funding housing that meets program guidelines. The tax credits are
then used to leverage private capital into new construction or acquisition and
rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit
programs include minimum requirements that a certain percentage of units remain rent -
restricted, based upon median income, for a term of 15 years.
III -3 , March 2012
Income Category
Lower
Moderate
Above
Moderate
Vacant land
0
0
0
Underutilized land
5
0
0
Subtotal
5
0
0
RHNA (net remaining 2011 -2014)
19
12
0
RHNA carryover (1998 -2005)
32
0
0
Adequate Sites? (Deficit)
(51)
(12)
Yes
Source: City of Seal Beach Development Services Dept, 2011
R. Financial and Administrative Resources
1. State and Federal Resources
Community Development Block Grant Program (CDBG) - Federal funding for housing
programs is provided by the Department of Housing and Urban Development (HUD). The
CDBG program is flexible in that funds can be used for a wide range of activities
including acquisition and or disposition of real estate, public facilities and improvements,
relocation, rehabilitation and construction of housing, home ownership assistance, and
clearing activities. The CDBG program provides formula funding to larger cities and
counties, while smaller jurisdictions with less than 50,000 population generally compete
for funding under the Urban County Consolidated Plan administered by the County of
Orange. In FY 2010 -11 the City received a $200,000 grant from the County, which was
used for restroom accessibility improvements in the Leisure World community.
Section 8 Rental Assistance - The City of Seal Beach works cooperatively with the
Orange County Housing Authority, which administers the Section 8 Voucher Program. The
Housing Assistance Payments Program assists low income, elderly and disabled
households by paying the difference between 30% of an eligible household's income
and the actual cost of renting a unit. The City facilitates use of the Section 8 program
within its jurisdiction by encouraging apartment owners to list available rental units with the
County Housing Authority for potential occupancy by tenants receiving Section 8
certificates. As of 2008, there were 8 Seal Beach residents using Section 8 vouchers.
Low - Income Housing Tax Credit Program - The Low - Income Housing Tax Credit Program
was created by the Tax Reform Act of 1986 to provide an alternate method of funding
low -and moderate - income housing. Each state receives a tax credit, based upon
population, toward funding housing that meets program guidelines. The tax credits are
then used to leverage private capital into new construction or acquisition and
rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit
programs include minimum requirements that a certain percentage of units remain rent -
restricted, based upon median income, for a term of 15 years.
III -3 , March 2012
City of Seal Beach 2008 -2014 Housing Element III. Resources and Opportunities
2. Local Resources
Seal Beach Redevelopment Agency - The Seal Beach Redevelopment Agency was
established in 1967. The Riverfront Redevelopment Project was established in 1969 and
subsequently amended. The amended project area encompasses approximately 200
acres with the bulk of the project area located along the northwestern boundary of the
city. Work within the project area to date includes construction of a police facility,
relocation of the City's maintenance yard, work on a major sewage treatment problem,
development of park space, development of a library and senior citizen's facility, non-
profit acquisition and tenant rental assistance for Seal Beach Trailer Park, and residential
rehabilitation programs.
Housing Activities
The Agency's primary source of revenue, other than loans and advances from the City
and bond proceeds, comes from property taxes. As required under state law the
Agency places 20 percent of the total tax increment revenue collected into a Low- and
Moderate- Income Housing Fund. These "set- aside" funds must be used to increase,
improve or preserve the supply of low- and moderate - income housing. During the 5 -year
period 2004 -2009 approximately $2.1 million accrued to the Low /Mod set -aside fund
(Table III -3). As of June 30, 2010 the Agency's set -aside fund had net assets of
approximately $1.3 million.
Table III -3
Low /Moderate Income Fund Revenues 2004 -2009
Fiscal Year
UM Fund Revenue
2004 -05
$253,253
2005 -06
$284,609
2006 -07
$610,409
2007 -08
$483,395
2008 -09
$484,743
5 -year total
$2,116,409
Source: City of Seal Beach Finance Department
The Redevelopment Agency's affordable housing program during the current planning
period has focused on providing rental assistance for qualified residents of the Seal
Beach Shores Trailer Park and on grants and loans for housing rehabilitation. Table III -4
shows LMI Housing Fund Expenditures and units assisted during the 2004 -2009 period.
On February 1, 2012, the Seal Beach Redevelopment Agency was dissolved pursuant to
AB X1 26. The Seal Beach City Council has elected to serve as the successor agency for
the Redevelopment Agency. The successor agency has listed its rental assistance to
qualified residents of the Seal Beach Shores Trailer Park as one of its enforceable
obligations with the intention of continuing that assistance. In addition, the City has
received a grant for housing rehabilitation and will continue to administer that program.
III -4 , March 2012
City of Seal Beach 2008 -2014 Housing Element
III. Resources and Opportunities
Table III -4
Low /Moderate Income Fund Expenditures 2004 -2009
Fiscal Year
UM Fund
Expenditures
Rental
Assistance
(Units)
Housing
Rehabilitation
(Units)
2004 -05
$203,503
21
1
2005 -06
$259,475
21
6
2006 -07
$290,000
21
11
2007 -08
$397,042
21
10
2008 -09
$237,309
21
2
Source: City of Seal Beach Finance Department
For the period 2009 -2014 the Agency intends to continue using L/M set -aside funds to
provide rental assistance in the Seal Beach Shores Trailer Park and on grants and loans
for housing rehabilitation. Annual expenditures are projected to range from $500,000 to
$700,000, with total expenditures of approximately $2.8 million for the 5 -year period.
C. Energy Conservation Opportunities
State of California Energy Efficiency Standards for Residential and Nonresidential
Buildings were established in 1978 in response to a legislative mandate to reduce
California's energy consumption. The standards are codified in Title 24 of the California
Code of Regulations and are updated periodically to allow consideration and possible
incorporation of new energy efficiency technologies and methods.
Title 24 sets forth mandatory energy standards and requires the adoption of an "energy
budget" for all new residential buildings and additions to residential buildings. Separate
requirements are adopted for "low- rise" residential construction (i.e., no more than 3
stories) and non - residential buildings, which includes hotels, motels, and multi - family
residential buildings with four or more habitable stories. The standards specify energy
saving design for lighting, walls, ceilings and floor installations, as well as heating and
cooling equipment and systems, gas cooling devices, conservation standards and the
use of non - depleting energy sources, such as solar energy or wind power. The home
building industry must comply with these standards while localities are responsible for
enforcing the energy conservation regulations through the plan check and building
inspection processes.
Examples of techniques for reducing residential energy use include the following:
® Glazing - Glazing on south facing exterior walls allows for winter sunrays to
warm the structure. Reducing glazing and regulating sunlight penetration on
the west side of the unit prevents afternoon sunrays from overheating the unit.
• Landscaping - Strategically placed vegetation reduces the amount of direct
sunlight on the windows. The incorporation of deciduous trees in the
landscaping plans along the southern exposure of units reduces summer
sunrays, while allowing penetration of winter sunrays to warm the units.
111-5 , March 2012
City of Seal Beach 2008 -2014 Housing Element III. Resources and Opportunities
• Building Design - The implementation of roof overhangs above southerly
facing windows shield the structure from solar rays during the summer months.
• Cooling /Heating Systems - The use of attic ventilation systems reduces attic
temperatures during the summer months. Solar heating systems for swimming
pool facilities saves on energy costs. Natural gas is conserved with the use of
flow restrictors on all hot water faucets and showerheads.
• Weatherizing Techniques - Weatherization techniques such as insulation,
caulking, and weather stripping can reduce energy use for air - conditioning up
to 55% and for heating as much as 40 %. Weatherization measures seal a
dwelling unit to guard against heat gain in the summer and prevent heat Toss
in the winter.
• Efficient Use of Appliances - Appliances can be used in ways that increase
their energy efficiency. Unnecessary appliances can be eliminated. Proper
maintenance and use of stove, oven, clothes dryer, washer, dishwasher, and
refrigerator can also reduce energy consumption. New appliance purchases
can be made on the basis of efficiency ratings.
• Solar Installations - On July 13, 2009, the City Council adopted a
comprehensive fee schedule (Resolution 5898). The resolution waived all fees
for standard residential solar installations.
in addition to these techniques for reducing energy use in dwellings, the City supports
broader "smart growth" efforts to encourage compact development and public
transportation. For example, Program 1 a in the Housing Action Plan (Chapter V) includes
a commitment to process a zoning amendment to facilitate new high- density multi-
family residential development on underutilized land in proximity to commercial and
employment opportunities and bus transit. Such development contributes to a reduction
in greenhouse gas emissions through lower energy use and vehicle trips (see also
Programs 6a and 6b).
111-6 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
IV. CONSTRAINTS
A. Governmental Constraints
1. Land Use Plans and Regulations
a. General Plan
Each city and county in California must prepare a comprehensive, long -term General
Plan to guide its future. The land use element of the General Plan establishes the basic
land uses and density of development within the various areas of the city. Under state
law, the General Plan elements must be internally consistent and the city's zoning must
be consistent with the General Plan. Thus, the land use plan must provide suitable
locations and densities to implement the policies of the Housing Element.
The Land Use Element of the Seal Beach General Plan sets forth the City's policies for
guiding local development. These policies, together with the zoning regulations, establish
the amount and distribution of land to be allocated for different uses within the city. The
Land Use Element provides three different densities of residential land uses displayed in
Table IV -1. The Land Use Element identifies 1 ,471 acres for residential uses representing 20
percent of the total acreage in the city and nearly 64 percent of the acreage
designated for non military uses.
Table IV -1
Residential Land Use Categories —
Seal General Plan
Desi • nation
Maximum
Densi *
Total
Acrea • e
Low Density Residential (LR)
9
353.7
Medium Density Residential (MR)
17.0
505.4
High Density Residential (HR)
166.4
Planning Area 1
20.0
150.7
Planning Area 2 -3
32.2
0
Planning Area 4
45.3
15.7
Source: City of Seal Beath General Plan, 2003
'Density expressed in dwelling units per net acre.
In addition to these residential land use designations, the Limited Commercial area along
Seal Beach Boulevard between Landing Avenue and Electric Avenue contains a mixture
of high- density residential, low- intensity office, and small commercial uses. Both mixed -
use and exclusive residential development are also allowed in this area.
IV -1 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
b. Zoning Designations and Development Standards
The Seal Beach Zoning Code was comprehensively updated in 2010. The Zoning Code
provides three residential zones: Residential Low Density (RLD), Residential Medium
Density (RMD) and Residential High Density (RHD). The Limited Commercial /Residential
Medium Density district also allows exclusive residential or mixed -use development. The
relationship between General Plan land use categories and zoning districts is shown in
Table IV -2.
Table IV -2
Residential Zoning Districts
Map
S mbol
Zoning District
General Plan Category
Intended Uses
RLD -9
Residential Low Density - 9
Low Density Residential
Single -unit and small, zero-lot line
neighborhoods at a base density of up to 15
dwellin • units • er net acre.
RLD -15
Residential Low Density —15
RMD -18
Residential Medium Density -18
Medium Density Residential
Duplexes, townhouse projects, apartments, and
small -lot, single -unit residential uses, at a
density of 15 to 18 dwelling units per net acre.
Additional density may be achieved through
densi bonuses.
RHD -20
Residential High Density - 20
High Density Residential
Multi-unit residential developments at a base
density of 20 to 46 dwelling units per net acre.
Additional density may be achieved through
densi bonuses.
RHD 33
Residential High Density 33
9 dY —
RHD-46
Residential High Density -46
L-C/RMD
Limited CommerciaVResidential
Medium Densi
Mixed Use
Limited commercial and office uses in
conjunction with residential uses.
Source: City of Seal Beach Zoning Ordinance, 2010
Allowable Residential Uses
There are seven base zoning districts in the city that permit residential use, ranging in
allowable density from 9 units /acre in the RLD -9 district to 46 units /acre in the RHD -46
district (Table IV -2). Allowable uses include single - family detached houses in the RLD -9
and RLD -15 districts, to multi - family residential condominiums and apartments with base
densities from 20 to 46 units /acre in the RHD -20, RHD -33 and RHD -46 districts. As shown in
Table IV -3, most residential uses are permitted by- right, without discretionary review or
design review. Exceptions include senior citizen housing, group housing, and some types
of residential care facilities, which require approval of a use permit by the Planning
Commission. The Limited Commercial /Residential Medium Density (L -C /RMD) district
allows commercial use, exclusive residential use, or commercial /residential mixed use.
IV -2 , March 2012
City of Seal Beach 2008 -2014 Housing Element
IV. Constraints
Table IV -3
Permitted Residential Uses by Zoning District
Housing Type
RLD
RMD
RHD
L -C/RMD
PO
SC
GC
Single -Unit Residential
P
P
P
P
-
-
-
Duplex
-
P
P
P
-
-
-
Multi-Unit Residential
-
P
P
P
-
-
-
Manufactured Housing'
P
P
P
-
-
-
Second Units'
P
P
P
-
-
-
-
Group Housing2
-
-
M
-
-
-
-
Residential Care - General,
-
-
C
-
C
C
C
Residential Care - Limited,
P
P
P
-
C
C
C
Residential Care - Senior,
-
-
C
-
C
C
C
Senior Citizen Housing
-
C
-
-
-
-
Source: Seal Beach Municipal Code, 2010
Notes:
RLD = Residential Low Density
RMD = Residential Medium Density
RHD - Residential High Density
L -C/RMD= Limited CommerciaVResidential Medium Density
PO= Professional Office
SC =Service Commercial
GC�eneral Commercial
P= permitted as of right
M =minor use permit
C= conditional use permit
1. A manufactured home on a permanent foundation is considered a single - family dwelling
2. Shared living quarters without separate kitchen or bathroom facilities for each room or unit. Includes
rooming houses and dormitories but excludes residential care facilities and transitional housing
3. See discussion under Special Needs Housing
Development Standards
Development standards vary by zone and are described below. During the Zoning Code
update process, development standards were reviewed to ensure that they do not
prevent projects from achieving densities at the upper end of the allowable density
range.
Residential Districts. The zoning district suffix indicates the allowable base density. One
house per lot, plus a second unit, is permitted in the RLD district. In the RMD and RHD
districts, multi - family housing is allowed with density determined by the parcel size and
the required square footage of lot area per unit. For example, in the RHD -20 district, the
allowable base density is 20 units /acre, which requires at least 2,178 square feet of lot
area per unit12. Additional density is possible through density bonus provisions (Chapter
11.4.55 of the Municipal Code).
Other development standards regulate building height, lot size, unit sizes, setbacks, off-
street parking, lot coverage, building separation and landscaping (Table IV -4).
t2 One acre contains 43,560 square feet of land. At a ratio of 2,178 square feet of lot area per unit, 20 units
per acre would be permitted (2,178 x 20 = 43,560).
IV -3 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
Limited Commercial /Residential Medium Density (L -C /RMD) District. The allowable base
density for exclusively residential projects in the L -C /RMD district is one unit per 2,500
square feet of lot area (17.4 units /acre) and projects must comply with the development
standards of the RHD -20 district. Mixed -use projects allow second floor residential use with
a base density of one unit per 2,000 square feet of lot area (21.8 units /acre). For narrow
Tots ( <37.5 feet) there is a 30 -foot height limit, while wider lots are allowed a height of 25
feet /2 stories on the front half of the lot and 35 feet /3 stories on the rear half of the lot.
Additional height may be allowed at specific locations designated in design guidelines,
planned unit developments, or specific plans, or pursuant to density bonus regulations.
Development standards for the L -C /RMD district are shown in Table IV -5.
Two additional types of zoning districts, the Planned Development (PD) Overlay District
and Specific Plans, allow residential development through discretionary actions.
IV -4 , March 2012
City of Seal Beach 2008 -2014 Housing Element
IV. Constraints
Table IV -4
Development Standards for Residential Zoning Districts
.
DEVELOPMENT
RLD -9
STANDARDS
RLD -15
TABLE 11.2.05.015
RMD -18
FOR RESIDENTIAL
RHD -20
DISTRICTS
RHD -33
RHD -46
Supplemental Regulations
Density/Intensity of Use — Lot Dimensions
Maximum Density
One unit
per 5,000
sq. ft. of
lot area,
plus a
"Second
Unit"
One unit
Per 3,000
sq. It of
lot area,
plus a
'Second
Unit'
One unit
pw 2,500
sq- ft• of lot
area
One unit
per 2,178
sq. ft. of lot
area
One unit
per 1,350
sq_ ft_ of
lot area
One unit
per 960
sq. ft. of
lot area
See Section
11.4.05.115 for
Second Dwelling
Unit standards.
See Subsection A
for Surfside
Standards
Maximum Density
with State
Affordable
Housing Bonus
(dulac)
See Chapter
11.4.55. Affordable
Dousing Bonus
Minimum Lot Area
{sti- ft-}
interior Lots
5,000
3,000
5,000
2,500
5,000
5,000
_■
Corner Lots
5,500
3,000
5,500
2,500
5,500
5,500
Nonresidential
Uses
10,000
•
10,000
10,000
10,000
10,000
10,000
Minimum Lot Size
{ft.}
interior Lots
50 x 100
30 x 80
50 x 100
25 x 100
50 x 100
50 x 100
Comer Lots
55 x100
35x80
50 x 100
25x 100
55 x100
55x 100
Minimum Floor
Area {sq.IL)
Primary Dwelling
Unit
1,200
1.200 (E)
950
950
950
950
L -1
Efficiency
Second Unit
150
150
150
150
150
150
1-1
f- Bedroom
Second Unit
400
400
400
400
400
400
1-1
IV -5 , March 2012
City of Seal Beach 2008 -2014 Housing Element
IV. Constraints
TABLE 11.2.05.015
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
Density /intensity
RLD -9
of Use —
RLD -15
Lot Dimensions
I RIM -18
(continued)
RHD -20
RHD -33
I RHD -46
J
I Supplemental
Regulations
Maximum Floor
Area for Second
Units
..----
2 +-Bedroom
Second Unit
600 600 600 — — —
Maximum Boor
Area for Second
Units
Detached
Second Unit
800 sq_ ft
800 sq. ft
800 sq. It
—
—
—
Attached
Second Unit
30% of
primary
unit
30% of
primary
unit
30% of
primarf
unit
—
—
—
Maximum Lot
Coverage ( %)
(8)
67
50
75 (8)
60
80
(8)
Substandard Lot
Standards
Building Form
Yes
and Location
Yes
Yes
Yes
Yes
Yes
(C)
Minimum Yards
(ft.)
Front— Minimum
(0)
(E)
Average
12;
Minimum 6
Average
12;
Minimum 6
18
18
(DXE); L -3
Interior Side —
Minimum
(D)
(E)
10% of lot
width: 3 ft.
minimum;
10 ft.
maximum
10%ofkrt
width; 3 ft
minimum;
10 ft
maximum
10%oflot
width: 5 ft.
minimum;
10 ft.
maximum
10% of lot
width: 5 ft.
minimum;
10 ft.
maximum
(D)(E)
Comer Side —
Minimum
15% of lot
width; 10
ft.
maximum
(E)
15% of lot
width; 10
11
maximum
15% of lot
width; 10
ft..
maximum
15% of lot
width; 10
ft.
maximum
15% of lot
width; 10
ft
maximum
(E)
Rear
Main Building Envelope
10
(E)
5 ft.; but
when
abutting an
alley 24 ft.
minus
width of
the alley_
24 ft
minus
width of
the alley.
24 ft.
minus
width of
the alley.
18
(E)
Flood Zone
Heights
Yes
Yes
Yes
Yes
Yes
Yes
(F)
Maximum Height
(it)
25 (G)
25 (E)
(G)
25
35
35
(G) (E)
Maximum Height
of Downslope Skirt
Walls (It)
6
6
6
6
6
6
(H)
Projections
Yes
Yes (E)
Yes
Yes
Yes
Yes
(1) (E)
IV -6
, March 2012
City of Seal Beach 2008 -2014 Housing Element
IV. Constraints
TABLE 11.2.05.015
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
Main Building Envelope
RLD -9
RLD -15
RMD -18
RHD -20
I RHD -33
I RHD -46
I Supplemental
Regulations
Minimum Distance
Between Buildings
on the Same Lot
(ft.)
6
6
6
6
6
10-20
(J)
Minimum Court
Dimensions (ft.)
—
—
—
—
15
15
Building Design
Exterior Stairways
Prohibited
Yes
Yes
Yes
Yes
No
No
L -2
Porches
Yes
—
—
Yes
—
—
(K)
Vehicle Accommodation
Off-Street Parking
and Loading
See Chapter 11.420: Off -Street Parking and Loading
Maximum Number
of Curb Cuts for
Driveway
1(L)
1
1
1
1
1
(L)
Maximum Width of
Driveway (ft)
18
—
—
—
—
—
(M)
/imitations on
Parking and
Garage Frontage
Landscaping and
Yes
Open Space
Yes
Yes
Yes
Yes
Yes
(N)
Minimum
Permeable
Surface/Maximum
Paving in Street —
Facing Yards ( %)
60/50
60/50
60150
60/50
60/50
60/50
(0)
Minimum Site
Area Devoted to
Landscaping ( %)
25
15 (E)
15
Yes
15
15
(E), (P); See also
Section
11.4.30.015
Planting Required
on Downslope
Lots
Yes
Yes
Yes
Yes
Yes
Yes
(0)
Pedestrian
Walkways
Other Development
—
Standards
—
Yes
Yes
Yes
Yes
(R)
Accessory
Structures
Yes
Yes
Yes
Yes
Yes
Yes
See Section
11.4.05.100
2 -Story Cabanas/
Manufactured
Homes
—
—
—
—
Yes
—
(5)
Roof Decks
Yes
—
Yes
Yes
Yes
Yes
(1)
Solar Access
Yes
Yes
Yes
Yes
Yes
Yes
See Section
11.4.10.045
IV -7
, March 2012
City of Seal Beach 2008 -2014 Housing Element
IV. Constraints
TABLE 11.2.05.015
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
Other Development
RLD -3
Standards
RLD -15
(continued)
I RMD -18
RHD -20
RHD -33
I RHD -46 1Supplemental
Regulations
Walls and Fences
Yes
Yes
Yes
Yes
Yes
Yes
See Chapter
11.4.15
General Site
Standards
See Chapter 11.4.10: General Site Standards
Landscaping and
Buffer Yards
See Chapter 11.4.30: Landscaping and Buffer Yards
Signs
See Chapter 11.4.25: Sign Regulations
Non
conforrning
Structures
See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots
Coastal
Development
Permit
See Chapter 11.4.35: Coastal Development Permit
Reasonable
Accommodations
See Chapter 11.5.30: Reasonable Accommodations
L -1: Second Units are not allowed in the RHD -20 District located in Old Town.
