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Home My WebLink AboutCC AG PKT 2013-04-22 Study Session-STUDY SESSION- AGENDA STAFF REPORT TO: Honorable Mayor and CitAL4t THRU: Jill R. Ingram, City Manager FROM: Jim Basham, Community Development Director SUBJECT: 2013-2021 HOUSING ELEMENT UPDATE That the City Council conduct a Study Session to review the draft 2013 Housing Element, provide direction to staff, and authorize submittal of the draft Housing Element to the California Department of Housing and Community Development for review. State law requires each local government in California to adopt a comprehensive, long-term General Plan to guide the physical development of the community. The Housing Element is one of the seven mandated elements of the General Plan. The Housing Element is unique among the elements of the General Plan in that jurisdictions are required to submit draft elements to the California Department of Housing and Community Development (HCD) for review prior to adoption, and HCD is required to issue findings regarding whether, in its opinion, the element complies with the requirements of state law. Cities are required to consider HCD's comments prior to adoption of the Housing Element. On April 9, 2012, the City Council adopted the current Seal Beach Housing Element covering the 2008-2014 planning period, and on June 1, 2012 HCD issued a letter -finding the element in full compliance with state law. All jurisdictions within the six-county Southern California Association of Governments (SCAG) region' are required to prepare an update to the Housing Element for the 2013-2021 planning period. The due date for adoption of the new element is October 15, 2013. 1 The SCAG region includes Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties. OEM= As mandated by state law, the Housing Element consists of the following major components: • Analysis of the City's demographic and housing characteristics and trends; • Evaluation of land, financial, and administrative resources available to address the City's housing needs and goals; • Review of potential constraints, both governmental and non-governmental, to meeting the City's housing needs; • A Housing Action Plan for the 2013-2021 planning period, including housing goals, policies, and programs; and • A review of the City's accomplishments and progress in implementing the 2008 Housing Element. The 2008 Housing Element included several programs that called for amendments to City plans and zoning regulations in order to accommodate the City's share of regional housing needs and to comply with state laws regarding housing for persons with special needs. All of those amendments are currently in the review and adoption process. 2013 HOUSING ELEMENT SYNOPSIS: Since the City's current Housing Element has been found to be in full compliance with state law, the 2013 update is expected to be a fine-tuning process without major changes to City policies. No changes to land use or zoning designations are anticipated if the programs described in the 2008 element are completed in a timely manner. The following discussion summarizes the proposed changes contained in the draft 2013 Housing Element, which is provided as Attachment C. Chapter 1: Introduction This chapter provides an overview of the element and reflects current data sources and a summary of the public participation process. Chapter 11: Housing Needs Assessment This chapter has been extensively revised to reflect current demographic data, trends and special housing needs. Most of the demographic information is based on the 2010 Census or the American Community Survey. This chapter also includes the new Regional Housing Needs Assessment, which describes housing growth needs for the new planning period. Regional Housing Needs Allocation LRHNA) Housing Element law requires a quantification of each jurisdiction's share of the regional housing need as established in the Regional Housing Need Allocation (RHNA). The RHNA is prepared by SCAG in consultation with member jurisdictions and sub-regional councils of governments such as the Orange County Council of Governments (OCCOG). The RHNA is based on forecasted population growth during the new planning period, and the number of additional housing units needed to accommodate additional household growth at all income Page 2 levels. Each jurisdiction's RHNA allocation is distributed among the following five income categories: Income Categories and Affordable Housing Casts Oran a County Income Affordable Affordable 2012 County Median Income = $85,300 Limits Rent Price (est.) Extremely Low ( <30 %) $28,900 $723 Very Low (31 -50 %) $48,150 $1,204 - Low (51 -80 %) $77,050 $1,926 $300,000 Moderate (81- 120 %) $102,350 $2,559 $400,000 Above moderate (120 % +) >$102,350 >$2,559 >$400,000 Assumptions: -Based on a family of 4 -30% of gross income for rent or Principal llnterestlTaxestlnsurance -10% down payment, 4.5% interest, 1.25% taxes & insurance, $200 HOA dues Source: Cal. HCD, 2412; J.H. Douglas & Associates The RHNA allocation for Seal Beach in the new planning period is 2 units: 1 very- low- and 1 low- income unit. This allocation is consistent with the regional growth forecast and reflects the City's very limited supply of vacant developable land. It is important to note that the RNHA establishes a planning goal, not a development quota, and cities are not required to build or issue permits for the number of housing units prescribed by the RHNA process. Rather cities are required to demonstrate there are adequate sites with appropriate zoning that could accommodate the amount of new housing in the RHNA, if property owners and developers choose to pursue such development opportunities. Under state law, properties with zoning that allows residential development at a density of at least 20 units /acre are considered suitable for low- income housing. The zoning amendment currently being considered for the Accurate Storage property as part of the 2008 Housing Element implementation program would satisfy the RHNA requirement for both the current 2008 -2014 Housing Element period and the new 2013 -2021 planning period, therefore no additional zoning amendments would be necessary if that zone change is adopted in a timely manner. Chapter 111: Resources and Opportunities This chapter describes the City's land resources that are available to accommodate the new RHNA, as well as financial and administrative resources, and opportunities to foster energy conservation. The most noteworthy change to this chapter is the state's dissolution of redevelopment agencies in 2012. Chapter IV: Constraints This chapter analyzes the City's plans and regulations that guide housing development. The most noteworthy changes in this chapter reflect the completion of several state - mandated Code amendments related to housing for persons with special needs that were included as implementation programs of the 2008 Housing Element. Chapter V: Housing Action Plan This chapter presents the City's goals, policies and programs for the 2013-2021 period. The most noteworthy changes in this chapter reflect the completion of the state-mandated Code amendments related to housing for persons with special needs, and the elimination of some housing programs that were previously funded by the redevelopment agency. Appendix A: Evaluation of the 2008 Housing Element This appendix contains a review of the goals, policies and programs from the previous element and identifies the City's accomplishments as well as changes that are appropriate for the new planning period based on changed circumstances. Appendix B: Residential Land Inventory This appendix includes a parcel-specific listing of sites where new housing development could occur, and compares the inventory to the City's RHNA allocation. The City has very little land available for new housing, and the Accurate Storage property has been identified as the site that could accommodate high-density housing to satisfy the lower-income RHNA allocation. Appendix C: Public Participation Summary This appendix describes opportunities for public involvement in the 2013 Housing Element update. Environmental Review No environmental analysis is required at this preliminary stage of the 2013 Housing Element. Prior to the subsequent review and adoption of the final Housing Element, staff will prepare appropriate CEQA analysis for consideration by the Planning Commission and City Council. On April 3, 2013 the Planning Commission and the Ad Hoc General Plan/LCP Citizens Advisory Committee conducted a joint public workshop to review the draft Housing Element. The minutes of that meeting are provided in Attachment A. Prior to that workshop, comments were received on the draft element, which are addressed in a supplemental report that was provided to the Commission and Ad Hoc Committee (Attachment B). The draft Housing Element has been revised to reflect the comments noted in the supplemental report. During the public workshop, most of the discussion was focused on the list of housing sites shown in Appendix B of the Housing Element, and why the list is different from that contained in the Housing Element that was adopted by the City Council in 2012. The primary explanation for the change is that in November 2012 the City Council directed staff to initiate a General Plan amendment and I zone change to redesignate the Accurate Storage property from Light Industrial to High Density Residential. Since that zone change would fully satisfy the City's housing obligations for the 2013-2021 Housing Element period, all other potential sites for high density housing were removed from the list of potential rezone sites. NEXT STEPS: Following review by the City Council, the draft Housing Element must be submitted to HCD for 60-day review. Staff will then prepare any responses required to address HCD comments, and submit a proposed final Housing Element to the Planning Commission and City Council for review and adoption. No zone changes or Code amendments are anticipated as part of this Housing Element update process. There is no environmental impact related to this item. LEGAL ANALYSIS: No legal analysis is required for this item. There is no financial impact associated with this item. It is recommended that the City Council solicit public comments, provide direction to staff, and authorize submittal of the draft Housing Element to HCD for review. SVMITTED BY: ,, I-, .'Basham h[019: 4 OTTAI , Ll I el FOAM 2 V :100 WFAA 'PIM tillA. Ingram, City Prepared by: John Douglas - Housing Element Consultant Attachments: A. Minutes of the April 3, 2013 Planning Commission and Ad Hoc Committee joint public workshop B. Supplemental report for the April 3, 2013 PC/Ad Hoc Committee workshop C. Redlined Draft 2013 Housing Element 9M 1 1 1 Minutes of April 3, 2013 Joint Workshop Planning commission and Ad Hoc General Plan /Local coastal Plan City of Seal Beach — Planning Commission & Ad Hoc General Plan /Local Coastal Program Citizens Advisory Committee April 3, 2013 Chair Massa - Lavitt called the Joint Public Workshop of the Planning Commission and Ad Hoc General Plan /Local Coastal Program Citizens Advisory Committee to order at 6:05 p.m. in the City Council Chambers and the Chair asked Barbara Barton to lead the Salute to the Flag. ROLL CALL Present: Chair Massa - Lavitt; Commissioners: Goldberg, Campbell, Cummings, Sloan Committee Members: Jon Regnier, Barbara Barton, Kevin Kropf, Bruce Monroe, Gene Blackmun III, Patty Campbell, Mario Voce, Brandon Powers, Libby Appelgate, Craig Sandberg (Alternate) Staff Present: Jim Basham, Director of Community Development Jerry Olivera, Senior Planner Crystal Landavazo, Assistant Planner Quinn Barrow, City Attorney Tina Knapp, Deputy City Clerk Linda Devine, City Clerk WORKSHOP Mr. John Douglas, Douglas & Associates, Housing Element consultant, introduced the 2013 -2021 Draft Housing Element discussion indicating that the 2008 -2014 Housing Element was adopted last year and a new draft is presented for discussion as a result of a change in state legislation revising the schedule for cities to adopt the Housing Element. All jurisdictions within the six - county Southern California Associate of Governments (SCAG) region are required to prepare an update to the Housing Element for the 2013 -2021 planning period. The due date for adoption of the new element is October 15, 2013. The SCAG region includes Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties. Mr. Douglas outlined that, as mandated by state law, the Housing Element consists of the following major components: • Analysis of the City's demographic and housing characteristics and trends; • Evaluation of land, financial, and administrative resources available to address the City's housing needs and goals; • Review of potential constraints, both governmental and non - governmental, to meeting the City's housing needs; Page 2 - Planning Commission 04/03/13 • A Housing Action Plan for the 2013 -2021 planning period, including housing goals, policies, and programs; and • A review of the City's accomplishments and progress in implementing -the 2008 Housing Element. Mr. Douglas indicated that the City's current Housing Element has been found to be in full compliance with state law and that the 2013 -2021 update is expected to be a fine - tuning process without major changes to City policies. No changes to land use or zoning designations are anticipated if the programs described in the 2008 element are completed in a timely manner. Mr. Douglas indicated that it is important that the City's Housing Element be certified by the state because doing so maintains eligibility for grant funds, provides for the legal adequacy of the General Plan, and allows for local control of land use decisions. Key Housing Element requirements include maintaining and improving existing housing, planning for growth need for all household types and income levels, removing constraints for housing development, and ensuring fair housing and equal opportunity. Key Housing Element requirements also include the accommodation of a variety of new housing: • Single- family homes & condos • Multi- family apartments • SROs • Second ( "granny ") units • Emergency shelters • Transitional housing • Mixed -use & live /work The 2013 -2021 Housing Element discussion centered primarily around the following: Chapter I: Introduction Provides an overview of the element and reflects current data sources and a summary of the public participation process. Chapter II: Housing Needs Assessment This chapter has been extensively revised to reflect current demographic data, trends, and special housing needs. Most of the demographic information is based on the 2010 Census or the American Community Survey. This chapter also includes the new Regional Housing Needs Assessment (RHNA), which describes housing growth needs for the new planning period. Housing Element law requires a quantification of each jurisdiction's share of the regional housing needs as established in the RHNA. RHNA is prepared by SCAG in consultation with member jurisdictions and sub - regional councils of governments such as the Orange County Council of Governments (OCCOG). The RHNA is based on forecasted population growth during the new planning period, and the number of additional housing units needed to accommodate additional household growth at all income levels. The RHNA allocation for Seal Beach in the new planning Page 3 - Planning Commission 04/03/13 period is 2 units: 1 very-low- income and 1 low- income unit. This allocation is consistent with the regional growth forecast and reflects the City's limited supply of vacant