L-2: Exterior stairways providing access from
prohibited when such stairways are not specifically
be permitted through the building permit
existing as of March 9, 1998_ In such a case,
property is to be used only as a Single -Unit
dwellings located within identified flood zones
Development Permits.
the ground level and/or the
required by the California
process in the RLD-9 district
a covenant shall be recorded
dwelling. Exception: Exterior
first floor to the second floor or above are
Building Code_ Exterior stairways may
on properties with a second story kitchen
on the title of the propery stipulating the
stairways may be permitted on Single -Unit
Use Permit pursuant to Chapter 11.5217:
upon approval of a Minor
L -3: Refer to Appendix A — City Council Approved Blanket Setback Variances
IV -8 , March 2012
City of Seal Beach 2008 -2014 Housing Element
IV. Constraints
Table IV -5
Residential Development Standards for Commercial /Mixed -Use Zoning Districts
DEVELOPMENT STANDARDS — COMMERCIAL AND MIXED -USE DISTRICTS
LC /RMD
PO
MSSP
SC
GC
Additional
Regulations
Lot Size and Density
Minimum Lot Size
(s(1 ft)
2,500
7,000
2,750
7,000
10,000
Maximum Floor Area
Ratio
0.90
—
--
--
--
Maximum Residential
Density — lot area per
unit (sq. ft.)
Base Density
2,500
—
—
—
—
(A)
Density for Mixed Use
Development
2,000
—
—
--
—
(A)
Density — Affordable
Housing Bonus
See
Additional
Regulations
—
—
_
--
See Chapter
11.4.55:
Affordable
Housing
Bonus
Building Form and Location
Maximum Building
Height (ft)
35
35
30
35
35
(B)
Building Setback on
Street Frontages
varies
varies
varies
varies
vanes
(C)
Minimum Yard
Requirements
interior Side
varies
vanes
varies
varies
varies
(C)
Rear
varies
vanes
varies
varies
varies
(C)
Building Transition Zone
Adjacent to R Districts
Yes
(0)
Landscaping and Open Space
Public Open Space
Yes
(E)
Minimum lot area to be
landscaped
5%
10%
0%
10%
10%
See Chapter
11.4.30:
Landscaping
and Buffer
Yards
Minimum required front
yard area to be
landscaped
60 %
—
--
—
—
IV -9
, March 2012
City of Seal Beach 2008 -2014 Housing Element
IV. Constraints
IV -10
, March 2012
LC/RMD
PO
MSSP
SC
GC
Additional
Regulations
Circulation and Parking
Limitations — Location of
Parking
Yes
(F)
Limitations on Curb Cuts
Yes
(G)
Limitations — Location of
Truck Docks; Loading
and Service Areas
Yes
(H)
Off -Street Parking and
Loading
Yes
See Chapter 11.4.20: Off-
Street Parking and Loading
Reduced Parking
Requirements
Yes
See Chapter 11.4.20: Off -
Street Parking and Loading
Building Design
Building Orientation
Yes
(1)
Design Provisions
--
—
Yes
--
—
(J)
Special Requirements for Residential Development
Open Space (sq. ft. per
unit)
100
—
--
—
—
(K)
Side and Rear Yard
Setbacks
Yes
—
--
--
—
(L)
Other Applicable Development Standards
Consistency with Council Adopted Design
Guidelines, Area Plans, or Specific Plans
(M)
Pedestrian Access to Buildings Setback
from the Street
(N)
Projections in to Required Yards
(0)
General Site Standards
See Chapter 11.4.10: General Site Standards
Fencing
See Chapter 11.4.15: Fences, Hedges, and Walls
Parking and Loading
See Chapter 11.4.20: O f- Street Parking and Loading
Signs
See Chapter 11.4.25: Sign Regulations
Landscaping and Buffer Yards
See Chapter 11.4.30: Landscaping and Buffer Yards
Coastal Development Permit
See Chapter 11.4.35: Coastal Development Permit
Non - conforming Structures and Lots
See Chapter 11.4.40: Non-c:on bmvng Uses, Structures,
and Lots
IV -10
, March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
Planned Development (PD) Overlay District
The purpose of the Planned Development Overlay District ( -PD) is to provide for detailed
review of development that warrants special review and deviations from underlying
development standards. This overlay district is also intended to provide opportunities for
creative development approaches that will achieve superior design solutions to that
which would be possible if the project were built in full compliance with the required
standards of the base district, and will not cause a significant adverse impact on
residences to the side, rear, or directly across a street with respect to solar access,
privacy and compatibility. Currently there is only one area of the city within a PD overlay
- Leisure World.
The land use and density requirements within a -PD Planned Development Overlay
District shall be those of the underlying base district. An application for a Planned
Development and any amendment to the Plan shall be processed in accordance with
the procedure for conditional use permits.
The City Council may approve a Planned Development Plan that deviates from the
minimum lot area, yard requirements, building heights, and other physical development
standards defined in the base district, while ensuring compliance with the land use and
density requirements of the base district. Physical development standards may be
modified if the Planned Development Plan includes examples of superior community
design, environmental preservation and /or public benefit amenities.
Prior to submitting an application for a Planned Development Plan an applicant
proposing a project over one acre in gross area or that includes publicly -owned land is
required to schedule a pre - application study session with the Planning Commission to
discuss the general acceptability of the project proposal, issues that need to be
addressed, and the need, if any, for any interagency coordination. This preliminary
consultation helps to streamline the development review process by identifying issues
early in the planning process.
Findings for Approval. The City shall approve a PD Overlay District Zoning Map
Amendment and Planned Development Plan only if all of the following findings are
made:
A. The project meets all of the findings required for a conditional use permit
pursuant to Section 11.5.20.020: Required Findings and the finding that the
approved plan is consistent with the purposes of the district where it is located
and conforms in all significant respects with the General Plan and any specific
plan.
B. Development within the PD Overlay District is demonstratively superior to
the development that could occur under the standards applicable to the
underlying base district and will achieve superior community design,
environmental preservation, and /or substantial public benefit. In making this
determination, the following factors shall be considered:
1. Appropriateness of the use(s) at the proposed location.
2. The mix of uses, housing types, and housing price levels.
IV -11 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
3. Provision of units affordable to persons and families of low and moderate
income or to lower income households.
4. Provision of infrastructure improvements.
5. Provision of open space.
6. Compatibility of uses within the development area.
7. Quality of design, and adequacy of light and air to the interior spaces of
the buildings.
8. Overall contribution to the enhancement of neighborhood character and
the environment of Seal Beach in the long term.
9. Creativity in design and use of land.
Because the PD overlay district creates additional options for projects within the overlay,
it does not pose a constraint to residential development.
Specific Plans
Chapter 11.3.25 of the Zoning Code allows the adoption of specific plans pursuant to
state law. Only the Hellman Ranch specific plan allows residential use, and is fully
developed.
Effects of Zoning Regulations on the Provision of Low- and Moderate Income Housing
Zoning regulations have a considerable effect on the development of low- and
moderate - income housing. In urban areas, and particularly coastal jurisdictions, high
land costs can make affordable housing infeasible without large public subsidies.
In 2004 state law was amended (AB 2348) to identify "default densities" that are
considered suitable for lower- income housing. For small metropolitan jurisdictions such as
Seal Beach, the default density is 20 units /acre. All of the Residential High Density (RHD)
zoning districts allow densities of 20 units /acre or more.
Development standards in the RHD districts allow projects to be built at or near the
maximum densities. Height limits are 25 feet in the RHD -20 district and 35 feet in the RHD -
33 and RHD -46 districts, which allow 2- and 3 -story structures, respectively. Other
development standards such as setbacks and lot coverage are typical for the allowable
densities. These regulations help to facilitate the production of low- and moderate -
income housing.
During the recent comprehensive Development Code update process architects and
builders indicated that development standards do not pose any significant constraints to
achieving maximum allowable densities. However, nearly all residentially -zoned land is
developed, and there is limited capacity for additional housing on these properties. As
discussed in Chapter III, the greatest potential for additional residential development is
within underutilized commercial areas.
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City of Seal Beach 2008 -2014 Housing Element IV. Constraints
Local Coastal Program
Seal Beach does not currently have an approved Local Coastal Program (LCP). As a
result, all projects located within the portion of the city that is within the Coastal Zone are
subject to review by the California Coastal Commission. This additional requirement
represents an impediment to housing development within the Coastal Zone. To address
this issue, the City is currently working on the preparation of an LCP. An Ad Hoc General
Plan /LCP Committee has been established to provide guidance to staff in this effort.
Program 3e in Chapter V describes the City's efforts toward the completion of the LCP
during the current planning period.
c. Special Needs Housing
Persons with special needs include those in residential care facilities, persons with
disabilities, the elderly, persons needing emergency shelter, transitional or supportive
living arrangements, and single room occupancy units. The City's provisions for these
housing types are discussed below. Many of these households also fall into the extremely -
low- income category.
Definition of "Family"
The Municipal Code defines "family" as "1 or more persons living together as a single
nonprofit housekeeping unit and sharing common living, sleeping, cooking and eating
facilities. Members of a "family" need not be related by blood but are distinguished from
a group occupying a hotel, club, fraternity or sorority house." This definition is consistent
with current law.
Group Homes
The Municipal Code defines Group Home as:
"A dwelling unit licensed or supervised by any Federal, State, or local
health /welfare agency which provides 24 -hour non - medical care of unrelated
persons who are in need of personal services, supervision, or assistance essential
for sustaining the activities of daily living or for the protection of the individual in a
family -like environment. Includes: children's homes; orphanages; rehabilitation
centers; self -help group homes. Convalescent homes, nursing homes and similar
facilities providing medical care are included under the definition of Medical
Services - Extended Care."
Group homes are permitted in the RHD district subject to approval of a Minor Use Permit
by the Planning Commission. There are no separation requirements for group homes.
Residential Care Facilities
The Municipal Code allows facilities that are licensed by the State of California to
provide permanent living accommodations and 24 -hour primarily non - medical care and
supervision for persons in need of personal services, supervision, protection, or assistance
for sustaining the activities of daily living. Living accommodations are shared living
IV -13 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
quarters with or without separate kitchen or bathroom facilities for each room or unit. This
classification includes facilities that are operated for profit as well as those operated by
public or not - for - profit institutions, including hospices, nursing homes, convalescent
facilities, and group homes for minors, persons with disabilities, and people in recovery
from alcohol or drug additions. This category excludes transitional housing and
community social service facilities. (§ 11.4.85.020.N)
Three types of residential care facilities are recognized in the Code:
1. Residential Care, General. A residential care facility providing 24 -hour non-
medical care for more than 6 persons in a single unit in need of personal
services, supervision, protection, or assistance essential for sustaining the
activities of daily living. This classification includes only those facilities licensed
for residential care by the State of California.
These facilities are conditionally permitted in the PO (Professional Office), SC
(Service Commercial) and GC (General Commercial) districts.
2. Residential Care, Limited. A residential care facility providing 24 -hour non-
medical care for 6 or fewer persons in a single unit, in need of personal
services, supervision, protection, or assistance essential for sustaining the
activities of daily living. This classification includes only those facilities licensed
for residential care by the State of California. Under state law, a state - licensed
residential care facility with 6 or fewer persons is considered a residential use
and is permitted subject to the same regulations as other residential uses of the
same type in the same zone. This classification includes residential care
facilities restricted to persons 60 years of age or older if there are 6 or fewer
residents. Six or fewer persons does not include the licensee or members of the
licensee's family or persons employed as facility staff.
Under the current Municipal Code, these facilities are permitted by -right in the
RHD (Residential High Density) district and conditionally permitted in the PO, SC
and GC districts. In conformance with state law, Program 5d is included in the
Housing Action Plan (Chapter V) to process a Code amendment to clarify that
state - licensed residential care facilities for 6 or fewer persons are treated as
single - family uses.
3. Residential Care, Senior. A housing arrangement chosen voluntarily by the
resident, the resident's guardian, conservator or other responsible person;
where residents are 60 years of age or older and where varying levels of care
and supervision are provided as agreed to at the time of admission or as
determined necessary at subsequent times of reappraisal. Any younger
residents must have needs compatible with other residents, as provided in
Health & Safety Code § 1569.316 or a successor statute. This classification
includes continuing care retirement communities and lifecare communities
licensed for residential care by the State of California. These facilities are
conditionally permitted in the PO, SC and GC districts.
The Special Use provisions of the Municipal Code recognize the following
specific types of Residential Care Facilities for the Elderly (RCFE) projects:
IV -14 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
O Assisted Living Facility: a residential building or buildings that also provide
housing, personal and health care, as permitted by the Department of
Social Services, designed to respond to the daily, individual needs of the
residents. Assisted Living Facilities may include kitchenettes (small
refrigerator, sink and /or microwave oven) within individual rooms. Assisted
Living Facilities are required to be licensed by the California Department of
Social Services, and do not include skilled nursing services.
❑ Independent Living Center /Senior Apartment: independent living centers
and senior apartments and are multi - family residential projects reserved for
senior citizens, where common facilities may be provided (for example,
recreation areas), but where each dwelling unit has individual living,
sleeping, bathing, and kitchen facilities.
❑ Life Care Facility: sometimes called "Continuing Care Retirement
Communities ", or "Senior Continuum of Care Complex ", these facilities
provide a wide range of care and supervision, and also provide health
care (skilled nursing) so that residents can receive medical care without
leaving the facility. Residents can expect to remain, even if they become
physically incapacitated later in life. Life Care Facilities require multiple
licensing from the State Department of Social Services, the State
Department of Health Services, and the State Department of Insurance.
Development Standards for Residential Care Facilities
Residential care facilities in a residential district must maintain a minimum distance of 300
feet from another such facility. Facilities in all districts must comply with development
standards for landscaping, walls, traffic level of service, passenger loading, and delivery
hours. (§11.4.05.105) These regulations are consistent with state law and do not pose a
significant constraint to their development.
In conformance with state and federal fair housing law, Program 5e has been included
in the Housing Action Plan (Chapter V) to revise zoning regulations to allow senior .
apartments and independent living facilities subject to the same standards and
procedures as non -age restricted residential uses.
Reasonable Accommodation for Persons with Disabilities
State law requires that local housing elements "shall remove constraints to, and provide
reasonable accommodations for housing designed for, intended for occupancy by, or
with supportive services for, persons with disabilities." (Government Code §65583(c) (3)).
Chapter 11.5.30 of the Seal Beach Municipal Code (Reasonable Accommodations)
provides standards and procedures for ensuring compliance with state law. The
ordinance includes the following provisions:
• Application procedures, including the accommodation requested and the basis
for the request
IV -15 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
• No fee is charged for a Reasonable Accommodation application
o Concurrent processing may be requested by an applicant when another
discretionary permit is also required
O Decision by the Planning Commission subject to the notice, review, approval, and
appeal procedures prescribed for a conditional use permit
O Required findings for approval as follows:
1. The requested accommodation is requested by or on the behalf of one or
more individuals with a disability protected under the fair housing laws.
2. The requested accommodation is necessary to provide one or more
individuals with a disability an equal opportunity to use and enjoy a dwelling.
3. The requested accommodation will not impose an undue financial or
administrative burden on the City as "undue financial or administrative
burden" is defined in fair housing laws and interpretive case law.
4. The requested accommodation will not result in a fundamental alteration in
the nature of the City's zoning program, as "fundamental alteration" is defined
in fair housing laws and interpretive case law.
5. The requested accommodation will not, under the specific facts of the case,
result in a direct threat to the health or safety of other individuals or substantial
physical damage to the property of others.
These provisions are consistent with federal and state law and do not pose a constraint
to reasonable accommodation for persons with disabilities.
Emergency Shelters
California Health and Safety Code ( §50801) defines an emergency shelter as "housing
with minimal supportive services for homeless persons that is limited to occupancy of six
months or less by a homeless person. No individual or household may be denied
emergency shelter because of an inability to pay."
The Seal Beach Municipal Code defines "Community Social Service Facilities" as "Any
noncommercial facility, such as homeless shelters, emergency shelters and facilities
providing social services such as job referral, housing placement and which may also
provide meals, showers, and /or laundry facilities, typically for less than 30 days.
Specialized programs and services related to the needs of the residents may also be
provided. This classification excludes transitional housing facilities that provide living
accommodations for a longer term." (§ 11.4.85.020.D)
Community Social Service Facilities are permitted in the RHD, PO, SC and GC districts
subject to approval of a conditional use permit by the Planning Commission. SB 2 of 2007
strengthened the planning requirements for emergency shelters and
transitional /supportive housing. For jurisdictions with an unmet need, emergency shelters
must be allowed by -right in at least one zoning district. Program 1d is included in the
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City of Seal Beach 2008 -2014 Housing Element IV. Constraints
Housing Action Plan (Chapter V) to ensure compliance with the requirements of SB2. A
Zoning Code Amendment will be processed to identify at least one zoning district where
emergency shelters are permitted by -right subject to specific development standards in
conformance with the provisions of SB 2. Based on a preliminary assessment, the City has
identified the Boeing Specific Plan zone as the appropriate district where emergency
shelters may be established by- right. Sites within this zone are located within walking
distance of services and employment centers and are served by public transportation.
This zone encompasses approximately 107 acres of land, which includes approximately 5
acres of vacant or underutilized properties that are suitable for shelters. [Additional
information regarding parcel sizes & vacancies will be inserted prior to Planning
Commission consideration of the Housing Element].
While the LM Boeing Specific Plan zone has been identified on a preliminary basis, as part
of the public review and Code amendment process the City Council may identify a
different district that is deemed more appropriate for emergency shelters. The proposed
Code amendment will include the analysis and findings required by SB 2.
Transitional and Supportive Housing
Transitional /supportive housing is normally temporary housing (generally six months to two
years) for an individual or family who is transitioning to permanent housing. This type of
housing can take several forms, including group housing or multi - family units, and often
includes a supportive services component to allow individuals to gain necessary life skills
in support of independent living.
Municipal Code §11.4.85.015.E defines "Transitional Housing" as "Establishments providing
temporary housing in a structured living environment and where residents have access to
various voluntary support services, such as health, mental health, education and
employment /training services to obtain skills necessary for independent living. Living
accommodations are shared living quarters with or without separate kitchen or bath
facilities for each room or unit. The occupancy period shall be at least 30 days. This
category excludes temporary housing that does not include support services and
community social service facilities such as emergency shelters."
SB 2 of 2007 requires that transitional /supportive housing be treated as a residential use
subject to the same standards and requirements as other residential uses of the same
type in the same zone. The Housing Action Plan (Chapter V) includes Program 1d to
amend the Zoning Code regulations pertaining to transitional and supportive housing in
conformance with SB 2.
Single Room Occupancy
Single -room- occupancy (SRO) facilities are small studio -type units intended for one or
two persons. SROs can provide an affordable housing option for small households with
very low or extremely low incomes. The Zoning Ordinance does not currently contain a
definition or regulations for the type of housing. Program 3d is included in the Housing
Action Plan (Chapter V) to amend the Zoning Code to identify districts where SROs are
permitted and provide specific, objective development standards for this type of use.
IV -17 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
d. Off - Street Parking Requirements
Regulations for Off - Street Parking and Loading are provided in Chapter 11.4.20 of the
Municipal Code. The City's parking requirements for residential uses vary by residential
type. Single- family dwellings require two garage parking spaces per unit with up to 5
bedrooms, three spaces for homes with 6 bedrooms, plus one additional space for each
bedroom over 6. In Surfside and in the RLD -9 and RHD -20 districts, the required number of
spaces may be reduced by one space if suitable driveway parking is available.
Multi- family dwellings require two covered parking spaces plus one uncovered guest
spaces for each seven units. The parking requirements are summarized in Table IV -6.
A reduction in required parking can be approved through the CUP process (Section
11.4.20.020.B). In order to enhance the development feasibility of small apartments,
Program 3f is included in the Housing Action Plan (Chapter V) to reduce the required off -
street parking for studio and one - bedroom apartments to one space when the units are
reserved for low- or moderate - income households.
Table IV -6
Residential Parking Requirements
Type of Unit
Minimum Parking Space Required
Attached or Detached Single - Family Dwellings
2 spaces per dwelling unit for each unit with up to 5
bedrooms.
3 spaces per dwelling for each unit of 6 bedrooms
or more plus 1 additional space for each bedroom
above 6 total bedrooms in the dwelling unit
All required spaces must be located in a garage
except that parking for single -unit dwellings with 6+
bedrooms in Surfside and in the RLD -9 and RHD-
20 districts may be reduced by one space if
driveway parking is available.
Multi- Family Units
2 spaces per dwelling unit plus
1 guest space for every 7 units
All spaces except guest spaces must be located in
a garage or carport.
Second units
1 space for an Efficiency Second Unit and 1 space
per bedroom for non - Efficiency Second Units. At
least one space must be covered.
Source: Seal Beach Zoning Ordinance, Table 11.4.20.015.A.1
e. Second Units
Second units are regulated by §11.4.05.115 of the Municipal Code, which is intended to
comply with state law governing second units (Government Code §65852.150 and
§65852.2) or any successor statutes. Second units that comply with applicable standards
are approved ministerially without discretionary review or public hearing.
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City of Seal Beach 2008 -2014 Housing Element IV. Constraints
Second Dwelling Units may be established on any lot in the RLD -9, RLD -15 district, and in
the RMD and RHD zones, excluding Old Town, where a primary single -unit dwelling has
been previously established or is proposed to be established in conjunction with
construction of a second unit. Only one Second Dwelling Unit is permitted per primary
single -unit dwelling on the same lot. A legal single -unit dwelling (the "Primary Dwelling
Unit ") must exist on the lot or must be constructed on the lot in conjunction with the
construction of the Second Dwelling Unit. A Second Dwelling Unit shall provide
independent living facilities for one or more persons and include permanent provisions
for living, sleeping, eating, cooking, and sanitation.
The maximum and minimum floor areas of a Second Dwelling Unit are set forth in Table
IV -7 and range from a minimum of 150 square feet to a maximum of 800 square feet or
30% of the primary unit. Program 1 c in the Housing Action Plan addresses the issue of
second units in conformance with state law.
Table IV -7
Second Dwelling Unit Floor Area
Type of Second Unit
Area (Square Feet)
j1Vlaxtmum
'i56fAteeA4.
Detached
800
Attached
30% of primary unit
mtm �lo�r `s
Efficiency
150
1- bedroom
400
2- bedroom
600
Source: Seal Beach Zoning Ordinance, Table 11.4.05.115.E
Second Dwelling Units must comply with the same height, setback, lot size, lot coverage,
and other applicable zoning requirements as apply to the Primary Dwelling Unit. A
Second Dwelling Unit must have an outdoor entrance separate from the primary
dwelling. In order to maintain the single -unit residential character of the street, the
entrance to the Second Dwelling Unit must be located so that it is not visible from the
public right -of -way. A minimum of one covered parking space is required for each
Second Dwelling Unit. No Second Dwelling Unit is allowed unless the primary dwelling is
also in compliance with all applicable parking requirements of this Zoning Code. Either
the primary unit or the second unit must be occupied by the property owner, and the
Second Dwelling Unit may not be sold separately from the Primary Dwelling Unit.
Second units serve to augment resources for senior housing, or other low- and moderate -
income segments of the population. The City's regulations are consistent with state law
and serve to facilitate this type of housing. No second unit permits have been requested
in recent years.
IV -19 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
f. Density Bonus
Under current State density bonus law (SB 1818 of 2004), cities and counties must provide
a density increase up to 35% over the otherwise maximum allowable residential density
under the Municipal Code and the Land Use Element of the General Plan (or bonuses of
equivalent financial value) when builders agree to construct housing developments with
units affordable to low- or moderate - income households. Chapter 11.4.55 of the
Municipal Code ( "Affordable Housing Bonus ") sets forth regulations and procedures for
providing density bonus or other incentives in compliance with state law (Government
Code §65915 et seq.). Where conflict occurs between the provisions of Municipal Code
and State law, the State law provisions shall govern. No requests for density bonus have
been sought in recent years. Program 2a in the Housing Action Plan addresses the issue
of density bonus in conformance with state law.
g. Mobile Homes /Manufactured Housing
The manufacturing of homes in a factory is typically Tess costly than the construction of
individual homes on site thereby lowering overall housing costs. State law precludes local
governments from prohibiting the installation of mobile homes on permanent
foundations on single - family lots. It also declares a mobile home park to be a permitted
land use on any land planned and zoned for residential use, and prohibits requiring the
average density in a new mobile home park to be less than that permitted by the
Municipal Code. A city or county may, however, require use permits for mobile home
parks.
Regulations governing manufactured housing are provided in § 11.4.05.075 of the
Municipal Code and in state regulations (Title 25, California Code of Regulations). A
manufactured home shall constitute a permitted use in all residential districts, provided
that any such manufactured home is certified under the standards set forth in the
National Manufactured Housing Construction and Safety Standards Act of 1976 (42 USC
5401 et. seq.), as amended at the time of any application for placement of such
manufactured home. The City's development standards for mobile homes do not
present an unreasonable constraint to this type of development.
Mobile home parks are regulated under the Residential High Density (RHD) provisions of
the Code. There is one mobile home park in Seal Beach (Seal Beach Shores Trailer Park).
In 2000 the Redevelopment Agency issued bonds to allow for LINC Housing, a 501(c) (3)
non - profit agency to acquire and manage the park. In 2009 the ownership of the park
was transferred to Seal Beach Shores, Inc, a resident -owned 501(c) (3) non - profit entity.
The City recognizes this mobile home park for its contribution to affordable housing. As
noted in Chapter III, the Redevelopment Agency has provided rental assistance and
rehabilitation loans and grants to residents of the Seal Beach Trailer Park in order to
maintain this important supply of affordable housing in the city. Programs 2d, 3c and 4a
support continued affordability and rehabilitation activities in this park.
IV -20 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
h. Condominium Conversions
The conversion of apartments to condominiums is regulated by Chapter 11.4.80 of the
Municipal Code for all areas of Seal Beach except Leisure World. Key requirements that
must be satisfied are summarized as follows:
• Approval of a Conditional Use Permit and a subdivision map.
• Each building as of the date of conversion shall comply with all applicable
requirements of the Municipal Code, and the goals and policies of the General
Plan, except where the building is nonconforming in compliance with Chapter
1 1.4.40: Nonconforming Uses, Structures, and Lots.
• Condominium conversions shall observe the following standards for density.
• RMD -18 District: 2,500 sq. ft. of land per dwelling unit.
• RHD -20 District: 2,178 sq. ft. of land per dwelling unit.
• RHD -33 District: 1,350 sq. ft. of land per dwelling unit.
• RHD -46 District: 960 sq. ft. of land per dwelling unit.
• Separate space heating, water heating, and metering /shutoff valves for water,
gas, and electricity for each unit.
• All common attic areas over individual dwelling units shall be separated by sound -
rated assemblies and access to each attic space shall be provided in compliance
with the California Building Code.
• Tenant's Right to Purchase. As provided in Government Code 66427.1.D., any
present tenant of any unit shall be given a nontransferable right of first refusal to
purchase the unit occupied at a price no greater than the price offered to the
general public. The right of first refusal shall extend for at least 90 days from the
date of issuance of the subdivision public report or commencement of sales,
whichever date is later.
• Each non - purchasing tenant not in default under the obligations of the rental
agreement or lease under which he occupies his unit shall have not less than 180
days from the date of receipt of notification from the owner of his intent to
convert, or from the filing date of the final subdivision map, whichever date is
later, to find substitute housing and to relocate. Once notice of intent to convert is
served to a tenant, any existing long -term lease agreement may be rescinded by
the tenant without penalty. Notification of such termination shall be submitted in
writing to the landlord 30 days prior to the termination of the lease.
• From the date of approval of the Tentative Map until the date of conversion, no
tenant's rent shall be increased more frequently than once every 6 months, and at
a rate not greater than 50% of the rate of increase in the Consumer Price Index (all
items, Los Angeles -Long Beach), on an annualized basis, for the same period. This
limitation shall not apply if rent increases are provided for in leases or contracts in
existence prior to the filing date of the Tentative Map.
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City of Seal Beach 2008 -2014 Housing Element IV. Constraints
0 The subdivider shall provide moving expenses of 2.0 times the monthly rent, but in
no case less than $3,000.00, to any tenant who relocates from the building to be
converted after approval of the condominium conversion by the City, except
when the tenant has given notice of his intent to move prior to receipt of
notification from the subdivider of his intent to convert.
When a condo conversion is permitted, the increase in the supply of less expensive for -
sale units helps to compensate for the loss of rental units. No requests for condo
conversions been filed in recent years. Program 4b calls for the continuation of the City's
condo conversion ordinance.
i. Building Codes and Enforcement
State law prohibits the imposition of building standards that are not necessitated by local
geographic, climatic or topographic conditions and requires that local governments
making changes or modifications in building standards must report such changes to the
Department of Housing and Community Development and file an expressed finding that
the change is needed.
The City's building codes are based upon the 2011 California Building, Plumbing,
Mechanical, Electrical and Fire Codes. Local amendments to the state code have been
adopted to require fire sprinklers for some residential construction.
2. Development Processing Procedures
a. Residential Permit Processing
State Planning and Zoning Law provides permit processing requirements for residential
development. Within the framework of state requirements, the City has structured its
development review process to minimize the time required to obtain permits while
ensuring that projects receive an appropriate level of review.
Table 11.5.05.025, Review Authority, identifies the City official or body responsible for
reviewing and making decisions on each type of application, land use permit, and other
entitlements required by the Zoning Code. Three levels of review are identified: the
Development Services Director, Planning Commission and City Council. The typical
planning approvals and their respective level of review are as shown in Table IV -8.
Table IV -8
Residential Permit Review Authority
Permit Type
Director
Planning
Commission
City
Council
Development Permit
Decision
Appeal
Appeal
Minor Use Permit
Decision
Appeal
Conditional Use Permit
Decision
Appeal
Subdivision maps
Recommendation
Decision
Source: Seal Beach Zoning Ordinance, Table 11.5.05 025
IV -22
, March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
As described previously in Table IV -3, all conventional residential uses, including multi-
family apartments, are permitted by -right with no discretionary review. These uses only
require review of project plans by the Director of Development Services to ensure
conformance with applicable regulations and development standards. No public
hearing is required. The typical time required to process these approvals is 30 days.
Required findings for a Director's development permit approval are as follows:
1. The proposed use and structure conforms with the provisions of Zoning Code;
2. The proposed use and structure are compatible with uses and structures in the
immediate neighborhood;
3. The plans provide protection to adjacent structures from noise, vibration and
other undesirable environmental factors;
4. Proposed lighting is directed inward and downward to reflect Tight away from
adjoining properties;
5. The following are designed to avoid traffic congestion, protect pedestrian and
vehicular safety and welfare and eliminate any adverse effect on surrounding
property:
a. Structures and improvements;
b. Vehicular ingress and egress and eternal circulation;
c. Setbacks;
d. Height of buildings;
e. Walls; and
f. Landscaping.
A Minor Use Permit (MUP) is required for Group Housing in the RHD district. A MUP is
reviewed and approved by the Planning Commission. The typical time required to
process a Minor Use Permit is 45 days.
A Conditional Use Permit (CUP) is required for Senior Citizen Housing in the RHD district. A
CUP is reviewed and approved by the Planning Commission. The typical time required to
process a CUP is 45 days.
A MUP or CUP shall only be granted if the reviewing body finds, based upon evidence
presented at the hearing, that the proposal conforms to all of the following criteria as
well as to any other special findings required for approval of use permits in specific
zoning districts:
1. The proposal is consistent with the General Han and with any other applicable
plan adopted by the City Council;
2. The proposed use is allowed within the applicable zoning district with use permit
approval and complies with all other applicable provisions of the Municipal Code;
3. The site is physically adequate for the type, density and intensity of use being
proposed, including provision of services, and the absence of physical constraints;
IV -23 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
4. The location, size, design, and operating characteristics of the proposed use will
be compatible with and will not adversely affect uses and properties in the
surrounding neighborhood; and
5. The establishment, maintenance, or operation of the proposed use at the
location proposed will not be detrimental to the health, safety, or welfare of
persons residing or working in the vicinity of the proposed use.
There are no design review requirements in the city.
b. Environmental Review
Environmental review is required for all developments meeting the definition of "projects"
under the California Environmental Quality Act (CEQA). Seal Beach has a number of
environmental and development constraints due to its sensitive environmental resources
and coastal location. Because of these environmental constraints, larger residential
projects have typically required the preparation of Environmental Impact Reports (EIRs).
Under state law, an EIR is required for any development that has the potential of creating
significant impacts that cannot be mitigated, which is typical of large projects. Some
residential projects are either Categorically Exempt or require only an Initial Study and
Negative Declaration. A Negative Declaration typically takes four to six weeks to prepare,
depending on complexity of the project and required technical studies, followed by a
state - mandated public review period. Categorically Exempt developments require a
minimal amount of time. As a result, environmental review does not pose a significant
constraint to housing development in the city.
3. Development Fees and Improvement Requirements
State law limits fees charged for development permit processing to the reasonable cost
of providing the service for which the fee is charged. Various fees and assessments are
charged by the City and other public agencies to cover the costs of processing permit
applications and providing services and facilities such as schools, parks and infra-
structure. Almost all of these fees are assessed through a pro rata share system, based on
the magnitude of the project's impact or on the extent of the benefit that will be derived.
Development fees will vary from project to project depending on the specific
characteristics. Table IV -9 summarizes the development fees for typical single - family and
multi - family projects.
IV -24 , March 2012
Re ional Develo • ment Impact Fees3
Water connection fees4
$3,873
Sewer connection fees4
$1,835
Road fees (per unit)
$783 (condo)
$953 (apartment)
$1,452 (single - family house)
Est total fee % of total development costs
SF —
MF -5% 5%
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
Table IV -9
Planning and Development Fees
Fee Category
Planning and Application Fees'
Fee or Deposit Amount
Pre- Application Review
$100 deposit
Parcel Map
$750 deposit
Tentative Tract Map
$2,000 deposit
Vesting Tentative Tract Map
$2,000 deposit
Minor Site Plan Review
$150 deposit
Major Site Plan Review
$750 deposit
Conditional Use Permit
$750 deposit
Environmental Review'
Initial Study (review and preparation)
$2,500 deposit
Environmental Impact Report (review)2
$10,000 deposit
Source: City of Seal Beach Development Services Department, 2011
Notes:
1. Items with deposits are based on actual processing costs which may exceed initial deposit amount
2. Applicant is required to reimburse City for consultant costs.
3. Impact Fees are imposed by regional agencies and vary by location
4. Assuming 1' water service line
5. Assumes development cost of $600,000 for SF and $300,000 for MF
The City periodically evaluates the actual cost of processing the development permits
when revising its fee schedule. A fee study is currently underway and is expected to be
completed in 2012.
After the passage of Proposition 13 and its limitation on local governments' property tax
revenues, cities and counties have faced increasing difficulty in providing public services
and facilities to serve their residents. One of the main consequences of Proposition 13 has
been the shift in funding of new infrastructure from general tax revenues to development
impact fees and improvement requirements on land developers. The City requires
developers to provide on -site and off -site improvements necessary to serve their projects.
Such improvements may include water, sewer and other utility extensions, street
construction and traffic control device installation that are reasonably related to the
project. Dedication of and or in -lieu fees may also be required of a project for rights -of-
way, transit facilities, recreational facilities and school sites, consistent with the Subdivision
Map Act.
IV -25 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
A typical local street requires a 60 -foot right -of -way, with two 12 -foot travel lanes. The
City's road standards are typical for cities in Orange County and do not act as a
constraint to housing development. Table IV -10 illustrates the City's road improvement
standards.
Table IV -10
Road Improvement Standards
Roadway Designation
Number of
Lanes
Right -of -Way
Width
Curb -to -Curb
Width
Principal Arterial
8
140'
120'
Major Arterial
6
120'
102'
Primary Arterial
4
100'
84'
Secondary Arterial
4
80'
64'
Local Street
2
60'
36'
Source: City of Seal Beach Public Works Department
The City's Capital Improvement Program (CIP) contains a schedule of public improve-
ments including streets and other public works projects to facilitate the continued build -
out of the City's General Plan. The CIP helps to ensure that construction of public
improvements is coordinated with private development.
Although development fees and improvement requirements increase the cost of
housing, cities have little choice in establishing such requirements due to the limitations
on property taxes and other revenue sources needed to fund public improvements.
B. Non - Governmental Constraints
1. Environmental Constraints
Environmental constraints include physical features such as steep slopes, fault zones,
floodplains, sensitive biological habitat, and agricultural lands. In many cases,
development of these areas is constrained by state and federal laws (e.g., FEMA
floodplain regulations, the Clean Water Act and the Endangered Species Act, and the
state Fish and Game Code and Alquist- Priolo Act).
The most noteworthy environmental constraints in Seal Beach are seismicity and soil
stability related to a shallow groundwater. The Newport- Inglewood fault runs through the
city. Since the city's topography is relatively gentle, steep slopes and landslides are not a
major concern.
The City's land use plans have been designed to protect sensitive areas from
development, and also to protect public safety by avoiding development in hazardous
areas. While these policies constrain residential development to some extent, they are
necessary to support other public policies. In Southern California, nearly all development
projects face potential community -wide environmental constraints such as traffic, noise
and air quality impacts, in addition to site - specific constraints. None of the sites identified
IV -26 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
in the land inventory (Appendix B) have site - specific environmental constraints that
would preclude the assumed level of development.
2. Infrastructure Constraints
Seal Beach is almost completely "built out" and necessary infrastructure such as water,
wastewater and drainage systems are in place. The amount of new development
projected to occur during the planning period is relatively small, and there are no known
limitations that would preclude the anticipated level of development.
The City's Capital Improvement Program (CIP) contains a schedule of public
improvements including streets and other public works projects to facilitate the
continued build -out of the City's General Plan. The CIP helps to ensure that construction
of public improvements is coordinated with development.
3. Land Costs
Land represents one of the most significant components of the cost of new housing.
Land values fluctuate with market conditions, and the recent downturn in the housing
market has affected land values. Changes in land prices reflect the cyclical nature of
the residential real estate market. The high price of land throughout Orange County
poses a significant challenge to the development of lower- income housing, although it is
unclear to what extent the current downturn will affect long -term land prices. Density
affects development feasibility by determining the land cost per unit. As discussed in the
Governmental Constraints section of this chapter, allowable multi - family residential
densities in Seal Beach are sufficient to facilitate development of affordable housing.
4. Construction Costs
Construction cost is affected by the price of materials, labor, development standards
and general market conditions. The City has no influence over materials and labor costs,
and the building codes and development standards in Seal Beach are not substantially
different than most other cities in Orange County. In recent years, construction costs for
materials and labor have increased at, a slightly higher pace than the general rate of
inflation according to the Construction Industry Research Board.
5. Cost and Availability of Financing
The crisis in the mortgage industry during the past few years will affect the availability and
cost of real estate loans, although the long -term effects are unpredictable. It is clear that
one of the primary factors contributing to real estate recession was the lending policies
of "sub- prime" mortgage brokers who approved loans for borrowers without sufficient
equity and ability to repay the loans. As a result of these practices, there has been a
significant rise in foreclosure rates, and changes in mortgage underwriting standards is
likely to have greater impacts on low- income families than other segments of the
community.
IV -27 , March 2012
City of Seal Beach 2008 -2014 Housing Element IV. Constraints
C. Fair Housing
Under state law, it is illegal for real estate lending institutions to discriminate against entire
neighborhoods in lending practices because of the physical or economic conditions in
the area ( "redlining "). In monitoring new construction sales, re -sales of existing homes,
and permits for remodeling, it would not appear that redlining is practiced in any area of
the city.
State law also prohibits discrimination in the development process or in real property
transactions, and it is the City's policy to uphold the law in this regard. The City also
provides financial support to the Orange County Fair Housing Council through its CDBG
program and is an active participant in fair housing activities (see Program 5a in Chapter
V - Housing Action Plan).
IV -28 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
V. HOUSING ACTION PLAN
This chapter of the Housing Element sets forth the City's goals, policies and programs to
address the previously identified existing future and special housing needs of Seal Beach
residents. Quantified housing objectives that the City anticipates achieving over the next
five years are also included. This Housing Strategy represents a continuing evolving effort
on the part of the City to facilitate the provision of housing for all economic segments of
the population, to improve the quality of existing housing, and to maintain the condition
and affordability of the existing housing stock. Table V -1 at the end of this chapter
provides a summary of the housing programs contained in this strategy specifying the
five -year objectives, time frame for implementation, source of funding, and responsible
agencies. Table V -2 provides a summary of the City s quantified housing objectives over
the 2008 -2014 period.
A. Housing Goals, Policies and Programs
A sound basis for any plan of action is a set of well- defined goals and policies to express
the desires and aspirations of the community. The City has established the following
housing goals:
• Facilitate the development of a variety of housing types for all income levels to
meet the existing and future needs of residents.
• Assist in the development of adequate housing to meet the needs of low- and
moderate - income households.
• Address, and where appropriate and legally possible, remove governmental
constraints to the maintenance improvement and development of housing.
• Maintain and enhance the quality of existing residential neighborhoods in Seal
Beach.
• Promote equal housing opportunities for all persons regardless of race, color,
national origin, ancestry, religion, sex, marital status, or familial status.
• Encourage more efficient energy use in residential developments.
Goal 1: Facilitate the development of a variety of housing types for all income
levels to meet the existing and future needs of residents
Policy 1 a:
Provide adequate sites for a variety of housing types through the Land Use
Element of the General Plan and the Zoning Ordinance, while ensuring that
environmental and infrastructure constraints are addressed.
Policy 1 b: Where appropriate, encourage the redesignation of vacant and
underutilized non - residential land to residential uses with appropriate
densities to facilitate the development of a variety of housing types to
address the housing needs of all economic segments of the population.
V -1 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Policy 1 c:
Policy ld:
Policy 1 e:
Policy 1 f:
Policy 1 g:
Program la:
Encourage the infilling of vacant residential land.
Encourage the recycling of underutilized residential land, where such
recycling is consistent with established land use plans.
Provide compatibility of residential uses with surrounding uses through the
separation of incompatible uses, construction of adequate buffers, and
other land use controls.
Improve all residential environments through the provision of adequate
public facilities and services, including streets and parks, as well as water,
sewer, and drainage systems.
Provide for adequate, freely accessible open space within reasonable
distances of all community residents.
Provision of Adequate Sites for New Construction through the General Plan
and Zoning Ordinance
The Land Use Element of the Seal Beach General Plan designates land
within the city for a variety of residential types and densities ranging from 9
to 46 units per acre. The land use designations are implemented through
the Zoning Ordinance. The City is a fully urbanized community with little
vacant land remaining to accommodate future residential growth. In order
to make adequate sites available to accommodate the City's remaining
fair share of regional housing need, the following objectives are
established.
2008 -2014 Objectives:
1. By June 2012 the City will initiate General Plan and zoning
amendments and related environmental analysis for parcels totaling at
least 1.7 developable acres for multi - family development at a density of 33
units /acre to accommodate the shortfall of 53 lower- income housing units
during the planning period. The parcel(s) to be rezoned will be selected
from the list of potential sites identified in Table B -3.