developable land. RHNA establishes a planning goal, and cities are not required to build or issue permits for the number of housing units prescribed by the RHNA process. Rather, cities are required to demonstrate there are adequate sites with appropriate zoning that could accommodate the amount of new housing in the RHNA, if property owners and developers choose to pursue such development opportunities. It is anticipated that the zoning amendment for the Accurate Storage property required as part of the 2008 Housing Element implementation program will also satisfy the RHNA requirement for the new planning period, therefore no additional zoning amendments are necessary. RHNA is significant in that: • RHNA is not a quota • Cities don't build housing • Affordable housing requires subsidies • Focus is on development opportunities • RHNA is compared to inventory of sites with development potential (default density) • Focus on lower- income need • If insufficient sites are available to accommodate RHNA, City must create additional capacity The next steps in -the process are: • City Council review • California Department of Housing and Community Development review • Fine - tuning • Planning Commission & City Council hearings • State certification PLANNING COMMISSION & COMMITTEE COMMENTS In response to questions from the Commission, Mr. Douglas clarified that as long as the previous Regional Housing Needs Allocation (RHNA) requirement of addressing the need for 19 additional low income housing units is met that in the 2013 -2021 element, only two new low income housing units would need to be addressed. Mr. Douglas reconfirmed that the deadline for adoption of the new element is October 15, 2013 and that adoption is defined by City Council action adopting the new element. Mr. Douglas indicated that he believed that if a City does not adopt the element by the October 15th deadline that a grace period would be extended; however that City would be penalized by being required to adopt a new element every four years instead of eight. In response to additional questions from the Commission, Mr. Douglas indicated that the reference to "hotel" on page eight of Municipal Code Amendment 13 -1 could potentially be changed to "units ". He also indicated that nonconforming properties may potentially be brought into compliance with Municipal Code Amendment 13-1 and that this Amendment would not regulate rents. Staff responded to a Commission question that they will correct the errors on page eight of Municipal Code Amendment 13-1, in Section 11.6.05.010, where "due to a person's" language is repeated. PUBLIC COMMENTS Chair Massa-Lavitt opened the public hearing. Speakers: Pat Ross, Pansy Circle, handed out a document outlining the questions and concerns of the Seal Beach Citizens Action Committee. Jim Caviola, Ocean Avenue, provided handouts pertaining to the history of site selection for various housing element requirements and indicated he felt that the City should find another location to put residential housing other than the Accurate Storage property. -there were no other speakers — Chair Massa-Lavift declared oral communications closed. After Public Comments, Chair Massa-Lavitt ordered the 2013-2021 Draft Housing Element be received and filed • the Planning Commission and Ad Hoc Genera-' Plan/Local Coastal Plan Citizens Advisory Committee. ADJOURNMENT With no objections, Chair Massa-Lavift adjourned the joint public workshop with the Planning Commission and Ad Hoc General Plan/Local Coastal Plan Citizens Advisory Committee at 6:47 p.m. to Wednesday, April 3, 2013 at 7:00 p.m. for the regular Planning Commission meeting. NM Deputy City Clerk Deputy City Clerk NOTICE, The following document has not been approved for accuracy and may be corrected, modified or amended before final approval, Because it is being made available prior to final action, it should not be considered a true record of the meeting. It is not the official Minutes of the Planning Commission and cannot be relied on or used as an official record of the proceedings. Although the City of Seat Beach makes every effort to see that proper notes are taken at a meeting, and although draft Minutes are generally approved as submitted, changes and corrections are sometimes made before a final version is approved. The City therefore makes no warranty, expressed or implied, as to the contents of this document. Once Official Minutes have been approved, a copy can be obtained from the City Clerk. ATTACHMENT "6" Supplemental Report April 3, 2013 PC /AdHoc Committee Workshop 2013 Housing Element On page 11-24, the last sentence in section 2 states that "very low category, or 6 units." Shouldn't this be ' "1 unit?" A: Yes, that change will be made in the revised draft Housing Element. Q: On page IV-25, it looks like the Fee Table does not have the 2012 increased pricing. For example, I think a CUP is now $1250, not $750. A: Yes, that change will be made in the revised draft Housing Element. 0: On Table A-3 (page A-20), the Table shows our objective for 08 -13 for Ext Low, Very Low, & Low was a total of 21 units. Shouldn't this total be 19 units? A: The Quantified Objective for new lower-income units in -the previous 2008-2014 planning period was established as 21 units consistent with the RHNA. The City's net remaining need was 19 lower-income units after crediting 2 new units in the Seal Beach Shores mobile home park (see Table A-3 on p. A -10 of the previous Housing Element, attached). City of Seal Beach 2008-2014 Housing Bement Appendix A - Evaluation of PrIor Housing Element Table A-3 Residential Development by income Category City of Seal Beach 1998-2010 Gen Plant .1998 - 2005a 2006- I M. 11111l. mm�� NKIM Notes: a January 1, 1998—Noember3l.200-5 January I 12006 —Decerp.ber 31, 2010 C. Affordability covenant on existing makide homes d. New units Gowice City of Seal Beach A -10 Agri[ 9-072 ATTACHMENT 44CY7 Housing Element Dated: April 3, 2013 CITY OF SEAL BEACH 2013 -2021 Housing Element A d , off pw to� a pff o C% � Draft April 3, 2013 City of Seal Beach 2013-20212-9n T Housing Element Contents Introduction.................................................................................................. ............................... 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 II. Housing Needs Assessment ....................................................................... ............................... II -1 A. Community Context ...................................................................................... ...........................11 -1 B. Population Characteristics ........................................................................... ...........................11 -3 1. Population Growth Trends .................................................................... ............................... II -3 2. Age ........................................................................................................... ............................... II -3 3. Race and Ethnicity ................................................................................. ............................... II -4 C. Household Characteristics ............................................................................ ...........................11 -5 1. Household Composition and Size ....................................................... ............................... II -5 2. Housing Tenure ........................................................................................ ............................... II -6 3. Overcrowding ......................................................................................... ............................... II -6 4. Overpayment .......................................................................................... ............................... II -7 D. Employment .................................................................................................... ...........................11 -9 1. Current Employment .............................................................................. ............................... II -9 2. Projected Job Growth ......................................................................... ............................... II -10 3. Jobs - Housing Balance ......................................................................... ............................... II -12 E. Housing Stock Characteristics ............................................................... ............................... 11 -12 1. Housing Type and Growth Trends ..................................................... ............................... II -12 2. Housing Age and Conditions ............................................................. ............................... II -13 3. Vacancy Rates ..................................................................................... ............................... II -14 4. Housing Cost .......................................................................................... ............................... II -14 F. Special Needs .......................................................................................... ............................... 11 -16 1. Persons with Disabilities ........................................................................ ............................... II -16 2. Elderly ........................................................................................................... ..........................11 -18 3. Large Households ................................................................................. ............................... 11 -19 4. Female- Headed Households ............................................................. ............................... 11 -20 5. Farm Workers .............................................................................................. ..........................11 -21 6. Homeless Persons .................................................................................. ............................... 11 -21 G. Assisted Housing at Risk of Conversion ................................................ ............................... 11 -22 H. Housing Constructed, Demolished or Converted within the Coastal Zone ............... 11 -22 1. Future Housing Needs ............................................................................. ............................... 11 -23 1. Overview of the Regional Housing Needs Assessment ................. ............................... 11 -23 2. 2006 -2014 Seal Beach Growth Needs .............................................. ............................... 11 -24 III. Resources and Opportunities ......................................... ............................... ..........................III -1 A. Land Resources ................................................................ ............................... ..........................111 -1 1. Regional Growth Needs 2006 - 2014 ......................... ............................... ..........................111 -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 ............................................................ ............................... ..........................111 -4 C. Energy Conservation Opportunities ............................. ............................... ..........................111 -5 IV. Constraints ...................................................................................................... ...........................IV -1 A. Governmental Constraints ......................................................................... ...........................IV -1 1. Land Use Plans and Regulations ............................................................. ...........................IV -1 Draft i April 3, 2013"^ "n" City of Seal Beach 2013-20212499-244-4 Housing Element APPENDICES Appendix A - Evaluation of the Prior Housing Element Appendix B - Residential Land Inventory Appendix C - Public Participation Summary Draft ii April 3, -61 OQ IQ 2. Development Processing Procedures .................................................. ..........................IV -23 3. Development Fees and Improvement Requirements ...................... ..........................IV -25 B. Non- Governmental Constraints .......................................................... ............................... IV -27 1. Environmental Constraints ...................................................................... ..........................IV -27 2. Infrastructure Constraints ........................................................................ ..........................IV -28 3. Land Costs ................................................................................................. ..........................IV -28 4. Construction Costs ................................................................................... ..........................IV -28 5. Cost and Availability of Financing ........................................................ ..........................IV -28 C. Fair Housing ............................................................................................. ............................... IV -29 V. Housing Action Plan .................................................................................. ............................... V -1 A. Housing Goals, Policies and Programs ..................................................... ............................V -1 B. Quantified Objectives ................................................................................ ...........................V -15 APPENDICES Appendix A - Evaluation of the Prior Housing Element Appendix B - Residential Land Inventory Appendix C - Public Participation Summary Draft ii April 3, -61 OQ IQ City of Seal Beach 2013-20212-9n T Housing Element List of Tables Table II -1 Population Trends, 1990 -2012 Seal Beach vs. Orange County ............ ...........................II -3 Table II -2 Age Distribution Seal Beach vs. Orange County ................................... ...........................II -4 Table II -3 Race /Ethnicity Seal Beach vs. Orange County ...................................... ...........................II -5 Table II -4 Household Composition Seal Beach vs. Orange County ..................... ...........................II -6 Table II -5 Household Tenure - Seal Beach vs. Orange County ............................. ...........................II -6 Table II -6 Overcrowding - Seal Beach vs. Orange County ................................... ...........................II -7 Table II -7 Overpayment by Income Category ........................................................ ...........................II -8 Table II -8 Labor Force - Seal Beach vs. Orange County ....................................... ...........................II -9 Table II -9 Employment by Occupation - Seal Beach vs. Orange County .. ............................... II -10 Table II -10 Projected Job Growth by Industry, 2008 -2018 - Santa Ana - Anaheim - Irvine List of Figures Figure II -1 Regional Location Map ............................................................................... ...........................II -2 Draft iii April 3, 2013"^ "n" Metropolitan Statistical Area ............................................................... ............................... II -1 1 Table II -1 1 Housing by Type, 2000 -2010 - Seal Beach vs. Orange County .... ............................... II -13 Table II -12 Age of Housing Stock by Tenure - Seal Beach vs. Orange County ........................... II -14 Table II -13 Income Categories and Affordable Housing Costs, 2012 - Orange County ........... II -15 Table II -14 Persons with Disabilities by Age Group .............................................. ............................... II -17 Table II -15 Elderly Households by Tenure .............................................................. ............................... II -19 Table II -16 Household Size by Tenure - Seal Beach vs. Orange County ........ ............................... II -20 Table II -17 Household Type by Tenure .................................................................. ............................... II -20 Table II -18 Coastal Zone Housing Units Seal Beach ............................................ ............................... II -23 Table II -19 Regional Housing Growth Needs 2006 -2014 .................................... ............................... II -24 Table IV -1 Residential Land Use Categories - Seal Beach General Plan ........... ...........................IV -1 Table IV -2 Residential Zoning Districts ........................................................................ ...........................IV -2 Table IV -3 Permitted Residential Uses by Zoning District ........................................ ...........................IV -3 Table IV -4 Development Standards for Residential Zoning Districts .................... ...........................IV -5 Table IV -5 Residential Development Standards for Commercial /Mixed -Use Zoning Districts.......................................................................................................... ...........................IV -9 Table IV -6 Residential Parking Requirements .......................................................... ..........................IV -19 Table IV -7 Second Dwelling Unit Floor Area ............................................................ ..........................IV -20 Table IV -8 Residential Permit Review Authority ....................................................... ..........................IV -23 Table IV -9 Planning and Development Fees ........................................................... ..........................IV -26 Table IV -10 Road Improvement Standards ............................................................... ..........................IV -27 Table V -1 Quantified Objectives 2013 -2021 .............................................................. ............................... V -15 List of Figures Figure II -1 Regional Location Map ............................................................................... ...........................II -2 Draft iii April 3, 2013"^ "n" City of Seal Beach 2013-20212-9n T 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 2013 to 20212999 +e 2914". 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 Draft 1 -1 April 3, 2013 ^� p„_-� City of Seal Beach 20 1 3- 202 1 2013-20212499-244-4 Housing Element I. Introduction • A Housing Action Plan for the 2013-20212099 2914 planning period, including housing goals, policies and programs (Chapter V). • A review of the City's accomplishments and progress in implementing the previous289-1- 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). Employment data is available from the California Employment Development Department (EDD). Housing market information is drawn from both public agencies and private research organizations. 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 were 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. Draft 1 -2 April 3, 2013 ^^nrz City of Seal Beach 2013-20212-9n T Housing Element I. Introduction Ad Hoc Committee meeting #1 January 8, 2013 Planning Commission Study Session April 3, 2013 City Council Study Session April 22, 2013 Planning Commission Public Hearing TBD City Council Public Hearing TBD 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 lower- 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. Draft 1 -3 April 3, 2013 ^� p„_-� City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment II. HOUSING NEEDS ASSESSMENT Note: this chapter has been replaced in its entirety 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 2012 population of the city was estimated at 24,354. The demographic characteristics of Seal Beach have 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. Draft II -1 April 3, 2013 —Ap4 ;z City of Seal Beach 2013 -2021 -9n� Housing Element II. Housing Needs Assessment Figure II -1 Regional Location Map L O S AN G E L E S Santa COUNTY Clarita hatsworth Van Glendale Nuys Monrovia foodland Azuza Hills Sherman Pasadena Oaks Arcadia 101 r Baldwin Alhambra Park Covina wo Beverly Hollywood r Hills Monterey Covina Santa Park ��Monicafi r Walnut 6muer Los City Angeles i Marina Del R-e Inglewood South Playa Del Rey Gate El Segundo Hawthorne 1 Manhattan Beach 1 Redondo Beachl1 Torrance r Palos Verdes Estates r San Compton Claremo San imas Pom on a! Pico t ' 7 W7`1f i ivera Whittier La Habra i+ Heights Downey Brea a Yorba irada r inda )II lower Fullerton m Lakewood Anaheim K ORANGE ov Orange COUNTY Garden -Grove SEAL Huntington EACH Beach Costa Mesa Newport Beach Santa Tustin Ana Irvine Draft II -2 April 3, 201 01) z City of Seal Beach 2013-20212-9n T 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 2012. During this same time period, Orange County continued to grow, with an increase of about 18% during the 1990s and 7% during 2000- 2012 (see Table II -1). Table II -1 Population Trends, 1990 -2012 Seal Beach vs. Orange County Sources: U.S. Census Bureau, Calitornia Dept. of Finance 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 II -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. Draft II -3 April 3, 2013 —Ap4 ;z Growth Growth 1990 2000 2012 1990 -2000 2000 -2012 Seal Beach 25,098 24,157 24,354 -4% 0.8% Orange County 2,410,668 2,846,289 3,055,792 18% 7% Sources: U.S. Census Bureau, Calitornia Dept. of Finance 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 II -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. Draft II -3 April 3, 2013 —Ap4 ;z City of Seal Beach 20 1 3- 202 1 24n�4 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 II -3). Draft II -4 April 3, 201 01) z Table II -2 Age Distribution Seal Beach vs. Orange County Seal Beach Orange County % of Age Group Persons % Persons % County Under 5 years 771 3.2% 191,691 6.4% 0.4% 5 to 9 years 841 3.5% 198,769 6.6% 0.4% 10 to 14 years 909 3.8% 210,195 7.0% 0.4% 15 to 19 years 935 3.9% 227,689 7.6% 0.4% 20 to 24 years 871 3.6% 213,601 7.1% 0.4% 25 to 29 years 952 3.9% 215,362 7.2% 0.4% 30 to 34 years 877 3.6% 198,166 6.6% 0.4% 35 to 39 years 982 4.1% 213,605 7.1% 0.5% 40 to 44 years 1,265 5.2% 225,438 7.5% 0.6% 45 to 49 years 1,376 5.7% 230,596 7.7% 0.6% 50 to 54 years 1,546 6.4% 213,589 7.1% 0.7% 55 to 59 years 1,676 6.9% 175,127 5.8% 1.0% 60 to 64 years 1,915 7.9% 146,727 4.9% 1.3% 65 to 69 years 1,796 7.4% 107,421 3.6% 1.7% 70 to 74 years 1,717 7.1% 80,033 2.7% 2.1% 75 to 79 years 1,662 6.9% 63,133 2.1% 2.6% 80 to 84 years 1,726 7.1% 49,570 1.6% 3.5% 85+ years 2,351 9.7% 49,520 1.6% 4.7% Total 24,168 100% 3,010,232 100% 0.8% Median age 57.3 36.2 Source: 2010 Census Table DP -1 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 II -3). Draft II -4 April 3, 201 01) z City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Table II -3 Race /Ethnicity Seal Beach vs. Orange County Source: 2010 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 II -4 provides a comparison of households by type for the city and Orange County as a whole, as reported in the 2010 Census. Family households comprised approximately 46% 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 21 % of county households. The high percentage of single - person households in Seal Beach is not surprising considering the large number of elderly residents. Draft II -5 April 3, 2013 Ap4l_ ;z Seal Beach Orange County Persons % Persons % Racial /Ethnic Category Not Hispanic or Latino -White 18,580 77% 1,328,499 44% -Black or African American 255 1% 44,000 1% - American Indian /Alaska Native 38 0.2% 6,216 0.2% -Asian 2,273 9% 532,477 18% - Native Hawaiian /Pacific Islander 52 0.2% 8,357 0.3% -Other races or 2+ races 639 3% 77,710 3% Hispanic or Latino (any race) 2,331 10% 1,012,973 34% Total 24,168 3,010,232 Source: 2010 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 II -4 provides a comparison of households by type for the city and Orange County as a whole, as reported in the 2010 Census. Family households comprised approximately 46% 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 21 % of county households. The high percentage of single - person households in Seal Beach is not surprising considering the large number of elderly residents. Draft II -5 April 3, 2013 Ap4l_ ;z City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Table II -4 Household Composition Seal Beach vs. Orange County Source: 2010 Census, Table DP -1 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 II -5 shows that three - quarters of housing units in Seal Beach are owner - occupied compared to 59% for the county as a whole. Table II -5 Household Tenure - Seal Beach vs. Orange County Tenure Owner Occupied Renter Occupied Total occupied units Seal Beach Orange County Households % Households % Type Family households: 5,962 45.8% 708,491 71.4% Husband -wife family 4,891 37.6% 538,268 54.2% With own children under 18 years 1,368 10.5% 258,719 26.1% Male householder, no wife present 283 2.2% 54,615 5.5% With own children under 18 years 122 0.9% 22,972 2.3% Female householder, no husband present 788 6.1% 115,608 11.6% With own children under 18 years 264 2.0% 53,896 5.4% Nonfamily households: 7,055 54.2% 284,290 28.6% Householder living alone 6,312 48.5% 207,849 20.9% Households with individuals under 18 years 1,866 14.3% 375,387 37.8% Households with individuals 65 years and over 7,238 55.6% 252,420 25.4% Total households 13,017 100% 992,781 100% Average household size 1.84 2.99 Source: 2010 Census, Table DP -1 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 II -5 shows that three - quarters of housing units in Seal Beach are owner - occupied compared to 59% for the county as a whole. Table II -5 Household Tenure - Seal Beach vs. Orange County Tenure Owner Occupied Renter Occupied Total occupied units Seal Beach Orange County Units % 588,313 59% 404,468 41% 992,781 100% Units % 9,713 3,304 75% 25% 1 13,017 100% Source: 2010 Census, Table DP -1 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 II -6 summarizes overcrowding for the City of Seal Beach compared to Orange County as a whole. Draft II -6 April 3, 201 01) z City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Table II -6 Overcrowding - Seal Beach vs. Orange County Source: U.S. Census Bureau, 2006 -2010 ACS, Table B25014 The incidence of overcrowding is very low in Seal Beach, with just over 2% 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 la (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 II -7 displays recent estimates for overpayment by Seal Beach households. According to the U.S. Department of Housing and Urban Development (HUD), about 30% of all lower- income renter households and about 81% of all lower- income owner households in Seal Beach were overpaying for housing. For households of all income levels, 27% of renters and 42% 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. Draft II -7 April 3, 2013 —Ap4 ;z Seal Beach Orange County Households % Households % Household Tenure Owner - Occupied 9,839 100.0% 599,032 100.0% Overcrowded 7 0.1% 18,297 3.1% Severely overcrowded 0 0.0% 6,489 1.1% Renter - Occupied 2,984 100.0% 385,471 100.0% Overcrowded 68 2.3% 38,874 10.1% Severely overcrowded 0 0.0% 26,217 6.8% Source: U.S. Census Bureau, 2006 -2010 ACS, Table B25014 The incidence of overcrowding is very low in Seal Beach, with just over 2% 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 la (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 II -7 displays recent estimates for overpayment by Seal Beach households. According to the U.S. Department of Housing and Urban Development (HUD), about 30% of all lower- income renter households and about 81% of all lower- income owner households in Seal Beach were overpaying for housing. For households of all income levels, 27% of renters and 42% 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. Draft II -7 April 3, 2013 —Ap4 ;z City of Seal Beach 20 1 3 -202 1 24n�4 Housing Element II. Housing Needs Assessment Table II -7 Overpayment by Income Category Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2006 -2008 ACS. Table 15 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 la (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 in 2012 was reported as $85,3002. For extremely -low- income households in Orange County, this results in an income of $28,900 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 As noted in the previous section, it is estimated that approximately 855 extremely -low income households resided in Seal Beach (Table II -7). HUD reported that 79% of extremely -low- income renter households were overpaying, while 100% of extremely -low- income owners were overpaying. Z California HCD, Official State Income Limits for 2012, Income limits are adjusted for high housing costs in Orange County. Draft II -8 April 3, 201 01) z Renters Owners Income Category Households % Households % Extremely low households 700 155 Households overpaying 550 78.6% 155 100.0% Very low households 3,130 570 Households overpaying 875 28.0% 420 73.7% Low households 1,655 375 Households overpaying 195 11.8% 310 82.7% All lower- income households 5,485 1,100 Households overpaying 1,620 29.5% 885 80.5% Moderate - income households 1,215 555 Households overpaying 285 23.5% 115 20.7% Above - moderate households 2,845 955 Households overpaying 655 23.0% 90 9.4% All households 9,545 2,610 Households overpaying 2,560 26.8% 1,090 41.8% Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2006 -2008 ACS. Table 15 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 la (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 in 2012 was reported as $85,3002. For extremely -low- income households in Orange County, this results in an income of $28,900 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 As noted in the previous section, it is estimated that approximately 855 extremely -low income households resided in Seal Beach (Table II -7). HUD reported that 79% of extremely -low- income renter households were overpaying, while 100% of extremely -low- income owners were overpaying. Z California HCD, Official State Income Limits for 2012, Income limits are adjusted for high housing costs in Orange County. Draft II -8 April 3, 201 01) z City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment 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 one unit. As a result, the City has a projected need for one extremely -low- income unit for the current planning period. 