2. By January2013, following completion of the site evaluation and
environmental analysis, General Plan and zoning amendments will be
adopted to allow development of at least 53 multi - family units during this
planning period. The rezoned site(s) will permit a density of 33 units /acre
with a minimum density of 20 units /acre, will accommodate at feast 16 units
per site, and will include development standards that encourage and
facilitate multi - family development by -right (i.e., without a conditional use
permit, planned development permit, or other discretionary action). At
least 50% of the lower- income need (i.e., 27 units) will be accommodated
V -2 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
on sites designated exclusively for residential use. The rezoned site(s) will be
located in proximity to employment opportunities and transit if feasible.
3. In order to enhance the feasibility of affordable housing
development, the City will offer incentives and concessions such as
expedited processing, administrative assistance with applications for
funding assistance, and modified development standards.
4. The City will report its progress in implementing this program to HCD
on an annual basis, pursuant to Government Code §65400.
5. The City shall comply with the "no net Toss" provisions of Government
Code §65863 through the implementation of an ongoing project -by-
project evaluation process to ensure that adequate sites are available to
accommodate the City's RHNA share throughout the remainder of the
planning period. The City shall not reduce the allowable density of any site
in its residential land inventory, nor approve a development project at a
lower density than assumed in the land inventory, unless both of the
following findings are made:
a) The reduction is consistent with the adopted General Plan,
including the Housing Element; and
b) The remaining sites identified in the Housing Element are
adequate to accommodate the City's share of regional housing
need pursuant to Government Code §65584.
If a reduction in residential density for any parcel would result in the
remaining sites in the Housing Element land inventory not being adequate
to accommodate the City's share of the regional housing need pursuant to
Sec. 65584, the City may reduce the density on that parcel if it identifies
sufficient additional, adequate and available sites with an equal or greater
residential density so that there is no net loss of residential unit capacity.
Program 1 b: Land Use Compatibility
A goal of the City is to create and maintain desirable living areas for
residents by physically separating or otherwise protecting residential
neighborhoods from incompatible uses. This program will be implemented
through the review of proposed amendments to the General Plan and
zoning regulations, and through the review of discretionary permit
applications.
2008 -2014 Objectives:
• Continue to use zoning and other land use controls to ensure the
compatibility of residential areas with surrounding uses.
V -3 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Program 1 c: Second Units
The City permits the construction of second units on existing residential Tots
consistent with state law. Second units provide for alternative housing
arrangements for single, elderly, and other households, many of which may
have very-low or extremely -low incomes.
2008 -2014 Objectives:
o Continue to allow for the development of second units consistent with
state law and the Municipal Code.
Program ld: Emergency Shelters and Transitional /Supportive Housing
Senate Bill 2 of 2007 strengthened planning requirements for emergency
shelters and transitional /supportive housing. The City will amend the
Municipal Code within one year of Housing Element adoption in
compliance with SB 2, including specific development standards that will
apply to emergency shelters, and clarification that transitional /supportive
housing is a residential use subject to the same standards as other
residential uses of the same type in the same zone. At this time, the City is
evaluating the suitability of the Boeing Specific Plan zone to accommodate
an emergency shelter by- right. This zone encompasses approximately 107
acres and is served by bus routes and commercial services. However, as
part of the Code amendment public review process the City Council may
determine that another zone is better suited for this purpose. Any alternate
zone that may be determined to be better suited for emergency shelters
shall comply with the requirements of SB 2. As part of the Municipal Code
amendment, appropriate findings and development standards will be
adopted to encourage and facilitate development of an emergency
shelter in compliance with SB 2.
2008 -2014 Objectives:
O Amend the Development Code in conformance with SB 2 to establish
development standards for emergency shelters and transitional/
supportive housing within one year of Housing Element adoption.
Program 1 e: Innovative Land Use and Construction Techniques
Construction and land costs represent the most important factors in
determining the cost of housing in a community. Innovative land use
techniques such as small lot, planned unit developments and mixed use, as
well as innovative construction techniques including manufactured or
factory built housing can help reduce the cost of housing.
V -4 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
2008 -2014 Objectives:
• Continue to encourage the use of innovative land use techniques and
construction methods to minimize housing costs provided that basic
health, safety, and aesthetic considerations are not compromised.
Encourage the use of planned unit developments, mixed use, and
alternative construction methods. The City will provide flexibility in
development standards and siting requirements to minimize
development costs.
Program lf: Provision of Adequate Public Facilities and Services
New residential developments bring new residents to the City, placing an
increased demand on public facilities and services. To adequately serve its
existing and future residents, the City must ensure that new residential
developments are provided with adequate public facilities and services.
2008 -2014 Objectives:
• Continue to utilize environmental and other development review
procedures to ensure that all new residential developments are
provided with adequate public facilities and services.
Goal 2: Assist in the development of adequate housing to meet the needs of low-
and moderate - income households
Policy 2a:
Expand housing opportunities for households with special needs, such as
the elderly, disabled, large households, female- headed households, and
the homeless.
Policy 2b: Provide incentives for and otherwise encourage the development of new
affordable housing for low- and moderate - income households, including
extremely -low- income persons.
Policy 2c:
Investigate and pursue programs and funding sources designed to
expand housing opportunities for low- and moderate - income households,
including the elderly and disabled.
Policy 2d: Direct the construction of low- and moderate - income housing to sites that
are:
• located with convenient access to schools, parks, public transportation,
shopping facilities, and employment opportunities;
• adequately served by public utilities;
• adequately served by police and fire protection;
V -5 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
• compatible with surrounding existing and planned land uses;
• minimally impacted by noise, flooding, or other environmental
constraints; and
O outside of areas of concentrated lower- income households.
Program 2a: Density Bonus
The Seal Beach Zoning Ordinance contains density bonus policies that are
consistent with State density bonus law. Density bonuses and other
incentives can help to facilitate the production of low- and moderate -
income housing by providing incentives that reduce development costs.
2008 -2014 Objectives:
• Continue to promote the use of density bonuses among potential
residential developers
Program 2b: Affordable Housing Resources
The City will facilitate the development of quality affordable housing
through a variety of actions, including pursuing additional funding sources
and partnering with private and non - profit housing developers.
2008 -2014 Objectives:
O Maintain a list of non - profit housing developers active in Orange
County.
O Contact qualified non - profit housing developers to explore
opportunities for affordable housing development annually, or
whenever development opportunities arise.
• Explore a variety of funding resources, such as Multi - Family Housing
Program (MHP) funds and Low Income Housing Tax Credits (LIHTC).
Periodically consult with the State Department of Housing and
Community Development HCD for current and new funding availability.
• Provide interested developers with an inventory of residential sites
available for development.
• Prioritize assistance for ELI units and projects such as SROs and
supportive housing commensurate with the City's regional housing need
of 6 ELI units during the current planning period.
V -6 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Program 2c: Land Write Downs and Assistance with Off -Site Improvements
Land costs and requirements for off -site improvements are important
factors in determining the cost of housing. To facilitate development of
housing affordable to low- and moderate - income households the City may
subsidize the cost of land and off -site improvements when feasible. This
program will be implemented through discussions with project proponents
during the development review process.
2008 -2014 Objectives:
G Consider subsidizing the cost of land and off -site improvements for
affordable housing development on a project - specific basis when
feasible.
Program 2d: Preserve the Existing Affordable Housing Stock
With the high and costs in the City, new development of affordable
housing is difficult. Therefore, preserving the existing affordable housing
stock is especially important. To ensure the Tong -term preservation of Seal
Beach Trailer Park as an important affordable housing resource, the City
worked with LINC Housing, a non- profit housing organization, to pursue
tenant ownership of the park. The City was awarded by the State
Department of Housing and Community Development (HCD) a $20,000
Technical Assistance Grant to facilitate conversion of the park to tenant
ownership. Through the issuance of a revenue bond by the Redevelopment
Agency and subsequent loan to L1 NC housing, conversion of the park to
tenant ownership was completed in 2000. In addition, the City provides
ongoing rental assistance to offset the monthly rent increase necessary to
repay the bond.
2008 -2014 Objectives:
o Continue to monitor the terms of the tenant ownership agreement for
the Seal Beach Trailer Park.
Goal 3: Address, and where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
Policy 3a: Assist City residents in securing decent safe and affordable housing.
Policy 3b: Conserve the affordability of housing units assisted with public funds
through affordability covenants or resale controls.
V -7 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Policy 3c:
Investigate and pursue programs and funding sources designed to
maintain and /or improve the affordability of existing housing units to low -
and moderate - income households.
Program 3a: Section 8 Rental Assistance
The Section 8 rental assistance program extends rental subsidies to very-
low- income (50% MFI) families and elderly who spend more than 50% of
their income on rent, live in substandard housing, or have been displaced.
The subsidy represents the difference between 30% of the monthly income
and the allowable rent determined by the Section 8 program. Most Section
8 subsidies are issued in the form of vouchers which permit tenants to
locate their own housing and rent units beyond the housing payment
standards in an area provided the tenants pay the extra rent increment.
Seal Beach participates in the Section 8 Rental Assistance Program through
the Housing Authority of Orange County.
2008 -2014 Objectives:
c Continue to cooperate with the Orange County Housing Authority in
providing Section 8 rental assistance to very-low- income households
c Assist the County Housing Authority in promoting the Section 8 program
to both property owners and eligible renters by publicizing the program
on the City's website, the City newsletter, local libraries, and within
Leisure World.
Program 3b: Mortgage Credit Certificates
The Mortgage Credit Certificate (MCC) program is a federal program that
allows qualified first -time homebuyers to take an annual credit against
federal income taxes of up to 15 percent of the annual interest paid on the
applicant's mortgage. This enables homebuyers to have more income
available to qualify for a mortgage loan and make the monthly mortgage
payments. The value of the MCC must be taken into consideration by the
mortgage lender in underwriting the loan and may be used to adjust the
borrower s federal income tax withholding. The MCC program has
covenant restrictions to ensure the affordability of the participating homes
for a period of 15 years.
The MCC program is administered through the County of Orange. Each
participating city pays a small fee to help offset the cost of administration.
MCCs are awarded on a first - come /first- served basis.
2008 -2014 Objectives:
o Continue participation in the MCC program and contact the County
annually to determine current program status. Distribute program
V-8 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
information at City libraries and on the City website. The number of
households assisted with this program will depend on market conditions
and program availability.
Program 3c: Maintenance of Affordability Covenants on City or Agency - Assisted
Housing
The City and Redevelopment Agency use CDBG and redevelopment set -
aside funds to assist in the development and preservation of affordable
housing. Affordability covenants are typically placed on these units assisted
with public funds. The City issued a bond and provided a loan to LINC
Housing to purchase the Seal Beach Trailer Park. In addition, rental
assistance is provided to help tenants adjust to the increased rent
necessary to pay the bond.
2008 -2014 Objectives:
O Maintain the affordability of any very-low, low -, and moderate - income
housing units assisted with public funds. (See also Program 2d)
Program 3d: Single Room Occupancy Housing
Single room occupancy (SRO) facilities are small studio -type apartments
intended to serve the needs of small households with extremely low
incomes. The City will process a Zoning Code amendment to establish
appropriate regulations and development standards that encourage
development of SRO facilities.
2008 -2014 Objectives:
o Process a Zoning Code amendment in 2012 to establish regulations for
SRO facilities.
Program 3e: Local Coastal Program
The City does not currently have a certified LCP. As a result, all
developments within the Coastal Zone are subject to review by the
California Coastal Commission, in addition to the required City approvals.
The City Council has appointed an Ad Hoc General Plan /LCP Committee
to provide direction in the preparation of an LCP. During 2012 -2013 City
staff will work with the Ad Hoc Committee to prepare and submit a draft
LCP to the California Coastal Commission for review and certification.
2008 -2014 Objectives:
• Prepare and obtain Coastal Commission certification of a Local Coastal
Program.
V -9 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Program 3f: Off - Street Parking
In order to enhance the development feasibility of studio and one -
bedroom apartments, the City will process a Zoning Code amendment to
reduce the required off - street parking to one space when the units are
reserved for low- or moderate - income households.
2008 -2014 Objectives:
G Process a Zoning Code amendment in 2012 to reduce off - street parking
requirements for small apartment units.
Goal 4: Maintain and enhance the existing quality of residential neighborhoods in
Seal Beach.
Policy 4a:
Policy 4b:
Policy 4c:
Policy 4d:
Policy 4e:
Encourage the maintenance and rehabilitation of existing owner -
occupied and rental housing where feasible.
Promote the removal and replacement of those substandard units that
cannot be rehabilitated.
Investigate and pursue programs and funding sources available to assist in
the improvement of residential property.
Encourage the continued affordability of housing units rehabilitated with
public funds.
Discourage the conversion of existing apartment units to condominiums
where such conversion will diminish the supply of housing affordable to
low- and moderate - income households.
Policy 4f: Promote the conservation and rehabilitation of older neighborhoods,
preventing the encroachment of incompatible commercial or industrial
uses into established neighborhoods.
Policy 4g: Assist all residents, wherever possible, in securing decent safe and
adequate housing.
Policy 4h: Promote a safe, healthful, aesthetically pleasing environment that
strengthens individual and family life.
Policy 4i: Preserve and enhance viable residential neighborhoods and strengthen
neighborhood identity.
Policy 4j: Upgrade and improve community facilities and municipal services in
keeping with community needs.
V -10 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Policy 4k: Encourage the use of innovative land use techniques and construction
methods to minimize housing costs without compromising basic health,
safety, and aesthetic conditions.
Policy 41: Periodically reexamine local building and zoning codes for possible
amendments to reduce construction costs without sacrificing basic health
and safety considerations.
Program 4a: Home Improvement Program - Owner - Occupied Housing
The City's Home Improvement Program currently offers zero-interest
rehabilitation assistance loans to low- and moderate - income owner
households. Redevelopment set -aside funds are used to write -off the
interest on rehabilitation loans of up to $60,000 provided through the
Federal Housing Administration (FHA) Title I Program. Loans must be repaid
upon sale of the property.
2008 -2014 Objectives:
• Promote the program through distribution of program brochures
annually at City libraries and Leisure World, and advertisement on City
website.
e Achieve repair and rehabilitation of 20 units during the 2008 -2014
planning period.
Program 4b: Condominium Conversion
As a means to preserve the affordable housing stock the Condominium
Conversion Ordinance regulates the procedures for the conversion of
existing apartment complexes to condominium ownerships.
2008 -2014 Objectives:
• Continue to enforce the Condominium Conversion Ordinance
Program 4c: Replacement Housing in Local Coastal Zone
The Coastal and Surfside Planning Areas of the city are located within the
Coastal Zone. State law requires that affordable low- and moderate -
income housing units demolished within the coastal zone be replaced, it
feasible.
V -11 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
2008 -2014 Objectives:
O Continue to review development projects on a case -by -case basis to
ensure that replacement low- and moderate - income housing is
provided if feasible.
Program 4d: Housing Conditions Monitoring
Overall, the housing stock in Seal Beach is well- maintained. However, the
beach area contains scattered housing units with deferred maintenance
issues. The City has targeted the beach area for housing condition
monitoring. Periodically, the City's code enforcement and building officials
survey the area to identify properties requiring maintenance and upkeep.
2008 -2014 Objectives:
G Continue to conduct annual surveys of the targeted beach area to
identify housing units with deferred maintenance issues and mail
brochures about the City's rehabilitation programs to owners of the
identified units.
Program 4e: Zoning and Building Codes Enforcement
Enforcement of building and zoning codes is important to maintaining and
improving the quality of housing and neighborhoods in a community. The
City contracts for code compliance services 20 hours per week.
2008 -2014 Objectives:
A Continue to enforce the City s zoning and building codes through
contract code compliance services.
® Provide information about assistance programs to property owners with
violations.
Goal 5: Promote equal housing opportunities for all persons regardless of race,
color, national origin, ancestry, religion, sex, marital status, or familial status.
Policy 5a: Promote fair housing practices throughout the community.
Policy 5b: Encourage the development of housing that meets the special needs of
disabled and elderly households.
Policy 5c: Promote the provision of housing to meet the needs of families and
households of all sizes.
V -12 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Program 5a: Fair Housing Services
The City enforces the Fair Housing Act within its jurisdiction. To achieve fair
housing goals, the City participates in Orange County's contract with the
Fair Housing Council of Orange County (FHCOC) to provide fair housing
and tenant landlord counseling services. FHCOC is contracted to perform
fair housing audits and to investigate fair housing complaints.
2008 -2014 Objectives:
o Continue to provide fair housing and tenant landlord counseling
services through the Fair Housing Council of Orange County. The City
Development Services Director will serve as the primary point of contact
for fair housing issues and will refer inquiries to the FHCOC.
Program 5b: Removal of Architectural Barriers
The City's Home Improvement Program includes removal of architectural
barriers or installation of accessibility features as eligible improvements.
CDBG funds are utilized to remove architectural barriers, such as restroom
facilities in Leisure World.
2008 -2014 Objectives:
o Continue to utilize the Home Improvement Program to remove
architectural barriers and encourage participation by elderly and
disabled residents.
Program 5c: Housing Information and Referral Services
The Housing Authority of Orange County provides housing information and
referral services for persons seeking affordable rental and homeownership
opportunities.
2008 -2014 Objectives:
o Continue to support the housing and referral services provided by the
Housing Authority of Orange County by posting contact information on
the City website and at public buildings.
Program 5d: Residential Care Facilities
In conformance with state law, a Municipal Code amendment will be
processed to clarify that state - licensed residential care facilities for six or
fewer persons are treated as a single - family residential use.
V -13 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
2008 -2014 Objectives:
• Process a Zoning Code amendment in 2012 to clarify the zoning
regulations for small residential care facilities.
Program 5e: Senior Apartments and Independent Living Facilities
In conformance with state law, a Municipal Code amendment will be
processed to allow senior apartments and independent living facilities
subject to the same standards and procedures as non -age restricted
residential uses.
2008 -2014 Objectives:
• Process a Zoning Code amendment in 2012 to modify the zoning
regulations for senior apartments and independent living facilities.
Goal 6: Encourage more efficient energy use in residential developments.
Policy 6a:
Promote energy conservation through "green building" techniques that
reduce water consumption, improve energy efficiency and lessen a
building's overall environmental impact.
Policy 6b: Promote "smart growth" principles by encouraging compact
development in locations that provide opportunities for reduced vehicle
trips.
Program 6a: Green Building Techniques
"Green buildings" are structures that are designed, renovated, re -used or
operated in a manner that enhances resource efficiency and sustainability.
These structures reduce water consumption, improve energy efficiency and
lessen a building's overall environmental impact. The City's Development
Services Department will distribute a Green Building Tips handout for both
homeowners and builders, and the City will offer a fee reduction program
for remodels that include energy conservation features.
2008 -2014 Objectives:
• Distribute a Green Building Tips handout at City Hall and on the City
website.
• Continue to offer reduced fees for residential remodeling projects that
include energy conservation features.
V -14 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
Program 6b: Promote Smart Growth
The City will continue to promote "smart growth" principles by encouraging
compact development commensurate with the City's regional housing
need in locations that provide opportunities for reduced vehicle trips (see
also Program l a).
2008 -2014 Objectives:
0 Seek to incorporate smart growth principles in future land use and
zoning amendments.
V -15 , March 2012
City of Seal Beach 2008 -2014 Housing Element V. Housing Action Plan
B. Quantified Objectives
The City's quantified objectives for new construction, rehabilitation and conservation are
presented in Table V -1.
Table V -1
Quantified Objectives 2008 -2014
Program Category
Income Category
Extremely
Low
Very
Low
Low
Moderate
Above
Moderate
Totals
New Constniction1
6
5
10
12
24
57
Rehabilitation
20
20
Conservation2
25
75
100
1. Quantified objective for new construction is for the period 1/1/2006 - 6/30/2014 per the RHNA
2. Preservation of units in Seal Beach Shores Trailer Park
V -16 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix A - Evaluation of Prior Housing Element
Appendix A -
Evaluation of the Prior Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals, objectives
and policies, and the progress in implementing programs for the previous planning
period. This appendix contains a review of the housing goals, policies, and programs of
the previous housing element, and evaluates the degree to which these programs have
been implemented during the previous planning period, 2001 through 2008. This analysis
also includes an assessment of the appropriateness of goals, objectives and policies. The
findings from this evaluation have been instrumental in determining the City's 2008 -2014
Housing Implementation Program.
Table A -1 summarizes the programs contained in the previous Housing Element along
with the source of funding, program objectives, accomplishments, and implications for
future policies and actions.
Table A -2 summarizes the goals and policies contained in the previous Housing Element
along with an assessment of their appropriateness for the new planning period.
Table A -3 summarizes new units built during the previous Housing Element period.
Table A -4 presents the City's progress in meeting the quantified objectives from the
previous Housing Element.
A -1 March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A — Evaluation of Prior Housing Element .
Table A -1
Housing Element Program Evaluation — 2001 -2008
City of Seal Beach
GoallProgram Objectives
Time Frame
Responsible
Agency
Accomplishments
Future Policies and
Actions
Goal'I:,eCllltate tl a deV'eln rtiii
nf'arvariet jiii usln es:for all
in Amex leY.0l 'tp.
'4r3t4110i.:tgtin and
fOW.1910 f rOi3it(ent ,:
Program la: Provision of
Adequate Sites for New
Construction through General
Plan and Zoning Ordinance
Continue to implement the General Plan
Land Use Element and Zoning Ordinance to
allow the construction of 265 new units
Ongoing
Planning Dept.
Between 1998 and 2005 the City
issued permits for a total of 109
housing units (see Table A -4).
This program should be
continued and revised to
reflect the new RHNA.
Program 1b: Redesignation of
Nonresidential Land for
Residential Uses
Amend the Leisure World Specific Plan to
redesignate approximately four acres within
Leisure World to permit the development of
up to 80 units for seniors
By 2002
Planning Dept.
Leisure World determined to not
pursue a zone change for this area of
their retirement community, and the
City determined to not initiate such a
change.
Delete program
Continue to explore the appropriateness of
redesignating nonresidential properties for
residential uses as opportunities arise
Ongoing
Planning Dept.
The City has had conversations with
some commercial property owners
regarding the possibility of
incorporating a residential component.
This program should be
continued.
Program 1 c: Land Use
Compatibility
Continue to use zoning and other land use
controls to ensure the compatibility of
residential areas with surrounding uses
Ongoing
Planning Dept.