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 II -8 shows that about 47% of Seal Beach residents age 16+ were in the labor force, compared to 67% 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 II -8 Labor Force - Seal Beach vs. Orange County Labor Force Status Seal Beach Orange County Persons Percent Persons Percent Population 16 years and over 21,409 100.0% 2,315,782 100.0% In labor force 10,016 46.8% 1,559,264 67.3% Civilian labor force 9,865 46.1% 1,556,696 67.2% Employed 9,221 93.5% 1,442,008 92.6% Unemployed 644 6.5% 114,688 7.4% Armed Forces 151 0.7% 2,568 0.1% Not in labor force 11,393 53.2% 756,518 32.7% Source: Bureau of the Census, 2006 -2010 American Community Survey, Table DP -3 Approximately 57% of the city's working residents were employed in management and professional occupations compared to 39% for the county as a whole (Table II -9). A significant percentage of workers (25 %) were employed in sales and office related occupations, which is similar to the county. A relatively low number of workers (10 %) were Draft II -9 April 3, 2013 Ap4l_ ;z City of Seal Beach 20 1 3- 202 1 24n�4 Housing Element II. Housing Needs Assessment employed in service related occupations. Blue collar occupations such as construction, maintenance, production and transportation occupations constituted about 8% of the city's workforce compared to 18% for the county as a whole. Table II -9 Employment by Occupation - Seal Beach vs. Orange County Occupation Seal Beach Orange County Jobs Percent Jobs Percent Management, business, science, and arts occupations 5,262 57.1% 568,087 39.4% Service occupations 904 9.8% 224,743 15.6% Sales and office occupations 2,279 24.7% 1 392,314 27.2% Natural resources, construction, and maintenance occupations 449 4.9% 105,652 7.3% Production, transportation, and material moving occupations 327 3.5% 151,212 10.5% Total civilian employed population 16 years and over 9,221 100% 1,442,008 100% Source: Bureau of the Census, 2006 -2010 American Community Survey, Table DP -3. 2. Projected Job Growth Future housing needs are affected by the number and type of new jobs created during this planning period. Table II -10 shows projected job growth by industry for the Santa Ana - Anaheim - Irvine MSA (Orange County) for the period 2008 -2018. Total employment in Orange County is expected to grow by 8.4% during this 10 -year period. The overall growth is expected to add 135,500 new jobs and bring the total employment in Orange County to approximately 1.75 million by 2018. Draft II -10 April 3, 201 ate; 2912 City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Table II -10 Projected Job Growth by Industry, 2008 -2018 - Santa Ana - Anaheim - Irvine Metropolitan Statistical Area Source: California Employment Development Department, March 2009 Benchmark Industry detail may not add up to totals due to independent rounding (A) Self- Employed persons work for profit or fees in their own business, profession, trade, or farm. Only the unincorporated self - employed are included in this category. The estimated and projected employment numbers include all workers who are primarily self - employed and wage and salary workers who hold a secondary job as a self - employed worker. (B) Unpaid family workers are those persons who work without pay for 15 or more hours per week on a farm or in a business operated by a member of the household to whom they are related by birth or marriage. (C) Private Household Workers are employed as domestic workers whose primary activities are to maintain the household. Industry employment is based on the Quarterly Census of Employment and Wages (QCEW) program. Draft II -1 1 April 3, 2013 Ap4l_ ;z Annual Average Em to ment Em to ment Change 2008 2018 Jobs Percent NAICS Code Industry Title Total Employment 1,620,600 1,756,100 135,500 8.4 Self Employment (A) 124,300 127,800 3,500 2.8 Unpaid Family Workers (B) 1,200 1,300 100 8.3 Private Household Workers (C) 8,900 13,000 4,100 46.1 Total Farm 4,600 4,600 0 0.0 Total Nonfarm 1,481,600 1,609,400 127,800 8.6 1133,21 Mining and Logging 600 600 0 0.0 23 Construction 91,200 99,500 8,300 9.1 31 -33 Manufacturing 174,100 168,000 -6,100 -3.5 22,42 -49 Trade, Transportation, and Utilities 271,600 292,800 21,200 7.8 42 Wholesale Trade 86,700 92,000 5,300 6.1 44 -45 Retail Trade 155,600 168,700 13,100 8.4 22,48 -49 Transportation, Warehousing, and Utilities 29,300 32,100 2,800 9.6 48 -49 Transportation and Warehousing 25,400 27,300 1,900 7.5 51 Information 30,100 29,800 -300 -1.0 52 -53 Financial Activities 113,100 118,100 5,000 4.4 52 Finance and Insurance 76,100 80,500 4,400 5.8 53 Real Estate and Rental and Leasing 37,000 37,600 600 1.6 54 -56 Professional and Business Services 266,600 300,100 33,500 12.6 55 Management of Companies and Enterprises 26,100 27,000 900 3.4 56 Admin /Support and Waste Mgmt & Remediation 124,500 136,400 11,900 9.6 61 -62 Education Svcs, Health Care, and Social Assistance 150,700 183,900 33,200 22.0 61 Educational Services (Private) 23,600 27,400 3,800 16.1 62 Health Care and Social Assistance 127,100 156,500 29,400 23.1 71 -72 Leisure and Hospitality 176,400 195,900 19,500 11.1 71 Arts, Entertainment, and Recreation 36,800 40,500 3,700 10.1 72 Accommodation and Food Services 139,700 155,400 15,700 11.2 81 Other Svcs (excludes Private Household Workers) 46,500 49,600 3,100 6.7 Government 160,800 171,100 10,300 6.4 Federal Government 11,700 11,600 -100 -0.9 State and Local Government 149,000 159,500 10,500 7.0 State Government 28,000 31,500 3,500 12.5 Local Government 121,000 128,000 7,000 5.8 Source: California Employment Development Department, March 2009 Benchmark Industry detail may not add up to totals due to independent rounding (A) Self- Employed persons work for profit or fees in their own business, profession, trade, or farm. Only the unincorporated self - employed are included in this category. The estimated and projected employment numbers include all workers who are primarily self - employed and wage and salary workers who hold a secondary job as a self - employed worker. (B) Unpaid family workers are those persons who work without pay for 15 or more hours per week on a farm or in a business operated by a member of the household to whom they are related by birth or marriage. (C) Private Household Workers are employed as domestic workers whose primary activities are to maintain the household. Industry employment is based on the Quarterly Census of Employment and Wages (QCEW) program. Draft II -1 1 April 3, 2013 Ap4l_ ;z City of Seal Beach 20 1 3- 202 1 24n�4 Housing Element II. Housing Needs Assessment 3. Jobs - Housing Balance A regional balance of jobs to housing helps to provide opportunities for people to live near their workplace, and reduce long- 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 According to recent Census data, there were approximately 11,565 jobs in Seal Beach, or about 0.8 jobs per housing unit, substantially lower than the regional objective. 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 loss 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 II -11 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. 3 SCAG 2008 Regional Comprehensive Plan, Land Use & Housing Chapter Draft II -12 April 3, 201 ate; 2912 City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Table II -11 Housing by Type, 2000 -2010 - Seal Beach vs. Orange County 2000 1 2010 1 Growth Structure Type I Units I % I Units I % I Units I % 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 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 90% 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 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 -12 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 are intended to address these needs. Draft II -13 April 3, 2013 Ap4l_ ;z City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Table II -12 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 Bureau4, the vacancy rate in Seal Beach during the 2006- 2010 period averaged 1.4% for owner - occupied units and 6.7% 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 (i.e., 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 AMI). Housing affordability is based on the relationship between household income and housing expenses. Each year the California Department of Housing and Community Development 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 II -13 shows affordable rent levels and estimated affordable purchase prices for housing in Orange County for 2012 by income category. Based on state - adopted standards, the maximum affordable monthly rent (including utilities) for extremely -low- income households is $723, while the maximum affordable rent for very-low- income households is $1,204. The maximum affordable rent for low- income households is $1,926, while the maximum for moderate - income households is $2,559. All figures are based on a family of four, and affordable housing costs are adjusted for smaller or larger households. 4 U.S. Census Bureau, 2006 -2010 ACS, Table DP-4 Draft II -14 April 3, 201 ate; 2912 City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Affordable 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 affordable home purchase prices by income category shown in Table II -13 have been estimated based on typical conditions. Affordable purchase prices for the lowest income categories have not been estimated due to the high housing costs in beach communities. Table II -13 Income Categories and Affordable Housing Costs, 2012 - Orange County 2012 County Median Income = $85,300 Income Limits Affordable Rent Affordable Price (est.) Extremely Low ( <30 %) $28,900 $723 Very Low (31 -50 %) $48,150 $1,204 Low (51 -80 %) $77,050 $1,926 $300,000 Moderate (81 -120 %) $102,350 $2,559 $400,000 Above moderate (120 % +) >$102,350 >$2,559 >$400,000 Assumptions: -Based on a family of 4 -30% of gross income for rent or Principal /Interest/Taxes /Insurance -10% down payment, 4.5% interest, 1.25% taxes & insurance, $200 HOA dues Source: Cal. HCD, 2012, J.H. Douglas & Associates b. For -Sale Housing Existing housing resale price statistics for the third quarter of 2012 reported a median single - family detached price of $700,000 and a median condo price of $215,000. Based on the estimated affordable purchase prices shown in Table II -14 , these statistics confirm that the typical single - family detached house in Seal Beach is not affordable to low- or moderate - income households. However, with interest rates at historic lows, many resale condos may be within the moderate- or even the low- income range. This is likely attributable to the large number of modestly -sized condos located in the Leisure World retirement community. C. Rental Housing A recent survey of rental housing in Seal Beach found listings offered from $795 to over $4,000 per month, with most units in the $1,200 to $2,500 range. When market rents are compared to the amounts low- income households can afford to pay (Table II -14 ), it is clear that lower- income households have a difficult time finding suitable housing without overpaying. However, at the moderate - income levels, households are much more likely to find affordable rentals. Draft II -15 April 3, 2013 Ap4l_ ;z City of Seal Beach 20 1 3 -202 1 24n�4 Housing Element II. Housing Needs Assessment 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 II -17 shows disability data for Seal Beach residents in 20005. 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. 5 The Census Bureau has not published detailed data regarding disabilities since the 2000 Census. Draft II -16 April 3, 201 ate; 2912 City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment Table II -14 Persons with Disabilities by Age Group Disability by Age Disabilities % With a sensory disability 37 2% With a physical disability 15 1 % With a mental disability 62 3% With a self -care disability 24 1% Age 16 to 64 - total persons' 12,278 With a sensory disability 190 2% With a physical disability. 507 4% With a mental disability 260 2% With a self -care disability 64 1 % With a go- outside - the -home disability 315 3% With an employment disability 890 7% Age 65 and over - total persons' With a sensory disability 1,373 35% With a physical disability. 2,115 55% With a mental disability 787 20% With a self -care disability 596 15% With a go- outside - the -home disability 1,324 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 Draft II -17 April 3, 2013 Ap4l_ ;z City of Seal Beach 2013-20212499-244-4 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 served more than 16,700 individuals. Of those individuals, a total of 61 individuals resided in Seal Beach in 2012.6 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 1 d (Emergency Shelters and Transitional /Supportive Housing) and 3a (Section 8 Rental Assistance). 2. Elderly The ACS reported 65% owner - occupied households but only 18% of renter - occupied households in Seal Beach where the householder was 65 or older (Table II -15 ). The unusually high number of senior households in Seal Beach is in large part attributable to 6 Personal communication with Jack Stanton, RCOC Chief Counselor, 2012 Draft II -18 April 3, 201 ate; 2912 City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment the presence of the Leisure World community. Many elderly persons are dependent on 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 lots 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), 1 c (Second Units), 2b (Affordable Housing Resources), 2d (Preserve the Existing Affordable Housing Stock), 3a (Section 8 Rental Assistance), 3c (Affordability Covenants on City or Redevelopment Agency- Assisted Housing), 3d (SRO Housing), 4a (Owner- Occupied Home Improvements), 5b (Removal of Architectural Barriers), and 5c (Housing Information and Referral). Table II -15 Elderly Households by Tenure Owners Renters Householder Age Households % Households % Under 65 years 3,444 35% 2,422 81% 65 to 74 years 2,007 20% 188 6% 75 to 84 years 2,834 29% 214 7% 85 and over 1,554 16% 160 5% Total households 9,839 100% 2,984 100% Source: 2006 -2010 ACS Table 625007 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 nearly 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. About 4% of renter households had five or more members (Table II -16 ). This distribution indicates that the need for large units with three or more bedrooms is significantly less than for smaller units. Draft II -19 April 3, 2013 Ap4l_ ;z City of Seal Beach 20 1 3- 202 1 24n�4 Housing Element II. Housing Needs Assessment Table II -16 Household Size by Tenure - Seal Beach vs. Orange County Household Owners Renters Households % Households % Size 1 person 4,886 49.7% 1,345 45.1% 2 persons 3,329 33.8% 1,036 34.7% 3 persons 683 6.9% 291 9.8% 4 persons 658 6.7% 196 6.6% ---------------------- - - - - -- 5 persons ---------------- - - - - -- 234 ----------- - - - - -- 2.4% ---------------- - - - - -- 81 ------- - - - - -- 2.7% 6 persons 39 0.4% 35 1.2% 7+ persons 10 0.1% 0 0.0% Total households 9,839 100% 2,984 100% 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: la (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 Recent Census Bureau estimates reported that more than half of both renter and owner households were "non- families" (i.e., single persons living alone or unrelated persons). About 4% of owner households and 8% of renter households were families headed by a female (Table 11-17 ). Table II -17 Household Type by Tenure Owners Renters Household Type Households % Households % Married couple family 4,099 41.7% 909 30.5% Male householder, no wife present 114 1.2% 144 4.8% Female householder, no husband present 377 3.8% 150 5.0% Non - family households 1 5,249 1 53.3% 1 1,781 1 59.7% Total households 1 9,839 1 100.0% 1 2,984 1 100.0% Source: 2006 -2010 ACS Table 611012 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 Housing Stock), 3a (Section 8 Rental Assistance), and 5c (Housing Information and Referral). Draft II -20 April 3, 201 ate; 2912 City of Seal Beach 2013-20212-9n T Housing Element II. Housing Needs Assessment 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. Recent Census estimates reported about 4,900 persons employed in agricultural occupations in Orange County. Only 16 Seal Beach residents reported Farming, Fishing and Forestry as their occupation. As a result, there is not a significant need for farmworker housing in Seal Beach. 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 lacks 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 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 most recent Point -in -Time survey, conducted in January 2011, estimated that there were approximately 6,939 homeless persons at the Draft II -21 April 3, 2013 —Ap4 ;z City of Seal Beach 2013-20212499-244-4 Housing Element II. Housing Needs Assessment time of the survey, of which 2,667 were sheltered and 4,272 were unsheltered'. While the 2011 survey did not estimate the total homeless population by jurisdiction, the survey did ask respondents where they lived just prior to becoming homeless. Of the 610 survey respondents, 2 persons (0.3 %) reported Seal Beach as their last city of residence. 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 individuals$. The 2010 Census reported no homeless persons in Seal Beach. 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 complies 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 1 d). 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. The 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 Zone pursuant to Section 65590 (the Mello Act). State law requires that jurisdictions monitor the following: • The number of new housing units approved for construction within the Coastal Zone (after January 1, 1982); 7 2011 Orange County Homeless Census and Survey Comprehensive Report, Applied Survey Research, 2011 8 Personal communication with Sgt. Ron Lavelle (7/21/2011) 9 The Mello Act in part requires replacement of affordable units demolished or converted within the coastal zone. Draft II -22 April 3, 201 ate; 2912 City of Seal Beach 2013-20212-9n T Housing Element ll. Housing Needs Assessment • 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 • The number of low- or moderate - income replacement units required within the Coastal Zone or within three miles of the Coastal Zone. Table II -18 provides these statistics for the Coastal Zone through 2012. Table II -18 Coastal Zone Housing Units Seal Beach Category Units Number of new units approved for construction in the Coastal Zone 99 1982 - 2012: Number of new units for low- and moderate - income households required to be provided either within the coastal zone or within three 0 miles of it: Number of units occupied by low- and moderate - income households 13 and authorized to be demolished or converted: Number of units for low- and moderate - income households required either within the coastal zone or within three miles of it in order to 7 replace those demolished or converted: Source: City of Seal Beach, 2013 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 Mello 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. 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 projection period from January 2014 to October 2021. Communities then determine how they will address this need through the process of updating the Housing Elements of their General Plans. Draft II -23 April 3, 2013 —Ap4 ;z City of Seal Beach 20 1 3- 202 1 24n�4 Housing Element II. Housing Needs Assessment The current RHNA was adopted by the Southern California Association of Governments (SCAG) in October 2012. 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 lower- income households in any community. 2. 2014 -2021 Seal Beach Growth Needs The total housing growth need for the City of Seal Beach during the 2014 -2021 planning period is 2 units. This total is distributed by income category as shown in Table II -23. 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 1 unit during this planning period. Table II -19 Regional Housing Growth Needs 2006 -2014 Very Low* Low Moderate Above Mod Total 1 50% 1 50% 0 0 2 Source: SCAG 2012 "Includes extremely -low households, estimated to be one -half the very-low need. Since the very-low need is one unit, this unit is assigned to the extremely -low category. A discussion of the City's resources for accommodating its housing growth need is provided in the Chapter III. 10 California Government Code Sec. 65583(a) (1) Draft II -24 April 3, 201 ate; 2912 City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element III. Resources and Opportunities III. 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 •. - -- - ••_ LE _ _ • • I I MI Ml- ROPER- ••• ._ Draft III -1 April 3, 2013 Ij4 City of Seal Beach 2013-20212-9n T Housing Element III. Resources and Opportunities WIN 1111 NO 10 11111011 1 MI WN I WIN 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 ..Ac--J ip TAble. III -2 The analysis demonstrates that there are adeauate sites with appropriate zonina to accommodate the Citv's RHNA allocation of 1 very-low-income unit and 1 low- income unit for the current planninq ep riod.r,41gTep tire- 4- 4 G��eAf Iry Vp}-+�G G R:PGred tG +ho r�o+ Pe4;GiRiR I?�-IW +thie•r�Fs l-le9 Gte GGPGGG4�' fr a�- r-v�i�� "�. i-l� r-vl- �r��io- r�vc`�- f�rr-v +o i iPi +c A_ Shp—PUP-11 ref G I � .Jo v rmera,+ ervr'r R�eRGI r`-'rA49 Wifth t i re'-'iGAGI nook. C�Ter V- (HG6Si{@ AG�iGR pIGR RC�I-4-.cS -1 G R:, 149 fG P eGG fhe r e.J r I DI Y 99A.J Draft III -2 April 3, 2013 j4 City of Seal Beach 2013-20212-9n T Housing Element III. Resources and Opportunities B. 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 OCHA , 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. °c98The most recent information from OCHA indicated that; there were 109 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. Draft III -3 April 3, 2013"^ "n" EN - © ©� ,. .. B. 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 OCHA , 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. °c98The most recent information from OCHA indicated that; there were 109 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. Draft III -3 April 3, 2013"^ "n" City of Seal Beach 2013-20212-9n T Housing Element III. Resources and Opportunities 2. Local Resources On February 1, 2012 the Seal Beach Redevelopment Agency was dissolved as a result of the state legislature's approval of AB 26 and the California Supreme Court's action upholding that law. On February 1, 2012 the City became the Successor Agency to the Redevelopment Agency. The Recognized Obligation Payment Schedule includes funding to continue rent subsidies for the Seal Beach Trailer Park. Seal Qege.h. Rec4e�P ..ment AgenG Tho So,- 1 Ro fa RorJo�, rrv,ei�geRGAs ��I, --tea.. � Git�'. W-l7r��+hirP�GjeGt GYoG +r_ GJG_ +o Gf G PGIiGe fGGil1 Gf the 1 , ._ _ . . _ ._ . . _ _ 11_ _ ._ 11_ _. ._ I _ _.._ _ _.._ _I 1 Table -r Wable III -1 Draft III -4 April 3, 2013"^ "n" City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element III. Resources and Opportunities Tobip .. - .., ..• 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: Draft III -5 Arpril 3, 2013 j4 City of Seal Beach 20 1 3- 202 1 24n�4 Housing Element III. Resources and Opportunities • 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. • 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 loss 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). Draft III -6 April 3, 2013 j4 City of Seal Beach 2013-20212-9n T 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 Beach General Plan Designation Maximum Density* Total Acreage 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 5eai beacn uenerai Tian, zuu3 "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 is also allowed in this area. Draft IV -1 April 3, 2013"^ ^n" City of Seal Beach 20 1 3- 202 1 24n�4 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 Symbol 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 RLD -15 Residential Low Density —15 dwelling units per net acre. Duplexes, townhouse projects, apartments, and small -lot, single -unit residential uses, at a RMD -18 Residential Medium Density -18 Medium Density Residential density of 15 to 18 dwelling units per net acre. Additional density may be achieved through density 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. RHD -33 Residential High Density — 33 Additional density may be achieved through density bonuses. RHD -46 Residential High Density -46 L C /RMD Limited Commercial /Residential Mixed Use Limited commercial and office uses in Medium Density 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 °^pi ^r P-44zer he )SiR @, large group homes @, 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. Draft IV -2 April 3, 2013; =F City of Seal Beach 2013-20212-9n T 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 Homes2 M Residential Care- General3 C C C C Residential Care- Limited3 P P P P- C C C Residential Care- Senior3 C C C C Transitional & Supportive Housing 4 4 4 4 4 4 4 Source: Seal Beach Municipal Code, 20132848 Notes: RLD = Residential Low Density RMD = Residential Medium Density RHD - Residential High Density L -C /RMD= Limited Commercial /Residential Medium Density PO= Professional Office SC= Service Commercial GC= General 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 end +. ns.t onR ho-c" 3. See discussion under Special Needs Housing 4. Permitted subject to the same regulations as for other residential uses of the same type in the same zone 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 unit 12. Additional density is possible through density bonus provisions (Chapter 1 1.4.55 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). 12 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). Draft IV -3 April 3, 2013 p City of Seal Beach 2013-20212499-244-4 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 lots ( <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. Draft IV -4 April 3, 2013: =F City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element IV. Constraints Table IV -4 Development Standards for Residential Zoning Districts TABLE 11.2.05.015 DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS RLD -9 RLD -15 RMD -18 RHD -20 RHD -33 RHD -46 supplemental Regulations Densitylintensity of Use — Lot Dimensions One unit One unit See Section per 5,000 per 3,400 One unit One unit One unit One unit 11.4.05.115 for sq- ft- of sq- ft- of per 2,54fl per 2,175 per 1,35fl per 9Cs0 Second Dwelling Max.imt�m Density lot area, lot area, sq- ft. of lot sq- ft- of lot sq. ft. of sq. ft. of Unit standards.. plus a plus a area area lot area lot area See Suhsecbon A 'Second "Second far Surrside Unit" Unit" Standards Maximum Uens#y wifh state See Chapter Affordable 11.4.55= Affordable housing Bonus Housing Bonus (dulac) Minimum Lot Area ft-) Interior Lots 5.004 v.CCj 5.400 1.1�cj CCO ;-7 :CC Comer Lots 5,560 cCj 5,500 11Sflj 5cc - =,r_,c Nonresfdentiaf 10,000 1 14,{744 10,000 1{7,{)00 14,004 Uses Minimum Lot Size (ft.) frrterfor Lots 54 x 104 30 x 80 50 x 100 25 x 144 50 x 100 50 x 140 Corner Lots 55 x 100 35 x 80 50 x 144 25 x 100 55 x 100 55 x 100 Min'inium Floor Area (sq- ft.) Prrmary Dwetffng 1,200 1,240 (E) 950 950 950 950 L -1 Unit Effiriency 150 150 150 150 150 150 L -1 Second Unit f- Bedroom 400 400 440 400 400 440 L -1 Second Unit Draft IV -5 April 3, 2013 p City of Seal Beach 2013- 2021''Q�T Housing Element IV. Constraints TABLE 11.2.05.015 DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS Supplemental RLD -9 RLD -15 RMD -18 RHD -20 RHD -33 � RHD -46 Regulations Densitylintensity of Use — Lot Dimensions (continued) Maximum Floor Area for Second Units 2—Bedroom 600 600 61DO — — Second Unit Maximum Floor Area for Second Units Detached 800 sq. ft BOO sq_ ft 800 sq_ ft — — Second Unit Attached 30% of 30% of 30% of Second Unit primary primary primary — — unit unit unit Maximum Lot (B) 67 50 75 (B) 60 8_ B; Coverage (%) Substandard Lot Yes Yes Yes Yes Yes Ye fc) Standards Building Farm and Location Minimum Yards Oft.) Average Average Front (D) (E) 12; 12; 18 18 (a)(Ey L -3 Minimum 6 Minimum 6 113% of lat 10% of lot 113% of lot 10% of lot ir�terror Side — width: 3 ft. width; 3 ft. width; 5 ft. width; 5 ft. Minimum (D) (E) minimum, minimum; minimum, minimum; (113)(E) 10 ft. 10 ft. 10 ft_ 10 ft. maximum maximum maximum maximum 15% of lot 15% of lot 15% of loot 15% of lot 15% of lot Garner Side— width; 10 (E) width, 10 width; 10 width; 10 width, 10 (E) Minimum ft_ ft. ft_ ft_ ft_ maximum maximum maximum maximum maximum 5 ft.: but when 24 ft. 24 ft_ abutting an Rear 10 (E) alley 24 ft. minus minus , t. E. width of width of minus the alley. the alley. width of the alley. Maim Building Envelope Flood Zane Yes Yes Yes Yes Yes Yes (F) Heights Maximum Height 25 (G) 25 (E) (G) 25 35 35 (G} (E) (ft) Maximum Height of Downslope Skirt 6 6 6 6 6 ;H) Walls (ft_) Projections Yes Yes (E) Yes Y-- reP Ye: (1) (E) Draft IV -6 April 3, 11 2012 City of Seal Beach 2013 -2021 2nn�T Housing Element IV. Constraints TABLE 11.2.05.015 DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS supplemental RLD -9 RLD45 RMD -18 RHD -20 RHD -33 � RHD -46 Regulations Main Building Envelope Minimum Distance Between Buildings 6 B 5 5 6 14.20 ij. on the Same Lat (ft.) Minimum Court Dimensions (ft.) Building Design Exterior Stairways Yes Yes Yes Yes No No L -2 Prohibited Porches Yes — — Yes — — (K) Vehicle Accommodation Off- Street Parking See Chapter 11.4.20: Off-Street Parking and Loading and Loading Maximum Number of Curb Cuts for 1 (L) 1 1 1 1 1 (L) Driveway Maximum Width of 18 — — — — — (M) Driveway (ft_) Limitations on Parking and Yes Yes Yes Yes Yes Yes (N) Garage Frontage Landscaping and Open Space Minimum Permeable SurfaceiMaximum 60150 64150 60M 60M 60M 601St] (0) Paving in Street — Facing Yards ( %) Minimum Site (E), (P); See also Area Devoted to 25 15 (E) 15 Yes 15 15 Section Landscaping ( %) 11.4.34.015 Planting Required on Downslope Yes Yes Yes Yes Yes Yes (q} Lots Pedestrian _ _ Yes Yes Yes Yes (R) Walkways Other Development Standards Accessary Yes Yes Yes Yes Yes Yes See Section Structures 11.4.05.104 2 -Story Cabanas! Manufactured — — — — Yes — (S) Homes Roof Decks Yes — Yes Yes Yes Yes (T) Solar Access Yes Yes Yes Yes Yes Yes See Section 11.4.10.045 Draft IV -7 Apri13, 2013^^" City of Seal Beach 2013- 20217nn�T Housing Element IV. Constraints TABLE 11.2.05.015 DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS RLD -9 RLD -15 RJh D -18 RHD -20 RHD -33 � RHD -4B Supplemental Regulations Other Development Standards (continued) ',Halls and Fences Yes Yes Yes Yes Yes Yes See Chapter 11.4.15 General sge Standards ,See Chapter 114.10 General Site Standards Landscaping and See Chapter 11.4.30: Landscaping and Buffer Yards B uffer Yards Signs See Chapter 1 1.4.25: Sign Regulatron5 Nan conforming See Chapter 11-4.40: Nonconforming Uses, Structures, and Lots Structures Coastal Development See Chapter11.4.35: Coastal DevWopment Perad Permit Reasonable Accommodations See Chapter 11.5.30: Reasonable Aecomfnodabuns L-1: Second Units are not allowed in the RHD -20 District located in Old Town. L -2: Exterior stairways providing access from the ground level andlor the first floor to the second floor or above are prohibited when such stairways are not specifically required by the California Building Cade. Exterior stairways may be permitted through the building permit process in the RLD -9 district on properties with a second story kitchen existing as of March 9, 1998. In such a case, a covenant shall be recorded on the title of the property stipulating the property is to be used only as a Single -Unit dwelling. Exception: Exterior stairways may be permitted on Single -Unit dwellings located within identified flood zones upon approval of a Minor Use Permit pursuant to Chapter 11.5.20: Deueioprnent Permits. L -3: Refer to Appendix A— City Council ,Approved Blanket Setback Variances Draft IV -8 Apri13, 2013 p City of Seal Beach 2013- 2021''0�T Housing Element IV. Constraints Table IV -5 Residential Development Standards for Commercial /Mixed -Use Zoning