The City continually reviews its
development standards to ensure that
compatibility with adjoining uses. In
2010 a comprehensive revision to the
City's Zoning Code was completed.
This program should be
continued.
Program ld: Second Units
Continue to allow for the development of
second units or granny flats.
Ongoing
Planning Dept.
The Zoning Coded allows for second-
units as a permitted use subject to
specific development standards.
Continue to encourage
second units (no Code
amendments required)
Program le: Residential Care
Facilities, Transitional Housing,
and Emergency Shelters
Amend the Zoning Ordinance by the end of
2001 to permit, by right, licensed family care
homes, foster homes, or group homes
serving six or fewer persons in all residential
zones.
End of 2001
Planning Dept.
A comprehensive revision to the
Zoning Code was adopted in 2010,
which incorporated many of the
changes needed to reflect new state
laws.
Some additional Code
amendments are needed
to comply with SB 2.
Amend the Zoning Ordinance by the end of
2001 to permit transitional housing and
emergency shelters in the General
Commercial (C -2) zone, subject to a
conditional use permit.
End of 2001
Planning Dept.
A comprehensive revision to the
Zoning Code was adopted in 2010.
Due to recent changes in state law (SB
2) additional amendments are needed
to address regulations for transitional/
supportive housing and emergency
shelters.
Code amendments are
needed to address
changes in state law
regarding emergency
shelters and transitional/
supportive housing.
A -2
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A — Evaluation of Prior Housing Element
GoallProgram
Objectives
Time Frame
Responsible
Agency
Accomplishments
Future Policies and
Actions
1f: Innovative Land Use and
Construction Techniques
Continue to encourage the use of innovative
land use techniques and construction
methods to minimize housing costs
Ongoing
Planning Dept. and
Building Dept.
The City continues to encourage the
use of innovative land use techniques
and construction methods to minimize
housing costs. The City continuously
updates the Building and other
construction codes of the City in
accordance with the requirements of
the California Building Standards
Commission.
This program should be
continued.
1g: Provision of Adequate Public
Facilities and Services
Continue to utilize environmental and other
development review procedures to ensure
that all new residential developments are
provided with adequate public facilities and
services
Ongoing
Planning Dept.
The City continues to utilize the CEQA
review process to ensure that all new
residential developments are provided
with adequate public facilities and
services.
This program should be
continued.
t+
S oa2. a9 «i1i a ath0d dveo:
Program 2a: Density Bonus
4n t sdtl a a, ydbea l047a cr..mnTdca
Develop guidelines for implementation of the
state density bonus provisions by the end of
2001
wnr co. e..xougeh
.... r, w.- «....h.
End of 2001
.-6 . l
, .
} „,. il�f.;>.- .l
. JGi.,.... t...i*3..1..t. .]
bY � .i�'._..... AN�"
Planning Dept.
A comprehensive revision to the
Zoning Code was adopted in 2010,
which incorporated current state
requirements for density bonus
(Chapter 11.4.55, Affordable Housing
Bonus)
This program is no longer
necessary.
Implementation of the
density bonus ordinance
will continue, however.
Promote the use of density bonuses among
potential residential developers
Ongoing
Planning Dept.
City staff has discussed the use of
density bonuses with potential
residential developers. However, no
developers have requested a density
bonus as part of a development
application.
This program should be
continued as an
implementation measure.
Program 2b: Affordable Housing
Resources
Compile a list of nonprofit housing
developers active in Orange County by mid-
2001
Mid -2001
Planning Dept.
A list of non - profit housing developers
is included in the 2008 -2014 Housing
Element (Appendix C- Public
Participation).
This activity should be
continued as part of
Program 2.
Network with qualified nonprofit housing
developers to explore opportunities for
affordable housing development
Ongoing
Planning Dept.
City staff met with representatives of
Mercy Housing to discuss affordable
housing development as part of a
conversion of an existing hotel to
apartments. Mercy Housing ultimately
determined to not pursue the
conversion.
This activity should be
continued as part of
Program 2.
A -3
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A - Evaluation of Prior Housing Element
Goal /Program
Objectives
Time Frame
Responsible
Agency
Accomplishments
Future Policies and
Actions
Explore a variety of funding resources, such
as Low Income Housing Tax Credits;
periodically consult with the State
Department of Housing and Community
Development (HCD) for current and new
funding availability
Ongoing
Planning Dept.
The City considered filing applications
for funding for several multi - family
residential rehabilitation programs
during the planning period although
none was determined to be feasible.
This activity should be
continued as part of
Program 2.
Provide interested developers an inventory
of residential sites available for development
Ongoing
Planning Dept.
Planning Staff has maintained a list of
residential sites available for
development.
This activity should be
continued as part of
Program 2.
Pursue adoption of an inclusionary housing
ordinance with an in -lieu fee option to
facilitate provision of affordable housing (see
Program 2e)
The City determined to not pursue
such an ordinance, and has imposed
inclusionary housing fees on
developments within the Coastal Zone
on a case -by -case basis.
Continue to impose
inclusionary requirements
on a case -by -case basis.
Program 2c: Land Write -Downs
and Off-Site Improvements
Consider subsidizing the cost of land and off-
site improvements for affordable housing
development on a project- specific basis
Ongoing
Planning Dept. and
Redevelopment
Agency
The City considered utilizing
Redevelopment funds to assist in the
rehabilitation of an existing 4 -unit
apartment with a requirement that 50%
of the units be made available at low-
moderate rental rates, but determined
to not proceed with the process based
on public controversy.
The City will consider
modifying the fee
schedule to reduce off -
site costs for affordable
housing projects.
Program 2d: Preserve the Existing
Affordable Housing Stock
Continue to monitor the terms of the tenant
ownership agreement for the Seal Beach
Trailer park
2001/2002
Redevelopment
Agency
The Redevelopment Agency issued
bonds in 2000 to allow for the
acquisition of the Seal Beach Trailer
park by LINC Housing, a 501(c)(3)
non - profit agency to own and manage
the Seal Beach Trailer Park. In 2009
the ownership of the park was
transferred to Seal Beach Shores, Inc,
a resident -owned 501(c)(3) non - profit
entity
This program should be
continued as a
monitoring activity.
By December 2001, compile a list of multi-
family properties for potential acquisition/
rehabilitation and purchase of affordability
covenants
2001/2002
Redevelopment
Agency
The City Council determined to not
undertake this activity.
This program should be
discontinued.
A -4
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A — Evaluation of Prior Housing Element
GoallProgram
Objectives
Time Frame
Responsible
Agency
Accomplishments
Future Policies and
Actions
Program 2e: Inclusionary
Housing /In -Lieu Fee
Pursue adoption of an inclusionary housing
ordinance to increase the supply of
affordable housing in the community
2001/2002
Planning Dept.
The City determined to not pursue
such an ordinance, and has imposed
inclusionary housing fees on
developments within the Coastal Zone
on a -by -case basis.
This program should be
discontinued.
roa`
9 serve te kPr b
Program 3a: Section 8 Rental
Assistance
a9 .. o�find
oh_. .,„...
0;900_1019_
Continue to provide Section 8 rental
assistance to very low income households
^^_:
. ...�
.— _I.00b
Ongoing
, 1 g n
. .—ti.
,9411 _n t 0( �
Housing Authority of
the County of Orange
and the Seal Beach
Planning Dept.
".case
tl ,� i �t^.oda a �
a fn� oVNka fz. co
o � ih. ' �
- -
� .awer h a ,.
� $L .�
The City continues to contract with the
County of Orange Housing Authority
for participation in the Section 8 rental
assistance program.
This program should be
continued.
Assist the County Housing Authority in
promoting the Section 8 program to property
owners and eligible renters by publicizing the
program in the City's website, the City
newsletter, local libraries, and within Leisure
World
Ongoing
Housing Authority of
the County of Orange
and the Seal Beach
Planning Dept.
The City has promoted the availability
of the Section 8 rental assistance
program in the City newsletter, through
the local newspaper, and at local
libraries.
This program should be
continued.
Program 3b: Shared Housing
Program
Create a shared housing program by
December 2001; distribute program
information at Leisure World, City libraries,
and on the City website
2001/2002
.
Redevelopment
Agency and Planning
Dept.
The City Council determined to not
undertake this activity due to staffing
limitations.
This program should not
be continued.
Program 3c: Mortgage Credit
Certificates
Continue participation in the MCC program;
distribute program information at City
libraries and on the City website
Ongoing
Planning Dept.
The City currently participates in this
program offered by the County of
Orange. It is unknown how many units
have actually received funding by this
program.
The City should continue
to publicize this program,
if available.
Program 3d: Maintenance of
Affordability Covenants on City
and Agency Assisted Housing
Maintain the affordability of any very low,
low, and moderate income housing units
assisted with public funds
Ongoing
.
Redevelopment
Agency and Planning
Dept.
All units assisted with public funds
were located in the Seal Beach Trailer
Park. The Redevelopment Agency has
provided approximately $120,000 per
year in funding to the tenants of the
Seal Beach Trailer Park to off-set
increased costs in the 2000 acquisition
of the Park by LINC Housing.
This program should be
continued.
final 4 Ala t►tain ed,011.110.00,
,' :.. ,
Program 4a: Home Improvement
Program — Owner- Occupied .
Housing
irn..::r. ' -, :.�' -
i riti t,
#.fie x(, . clual�ty,.. lies,, e.. a,nei ti
Restructure program design to increase
participation by homeowners
iT .rTK'�
—1.190 ,.. al
Mid -2001
ee._
Redevelopment
Agency
'; g"" .SM ^v f4 .�'�Si k ��1�k
. ��.
r it.:' r 1+ Y.�::
,
Program was re- structured by
CivicStone, the City's consultant, in
order to increase participation by
homeowners.
This program should be
continued.
A -5
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A - Evaluation of Prior Housing Element
Goal /Program
Objectives
Time Frame
Responsible
Agency
Accomplishments
Future Policies and
Actions
Promote the program through distribution of
program brochures at City libraries and
Leisure World, and advertisement on City
website
Ongoing
Redevelopment
Agency
CivicStone also developed an
expanded outreach program which
became so successful that the City had
to institute a "lottery" drawing program
to select participants.
This program should be
continued.
Achieve repair and rehabilitation of 20 units
per year for a total of 100 units
Ongoing
Redevelopment
Agency
Between 2000. and 2010 the Agency
has funded a total of 65 owner-
occupied rehabilitation projects.
This program should be
continued.
Program 4b: Home Improvement
Program — Rental Housing
Promote the program through distribution of
program brochures at City libraries and at
Leisure World, and advertisement on City
website
Ongoing
Redevelopment
Agency
The City Council determined to not
undertake this activity. See discussion
under Program 2c, above.
This program should be
discontinued.
Achieve rehabilitation of 4 rental units per
year for a total of 20 units
Ongoing
Redevelopment
Agency
The City Council determined to not
undertake this activity.
This program should be
discontinued.
Pursue rehabilitation and deed - restriction of
Beach Hotel
by 2003
Redevelopment
Agency
The City Council determined to not
undertake this activity.
This program should be
discontinued.
Program 4c: Condominium
Conversion
Continue to enforce the Condominium
Conversion Ordinance
Ongoing
Planning Dept.
The City continues to enforce the
Condominium Conversion Ordinance.
No applications for a conversion were
submitted to the City during the period
of this report.
This program should be
continued.
Program 4d: Replacement
Housing in Local Coastal Zone
Continue to review development projects on
a case -by -case basis to ensure that
replacement of low and moderate income
housing is provided or a fee is paid by the
developer in lieu of replacing the affordable
units
Ongoing
Planning Dept.
The City has imposed inclusionary
housing fees on developments within
the Coastal Zone on a case -by -case
basis.
This program should be
modified to comply with
the requirements of state
law.
Program 4e: Housing Conditions
Monitoring
Survey the targeted beach area to identify
housing units with deferred maintenance
issues and mail brochures about the City's
rehabilitation programs to owners of the
identified units
Annually
Building Dept. and
Code Enforcement
CivicStone conducted a survey and
targeted its initial public outreach
program to properties needing repairs.
Several of the identified properties
participated in rehabilitation loan and
grant programs offered by the City.
This program should be
continued.
Program 4f: Zoning and Building
Codes Enforcement
Continue to enforce the City's zoning and
building codes
Ongoing
Building Dept. and
Code Enforcement
The City continues to enforce the
zoning and building codes. The City
maintains the service of a Code
Compliance Officer on a contractual
basis at a staffing level of 20 hours per
week.
This program should be
continued.
A -6
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A — Evaluation of Prior Housing Element
Goal /Program
Objectives
Time Frame
Responsible
Agency
Accomplishments
Future Policies and
Actions
:.GoaI.:5 Promote a ual:hausln
Program 5a: Fair Housing
Services
.o ortumtiO far;all et'sbtrii:re ardi ss
Continue to provide fair housing and
tenant/landlord counseling services
bf race coIot :tlat)bn4on
Ongoing
ifs :a ctYst
Fair Housing Council
of Orange County
;x01.1 iatl gi mat•ital taiutr o>`
tt fal tat s
The City continues to refer interested
parties to the Fair Housing Council to
provide fair housing and
tenant/landlord counseling services.
This program should be
continued.
Program 5b: Removal of
Architectural Barriers
Restructure the Home Improvement
Program to encourage participation by
elderly and disabled residents
Early 2001
Redevelopment
Agency
The City has been successful in
restructuring its program in providing
this type of assistance. Since 2005 the
City has assisted over 430 households
in Leisure World with Orange County
Community Development Block Grant
funds to remove architectural barriers
in restroom areas particularly.
This program should be
continued.
Program 5c: Housing Information
and Referral Services
Continue to support the housing and referral
services provided by the Housing Authority
of Orange County
Ongoing
Housing Authority of
the County of Orange
The City continues to refer interested
parties to the Orange County Housing
Authority regarding affordable rental
and home ownership opportunities.
This program should be
continued.
A -7 March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A — Evaluation of Prior Housing Element
Table A -2
Appropriateness of Housing Element Goals and Policies
City of Seal Beach
2001 — 2008
Goal
Policy
Appropriateness
(=acil�tate the devt;lopment bf a varfety;bf housing �yp�g for,aiC lrcum`�,lerei�,ct',►rreet th�,��iri k ng�ant! fltture;needs'af'restde > i
Goat2 - A §laf in the ;development of a equate
()Ave
needo of (ow and rna Igraf6 n6bme`
se otd
Policy 2a: Expand housing opportunities for households with special needs such as the elderly, disabled, large households, female headed
households, and the homeless.
Policy 2b: Provide incentives for and otherwise encourage the development of new affordable housing for low and moderate income
households.
Policy 2c: Investigate and pursue programs and funding sources designed to expand housing opportunities for low and moderate income
households including the elderly and disabled.
Policy 2d: Direct the construction of low and moderate income housing to sites that are:
• located with convenient access to schools, parks, public transportation, shopping facilities, and employment opportunities;
• adequately served by public utilities;
• adequately provided with police and fire protection services;
• compatible with surrounding existing and planned land uses;
• minimally impacted by noise, flooding, or other environmental constraints; and
• outside of areas of concentrated lower income households.
Adaret„s,r
Policy 3a:
. ,.liz �; r!Y,t"i+ ,,.".`vi`T tsr V+r
ere "a o rlate and legatl , mesIbte'rentove drVernniental coniarat its to ttie mainte►iartceimproiterriei
Assist City residents in securing decent, safe, and affordable housing.
Appropriate - retain
Appropriate - retain
Appropriate - retain
Appropriate - retain
ddAlevetop enk housln
Appropriate - retain
Policy 3b: Conserve the affordability of housing units assisted with public funds through affordability covenants or resale controls.
Appropriate - retain
A -8
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A - Evaluation of Prior Housing Element
Goal
Policy
Appropriateness
Policy 3c: Investigate and pursue programs and funding sources designed to maintain and /or improve the affordability of existing housing
units to low and moderate income households
Appropriate - retain
t'
0+,' 2..
�st3o f)4 tM�i
, i....,
.: x+.� : + ;Fay. , :in. 016-70-3- ... ° �� -rnn . -«.,.. F ,..:,. :� _..... TA R1 > „*.-r r -rr
.'j i. { :4 {' r yk. 'Y•,
' .. , , .« ,,_. .. ,,. ., „:. :..4 ' ,4....• 'rtr ,.M .' �l ,,z ,: .7 a
fain and en e,tNe. ui llt .6f resld nttbl,rtof(,�j bo Neods to aL � .: �> j yt . �y,},,
_ .. _ �'1JN « r f.l.S n .._ y�
i�:,.f' ..r. ,.. .t. ..r, W:c; �.. �...,':s�«.m.r -: r...: J r � -c <. a ate} v :.�,�Yi. i�ii} �Z�N+� [��i y.� U�2 ��$
t j x7 Y... , t, >... ?, ,.. }..
}� ^�Y't.t� vllr� A'NYLa1[
fZS> a v
Policy 4a: Encourage the maintenance and rehabilitation of existing owner occupied and rental housing where feasible.
Appropriate - retain
Policy 4b: Promote the removal and replacement of those substandard units that cannot be rehabilitated
Appropriate - retain
Policy 4c: Investigate and pursue programs and funding sources available to assist in the improvement of residential property,
Appropriate - retain
Policy 4d: Encourage the continued affordability of housing units rehabilitated with public funds
Appropriate - retain
Policy 4e: Discourage the conversion of existing apartment units to condominiums where such conversion will diminish the supply of housing
affordable to low and moderate income households
Appropriate - retain
-Policy
4f: Promote the conservation and rehabilitation of older neighborhoods, preventing the encroachment of incompatible commercial or
industrial uses into established neighborhoods
Appropriate - retain
Policy 4g: Assist all residents wherever possible in securing decent, safe, and adequate housing
Appropriate - retain
Policy 4h: Promote a safe, healthful, aesthetically pleasing environment that strengthens individual and family life
Appropriate - retain
Policy 41: Preserve and enhance viable residential neighborhoods and strengthen neighborhood identity
Appropriate - retain
Policy 4J: Upgrade and improve community facilities and municipal services in keeping with community needs
Appropriate - retain
Policy 4k: Encourage the use of innovative land use techniques and construction methods to minimize housing costs without compromising
basic health, safety, and aesthetic conditions
Appropriate - retain
Policy 41: Periodically reexamine local building and zoning codes for possible amendments to reduce construction costs without sacrificing
basic health and safety considerations
Appropriate - retain
, 't
w. al�pr._
wn �,._.
i ^t'.? .- .�;.�,. ,..r r.:, .�.^.^^a�, + +.^rz�- c.,.y,:;"T -n . ^,. ^ �, �^•n -:..,^ ;^r, : .�. .. v.... l ;r:�..._. rn^sr-... -•-, ,�^:..;.,...,,� -. -r ..,�
i,... -rte �•z•�;1,: „..�,;{.<
ombte,egtlal liii64 � oppert 1716 s fo f.ali2r�bns re' at•dli;: -qf race, iolor tiii# aLort trf -: ►1Cbstr - ei� la t e' . ntal it tug otAf 1T g
_ � ..s......� .... ��.�,. �. ...„n�,.. ,... �r, t�_ ....:x�rl� .�...:,r.�..,��.���, �t..,z„at,�� �::.��.�,,�.:.L,u �.���x �, to
t l A ..'� 777'
�5t..xc.�.��
Policy 5a: Promote fair housing practices throughout the community.
Appropriate - retain
Policy 5b: Encourage the development of housing that meets the special needs of disabled and elderly households
Appropriate - retain
Policy 5c: Promote the provision of housing to meet the needs of families and households of all sizes.
Appropriate - retain
A -9
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix A — Evaluation of Prior Housing Element
Table A -3
Residential Development by Income Category
City of Seal Beach
1998 -2010
Pro'ect!Site
Gen Plan/
Zonin '
1998 - 2005a
2006 - 2010b
Total
EL
VL
Low
Mod
U ' . er Total
EL
VL
Low
Mod
Upper
Centex Homes
RMD
83 83
Heron Pointe
RLD
15 15
48
48
Seal Beach Shores
Mobile Homes
RHD
25c
75
-' 100
■■
2 d
■-
2
Custom Homes
Totals
—
—,
�
25
11 11
-
75
109 209
2
_
48
50
o es:
a. January 1, 1998 — December 31, 2005
b. January 1, 2006 — December 31, 2010
c. Affordability covenants on existing mobile homes
d. New units
Source: City of Seal Beach
A -10 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix A - Evaluation of Prior Housing Element
Table A -4
Progress in Achieving Quantified Objectives 2001 -2008
City of Seal Beach
Program Category
Quantified
Objective
Progress
Very Low
Low
Moderate
Above Moderate
Total
a 3.
r•-
2001 -05*
0
0
0
109
109
15
5
13
33
76
35
47
107
265
Very Low
Low
Moderate
Above Moderate
Total
nserY�3bop* sS1St3n a�i '
50
50
20
120
2006 -10
0
2
0
45
47
16
9
7
32
Very Low
Low
Moderate
Above Moderate
6
60
60
25*
75*
25*
Total
126
125*
0
*Quantified objectives for new construction are for 1998 - 2005 RHNA period
**Seal Beach Shores Trailer Park preservation
A -11 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix A - Evaluation of Prior Housing Element
This page intentionally left blank.
A -12 March 2012
City of Seal Beach Housing Element Appendix B - Land Inventory
Appendix B
Land Inventory
This appendix provides additional detail regarding the land inventory analysis of potential
affordable housing development during the current RHNA period (2006 - 2014), as well as
an analysis of RHNA carryover from the previous planning period.
ASSUMPTIONS REGARDING AFFORDABILITY
State 1aw13 establishes a "default density" of 20 units per acre that is suitable for lower -
income housing in small metropolitan cities such as Seal Beach. The land inventory
analysis is therefore based on the affordability assumption.
RHNA CARRYOVER FROM THE PREVIOUS PLANNING PERIOD
State 1aw14 requires that any portion of the housing need from the previous planning
period that was not accommodated must be carried over to the next planning period. In
2001 the City submitted a draft Housing Element for the 2000 -2005 planning period for
review by HCD. Due to limited staff resources, a final Housing Element update was not
completed, however. Since the City's 2000 -2005 Housing Element was not finalized, an
analysis must be prepared of the City's regional housing needs for the previous period
and the extent to which adequate sites were available to accommodate those needs.