Districts DEVELOPMENT STANDARDS — COMMERCIAL AND MIXED -USE DISTRICTS LCIRMD PO MSSP SC GC Additional Regulations Lot Size and Density Minimum Lot Size (sq- ft-) 2,50D 7,DOD 2,750 7,D00 10,OD0 Maximum Floor Area Ratio 0.06 -- -- -- -- Maximum Residential Density — lot area per unit (sq- ft-) Base Density 2,500 -- -- -- -- (A) Density for Nxed Use Development 2,D00 -- -- -- -- (A) See Chapter 11 Density — Affordable See -4.55: Affordable Housing Bongs Addihonal -- -- -- -- Housing Regulations Bonus Building Form and Location Maximum Building Height (ft.) 35 35 30 35 35 (B) Building Setback on Street Frontages varies varies varies varies varies (C) Minimum Yard Requirements Interior Side varies varies varies varies varies (C) Rear varies varies varies varies varies (C) Building Transition Zone Adjacent to R Districts Yes (D) Landscaping and Open Space Public Open Space Yes (E) See Chapter 11_4_3D- Minimum lot area to be Landscaping landscaped 5% 10% DI IC% 10 m and Buffer Yards Minimum required front yard area to be landscaped 609 Draft IV -9 Apri13, 2013^^" City of Seal Beach 2013- 2021''Q�T Housing Element IV. Constraints Draft IV -10 Apri13, 2013 p LCIRMD PQ MSSP SC GC Additionai 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 (F-1) 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 Load;ng Building Design Building Orientation Yes (1) Design Provisions -- -- Yes -- -- Q 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 (c)) General Site Standards See Chapter 11 -4.10: General Site Standards Fencing See Chapter 11A.15: Fences, Hedges, and Walls Parking and Loading See Chapter 11-4 -20: Off- Street Parking and Loading Signs See Chapter 11.4.25: Sign Pegulations Landscaping and Buffer Yards See Chapter 11 AM: Landscaping and Banter Yards Coastal Development Permit See Chapter 11.4.35: Coastal Development Permit Non - conforming Structures and Lots See Chapter 11 -4.40: Non-ccnWming Uses, Structures, and tats Draft IV -10 Apri13, 2013 p City of Seal Beach 2013-20212-9n T 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. Draft IV -11 April 3, 2013"^ ^n" City of Seal Beach 20 1 3- 202 1 24n�4 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 with less than 25,000 population 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 Pepepi 2010 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. Draft IV -12 April 3, 4-61 201 Q City of Seal Beach 2013-20212-9n T 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 Draft IV -13 April 3, 2013"^ ^n" City of Seal Beach 2013 -2021 -9n� 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. (§ 1 1.4.85.020.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 all zones where single - family uses are permitted, in conformance with state law, the Pun (Resicdepfi ^I High DeRS4.') dis#i ^f and are conditionally permitted in 'A the PO, SC and GC districts. �{ ^r�^ ^ ^ ^^ 00iih 14Gte— ia�Pr^^r^R^ iREi - c^�FFi thP_— WAScGiRg AG ieR PIGIR (Qhep- eF \/) to pFeGess a Qede G_.PReRcilrr'ReRt tG GIG!rif�, rresidleran' l feweF 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. Draft IV -14 April 3, 2013" -61 QQ1Q City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints The Special Use provisions of the Municipal Code recognize the following specific types of Residential Care Facilities for the Elderly (RCFE) projects: ❑Assisted Living Facilitv: 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. ❑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. 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: Draft IV -15 April 3, 2013"^ ^n" City of Seal Beach 20 1 3- 202 1 24n�4 Housing Element IV. Constraints • Application procedures, including the accommodation requested and the basis for the request. • No fee is charged for a Reasonable Accommodation application. • Concurrent processing may be requested by an applicant when another discretionary permit is also required. • Decision by the Planning Commission subject to the notice, review, approval, and appeal procedures prescribed for a conditional use permit. • 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." PFG\ /�T Te- TeGIS, ShGWe J, 1 !Q1Yl�T dF / fGGi leg' t qql _Gell / i"brIGSS I'hGR 39 GiGY� 1 f / n l l A n r /11111 111 In 2013, the Boeing Specific Plan was amended to permit emergency shelters by -right subiect to the following development standards: Draft IV -16 April 3, 2013"^ "n" City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element IV. Constraints • Maximum of 10 beds • Minimum separation of 300 feet between emergency shelters 62Gmmi Rit i SGGiGI . Cae�� ivrc�FGGi-litieG r�Ly�-rni+ +ol-1 iR the 1 HP, P �GR(r �GJi_Gf iG_ & G �TeR(_ -GJ- fhe PIGRRiR�e- 9�-ePAePfs fG� epReIgeRG^ ' S h eaTea-s s ie #ens R;G�' be—es IRs i° 9, Sites within this specific plan are located within walking distance of services and employment centers and are served by public transportation. This specific plan encompasses approximately 107 acres of land, which includes two underutilized parking lots in two parcels of approximately 16 and 12 acres that are suitable for shelters. These emergency shelter regulations are consistent with SB 2 and do not pose a constraint to the establishment of such facilities. 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. S4 2 ef. 2QQ7 r- egesln 2013 the Municipal Code was amended to clarify that transitional /supportive housing ism +r^�+94 es a residential use subject to the same standards and requirements as other residential uses of the same type in the same zone, Tlq(-Q i isy��GtiGR PIGR (QhGptee \/iR (-IeGPrG rGrn 11-1 +rte Grn l-1 the 7GRiR QG 10 req ilGtir-�"r�c:Jv�o�4GiRiR9 +„ 4GIRSi +iGRA -1 G- Rd _S1 rr„r +i „o hG 44P in conformance with SB 2. Draft IV -17 April 3, 2013 p City of Seal Beach 2013 -2021 -9n� Housing Element IV. Constraints 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. In 2013 Tthe Zoning Ordinance 'lees r,^+ rror, +ly ter -was amended to allow SROs subject to a conditional use permit in the RHD zone.A_ G�e#ir i +ir\r r\r ro vi Irv+ iA_.A_q fe.r this type r,f hr,i icir ry Prr,rvrrvm 2 I is ir�p i l0 1 it +ho fie - 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. A reduction in required parking can be approved through the CUP process (Section 11.4.20.020.13). The parking requirements are summarized in Table IV -6. In order to enhance the development feasibility of small apartments, PFegFer,., 3 iRc11 IGIP -Ml ir, +h.. WA-I-';i; AG i„r, PIGI , (Qhep eF V) the Municipal Code was amended in 2013 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. Draft IV -18 April 3, 2013"^ "r," City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints 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 Surtside 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 (1 space for studio and 1- bedroom units when restricted to low /moderate- income tenants) 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 11.420.01b.A.1 e. Second Units Second units are regulated by § 1 1.4.05.1 15 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. 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. Draft IV -19 April 3, 2013"^ ^n" City of Seal Beach 20 1 3- 202 1 24n�4 Housing Element IV. Constraints Table IV -7 Second Dwelling Unit Floor Area Type of Second Unit Area (Square Feet) Detached 800 Attached 30% of primary unit Minimum FloorArea 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 Dwelling Unit must be occupied by the property owner, and the Second Dwelling Unit may not be sold separately from the Primary Dwelling Unit. Second Dwelling 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 Dwelling Unit permits have been requested in recent years. 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 less costly than the construction of individual homes on site thereby lowering overall housing costs. State law precludes local Draft IV -20 April 3, 2013 T City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints 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 Shores 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. 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 11.4.40: 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. Draft IV -21 April 3, 2013^n" City of Seal Beach 2013 -2021 -9n� Housing Element IV. Constraints • 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. • 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 have 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 2010 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. The 2013 updates to these Codes are expected to be adopted in 2014. Draft IV -22 April 3, 2013 T City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints 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 Community Development 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 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 Community Development Director sf Dev pmepf Ser %s 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 conform with the provisions of the 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 light 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: Draft IV -23 April 3, 2013"^ ^n" City of Seal Beach 2013 -2021 -9n� Housing Element IV. Constraints a. Structures and improvements; b. Vehicular ingress and egress and internal 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 Plan 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; 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 Draft IV -24 April 3, 2013 T pril DO IQ City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints 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. Draft IV -25 April 3, 2013^n" City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints Table IV -9 Planning and Development Fees Fee Category Fee or Deposit Amount Plannina and Application Fees' Pre - Application ConferenceRevi w 200499 deryesit Parcel Map $1,250$7-58 deryes Tentative Tract Map $2,000 4epes4 Vestmi g Tentative Tfae AAap 2,,900 epe-A $159 dGP&S4 Concept Approval (coastal) $150 Major Site Plan Review $1,000$7-59 depesit Minor Use Permit $500 Conditional Use Permit L 250M"",Dsit Planned Unit Development $2,750 Specific Plan 10 000 Environmental Review' Categorical Exemption L5 0 Initial Study (review and preparation) $500$599 deposit Negative Declaration $1,800 deposit Environmental Impact Report (review)2 $20,000$x-9;999 deposit Reaional Development Impact Fees' Water connection fees4 $3,873 Sewer connection fees $1,835 $783 (condo) Road fees (per unit) $953 (apartment) $1,452 (single - family house) Est. total fee % of total development costs SF-3% MF -5/o Source: City of Seal Beach Development Services Department, 2013�n'TT11 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. The current fee schedule is based on aA fee study 4 ,r 4+ ' , lRele,.,ey , RGI is expepied +„ 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 Draft IV -26 April 3, 2013 T City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints project. Dedication of land 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. 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 Draft IV -27 April 3, 2013"^ "n" City of Seal Beach 20 1 3 -202 1 24n�4 Housing Element IV. Constraints 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 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 Draft IV -28 April 3, 2013 T pril DO IQ City of Seal Beach 2013-20212-9n T Housing Element IV. Constraints likely to have greater impacts on low- income families than other segments of the community. 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). Draft IV -29 April 3, 2013^n" City of Seal Beach 2013-20212-9n T 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 identifies the City's quantified housing objectives over the 2013-20212909 2914 period while Table V -2 provides a summary of the housing programs specifying the five yeGF objectives, time frame for implementation, source of funding, and responsible agencies. 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. • 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 la: 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 lb: 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. Policy lc: Encourage the infilling of vacant residential land. Draft V -1 April 3, 2013 ^^nrz City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan Policy Id: Encourage the recycling of underutilized residential land, where such recycling is consistent with established land use plans. Policy le: Provide compatibility of residential uses with surrounding uses through the separation of incompatible uses, construction of adequate buffers, and other land use controls. Policy If: 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. Policy Ig: Provide for adequate, freely accessible open space within reasonable distances of all community residents. Program la: 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. While Tthe City is a fully urbanized community with little vacant land remaining, adequate sites are available to accommodate the City's assigned fair share of future residential growth of 2 housing units during the planning period.;�,er+ +Pad °^fie -Sites GVGi1 (-Q fG r-vi-- i-- r-�mmr-�i- lr-vfo the 94"GT GiRiRq fGir Gf ro�r�aI rnG66iRgi eeEI ff- e fGIIG'.,iRg ..4. eG iVeS .-G f 4.Iih..J 2013-2021,2998-2914 Objectives: Draft V -2 April 3, 2013 ^rte City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan -31. 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. 24. The City will report its progress in implementing this program to HCD on an annual basis, pursuant to Government Code §65400. 3 -5. The City shall comply with the "no net loss" 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 romrvipoler 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. 2013-2021,2908-2014 Objectives: • Continue to use zoning and other land use controls to ensure the compatibility of residential areas with surrounding uses. Draft V -3 April 3, r ^ 2013 ^te' � City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan Program 1 c: Second Units The City permits the construction of second units on existing residential lots 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. 2013 - 20212^^^ Objectives: • Continue to allow for the development of second units consistent with state law and the Municipal Code. Program Id: Emergency Shelters and Transitional /Supportive Housing Senate Bill 2 of 2007 strengthened planning requirements for emergency shelters and transitional /supportive housing. The Qit�' 4A1 GPAe- AC-_J r—the Municipal Code 0.i +� eRP- �'eG� ef HGc )GiRg Elerpept in compliance with SB 2, including specific regulations and development standards that \A /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. A# thiG time, the ( -S ir-vl lV +lYllY the Gi GIbilit i Gf the BGpiy pep- ifiTp�A ie.R.P. fd GGGGrnrnGdGfo G.R ex�ergeRG^ ' G iel#er g- r�•-J T"h"e City will continue to implement the requirements of state law by facilitating the provision of emergency shelters and transitional /supportive housing.;h-& ierRe e r} -�GGe r�r�r ^vimry +��i 107 G--P-9; GRGJ is GeP,'ed 19� ' I-�i is rr-i i +oc nerf CSC- irSe�POieeq. kk�ever, es PG4 of +her �erpe p 4 ppert p6bli Gre,,ie P�GGess t,", ° e 9,.i +�nEiI„- 'Qeter�„-�,,iR(_= fIi^f IqerzZe ;pis hetTer s1_i +oilnc�ivr— nhi�vi�vGe. �' GI +errG4_9 _7G. (_Q f IGt R:;G�i be 10 +ormiro 1 fG de— befTer s1_ i +,Ted —fA-.P ex erg e R G^ ' aelTers sVaGll E G4;pl�' With fhP of. S9 2. AS PA-Pt ef tla PA i �C ^,� ^ E� r,. + �,=,+ ��er�e r��er� GPP�GPHG+e .JiR 4- .-J(_Q , y-� + .-J.- r.J II 19 (_9 +e.J t9 s �^elTr— s "A 0i e ^ e G ref G cal i +„tee —dew r, Y,-, erfe# G R ex;erg eRG�' sb elt er i is 2013-20212998 2914 Objectives: Continue to facilitate the provision of emergency shelters and transitional /supportive housing consistent with state lawn,Ppep(_� tla& .J. . I .r rY r + it PAAfAPPAAAP . + +�. r 4.lisf n 1rr Js G�ePRergeRG�' Ghel ers `'r,� Is /+ +i ie he i icir v ii +hire GRP- �'eGr ^f I--G iciRg Ele Rine ��rra rr t r-vi-,lGPtiGR _g4iGtt�G1_r,r,Gr Program le: 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 Draft V -4 April 3, 2013 ^r. City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan 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. 2013-2021,2098-2914 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 If: 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. 2013-2021,2008-2014 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: Draft V -5 April 3, 2013 ^^nrz City of Seal Beach 20 1 3 -202 1 24n�4 Housing Element V. Housing Action Plan • 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; • 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. 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. 2013-2021,2908-2014 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. 2013 - 202129 Objectives: • Maintain a list of non - profit housing developers active in Orange County. • 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. Draft V -6 April 3, 2013 r ^^te �„ 291 z City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element V. Housing Action Plan • Prioritize assistance for extremely -low- income (ELI) units and projects such as single room occupancy (SRO) and supportive housing commensurate with the City's regional housing need of 1-6 ELI unity during the current planning period. 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. 2013 - 20212^^^ Objectives: • Consider subsidizing the cost of land and off -site improvements for affordable housing development on a project- specific basis when feasible. °r 201: him Exiding A#GFdable Housing eek- merged with Program 3c Goal 3: Address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. Draft V -7 April 3, 2013 ^p4 City of Seal Beach 20 1 3 -202 1 24n�4 Housing Element V. Housing Action Plan 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. 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. 2013-2021,2998 2914 Objectives: • Continue to cooperate with the Orange County Housing Authority in providing Section 8 rental assistance to very-low- income households • 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. Draft V -8 April 3, 2013 r ^^te �„ 291 z City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element V. Housing Action Plan 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. 2013-2021,2998-2914 Objectives: • Continue participation in the MCC program and contact the County annually to determine current program status. Distribute program 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 AgencyT previously used CDBG and redevelopment set -aside funds to assist in the development and preservation of affordable housing. To ensure the Iona -term preservation of Seal Beach Shores 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 a $20,000 Technical Assistance Grant by the State Department of Housing and Community Development (HCD) to facilitate conversion of the park to tenant ownership. Through the issuance of a revenue bond by the Redevelopment Agency and subsequent loan to LINC Housing, conversion of the park to tenant ownership was completed in 2000, and affordability covenants were recorded on these units. The Agency has been providing ongoing rental assistance to offset the monthly rent increase necessary to repay the bond. The Successor Agency to the Seal Beach Redevelopment Agency has listed such 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. eeVeReRtg �(QP(Q PIGGeGI GR fho_q(_Q I- -rte -S Gssisf °G� ,Aiifh Pi hIiG fI_Ac`J_q. The Qge Ge' iss6jecam-.- ham.,vnQ G GI G I G G R +rte CTI1 6 r-v�ii t-rv- P6vrEihcF� Fti °�Ci °c `�'arocat ly- She rrc�y TTPG_iler RGf,k. I+ l'+.-ditiGRTeRtG.l iS rG sided +rte help TeR r4 Gdj' F $ A- +ter, yPli�� yzcr52c�rPe i�i�= rcccSSF� r + , + h P, �{�r r Thi_�sFiccc_q S Gi -G ge R G y rn^T. - - -ii'✓i P_ d, -FTs -r e Af 9_4 l s✓� +� r� ^ o tG 9 G I i f i e d ro -Side-rfs r- f +�c° G_ Icn -S hiv^'re& Tr ^il L e# it -S f, GbIi.-G. iG A,'fh the f tk) f ,� -�rrer �^crs�, =,� ors e i ,rgcrnvr-rsFFiTe r�-r,vrr -vT ^r�rfiri iivr-v fhr-vf GGGicfr AGP. 2013-2021,2998-2914 Objectives: • Continue to monitory the affordability of any very -low, low -, and moderate - income housing units assisted with public funds. (See Gls9 PrGg GRm 7G4 Draft V -9 April 3, 2013 ^p4 City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan Program 3de.Aocal 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 2014 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. 2013-2021,2998-2914 Objectives: • Prepare and obtain Coastal Commission certification of a Local Coastal Program. Goal 4: Maintain and enhance the existing quality of residential neighborhoods in Seal Beach. Policy 4a: Encourage the maintenance and rehabilitation of existing owner - occupied and rental housing where feasible. Policy 4b: Promote the removal and replacement of those substandard units that cannot be rehabilitated. Draft V -10 April 3, 2013 ^^nom City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan Policy 4c: Investigate and pursue programs and funding sources available to assist in the improvement of residential property. Policy 4d: Encourage the continued affordability of housing units rehabilitated with public funds. 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. 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. 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. _.... Draft V -1 1 April 3, 2013 ^� p„_-� City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan Program 4a4b: 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. 2013-2027,2998-2914 Objectives: • Continue to enforce the Condominium Conversion Ordinance Program 4b4e: 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, if feasible. 2013-2021,2098-2014 Objectives: • 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 4c4d: 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. 2013 - 2021'^^ -2914 Objectives: • 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 4d4e: 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. 2013-2027,2908-2014 Objectives: Draft V -12 April 3, 2013 ^� p„__� City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan • 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. 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. 2013-20212998 2914 Objectives: • Continue to provide fair housing and tenant landlord counseling services through the Fair Housing Council of Orange County. The Community Development 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. 2013-2021,2008-2014 Objectives: • Continue to utilize the Home Improvement Program to remove architectural barriers and encourage participation by elderly and disabled residents. Draft V -13 April 3, 2013 ^� p l --� City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan 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. 2013-2021,2998-2914 Objectives: • 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. 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 Draft V -14 April 3, 2013 City of Seal Beach 2013-20212-9n T Housing Element V. Housing Action Plan "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. 2013-2027,2998-2914 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. 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 1 a). 2013 - 202129 Objectives: • Seek to incorporate smart growth principles in future land use and zoning amendments. 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 2013 - 20212008 201 Program Category Income Category Extremely Low Very Low Low Moderate Above Moderate Totals New Construction' 113 5- 140 42- 24- 9;2 Rehabilitation T984 —T9411 Conservationz 25 75 100 1. Quantified objective for new construction is for the period 2014-20214141=6 612Q Pn, n per the RHNA 2. Preservation of units in Seal Beach Shores Trailer Park Draft V -15 April 3, 2013 ^� p l --� City of Seal Beach 2013-20212099 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, 2091 +hFG .gh 2099. 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 2013- 20217094 housing programs. 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. Ty p + .J r +h. L. CI.Y . + , c — s 4 ...J Table A -34 presents the City's progress in meeting the quantified objectives from the previous Housing Element. Draft A -1 April 3, 2013; -''� City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A - Evaluation of Prior Housing Element Table A -1 Housing Element Program Evaluation - 2001 -2008 -2013 City of Seal Beach Goal /Program Objectives Time Frame Responsible Agency Accomplishments Future Policies and Actions Goal 1: Facilitate the development of a variety of housing types for all income levels to meet the existing and future needs of residents. MW Program la: Provision of 1. By June 2012 the City will initiate 2012 -2013 Community 1. The City Council initiated General This program should be Adequate Sites for New General Plan and zoning amendments and Development Dept. Plan and zoning amendments for the revised to reflect the Construction through General related environmental analysis for a parcel or Accurate Storage property in 2012 and City's land inventory and Plan and Zoning Ordinance parcels totaling between 0.58 and 0.95 the amendments were adopted in new RHNA allocations for developable acres for multi - family 2013. The amendments allow multi- the 2014 -2021 period. development at a density of 20 to 33 family residential development by -right units /acre to accommodate the shortfall of 19 at a density of 20 units /acre. This site lower- income housing units during the has a capacity for more than 80 lower - planning period. The parcel(s) to be rezoned income units, which significantly will be selected from the list of potential sites exceeds the City's RHNA obligation of identified in Table B -3. 19 units. No development application 2. By January 2013, following completion of has been submitted for this site to the site evaluation and environmental date. analysis, General Plan and zoning amendments will be adopted to allow The City's progress toward Housing development of at least 19 multi - family units Element implementation was reported during this planning period. The rezoned to HCD in April 2013 as required by site(s) will permit a minimum density of 20 state law. units /acre, will accommodate at least 16 units per site, and will include development Since no application has been standards that encourage and facilitate multi- submitted, the no net loss provisions of family development by -right (i.e., without a this program are not applicable. conditional use permit, planned development permit, or other discretionary action). At least 50% of the lower- income need (i.e., 10 units) will be accommodated 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 Draft A -2 April 3,201 3 ^ ^;i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A — Evaluation of Prior Housing Element Goal /Program Objectives Time Frame Responsible Agency Accomplishments Future Policies and Actions 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 loss" 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 1b: Land Use Continue to use zoning and other land use Ongoing Community The City continually reviews its This program should be Compatibility controls to ensure the compatibility of Development Dept. development standards to ensure that continued. residential areas with surrounding uses compatibility with adjoining uses. In Draft A -3 April 3_201 3 ^� p„ 24);i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A — Evaluation of Prior Housing Element Draft A -4 April 3_201 3 ^� p„ 2Q;i Responsible Future Policies and Goal /Program Objectives Time Frame Agency Accomplishments Actions 2010 a comprehensive revision to the City's Zoning Code was completed. Program 1c: Second Units Continue to allow for the development of Ongoing Community The Zoning Coded allows for second- Continue to encourage second units or granny flats. Development Dept. units as a permitted use subject to second units. specific development standards. No second unit applications were received in the previous planning period (2008- 2012). Program 1d: Emergency Shelters Amend the Development Code in Within one year of Community The Municipal Code and the Boeing This program has been and Transitional /Supportive conformance with SB 2 to establish Housing Element Development Dept. Specific Plan were amended in 2013 to completed and is no Housing development standards for emergency adoption allow emergency shelters by- right, and longer necessary. shelters and transitional/ supportive housing. allow transitional & supportive housing subject to the same regulations as other residential uses of the same type in the same zone. 1e: Innovative Land Use and Continue to encourage the use of innovative Ongoing Community The City continues to encourage the This program should be Construction Techniques land use techniques and construction Development Dept. use of innovative land use techniques continued. methods to minimize housing costs 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. 1f: Provision of Adequate Public Continue to utilize environmental and other Ongoing Community The City continues to utilize the CEQA This program should be Facilities and Services development review procedures to ensure Development Dept. review process to ensure that all new continued. that all new residential developments are residential developments are provided provided with adequate public facilities and with adequate public facilities and services services. o. o° o0 0 o a e o;o o 0 0 00• o 0 0 0 Program 2a: Density Bonus Continue to promote the use of density Ongoing Community A comprehensive revision to the This program should be bonuses among potential residential Development Dept. Zoning Code was adopted in 2010, continued. developers. which incorporated current state requirements for density bonus (Chapter 11.4.55, Affordable Housing Bonus). Due to the extremely limited amount of development opportunities in the city, no density bonus projects were proposed during the 2008 -2012 period. Draft A -4 April 3_201 3 ^� p„ 2Q;i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A — Evaluation of Prior Housing Element Draft A -5 April 3_201 3 ^� p„ 2Q;i Responsible Future Policies and Goal /Program Objectives Time Frame Agency Accomplishments Actions Program 2b: Affordable Housing Maintain a list of nonprofit housing developers Ongoing Community A list of non - profit housing developers This activity should be Resources active in Orange County Development Dept. has been included in the 2008 -2014 continued. Housing Element (Appendix C- Public Participation Summary). Contact qualified nonprofit housing Ongoing Community City staff contacted affordable housing This activity should be developers to explore opportunities for Development Dept. developers regarding new continued. affordable housing development annually, or development opportunities. whenever development opportunities arise. Explore a variety of funding resources, such Ongoing Community The City considered filing applications This activity should be as MHP funds and Low Income Housing Tax Development Dept. for funding for several multi - family continued. Credits. Periodically consult with the State residential rehabilitation programs Department of Housing and Community during the planning period although Development (HCD) for current and new none was determined to be feasible. funding availability Provide interested developers with an Ongoing Community A list of residential sites is available in This activity should be inventory of residential sites available for Development Dept. the Housing Element, which is posted continued. development on the City website. Prioritize assistance for extremely -low- income Ongoing Community No suitable ELI projects were This activity should be (ELI) units and projects such as single room Development Dept. proposed during the 2008 -2012 period. continued. occupancy (SRO) and supportive housing commensurate with the City's regional housing need of 6 ELI units during the current planning period. Program 2c: Land Write -Downs Consider subsidizing the cost of land and off- Ongoing Community Prior to the statewide dissolution of With the dissolution of the and Off -Site Improvements site improvements for affordable housing Development Dept. redevelopment agencies, RDA set- RDA this program is no development on a project- specific basis when aside funds were used to assist longer feasible and has feasible. affordable housing; however, these been discontinued. funds are no longer available. Program 2d: Preserve the Existing Continue to monitor the terms of the tenant Ongoing Community The Redevelopment Agency issued This program should be Affordable Housing Stock ownership agreement for the Seal Beach Development Dept. bonds in 2000 to allow for the merged with Program 3c. Trailer park acquisition of the Seal Beach Shores Trailer park by LINC Housing, a 501(c)(3) non - profit agency to own and manage the Seal Beach Shores 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. The City continues to monitor the terms of the agreement. Draft A -5 April 3_201 3 ^� p„ 2Q;i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A — Evaluation of Prior Housing Element Draft A -6 April 3_201 3 ^� p„ 24);i Responsible Future Policies and Goal /Program Objectives Time Frame Agency Accomplishments Actions Goal 3: Conserve the affordability of the existing housing stock and to'e'XP'anTaT0'rdable'r0'Us1n9 opportunities for low amnTmModerate incornelmomumsTeolds. 