The RHNA allocation for Seal Beach in the previous planning period was 265 units, with
the income distribution as shown in Table B -1.
Table B -1
Regional Housing Growth Needs 1998 -2005
Very Low
76
Source: SCAG 1999
Low
Moderate
Above Mod
Total
35
47
107
265
Table B -2 shows the inventory of sites that were available in the previous planning period
compared to the RHNA. This inventory was described in the Draft 2000 -2005 Housing
Element that was submitted to HCD for review on June 25, 2001. The analysis
demonstrates that there was a shortfall of 32 lower- income units that should be carried
over to the current planning period.
13 Government Code Sec. 65583.2(b)(3)
74 Government Code Sec. 65584.09
B -1 March 2012
City of Seal Beach Housing Element
Appendix B — Land Inventory
Table B -2
Residential Sites Inventory Carryover Analysis
Site
2001 Housing Element
Hellman Ranch (Site 1)
Bixby Old Ranch (Site 2)
General Plant
Zonin
Specific Plan
Acrea . e
149
Max.
Density
dulac
Realistic
Density
dulac
Existin • Use 2000-2005
This site was approved for single - family
development.
Potential Units by Income
Category
Lower
Moderate
U..er
70
Total
70
RMD
15
This site was approved for single - family
development and construction began in 2001
75
75
Leisure World (Site 3
RHD
4
32
30
Vacant (RV storage)
120
120
Bixby Assisted Living (Site 4)
Exxon Oil Separation (Site 5)
Seal Beach Blvd /PCH (Site 6)
Limited Commercial Zone (Site 7)
RHD
4
This site was developed with a senior assisted
living facility in 2000 -2001.
Industrial/
Oil extraction
4
The General Plan and zoning designations on
this site did not allow residential use.
RMD
0.3
21
21
This site is developed with a small commercial
building.
6
0
6
Limited
Commercial
0.75
This site was comprised of 13 small vacant lots
and the zoning allows stand -alone residential
use. (Approximately half of the lots have been
developed)
13
13
Hotel Conversion (Site 8)
Other Sites
RHD
20
This site was developed with 4 single - family
houses.
4
4
TOTALS
1998 -2005 RHNA
Adequate Capacity?
Notes:
*Deed- restricted units (25 VL, 75 L/Mod, 25 Above Moderate)
126
137
263
158
47
107
265
(32)
(47)
Yes
B -2
March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix B - Land Inventory
POTENTIAL SITES FOR HOUSING DEVELOPMENT
There are not currently adequate sites with appropriate zoning to accommodate the
lower- income RHNA allocation for this planning period. In order to identify potential sites
for multi - family housing, a thorough analysis of potential sites was conducted. A list of
potential sites was prepared and vetted at several public meetings of the Ad Hoc
General Plan Committee, Planning Commission and City Council. A short list of seven
sites was identified that may have realistic potential for development (see Table B -3). This
list includes both vacant and underutilized parcels. With the appropriate zoning
amendments, the sites listed in Table B -3 have sufficient capacity to accommodate high -
density residential development commensurate with the City's remaining lower- income
need of 53 units during this planning period. Program 1 a in the Housing Action Plan
(Chapter V) includes a commitment to rezone parcels with sufficient capacity at a
density of at least 33 units /acre to accommodate this remaining need. The sites to be
evaluated are described below.
o Marina Park Expansion Site. This approximately 4 -acre property is located along
the southeast edge of First Street adjacent to Marina Park. It is zoned for oil
extraction and is currently vacant. The owner previously indicated a desire to
develop the site for residential use, but it is unknown if this is still the owner's intent.
The City recently submitted a Prop 84 parks grant for development of this site as
an expansion of Marina Park.
• Rossmoor Center. This property comprises a total of 39 acres, has a General Plan
designation of Commercial - General and is zoned General Commercial. An
underutilized parking area is located adjacent to existing multi -story residential use
at the northwest corner of the center.
o State Lands Property. This approximately 2.5 -acre site is located at the northeast
corner of First Street and Pacific Coast Highway. It is zoned for specific plan
regulation and is currently vacant. It is owned by the State and may be
incorporated into the Hellman Wetlands site.
o 1701 Adolfo Lopez Dr. This approximately 4 -acre property is zoned for light
manufacturing. It was formerly occupied by a metal fabricator and is currently
underutilized as a vehicle storage site. In 2006, a developer submitted an
application on behalf of the owner to build 87 attached single - family units on the
site.
• Boeing Parking Lot. This approximately 3 -acre site is located along the southern
edge of Westminster Avenue, east of Apollo Drive. It is zoned for specific plan
regulation and is currently developed with excess parking for the Gateway
Business Park /Boeing Facility. It is unknown whether Boeing is interested in
developing the site with residential uses.
• Sunset Aquatic Park. This approximately 20 -acre site is located at 2901 Edinger
Avenue. It is zoned for open space /parks and recreation and is developed as a
public park and marina owned by the County of Orange. Approximately 3.75
acres of the site is an underutilized parking lot currently used for boat storage. It is
B -3 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix B - Land Inventory
unknown whether the County is interested in developing this portion of the site for
residential uses.
0 490 Pacific Coast Highway (ARCO Station). This 0.5 -acre site is located at the
northwest corner of Fifth Street and Pacific Coast Highway. It is zoned for general
commercial use and is currently vacant. It was previously developed with an
automobile service station that was demolished as part of a recently completed
hazardous materials remediation on the site.
o Seal Beach Blvd. /Pacific Coast Highway. This 0.25 -acre parcel is developed with
an older commercial building currently occupied by a liquor /convenience store. It
has a General Plan designation of Limited Commercial and is zoned Residential
Medium Density. This zoning designation currently allows residential use at up to 21
units /acre, which is considered suitable for lower- income housing. Due to the age
and marginal condition of the structure, it is assumed that the entire site would be
redeveloped with a new residential or mixed -use project. Due to the small size of
the site, this parcel has been listed in the moderate income category.
B -4 March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix B — Land Inventory
Table B -3
Residential Sites Inventory 2008 -2014
Parcel
No.
Site
Current General
Plan/Zoning
Parcel
Acreage
+1-
Assumed
Density
dulac
Potential
Units
Comments
5
Marina Park Expansion site (Site 5 in
the 2001 Draft Element
Oil Extraction
4.0
20
80
Vacant land for which the City submitted a Prop 84 parks grant for development as an
ex.ansion of Marina Park
11
Shops at Rossmoor
General
Commercial
2.0
20
40
Excess parking behind shopping center that could be converted to mixed -use
development to allow residential use
12
State Lands Property (1st & PCH -
former casino site
Specific Plan
Res ulation
2 5
20
50
Currently vacant State owned property that may be incorporated in Hellman Wetlands
site.
14
1701 Adolfo Lopez Road (Accurate
Storase at Seal Beach Blvd.
Light
Manufacturin .
4.0
20
80
Former metal fabricator site currently used as vehicle storage that could be
redeveloped for residential use
15
Boeing parking lots along
Westminster
Specific Plan
R-•ulation
3.0
20
60
Excess parking for the Gateway Business Park /Boeing Facility that could be
redeveloped for residential use
19
Sunset Aquatic Park
Open Space/
Parks & Rec.
2.0
20
40
Excess parking at County -owned park and marina that could be redeveloped for
residential use
24
Former Arco Service Station (PCH &
5th
General
Commercial
0.5
33
16
Vacant property previously developed as an automobile service station that was
demolished durin. a recentl com•leted hazardous materials remediation
B-5 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix B - Land Inventory
Figure B -1
Sites Inventory Maps
Insert maps after sites are confirmed
B -6 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix B - Land Inventory
Figure B -2
Site Photographs - (update photos after sites are confirmed)
B -7 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix B - Land Inventory
0 Second Units. Second units are often occupied by family members with no rent
charged. If they are rented, studio or 1- bedroom units rent within the low
category, currently (201 1) up to $1,477 per month for a 2- person household based
on state income limits. Although no new second units were permitted during 2000-
2010, it is assumed that enhanced marketing efforts will facilitate property owners
to seek approval for 3 second units prior to the end of this planning period.
SUMMARY
Based on current land use plans and zoning, the City does not have adequate sites to
accommodate its remaining lower- income need of 51 units. Program 1 b in the Housing
Action Plan (Chapter V) includes a commitment to conduct a review of the potential
residential sites listed in Table B -2 and adopt zoning amendments that will provide
sufficient capacity to meet the needs identified in the RHNA for the current planning
period.
B-8 March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix C - Public Participation Summary
Appendix C
Public Participation Summary
Section 65583(c) (5) of the Government Code states that 'The local government shall
make diligent effort to achieve public participation of all the economic segments of the
community in the development of the housing element, and the program shall describe
this effort.' Public participation played an important role in the formulation and
refinement of the City's housing goals and policies and in the development of a Land
Use Plan which determines the extent and density of future residential development in
the community."
City residents and other interested stakeholders had many opportunities to recommend
strategies, review, and comment on the Housing Element update. Early in the process,
study sessions were held by the Planning Commission and City Council. The City's Ad Hoc
General Plan Citizens Advisory Committee held ## meetings over the course of the
project. A public workshop was held to solicit concerns and recommendations from
members of the community, and ## public hearings were held by the Planning
Commission and City Council. Representatives from organizations and groups interested
in affordable housing and persons with special needs were invited to participate
throughout the process via notices sent by direct mail and posted on the City website.
Service providers and interested parties that were included in the distribution of public
notices are shown in Table C -1. Table C -2 provides a summary of public comments along
with responses that are reflected in this Housing Element.
The following is a list of opportunities for public involvement in the preparation of this
Housing Element update.
Joint City Council /Planning Commission study session
Planning Commission study session
Ad Hoc Committee meeting #1
Ad Hoc Committee meeting #2
Ad Hoc Committee meeting #3
Ad Hoc Committee meeting #4
Joint City Council /Planning Commission hearing
Ad Hoc Committee meeting #5
Planning Commission hearing
City Council hearing
March 9, 2009
April 8, 2009
June 3, 2010
May 10, 2011
June 14, 2011
August 9, 2011
October 10, 2011
February 14, 2012
March 14, 2012
April 9, 2012 (tentative)
C -1
March 2012
City of Seal Beach 2008 -2014 Housing Element
Appendix C — Public Participation Summary
County of Orange
Director of Planning
PO Box 4048
Santa Ana, CA 92702
Linda Lang
OC Association of Realtors
25552 La Paz Road
Laguna Hills, CA 92653
The Related Companies of California
Frank Cardone
18201 Von Karman Ave Ste 900
Irvine, CA 92612
Dayle McIntosh Center
13272 Garden Grove Boulevard
Garden Grove, CA 92843 -2205
Kate Klimow
VP Govemment Affairs
OC Business Council
2 Park Plaza, Suite 100
Irvine, CA 92614
Steve Mendoza
Community Development Director
City of Los Alamitos
3191 Katella Ave.
Los Alamitos, CA 90720
Bryan Starr
Executive Officer
BIA Orange County Chapter
17744 Sky Park Circle, Suite 170
Irvine, CA 92614
The Olson Company
3020 Old Ranch Pkwy., Suite 400
Seal Beach, CA 90740
Table C -1
Public Notice Distribution List
City of Seal Beach Housing Element Update
Kennedy Commission
Linda Tang
17701 Cowan Ave., Suite 200
Irvine, CA 92614
Public Law Center
Kenneth Babcock
601 Civic Center Drive West
Santa Ana, 92701
Community Housing Resources, Inc.
Joseph Jimenez Singh
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
Max Gardner
Interim CEO & President
Orange County United Way
18012 Mitchell Ave South
Irvine, 92614
OC Housing Trust
Glenn Hayes, Exec. Director
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
Doug Mclsaac
Community Development Director
City of Westminster
8200 Westminster Blvd.
Westminster, CA 92683
Fair Housing Council
201 South Broadway
Santa Ana, CA 92701 -5633
Shelley Amendola
OC Housing Providers
25241 Paseo de Alicia, # 120
Laguna Hills, CA 92653
Jamboree Housing Corp.
Laura Archuleta
17701 Cowan Ave. Suite 200
Irvine, CA 92614
Habitat for Humanity of OC
2200 S. Ritchey St.
Santa Ana, CA 92705
Neighborhood Housing Services of Orange
County
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
Scott Hess
Director of Planning & Building
City of Huntington Beach
PO Box 190
Huntington Beach, CA 92648
County of Orange
Housing & Community Services
1770 N. Broadway
Santa Ana, CA 92706
Legal Aid Society of Orange County
2101 N. Tustin Ave
Santa Ana, Califomia 92705
C -2
March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix C - Public Participation Summary
Table C -2
Summary of Public Comments
City of Seal Beach Housing Element Update
Comment
Response
Can the City target housing assistance programs for City
employees such as Police officers?
The City could provide housing assistance to City employees as
part of employment contracts, or these personnel could also be
eligible for other programs that are not restricted to City employees
What is the deadline for completing the Housing Element update?
The due date was July 2008, and the update must be completed
as soon as possible prior to the end of the planning period in 2013.
What is the status of the previous Housing Element?
The Housing Element for the previous planning period was
adopted in 2001 but did not receive final approval from HCD.
What are the consequences of non - compliance?
Jurisdictions that are out of compliance with state law may lose
eligibility for some funding programs, and are also subject to a
carryover of their unaccommodated affordable housing need. Such
jurisdictions will also be required to prepare subsequent updates
every 4 years rather than on an 8 -year cycle. Additionally, a court
can suspend the City's authority to issue building permits, mandate
the approval of applications for affordable units or homeless
shelters, or order the City to draft a Housing Element that complies
with state Planning and Zoning Law.
Doesn't the Redevelopment Agency generate funding for
affordable housing?
Yes, the Low /Moderate Income Housing Fund is mainly used to
assist mobile homes in the Seal Beach Trailer Park. The
Successor Agency to the Seal Beach Redevelopment Agency has
listed the rental subsidy program on its enforceable obligation
schedule.
Can the City meet its regional housing needs through rehabilitation
of existing units in need of repair?
Under certain circumstances, up to 25% of the City's regional need
can be met through the substantial rehabilitation of deteriorated
housing. Other options also include preservation of affordable units
that are at risk of conversion to market -rate, and conversion of
units to affordable status through the purchase of affordability
covenants.
Can excess beds in a jail be used to satisfy emergency shelter
requirements?
Emergency shelter facilities would need to be available in a
permanent, year -round facility in order to satisfy legal
requirements.
What density is required for affordable housing?
State law assumes a "default density" of at least 20 units /acre for
lower- income housing in small metropolitan cities
Can churches provide emergency shelter facilities that qualify for
meeting the City's needs
Yes, as long as the facility is operated year- round.
Could the Naval Weapons Depot accommodate the City's
affordable housing or emergency shelter needs?
It is uncertain whether the Navy would allow civilian housing
development on the base. Staff has recently contacted the Navy
to discuss the issue.
There is a large unused parking lot behind Rossmoor Center that
could be used for new housing.
This site is currently being considered for residential designation
as part of the Housing Element update process.
The liquor store property at the comer of Seal Beach Blvd and
PCH currently allows mixed use
This site is listed in the City's land inventory (Table B -3)
The Boeing parking lot is largely unused and could accommodate
housing or an emergency shelter.
This site is currently being considered for potential use for an
emergency shelter.
Can second units satisfy the City's affordable housing need?
Second units can address a portion of the need, depending on the
recent history of development and incentives that could be offered
to encourage more homeowners to build second units.
C -3
March 2012
City of Seal Beach 2008 -2014 Housing Element Appendix C — Public Participation Summary
Comment
Response
Affordable housing at the Rossmoor Center would cause noise,
traffic, pollution, and would hurt adjacent property values. Any
zone change would also require the permission of the property
owner
Subsequent to the adoption of the Housing Element, the City will
evaluate potentially significant environmental impacts such as
noise, traffic, and air quality impacts, in the manner required by the
Califomia Environmental Quality Act before rezoning the
Rossmoor site or any other site under consideration.
Additional affordable housing should be located in Old Town.
The Ad Hoc Committee and the City Council reviewed a wide
variety of potential housing sites and initially identified the
Rossmoor Center site as the most appropriate location for new
affordable housing. The Ad Hoc Committee has since reviewed an
expanded list of sites and forwarded the sites discussed in Table
B -3 to the Planning Commission and City Council for further
consideration prior to adoption of the Housing Element.
When will the Rossmoor Center project be built?
There is not currently an affordable housing development
proposed for the Rossmoor Center property. The City's obligation
under Housing Element law is to ensure that adequate sites with
appropriate zoning are available to accommodate the City's
regional housing need. Subsequent to adoption of the Housing
Element, the City will be required to process zoning amendments
needed to make adequate sites available. These zoning
amendments will require CEQA analysis and will provide additional
opportunities for public comment at public hearings of the Planning
Commission and City Council.
C -4 March 2012
ATTACHMENT "C"
REVISED POTENTIAL SITE ANALYSIS
MATRIX
FEBRUARY 14, 2012
Page 7
POTENTIAL HOUSING SITES
AND ANALYSIS MATRIX
Parcel
No.
Site (Address/APN)
( )
Current General Plan/Zoning
g
Acres
( + / -)
Current Allowable
Density (du /ac)
Probable/
Potential
Density
Total
Units
1
Hellman Wetlands (Site 1 in the 2001 Draft Housing Element)
Specific Plan Regulation
100.0
0
0
2
Centex Homes (Site 2 in the 2001 Draft Element)
Leisure World (Site 3 in the 2001 Housing Element
Sunrise Senior Living (Site 4 in the 2001 Draft Element)
RHD -33
RHD -PD
General Commercial
15.0
4.0
4.0
33
Undefined
15 /ac
60
3
4
5
Marina Park Expansion site Site 5 in the 2001 Draft Element
Oil Extraction
4.0
6
Southeast corner of Seal Beach Blvd. and PCH (Liquor Store) (Site 6 in the
2001 Draft Element)
Limited Commercial / RMD
0.25
21 /ac
21 /ac
6
7
Seal Beach Boulevard south of PCH (Site 7 in the 2001 Draft Element)
Marina & 4th Street (Site 8 in the Draft 2001 Element
Limited Commercial / RMD
RHD -20
8
9
Seal Beach Shores
RHD -33
10
Zoeter School Site (Site 7 in the 2001 Housing Element)
General Commercial
1.5
Currently Not Allowed
11
Shops at Rossmoor
General Commercial
2.00
Currently Not Allowed
33 /ac
66
12
State Lands Property (1st & PCH - former casino site)
Specific Plan Regulation
2.5
Currently Not Allowed
0
0
13
City parcel @ end of Adolfo Lopez Road
Public /Semi Public
0.3
Currently Not Allowed
0
0
14
1701 Adolfo Lopez Road (Accurate Storage at Seal Beach Blvd.)
Light Manufacturing
4.0
Currently Not Allowed
15
Boeing parking lots along Westminster
Specific Plan Regulation
3.0
Currently Not Allowed
25 /ac
75
16
Naval Weapons Station (RV Storage area on Seal Beach Blvd.)
Military
2.25
Currently Not Allowed
0
0
17
Hellman Oil Field
Specific Plan Regulation
50.0
Currently Not Allowed
0
0
18
DWP Site
Specific Plan Regulation
10.0
20
0
19
Sunset Aquatic Park
�o� o -
20.0
Currently Not Allowed
46
92
20
Old Ranch Golf Course
Recreation Golf
1.0
Currently Not Allowed
33
33
21
Animal Care Shelter
Public /Semi Public
0.9
Currently Not Allowed
0
0
22
Former Pacific R-0-W between 14th - SBB
RHD -20
0.8
20
20
23
City well site on Naval Weapons Station site
Military
1.5
Not Allowed
33
50
24
Former Arco Service Station (PCH & 5th)
General Commercial
0.5
Not Allowed
33
16
25
Ci Parks
Parks /O.en S•ace
-_
ATTACHMENT CHMENT "D"
December 16, 2011 letter from HCD
Page 8
SIATF OF A IFORNIA - BUSINESS TRANSPORTATION AND HOUSING AGENCY EOMUNO G BROWN R..lilwemnf
DEPARTMENT"OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
1800 Third Street, Suite 430
P. 0. Box 952053
Sacramento, CA 94252 -2053
(916) 323 -3177 / FAX (916) 327 -2643
WWW.hcd.ca.gov
. December 16, 2011
Mr. Mark Persico
Director of Development Services
City of Seal Beach
211 Eighth Street
Seal Beach, CA 90740
Dear Mr. Persico.:
City of Seal Beach
Nei 9 2011=
Department of
Devninpmc it iiC.: ,ices .
RE: Review of the City of Seal Beach's Draft Housing Element
Thank you for submitting Seal Beach's draft housing element received for review on
October 17, 2011 with revisions received on December 1, 2011. The Department is
required to review draft housing elements and report the findings to the locality pursuant
to Government Code Section 65585(b). A telephone conversation on
November.16,.2001 with you and Mr. John Douglas, the City's Consultant, facilitated the
review, In additiori,•the Department considered comments pursuant to Government Code
Section 65585(c).
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State housing element law (Article 10.6 of the Government
Code). In particular, the element must include complete analyses of identified sites and
governmental constraints. The enclosed Appendix describes these and other revisions
needed to comply with State housing element law.
The Department is committed to assist Seal Beach in addressing all statutory .
requirements of housing element law. If you have any questions or need additional
technical assistance, please contact Melinda Coy, of our staff, at (916) 445 -5307.
Sincerely,
Glen A. Campora , . .
Assistant Deputy Director
Enclosure
APPENDIX
CITY OF SEAL BEACH
The following changes would bring Seal Beach's housing element into compliance with
Article 10.6 of the Government Code. Accompanying each recommended change, we cite the
supporting section of the Government Code.
Housing element technical assistance information is available on the Department's website at
www.hcd.ca.gov /hpd. Refer to the Division of Housing Policy Development and the section
pertaining to State Housing Planning. Among other resources, the Housing Element section
contains the Department's latest technical assistance tool Building Blocks for Effective Housing
Elements (Building Blocks) available at www.hcd.ca.gov /hpd /housing element2 /index.php, the
Government Code addressing State housing element law and other resources.
A. Housing Needs, Resources, and Constraints
1. include an inventory of land suitable for residential development, including vacant
sites and sites having the potential for redevelopment, and an analysis of the
relationship of zoning and public facilities and services to these sites
(Section 65583(a)(3)). The inventory of land suitable for residential development shall
be used to identify sites that can be developed for housing within the planning period
(Section 65583.2).
Seal Beach has a regional housing need allocation (RHNA) of 57 housing units, of
which 22 are for Tower- income households. The City also has identified an
unaccommodated need from the previous planning period pursuant to Chapter 614,
Statutes of 2005 (AB 1233). To demonstrate the adequacy of the identified site and
strategies, the element must include complete analyses:
Progress in Meeting the RHNA: The element indicates (page A -10) that two
replacement mobilehome units affordable to low- income households have replaced
prior units in the current planning period and credits these units towards meeting the
RHNA. Pursuant to conversations with staff, these units are in an existing
mobilehome park in spaces which have been previously occupied. The element must
demonstrate whether the units meet the eligibility requirements under adequate site
alternative option, Government Code Section.65583.1(c). Further information can be
found in the Building Blocks at
http: / /www.hcd.ca.gov /hpd /housing element2 /SIA adegsites.php.
• Addressing Unaccommodated Need from the Previous Planning Period (AB 1233):
As indicated in the element (page B -1), Seal Beach failed to make adequate sites
available to accommodate the regional housing need in the prior planning period and
therefore must zone or rezone sites to accommodate any unaccommodated need
pursuant to AB 1233. To determine the amount of unaccommodated need from the
previous planning period, the element subtracts from the previous RHNA the capacity
of sites which were zoned for multifamily use and found suitable for development
within the previous planning period and rehabilitation of the Seal Beach Shore Mobile
Homes (page B -2). However, to credit rehabilitation of the Seal Beach Shore Mobile
Homes, the element must demonstrate that the units meet the eligibility requirements
under adequate site alternative option, Government Code Section 65583.1(c).
-2-
For example, the element could evaluate whether the units qualify under the
substantial rehabilitation section of Government Code Section 65583.1(c)(2)(A).
Specifically, to credit rehabilitated units, the statute requires the units were found to
be unfit for human habitation pursuant to Section 17995.3 of the Health and Safety
(H &S) Code and for rehabilitation to have resulted in a net increase in the number of
housing units affordable to very low- and lower- income households. Please be
aware, to be eligibleto credit units under Government Code Section 65583.1(c), the
element must demonstrate the City has met some portion of its share of the regional
need for affordable housing, for low- and very low- income households during the
current or immediately prior planning period. Further information can be found in the
Building Blocks at http: / /www.hcd.ca.aov /hpd /housing element2 /GS reviewandrevise.php
and htta: / /www.hcd.ca.gov /hpd /housing element2 /SIA adeasites.Dhp.
Please also note, AB 1233 requires the City to zone sufficient sites to accommodate
the unaccommodated need from the previous planning period within the first year of
the 2008 -2014 planning period. As this timeframe has lapsed, the Department cannot
find the element in compliance until the required zoning or rezoning is complete and
the element reflects that zoning.
Suitability of Non - Vacant Sites: The draft element does not identify any sites with
existing zoning allowing residential development to accommodate the City's RHNA.
As a result, the element includes Program 2 to rezone sites. While Table B -3
identifies two sites for potential rezoning, only the Rossmoor Center site has the
capacity to accommodate the required minimum 16 units pursuant to Government
Code Section 65583.2(h).
To demonstrate the suitability of the Rossmoor Center site, the element must
describe the existing uses sufficiently to demonstrate the potential for redevelopment
and evaluate the extent to which existing uses may impede additional residential
development. The evaluation should consider development trends, market
conditions, and regulatory or other incentives or standards to encourage additional
residential development on this site. This analysis is critical in demonstrating the
suitability of the Rossmoor site given this is the only site identified in the housing
element to accommodate the RHNA for lower - income households. For further
information, refer to the Building Blocks at
http: / /www.hcd.ca.gov /hpd /housing element2 /SIA zonina.php #nonvancant.
Sites with Zoning for a Variety of Housing Tvaes
Emergency Shelters: Program 7 proposes to amend the zoning code to permit
emergency shelters in the Boeing Specific Plan Zone (page V -5). However, pursuant
to Chapter 633, Statutes of 2007 (SB 2), the element must also demonstrate the
appropriateness of the identified zone and identify adequate capacity to
accommodate at least one year -round emergency shelter. To demonstrate capacity
-3-
within this zone, the element could include a brief description of the amount and
availability (e.g., vacant, re -use potential, etc.) of the identified sites to accommodate
an emergency shelter. To assist in addressing this statutory requirement, see the
Department's SB 2 technical assistance memo at
httD: / /www.hcd.ca.gov /hpd /sb2 memo050708.pdf.
2. Analyze potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the types of
housing identified in paragraph (1) of subdivision (c), and for persons with disabilities
as identified in the analysis pursuant to paragraph (7), including land use controls,
building codes and their enforcement, site improvements, fees and other exactions
required of developers, and local processing and permit procedures. The analysis
shall also demonstrate local efforts to remove governmental constraints That hinder
the locality from meeting its share of the regional housing need in accordance with
Section 65584 and from meeting the need for housing for persons with disabilities,
supportive housing, transitional housing, and emergency shelters identified pursuant
to paragraph (7) (Section 65583(a)(5)).
Land -Use Controls: While the element lists zoning and development standards in
Table 23, it must also include an analysis of the impacts of standards including the
cumulative impact on the cost and supply of housing and ability to achieve maximum
densities. For example, the element should specifically analyze the two- parking
space requirement for studio and one - bedroom multifamily units.
Local Processing and Permit Procedures: The element states senior independent
living /senior apartments are considered residential care facilities for the elderly
(page IV -14). While general multifamily uses are a permitted use in the residential
medium and high density zones, senior apartments are permitted only in the
professional office, service commercial, and general commercial zones and require a
conditional use permit (CUP). Non assisted living senior apartments should be
treated as any other multifamily use. As it appears the only differentiating factor is
the age restriction, the element should demonstrate how these provisions comply
with State and federal Fair Housing Laws (e.g., Government Code Section 65008).
Constraints on Persons with Disabilities: The element states Iicensed.residential
care facilities for six or fewer persons are only permitted by -right in the RHD zone
(page IV -14). According to the H &S Code 1267.8, 1566.3 and 1568.01 local
governments must treat residential care facilities for six or fewer residents as single -
family uses. The City may not disallow such developments in residential zones
where single - family uses are allowed nor require a CUP or variance not required of
other family dwellings in the same zone. The City may need to include a program to
amend its zoning ordinance to address this .requirement. Additional information and
sample analyses are available in the Building Blocks Constraints- Housing for
Persons with Disabilities section at
http: / /www.hcd.cagov /hpd /housing element2 /CON disabilities.phD.
-4.
3. Analyze the opportunities for energy conservation with respect to residential
development (Section 65583(a)(8)).
The element indicates the City enforces Tit1e24, describes conservation programs of
local utilities, and indicates the City adopted a resolution to waive fees for solar
installations. However, the analysis should identify opportunities for the City to
promote energy conservation in residential development. For example, the element
could include incentives to promote higher density housing along transit corridors,
encourage green building techniques and materials in new and resale homes,
promote energy audits and participation in utility programs, and facilitate energy
conserving retrofits upon resale of homes. Planning to maximize energy efficiency
and the incorporation of energy conservation and green building features can
contribute to reduced housing costs for homeowners and renters, in addition to
promoting.sustainable community design and reduced dependence on vehicles.
Such planning and development standards can also significantly contribute to
reducing greenhouse gases. Additional information on potential programs or policies
to address energy conservation objectives and a sample analysis is available in the
Building Blocks at http : / /www.hcd.ca.gov /hpd /housing element2 /SIA conservation.php and
the Department's Green Building and Sustainability Resources bibliography at
http •/ /www.hcd.ca.aov /hpd /green build.pdf.
B. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period,
each with a timeline for implementation, which may recognize that certain programs
are ongoing, such that there will be beneficial impacts of the programs within the
planning period, that the local government is undertaking or intends to undertake to
implement the policies and achieve the goals and objectives of the housing element
through the administration of land use and development controls, the provision of
regulatory concessions and incentives, and the utilization of appropriate federal and
state financing and subsidy programs when available. The'program shall include an
identification of the agencies and officials responsible for the implementation of the
various actions (Section 65583(c)).
Programs should be revised for compliance with Government Code Section 65583 in
order to ensure the beneficial impacts of the programs within the planning period. To
address the program requirements of Government Code Section 65583)(c)(1 -6), and
to facilitate implementation, programs should include: (1) a description of the City's
specific role in implementation; (2) definitive implementation timelines; (3) objectives,
quantified where appropriate; and (4) identification of responsible agencies and
officials. The element includes the same programs unchanged from the previous
planning period, yet the element acknowledges the programs were not successful.
The element should describe how programs could be revised based upon the analysis
of what has been learned from the results of the previous element pursuant to
Government Code Section 65588(a)(1)). Programs to be revised include, but are not
limited to the following:
-5-
Program 1 b (Land Use Compatibility): Describe how the Program will be
implemented.
Program 1e (Innovative Land Use and Construction Techniques): Provide specific
actions the City will implement to encourage the use of innovative land -use
techniques and constructions methods to minimize housing costs. For example, the
City could provide flexibility in development standards or siting requirements to
minimize costs associated with variance procedures.
Program 2b (Affordable Housing Resources): Describe when and how the City will
network with non - profit developers and explore new funding opportunities. The City
could commit to annual contact with nonprofit housing sponsors to coordinate and
implement a strategy for developing housing including assisting with site identification
and commit to assist, support or pursue funding applications.
Program 2c (Land Write Downs and Assistance with Off Site Improvements):
Describe the specific actions the City will take to implement this Program.
Program 3b (Mortgage Credit Certificates): The Program could provide timelines for
the development and distribution of Program information and quantify the households
expected to be assisted.
Program 4a (Home improvement Program): Provide specific timeframes for the
development and distribution of Program information.
2. identify adequate sites which will be made available through appropriate zoning and
development standards and with public services'and facilities needed to facilitate and
encourage the development of a variety of types of housing for all income levels,
including rental housing, factory-built housing, mobilehomes, and emergency shelters
and transitional housing. Where the inventory of sites, pursuant to paragraph (3) of
subdivision (a), does not identify adequate sites to accommodate the need for groups
of all household income levels pursuant to Section 65584, the program shall provide
for sufficient sites with zoning that permits owner - occupied and rental multifamily
residential use by right, including density and development standards that could
accommodate and facilitate the feasibility of housing for very low- and low - income •
households (Section 65583(c)(1)).
As noted in Finding A -1, the element identifies a shortfall of sites to accommodate its
current RHNA for lower - income households, along with an unaccommodated need
from the previous planning period. However, the element does not include a
complete site analysis to establish the adequacy of sites and zoning. Based on the
result from a complete sites inventory and analysis, the element may need to add or
revise programs accordingly. At a minimum, the element should be revised as
follows:
-6-
Program la (Provision of Adequate Sites for New Construction through the General
Plan and Zoning 'Ordinance): The proposed timeframe for rezoning is June 2013.
Please be aware, rezones must be completed early enough in the planning period for
development to occur.
Second Units: According to Table B3, the City is estimating the development of three
new second units prior to the end of the planning period. However, no second units
have been built in the current or previous planning period (page B -8). If utilizing
second units to accommodate the City's share of housing needs for Tower- income
households, the element must include an analysis supporting the realistic capacity of
second units in the planning period. The analysis must be based on the number of
units approved in the previous planning period, whether or not units are permitted by-
right, the need for the units in the community, the resources or incentives available for
their development and any other relevant factors pursuant to Government Code
Section 65583.1(a). For example, the City could expand Program lc or add new
programs to include resources or incentives encouraging the development of second
units.
3. The housing element shall contain programs which assist in the development of
adequate housing to meet the needs of extremely low -, very low -, low- and moderate -
income households (Section 65583(c)(2)).
While the element includes some programs to assist in the development of low- and
moderate- income households, pursuant to Chapter 891, Statutes of 2006 (AB 2634),
existing programs should either be expanded or new programs added to specifically
assist in the development of a variety of housing types to meet the housing needs of
extremely low- income (ELI) households. To address this requirement, the element
could revise programs to prioritize some funding for the development of housing
affordable to ELI households, and /or offer financial incentives or regulatory
concessions to encourage the development of housing types, such as multifamily,
single -room occupancy units, and supportive housing, which address some of the
needs of this income group.
4. The housing element shall contain programs which address, and where appropriate
and legally possible, remove governmental constraints to the maintenance,
improvement, and development of housing (Section 65583(0)(3)).
As noted in Finding A -2, the element requires a complete analysis of potential
governmental constraints. Depending upon the results of that analysis, the City may
need to revise or add programs and address and remove or mitigate any identified
constraints.
_7..
C. Public Participation
Local governments shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the housing element, and the
element shall describe this effort (Section 65583(c)(7)).
The element includes a general summary of the public participation process (page 1 -2) and
includes a list of organizations notified. However, the element should describe the success
of outreach efforts and how the element incorporated public input. The City should
continue efforts to achieve public participation including from low- and moderate - income
households. For more information and a sample analyses, see the Building Blocks at
http: /iwww.hcd.ca.gov /hpd /housing element2 /GS publicparticipation.php.
D. Consistent wy ith General Plan
The City should also note recent statutory changes to Government Code Section 65302
(Chapter 369, Statutes 207 [AB 162]) which requires amendment of the safety and
conservation elements of the General Plan to include analysis and policies regarding flood
hazard and management information upon the next revision of the housing element on, or
after, January 1, 2009. For additional information, please refer to Department's website at
http : / /www.hcd.ca.gov /hpd /hrc /plan /he /ab 162 stat07.pdf.
ATTACHMENT "E"
Draft Resolution
Page 9
PLANNING COMMISSION RESOLUTION NO. 12 -5
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION RECOMMENDING THAT THE CITY
COUNCIL ADOPT THE GENERAL PLAN 2008 -2014
HOUSING ELEMENT
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES
HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1. The State of California requires every jurisdiction to
periodically update its Housing Element to assure the housing needs of the
community are provided for. The proposed Housing Element would be for the
planning period of 2008 -2014. The 2008 -2014 Housing Element is attached to
the accompanying staff report as Attachment B and is hereby incorporated by
reference.
Section 2. With the assistance of independent consultant John
Douglas, AICP, City staff oversaw the preparation of the City's Housing Element,
with the ongoing input of the community, the Ad Hoc General Plan /Local Coastal
Plan Citizens Advisory Committee, the Planning Commission and the City
Council. Adoption of the 2008 -2014 Housing Element will result in a Housing
Element that better reflects the desires of the community while also maintaining
consistency with current State legislation.
Section 3. The Planning Commission conducted a duly noticed public
hearing on March 14, 2012.
Section 4. Pursuant to the requirements of the California Environmental
Quality Act (CEQA), the City completed an initial study to analyze whether the
proposed Housing Element would result in any significant impacts. The Initial
Study concluded that the Housing Element would not result in any significant
impacts on the environment. Thereafter, the Initial Study and Notice of Intent to
Adopt a Negative Declaration were completed and circulated for public review,
which commenced on March 7, 2012 and will end at 5:00 pm on April 6, 2012.
Section 5. On February 14, 2012, the Ad Hoc General Plan /Local
Coastal Plan Citizens Advisory Committee considered the revised Draft Housing
Element and a matrix showing 26 sites in the City that might accommodate
RHNA requirements. The 26 sites are attached hereto as Attachment C. Upon
considering the 26 sites, the Committee voted to submit 7 sites for Planning
Commission consideration.
Section 6. Based upon the foregoing, the Planning Commission
recommends that the City Council consider the sites listed on Exhibit A for
inclusion into the Housing Element.
1
Section 7. Based upon the foregoing, the Planning Commission hereby
recommends that the City Council adopt General Plan Amendment 12 -01,
adopting the City's Housing Element dated January 15, 2010 (Attached Exhibit
A), in order to further encourage the provision of housing in a manner which
adequately serves the needs of all present and future community residents in
compliance with State law.
PASSED, APPROVED AND ADOPTED by the Planning Commission of the City
of Seal Beach at a meeting thereof held on the 14th day of March, 2012 by the
following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Planning Commission Secretary
2
Sandra Massa - Lavitt, Chairwoman
Planning Commission
ATTACHMENT "F"
Initial Study and
Notice of Intent to Adopt a Negative Declaration
Page 10
NOTICE OF INTENT TO ADOPT / NOTICE OF AVAILABILITY
NEGATIVE DECLARATION
This serves as the City of Seal Beach's Notice of Intention to adopt a Negative Declaration for the 2008 -2014
Housing Element, prepared in accordance with the California Environmental Quality Act (CEQA), State CEQA
Guidelines and local implementation procedures.
PROJECT: 2008 -2014 Seal Beach Housing Element update
PROJECT LOCATION: Citywide
LEAD AGENCY: City of Seal Beach, 211 Eighth Street, Seal Beach, Califomia 90740.
PROJECT APPLICANT: City of Seal Beach, 211 Eighth Street, Seal Beach, Califomia 90740
DESCRIPTION: State law mandates that each city shall include a Housing Element in its General Plan, and that the
Housing Element be updated periodically. The Housing Element is required to analyze existing and projected housing
needs, and include goals, policies, quantified objectives, and scheduled programs for the preservation, improvement,
and development of housing. The proposed Housing Element covers the 2008 -2014 planning period. (Please see Initial
Study for additional information)
NOTICE IS HEREBY GIVEN THAT the City of Seal Beach proposes to adopt a Negative Declaration for the above -cited
project. The Negative Declaration is based on the finding that adoption of the Housing Element will not have a
significant adverse effect on the environment. Copies of the Negative Declaration (ND) and supporting materials are
available for review during the Public Comment Period (March 7, 2012 through April 6, 2012) at the following additional
locations:
1. City of Seal Beach Development Services Dept., 211 Eighth Street, Seal Beach, California 90740.
2. Mary Wilson Library, 707 Electric Avenue, Seal Beach, CA 90740
3. Rossmoor /Los Alamitos Library, 12700 Montecito Drive, Seal Beach, CA 90740
4. Leisure World Library (Leisure World residents only), 2300 Beverly Manor Road, Seal Beach, CA 90740
Written comments on the ND must be submitted by 5:00 p.m. on Friday, April 6, 2012 to: Jerry Olivera, Senior Planner,
City of Seal Beach, 211 Eighth Street, Seal Beach, Califomia 90740. Comments may also be faxed to 562 -430 -8763 or
sent by e-mail to JOlivera a(�,sealbeachca.gov
PUBLIC MEETINGS:
Date: March 7, 2012
Seal Beach Planning Commission hearing
Wednesday, March 14, 2012 at 7:30 PM
211 Eighth Street, Seal Beach (City Council Chambers)
Seal Beach City Council hearing
Monday April 9, 2012 at 6:30 PM
211 Eighth Street, Seal Beach (City Council Chambers)
OLt
i
J
POSTED
1448 0 7 2012
TOM DALY, CLERK-RECORDER
By
DEPUTY
City of Seal Beach
Development Services Department
211 Eighth St., Seal Beach, CA 90740
ENVIRONMENTAL CHECKLIST FORM AND ENVIRONMENTAL DETERMINATION
Project
Title:
2008 -2014 Seal Beach General Plan Housing Element Update
Lead Agency Name &
City of Seal Beach
Address:
Development Services Department
211 Eighth St., Seal Beach, CA 90740
Contact Person & Phone No.:
City Manager Jill R. Ingram •
562.431.2527
Project Location /Address:
City of Seal Beach, California (Citywide)
Nearest Cross Street:
NA (Citywide)
APN:
NA (Citywide)
Project Sponsor's Name &
City of Seal Beach
Address:
Development Services Department
211 Eighth St., Seal Beach, CA 90740
General Plan Designation:
NA (Citywide)
Zoning:
NA (Citywide)
Overlay Zone /Special District:
NA (Citywide)
Project Description and Requested Action: (Describe the whole action involved, including but not limited
to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach
additional sheets if necessary)
California Government Code Section 65302(c) mandates that each city shall include a Housing Element
in its General Plan. The Housing Element is required to identify and analyze existing and projected
housing needs, and include statements of the City's goals, policies, quantified objectives, and scheduled
programs for the preservation, improvement, and development of housing. The City, in adopting its
Housing Element, must consider economic, environmental, and fiscal factors, as well as community
goals as set forth in the General Plan, in compliance with California Government Code Section 65580 et
seq. This Initial Study evaluates the potential environmental impacts that would be expected to result
from adoption of the Housing Element and, to the extent they can be foreseen at this time, any related
zoning amendments and conforming General Plan amendments. Where specific zoning and General
Plan element changes are proposed, subsequent CEQA analysis will be conducted and project design
features and /or mitigation measures will be identified to reduce any potential impacts.
The Regional Housing Needs Assessment (RHNA), presented in Table 11-23 of the draft Housing
Element, identifies Seal Beach's "fair share" of the regional housing need for the planning period July
2006 through June 2014 as 57 units. This total includes 11 very-low income units, 10 low- income units,
12 moderate- income units, and 24 above - moderate units. In addition to this RHNA allocation for the
current planning period, the City has a carryover of 32 lower- income units from the prior planning period
(see Appendix B). State law requires the City to demonstrate that it has adequate sites that are
appropriately zoned to accommodate the need for the various types of housing units identified in the
RHNA plus the carryover.
Because there are no appropriately zoned sites that could accommodate the amount of lower- income
housin• identified in the RHNA, the Ci is re•uired to rezone •ro•erties with ca•aci for at least 53
City of Seal Beach Housing Element Initial Study
Page 1
units to allow multi - family housing by -right (i.e., without a discretionary permit) with a minimum density of
20 units /acre. Program 1a in the Housing Plan (Chapter V) includes a commitment to amend the zoning
regulations on parcel(s) totaling at least 1.7 acres to allow multi - family residential development at a base
density of 33 units /acre. Rezoned parcels must accommodate at least 16 housing units per site. To
maintain consistency between the Housing Element, other General Plan Elements and the Zoning
Ordinance, a corresponding amendment to the General Plan will also likely be required at a later date.
No specific sites for rezoning or development projects are currently proposed in connection with the
Housing Element.
The Housing Element proposes the following programs in addition to Program la:
1d. Emergency Shelters and Transitional /Supportive Housing. An amendment to the Zoning Code
in conformance with SB 2 to establish development standards for emergency shelters and
transitional/ supportive housing within one year of Housing Element adoption.
3d. Single Room Occupancies ( "SROs "). The City intends to process a Zoning Code amendment in
2012 to establish regulations for SRO facilities.
3f. Off - Street Parking. The City intends to process a Zoning Code amendment in 2012 to reduce
off - street parking requirements for the construction of small apartment units reserved for low or
moderate households
5d. Residential Care Facilities. To conform with state law, the City intends to process a Municipal
Code amendment to clarify that small state - licensed residential care facilities for six or fewer
persons are treated as a single - family residential use.
5e. Senior Apartments and Independent Living Facilities. The City intends to process a Zoning
Code amendment in 2012 to modify the zoning regulations for senior apartments and
independent living facilities.
These programs are intended to improve the quality of the City's housing stock, conserve existing
neighborhoods, increase housing affordability, and remove potential constraints to housing for persons
with special needs.
The zoning amendments described in Programs 1d (Transitional and Supportive Housing), 5d
(Residential Care Facilities), and 5e (Senior Apartments and Independent Living Facilities) are already
required by state law, would not alter the physical nature of development, would not have a significant
effect on the environment, and therefore are not analyzed further in this document.
Zoning amendments described in Program 1d (Emergency Shelters) would allow these facilities in the
Boeing Specific Plan zone. The development standards for these facilities have not yet been
established; however, it is anticipated that standards regulating maximum occupancy, staffing, lighting,
parking, building size and location, landscaping and provision of infrastructure will be established. No
significant environmental impacts are foreseen at this time and this program is not analyzed further in
this document. Prior to adoption of any new zoning regulations for emergency shelters, subsequent
CEQA review will be conducted to identify potential impacts and mitigation measures, where necessary.
Zoning amendments described in Program 3d (SROs) would add a definition and development
standards for this type of use. It is anticipated that SRO developments would be subject to the same
building intensity standards as currently exist in the applicable zones. Prior to adoption of any new
zoning regulations for SROs, subsequent CEQA review will be conducted to identify potential impacts
and mitigation measures, where necessary.
Program 3f (Off- Street Parking) would allow a reduction in required on -site parking spaces for projects
that provide affordable housing. This change is intended to implement state density bonus law and
would apply to affordable and senior housing projects, which require less parking than conventional
residential projects. No significant impacts would occur as a result of this change, and therefore this
program is not analyzed further in this document.
City of Seal Beach Housing Element Initial Study
Page 2
City of Seal Beach Housing Element Initial Study
Page 3
Existing Conditions of the Project Site:
Seal Beach encompasses 11.4 square miles in northwestern Orange County south of Long Beach (in
Los Angeles County) and north of Huntington Beach (see Figure 11-1). Incorporated in 1915 primarily as
a farming community, the City has grown while still maintaining its small town atmosphere. The
population of the City remained relatively stable from 1915 to 1944 with little more than 1,000 residents.
However in 1944 the U S Navy acquired half of the City to construct the Naval Weapons Station bringing
new residents to Seal Beach. The population increased to more than 7,000 persons in 1954 with the
development of the Marina Hill subdivision. The largest population increase occurred with the
development of the Leisure World retirement community beginning in 1962, which currently houses
more than 9,000 senior residents. The 2010 population of the city was estimated at 24,168.
Demographic characteristics of the Seal Beach have also remained relatively stable over the past three
decades. With the presence of Leisure World and many condominium developments catering to retired
persons the City has a large number of elderly households. The City's prime beachfront location appeals
to the affluent, both working and retired. Property values in Seal Beach increased as the City has
become increasingly built out. Newcomers to the City who can afford high housing costs tend to be
those of upper incomes or retired persons with substantial assets. However the City also has long -time
residents who purchased their homes many years ago when real estate was still affordable. Many of
these long -time residents may have difficulty in maintaining their homes.
The housing stock in Seal Beach consists of a mix of single - family and multi - family units with one mobile
home park. Though a majority of the housing units are more than 40 years of age, housing is generally
in good condition with the exception of some older beach areas and some units in the mobile home
park.
Surrounding Land Uses and Setting: (Briefly describe the project's surrounding)
NA (Citywide)
Other public agencies whose approval is required: (e.g., permits, financing approval, or participation
agreement)
No other agency is required to approve the Housing Element update, but it will be reviewed by the
California Department of Housing and Community Development for the purpose of determining whether
it complies with the requirements of the Housing Element Law.
City of Seal Beach Housing Element Initial Study
Page 3
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a 'Potentially Significant Impact' as indicated by the checklist on the following pages:
❑ Aesthetics ❑ Land Use / Planning
❑ Agriculture and Forestry Resources ❑ Mineral Resources
❑ Air Quality ❑ Noise
❑ Biological Resources ❑ Population / Housing
❑ Cultural Resources ❑ Public Services
❑ Geology /Soils ❑ Recreation
❑ Greenhouse Gas Emissions ❑ Transportation/Traffic
❑ Hazards & Hazardous Materials ❑ Utilities / Service Systems
❑ Hydrology / Water Quality ❑ Mandatory Findings of Significance
ENVIRONMENTAL DETERMINATION:
On the basis of this initial evaluation:
• I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
❑ 1 find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because revisions in the project have been made by or agreed
to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a 'potentially significant impact' or 'potentially significant
unless mitigated' impact on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed
by mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain
to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment, because
all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant
to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that
are imposed upon the proposed project, nothing further is required.
Jerry Olivera Senior Planner
Name Title
' --- March 7, 2012
Date
City of Seal Beach Housing Element Initial Study Page 4
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial Tight or glare which
would adversely affect day or nighttime views in the area?
Responses:
❑ ❑ ❑
❑ ❑ ❑
The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Mitigation Measure(s): None necessary at this time.
II. AGRICULTURE RESOURCES AND FOREST RESOURCES:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency, to
non - agricultural use?
❑ ❑ ❑
b) Conflict with existing zoning for agricultural use, or a ❑ ❑ ❑
Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, ❑ ❑ ❑
forest land (as defined in Public Resources Code section
12220(g)), timberland (as defined by Public Resources
Code section 4526), or timberland zoned Timberland
Production (as defined by Government Code section
51104(g))?
d) Result in the Toss of forest land or conversion of forest land ❑ ❑ ❑
to non - forest use?
e) Involve other changes in the existing environment which, ❑ ❑ ❑
due to their location or nature, could result in conversion of
Farmland, to non - agricultural use or conversion of forest
land to non - forest use?
City of Seal Beach Housing Element Initial Study
Page 5
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Res•onses:
There are no farmland or forest resources in the city and no impacts
would occur.
Mitigation Measure(s): None required.
III. AIR QUALITY -- Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following determinations. Would the
• ro'ect:
a) Conflict with or obstruct implementation of the applicable ❑ ❑ ❑ 0
air quality plan?
b) Violate any air quality standard or contribute substantially ❑ ❑ ❑ 0
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any ❑ ❑ ❑ L
criteria pollutant for which the project region is non -
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant ❑ ❑ ❑ @
concentrations?
e) Create objectionable odors affecting a substantial number ❑ ❑ ❑ 0
of people?
Responses:
The Housing Element is a policy document that would
not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Mitigation Measure(s): None required at this time.
IV. BIOLOGICAL RESOURCES -- Would the project:
a) Have a substantial adverse effect, either directly or through ❑ ❑ ❑ ■
habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat or ❑ ❑ ❑ r
other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service?
City of Seal Beach Housing Element Initial Study
Page 6
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f)
❑ ❑ ❑
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ ❑ El
Conflict with the provisions of an adopted Habitat ❑
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
Responses:
The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Mitigation Measure(s): None required at this time.
V. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the significance of
a historical resource as defined in 15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to 15064.5?
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ ❑ ❑ El
Responses:
The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Mitigation Measure(s): None required at this time.
City of Seal Beach Housing Element Initial Study
Page 7
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist - Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic - related ground failure, including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and
potentially result in on- or off -site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18 -1 -B of
the Uniform Building Code (1994), creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water?
Responses:
❑ ❑ ❑
❑ ❑ ❑
❑ ❑ ❑
❑ ❑ ❑ IZI
❑ ❑ ❑
❑ ❑ ❑
❑ ❑ ❑
❑ ❑ ❑
The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Mitigation Measure(s): None required at this time.
VII. GREENHOUSE GAS EMISSIONS - -Would the project:
a) Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the
environment?
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of
greenhouse gases?
City of Seal Beach Housing Element Initial Study
❑ ❑ ❑
Page 8
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Responses:
The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Mitigation Measure(s): None required at this time.
VIII. HAZARDS AND HAZARDOUS MATERIALS - -Would the project:
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one -
quarter mile of an existing or proposed school ??
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would
it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
result in a safety hazard for people residing or working in
the project area?
f) For a project within the vicinity of a private airstrip, would
the project result in a safety hazard for people residing or
working in the project area?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Responses:
❑ ❑ ❑
❑ ❑ ❑ El
❑ ❑ ❑
III 111 III IZ
❑ ❑ ❑ IZ
❑ ❑ ❑
❑ ❑ ❑
(a -c) Neither adoption of the Housing Element nor subsequent residential developments would affect transport of
hazardous materials. However, hazardous materials are routinely used and transported on major highways
traversing the city. Therefore, future residents, workers, and visitors of this area could be exposed to hazards from
spills associated with transport of hazardous materials, although to no greater degree than that associated with
housing projects in many urban areas; a hazardous waste incident is a rare event and cannot be predicted, and is
City of Seal Beach Housing Element Initial Study
Page 9
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
therefore not significant. Households may use and dispose of small quantities of hazardous wastes typical of
household use in small multi - family housing developments throughout the state; this is not deemed to be a significant
public health hazard at the scale of potential development associated with the project. No significant impacts would
occur and no mitigation measures are necessary at this time.
(d) There are no sites in Seal Beach listed on the Cortese list of hazardous material sites. No impacts would occur.
(e -f) The Los Alamitos Joint Forces Training Base (JFTB) is a military installation and airfield located immediately
north of the City corporate limits, and is located approximately 3.7 miles from the northernmost portion of the project
site. Based on Figure S -1, Los Alamitos Impact Zones, Joint Forces Training Base, of the General Plan, the project
site is not located within an impact zone. No impacts would occur pertaining to the creation of a safety hazard for
people residing or working in the project area. No further analysis of this issue is required.
(g) The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
(h) There are no wildland fire hazard areas in the city. No impacts would occur and no mitigation measures are
required.
Mitigation Measure(s): None are required at this time.
IX. HYDROLOGY AND WATER QUALITY -- Would the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of
pre- existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in
substantial erosion or siltation on- or off -site?
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on- or off -site?
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality?
City of Seal Beach Housing Element Initial Study
❑ ❑ ® ❑
❑ ❑ ® ❑
❑ ❑ ® ❑
Page 10
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
g)
Place housing within a 100 -year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100 -year flood hazard area structures which
would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
j)
Inundation by seiche, tsunami, or mudflow?
Responses:
❑ ❑ ® ❑
❑ ❑ ® ❑
❑ ❑ ® ❑
❑ ❑ ® ❑
(a) New development could impact water quality through runoff and wastewater discharge. However, all future
developments will be required to comply with federal, state and local water quality requirements such as the Clean
Water Act and the National Pollutant Discharge Elimination System (NPDES) program. As part of the City's
development review process, future development projects will be required to prepare water quality plans and /or
incorporate "Best Management Practices" (BMPs) into their construction operations to reduce erosion, siltation and
water pollution both during and after construction. Compliance with these regulations would be expected to reduce
water quality impacts to a level that is less than significant. No mitigation measures are necessary at this time.
(b) If new residential development were to occur on vacant land, an increase in the amount of impervious surfaces
could affect the rate of groundwater recharge. However, due to the limited amount of land affected (1.7 acres), future
development would not substantially reduce groundwater recharge or deplete groundwater supplies. No new
significant impacts would occur and no mitigation measures are necessary at this time.
(c -f) The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Residential development could result in modification of existing drainage patterns through grading and construction
of homes and internal circulation. However, prior to development, applicants will be required to prepare storm water
plans, demonstrate adequate storm water drainage facilities, and retain stormwater onsite in compliance with the
City's Grading and Building Codes. Compliance with existing regulations would reduce potential impacts to a level
that is Tess than significant and no mitigation measures are necessary at this time.
(g -i) Existing regulations preclude residential development within 100 -year flood hazard areas, therefore any future
residential projects would be required to avoid such areas. Therefore no significant impacts would be expected.
However, when subsequent zone changes or developments are proposed, site - specific CEQA analysis will be
required and appropriate design features and /or mitigation measures may be established.
(j) Seal Beach is a beachfront city, and future residential development sites could be affected by tsunamis. The
City's Emergency Operations Plan (EOP) describes how the City would respond in the event of a tsunami.
Emergencies that are preceded by a recognized buildup period allow for advance warning to those impacted areas
and population groups. Timely warning and information broadcasts are important to citizens' ability to help
themselves, and for their evacuation. Emergencies generally occur without advance warning, and therefore require
prompt mobilization and commitment of the emergency organization after the onset of the emergency. During or
following local emergencies, the City is the first agency involved. If the emergency is so large that the City's
resources are inadequate or exhausted, assistance would be requested of, and provided by, nearby jurisdictions
through mutual aid agreements. Neighborhood groups can assist the City by conducting first aid and search and
City of Seal Beach Housing Element Initial Study
Page 11
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
rescue operations in times of large disasters. When mutual aid systems are not sufficient for the disaster task, the
County requests assistance from the State. The Governor's Office of Emergency Services (OES) coordinates
regional emergency response and disaster assistance. The State may also request aid from the Federal government
in the form of a Presidential Disaster Declaration. FEMA then provides disaster assistance, temporary housing
assistance, and recovery funds after a Presidential Disaster Declaration. Implementation of the City's EOP would
result in less than significant impacts associated with inundation by a tsunami.
Mitigation Measure(s): None required at this time.
X. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community? ❑ ❑ ❑ @
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
p ses:
Res on
❑ ❑ ❑ ►�
❑ ❑ ❑ 1
(a -b) The Housing Element is a policy document that would
not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
(c) There are no habitat conservation plan or NCCP areas within the city. No impacts would occur and no mitigation
measures are necessary.
Mitigation Measure(s): None required at this time.
XI. MINERAL RESOURCES -- Would the project:
a) Result in the loss of availability of a known mineral ❑ ❑ ❑ /1
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally - important ❑ ❑ ❑ //
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
Responses:
There are no mineral resources or recovery areas designated
mitigation measures are necessary.
within the city. No impacts would occur and no
Mitigation Measure(s): None required.
City of Seal Beach Housing Element Initial Study
Page 12
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XII. NOISE - -Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other
agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the project
area to excessive noise levels?
Responses:
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ ❑ ❑
(a -d) The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
(e -f) The Los Alamitos Joint Forces Training Base (JFTB) is located near the northeastern portion of the city.
According to Figure N -5, Existing CNEL Noise Contours, of the General Plan Noise Element, some portions of the
city are located within the 65 CNEL noise contour of the JFTB. Adoption of the Housing Element would not authorize
any new development; however, prior to approval of any zone change anticipated in the Housing Element, the
designated site(s) will be evaluated for potential impacts from aircraft noise and if necessary, mitigation measures will
be required.
Mitigation Measure(s): None required at this time.
XIII. POPULATION AND HOUSING -- Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
City of Seal Beach Housing Element Initial Study
❑ ❑ ❑
El
❑ ❑ ❑
Page 13
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
c) Displace substantial numbers of people, necessitating the ❑ ❑ ❑ ro
construction of replacement housing elsewhere?
Res • onses:
The proposed zoning amendments anticipated in the Housing
Element would induce population growth by allowing
53 additional housing units within the city. This change is necessitated by the State law and is consistent with the
regional growth forecast in the Regional Housing Needs Assessment. The sites to be designated for housing have
not been determined at this time, but development of any of the potential sites identified in the Housing Element
would not displace existing homes or substantial numbers of people necessitating the construction of replacement
housing elsewhere. Residential development consistent with the Housing Element would in fact ensure that all
housing needs are adequately accommodated. No significant impacts would occur and no mitigation measures are
necessary in connection with the Housing Element amendment.
Mitigation Measure(s): None required at this time.
XIV. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? ❑ ❑ ❑ @
Police protection? ❑ ❑ ❑ Imo/
Schools? ❑ ❑ ❑ 1
Parks? ❑ ❑ ❑ II
Other public facilities? ❑ ❑ ❑ .1
Res • onses:
The proposed Housing Element amendment would not authorize
any new development, therefore no impacts to
public services would occur. Future zoning amendments would allow development of 53 additional housing units on
sites that have not yet been determined. While no significant impacts on demand for fire, police, parks or other public
services would be expected due to this incremental increase in population, this issue will be examined further prior to
approval of any zone change to allow additional residential development.
Mitigation Measure(s): None required at this time.
XV. RECREATION
a) Would the project increase the use of existing ❑ ❑ 1 ❑
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require the ❑ ❑ r ❑
construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
Res•onse:
Adoption of the Housing Element amendment would not authorize
any new development, therefore no increase in
use of parks or recreational facilities would occur. However, an increase of 53 housing units would be
accommodated by future zoning amendments, which may result in an increase in public use of the beach, parks and
other recreational facilities. This incremental increase is not considered to be substantial, and would not result in
si•nificant • h sical deterioration of such facilities. Quimb Act •ark fees •aid b new residential develo•ments are
City of Seal Beach Housing Element Initial Study
Page 14
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
used to acquire and /or improve park facilities, which would help reduce any impact of additional residents.
Mitigation Measure(s): None required.
XVI. TRANSPORTATION/TRAFFIC -- Would the project:
a) Conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the performance
of the circulating system, taking into account all modes of
transportation including mass transit and non - motorized
travel and relevant components of the circulation system,
including but not limited to intersections, streets, highways
and freeways, pedestrian and bicycle paths, and mass
transit?
b) Conflict with an applicable congestion management
program, including but not limited to level of service
standards and travel demand measures, or other standards
established by the county congestion management agency
for designated roads or highways?
❑ ❑ ❑
❑ ❑ ❑
c) Result in a change in air traffic patterns, including either an ❑ ❑ ❑
increase in traffic levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a design feature ❑ ❑ ❑
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access? ❑ ❑ ❑
f) Conflict with adopted policies, plans, or programs regarding ❑ ❑ ❑
public transit, bicycle, or pedestrian facilities, or otherwise
decrease the performance or safety of such facilities?
Reson
p ses:
(a -b) The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
(c) No change in air traffic patterns would occur as part of the proposed Housing Element, or subsequent
amendments to allow development of 53 additional housing units.
(d -f) The Housing Element is a policy document that would not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
City of Seal Beach Housing Element Initial Study
Page 15
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Mitigation Measure(s): None required at this time.
XVII. UTILITIES AND SERVICE SYSTEMS - -Would the project:
a) Exceed wastewater treatment requirements of the ❑ ❑ ❑ 1
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or ❑ ❑ ❑ r
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water ❑ ❑ ❑ L
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d) Have sufficient water supplies available to serve the project ❑ ❑ ❑ /1
from existing entitlements and resources, or are new or
expanded entitlements needed?
e) Result in a determination by the wastewater treatment ❑ ❑ ❑ ►I
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to ❑ ❑ ❑ 0
accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and ❑ ❑ ❑ r
regulations related to solid waste?
Responses:
The Housing Element is a policy document that would
not change land use designations or authorize any
development. While the City is required by state law to amend land use regulations to accommodate its allocated
share of regional housing needs and special needs housing such as emergency shelters and SROs, the site(s) to be
rezoned and applicable development standards have not yet been identified. Subsequent to the adoption of the
Housing Element, zoning amendments and CEQA review will be processed and appropriate conditions and
mitigation measures will be established at that time. At this time, the City cannot predict the location of these sites,
and thus any analysis would be based on premature speculation.
Mitigation Measure(s): None required at this time.
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE —
a) Does the project have the potential to degrade the quality ❑ ❑ ❑ L
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population to
drop below self- sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory?
City of Seal Beach Housing Element Initial Study
Page 16
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Does the project have impacts that are individually limited,
but cumulatively considerable? ('Cumulatively
considerable' means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
Responses:
❑ ❑ ❑
❑ ❑ ❑
Under state law, each jurisdiction is required to adopt a Housing Element that, among other things, identifies how the
jurisdiction's fair share of regional housing growth needs will be accommodated. The fair share of new housing need
assigned to Seal Beach through the Regional Housing Needs Assessment requires that the City amend its zoning
regulations to allow 53 additional multi - family units for the current planning period. While the Housing Element
includes a program commitment to amend land use regulations to accommodate 53 units, the parcels to be rezoned
have not yet been identified. As a result, no new development would be authorized by the Housing Element and the
site - specific environmental impacts associated with this additional housing development cannot be determined at this
time.
When specific zone changes and conforming General Plan Amendments are proposed, subsequent CEQA analysis
will be conducted and project design features and /or mitigation measures will be identified to reduce any potential
impacts. No significant environmental impacts would result from adoption of the Housing Element.
REFERENCES:
City of Seal Beach, Draft 2008 -2014 Housing Element, March 2012
City of Seal Beach, General Plan, 2003
City Seal Beach, Municipal Code.
City of Seal Beach Housing Element Initial Study Page 17
LIST OF PREPARERS:
Environmental Consultant:
J.H. Douglas & Associates
John Douglas, AICP Principal
City of Seal Beach Housing Element Initial Study Page 18