14 Program 3a: Section 8 Rental Continue to provide Section 8 rental Ongoing Housing Authority of The City continues to contract with the This program should be Assistance assistance to very low income households. the County of Orange County of Orange Housing Authority continued. and the Seal Beach for participation in the Section 8 rental Assist the County Housing Authority in Community assistance program and has promoted promoting the Section 8 program to property Development Dept. the availability of the Section 8 owners and eligible renters by publicizing the program in the City newsletter, through program in the City's website, the City the local newspaper, and at local newsletter, local libraries, and within Leisure libraries. World. Program 3b: Mortgage Credit Continue participation in the MCC program Ongoing Community The City currently participates in this The City should continue Certificates and contact the County annually to determine Development Dept. program offered by the County of to publicize this program, current program status. Distribute program Orange. It is unknown how many units if available. information at City libraries and on the City have actually received funding by this website. The number of households assisted program. with this program will depend on market conditions and program availability. Program 3c: Maintenance of Maintain the affordability of any very low, low, Ongoing Redevelopment All units assisted with public funds This program should be Affordability Covenants on City and moderate income housing units assisted Agency and were located in the Seal Beach Shores continued. The and Agency Assisted Housing with public funds. Community Trailer Park. The Redevelopment successor agency has Development Dept. Agency has provided approximately listed its rental assistance $120,000 per year in funding to the to qualified residents of tenants of the Seal Beach Shores the Seal Beach Shores Trailer Park to off -set increased costs Trailer Park as one of its in the 2000 acquisition of the Park by enforceable obligations LINC Housing. with the intention of continuing that assistance. Program 3d: Single Room Process a Zoning Code amendment to Process a zoning Community An SRO zoning amendment was This program has been Occupancy Housing establish regulations for SRO facilities. amendment in Development Dept. adopted in 2013. completed and is no 2012 longer necessary. Program 3e: Local Coastal Prepare and obtain Coastal Commission Prepare an LCP Community Work was initiated on the LCP and an This program is Program certification of a Local Coastal Program. during 2012 -2014 Development Dept. Ad Hoc Citizens Advisory Committee underway and should be was convened to provide continued. recommendations to the Planning Commission and City Council. Program 3f: Off- Street Parking Process a Zoning Code amendment to reduce Process a zoning Community A zoning amendment was adopted in This program has been off - street parking requirements for small amendment in Development Dept. 2013. completed and is no apartment units. 2012 longer necessary. Draft A -6 April 3_201 3 ^� p„ 24);i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A — Evaluation of Prior Housing Element Draft A -7 April 3_201 3 ^� p„--24);i Responsible Future Policies and Goal /Program Objectives Time Frame Agency Accomplishments Actions Program 4a: Home Improvement Pursue grants and other sources of funding to Ongoing Redevelopment This program has been discontinued This program has been Program — Owner - Occupied continue this program. Agency due to the dissolution of the discontinued due to the Housing Redevelopment Agency. dissolution of the Redevelopment Agency. Program 4b: Condominium Continue to enforce the Condominium Ongoing Community The City continues to enforce the This program should be Conversion Conversion Ordinance Development Dept. Condominium Conversion Ordinance. continued. No applications for a conversion were submitted to the City during the period of this report. Program 4c: Replacement Continue to review development projects on a Ongoing Community The City has imposed inclusionary This program should be Housing in the Coastal Zone case -by -case basis to ensure that Development Dept. housing fees on developments within modified to comply with replacement low- and moderate - income the Coastal Zone on a case -by -case the requirements of state housing is provided if feasible. basis. law. Program 4d: Housing Conditions Continue to conduct annual surveys of the Annually Community CivicStone conducted a survey and This program should be Monitoring targeted beach area to identify housing units Development Dept. targeted its initial public outreach continued. with deferred maintenance issues and mail program to properties needing repairs. brochures about the City's rehabilitation Several of the identified properties programs to owners of the identified units. participated in rehabilitation loan and grant programs offered by the City. Program 4f: Zoning and Building Continue to enforce the City's zoning and Ongoing Community The City continues to enforce the This program should be Codes Enforcement building codes through contract code Development Dept. zoning and building codes. The City continued. compliance services. maintains the service of a Code Compliance Officer on a contractual Provide information about assistance basis at a staffing level of 20 hours per programs to property owners with violations. week. Goal 5: Promote equal housing opportunities for all persons regardless of race, color, national origin, ancestry, religion, sex, marital status, or familial status. Program 5a: Fair Housing Continue to provide fair housing and tenant Ongoing Fair Housing Council The City continues to refer interested This program should be Services landlord counseling services through the Fair of Orange County parties to the Fair Housing Council to continued. Housing Council of Orange County. The provide fair housing and Community Development Director will serve tenant/landlord counseling services. as the primary point of contact for fair housing issues and will refer inquiries to the FHCOC. Program 5b: Removal of Continue to utilize the Home Improvement Ongoing Redevelopment The City has been successful in This program should be Architectural Barriers Program to remove architectural barriers and Agency restructuring its program in providing continued under the encourage participation by elderly and this type of assistance. Since 2005 the Community Development disabled residents. City has assisted over 430 households Department's oversight. in Leisure World with Orange County Community Development Block Grant Draft A -7 April 3_201 3 ^� p„--24);i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A — Evaluation of Prior Housing Element Draft A -8 April 3,201 3 ^� p„ 24);i Responsible Future Policies and Goal /Program Objectives Time Frame Agency Accomplishments Actions funds to remove architectural barriers in restroom areas particularly. Program 5c: Housing Information Continue to support the housing and referral Ongoing Housing Authority of The City continues to refer interested This program should be and Referral Services services provided by the Housing Authority of the County of Orange parties to the Orange County Housing continued. Orange County by posting contact information Authority regarding affordable rental on the City website and at public buildings. and home ownership opportunities. Program 5d: Residential Care Process a Code amendment to clarify the 2012 Community A Code amendment was adopted in This program has been Facilities zoning regulations for small residential care Development Dept. 2013 completed and is no facilities. I I I longer necessary. SEMM _r Program 6a: Green Building Distribute a Green Building Tips handout at Ongoing Community Green Building handouts have been This program should be Techniques City Hall and on the City website. Development Dept. made available at the public counter continued. and on the City website. Continue to offer reduced fees for residential remodeling projects that include energy conservation features. Program 6b: Promote Smart Seek to incorporate smart growth principles in Ongoing Community Since the city is nearly built -out, few This program should be Growth future land use and zoning amendments. Development Dept. opportunities for land use amendments continued. arise; the City will continue to seek opportunities to implement smart growth principles. Draft A -8 April 3,201 3 ^� p„ 24);i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A - Evaluation of Prior Housing Element Draft A -9 April 3, 2013 ^� p„ 24);i City of Seal Beach 2013 -2021 2nn�T Housing Element Appendix A - Evaluation of Prior Housing Element pw] MW.. _ ......... . Me--eaa MINN Draft A -10 April 3, 2013 ^� p„ 2 City of Seal Beach 2013 -2021 2nn�T Housing Element Appendix A - Evaluation of Prior Housing Element Draft A -1 1 April 3, 2013 ^� p„ 24);i City of Seal Beach 2013 -2021 2nn�T Housing Element Appendix A - Evaluation of Prior Housing Element Arvnnnv aR d DL,rrir.. II.A.48. +.,148 +hiG aGti pity d618 M S +.,ffiRg h., AAAtMA,Ipd Draft A -12 April 3_201 3 ^� p„ 2 City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A - Evaluation of Prior Housing Element Draft A -13 April 3, 2013 ^� p„ 2 City of Seal Beach 2013 -2021 2nn�T Housing Element Appendix A — Evaluation of Prior Housing Element Responsible G,+„rn Delieins - -_ Q*G9VIe$ Tamp FrAmia n Gemplish...e n D.e...affl 4 ZERO g and BUildisry GA- 14sI1.e +e esfe.oe +he Gi + „'s Zesir...,s.l ORgG'iRg gul iR g Dept + Th8 Gity ..,r +OR6181; to 8Af,FG8 t h, ThOG r..,.... h, & GA-dp- CrfA_.pA_,r Z@I�'"d "c8G. Th8 ^ ity ""wmmcic� is +.,iss t e of ; GA-d_8 h.,sis ;+ E; s+.,ffiRg level of 79 hews r wppk r i Rational Kagan, an6e5tFy, i sex, MaFital 5tatU5, • D.e...aM 5ai C.,i. WOUGis.. (`es +is61e +e r.e„i.le f.,i. heHsisg ns.l QRgE)iRg ThO Gi +„ GORtirI1..,8 +., .48F it +.,.., +., �1 ThiG r..,...-,`., Gh81 -1.1 l h., s sells.. °T�°^�5 .,. +i86 +., +h., C-,i. WO GiRg GO RGil +., AAtMA'icd PFE)Vmd8 f.,i. hey Isis...,s.l .. -1 1 G GOIiRg D.e... -, `., G:h Des, e,,.,l o +he LJe`.,., L.,r.e „e`.,., s+ Lady 2991 D. The /'`i +„ has h.,.,r ��.....,��. -. it ThiG r..,....,.., ShAII'd h., A.shi +.,.. +....,I Q.,..ie.s D.e....,s, +e a .,. +ioir., +ies h„ g8RG,i .,� +.��.. +��.ir.. i +� r „i.lir.. Amos el.le.l„ .,s.l disabled . si.les +s �'�°Y this +„r f ., 2005 the rrno- cy�s2- 6rcr6SfS�2rro� 62z v-cnc ri+„ has assiste-d a „er nzn he iseheWs Gomm ini+„ ne„elerrv,e„+ QIesL ..-rent D.on.os, Fs: H961s n 1sf9.2,o +inn (`os+is6io +e sLinre. + +he he isiRg os.l .efe..ol QRgGirn I c)64sirn 1thc)pi+,� .,f The Gi+,� G.,r +ir6186 +., .ofo. ir+o.00+o.l This prGgram oho �l.l ho alp. .l Defe...,I S_ e.,,ises SBFViG86 r.e,d. Bd by the HE)wsiRg Awth...i+„ °^9°'^5 +hO (`OHRt,, Of (l..,r..., ..a. +i.a +.. +hO (l..,sgB (`OURt„ L GHGiRg AOs +iRI18 1 wmtrmccr. A64...i +,,.8 . ,..lis...,ff.,..l.,hl.,..,s +.,l ;-;Ad he..,e e .shine e. +6Isi4es Draft A -14 April 3, ^^ 2013 � �„ 2 City of Seal Beach 2013 -2021 4nn T Housing Element Appendix A - Evaluation of Prior Housing Element Table A -2 Appropriateness of Housing Element Goals and Policies City of Seal Beach 20082001- 20132088 Goal I Policy I Appropriateness 1. development of of 1 1 types for 1 1 meet the existing and future needs of 1• Policy 1a: Provide adequate sites for a variety of housing types through the Land Use Element of the General Plan and the Zoning Ordinance Appropriate - retain while ensuring that environmental and infrastructure constraints are addressed. Policy 1b: Where appropriate encourage the redesignation of vacant and underutilized nonresidential land to residential uses with appropriate Appropriate - retain densities to facilitate the development of a variety of housing types to address the housing needs of all economic segments of the population. Policy 1c: Encourage the infilling of vacant residential land. Appropriate - retain Policy 1d: Encourage the recycling of underutilized residential land where such recycling is consistent with established land use plans. Appropriate - retain Policy 1e: Provide compatibility of residential uses with surrounding uses through the separation of incompatible uses, construction of Appropriate - retain adequate buffers, and other land use controls. Policy 1f: Improve all residential environments through the provision of adequate public facilities and services including streets and parks as Appropriate - retain well as water, sewer, and drainage systems. Policy 1g: Provide for adequate, freely accessible open space within reasonable distances of all community residents. Appropriate retain Policy 2a: Expand housing opportunities for households with special needs such as the elderly, disabled, large households, female headed Appropriate retain households, and the homeless. Policy 2b: Provide incentives for and otherwise encourage the development of new affordable housing for low and moderate income Appropriate - retain households. Policy 2c: Investigate and pursue programs and funding sources designed to expand housing opportunities for low and moderate income Appropriate - retain households including the elderly and disabled. Policy 2d: Direct the construction of low and moderate income housing to sites that are: Appropriate - retain • 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. 1 1 1 1 ilicy !71 3a: Assist City residents in securing decent, safe, and affordable housing. 7PPOOlicy Appropriate - retain 3b: Conserve the affordability of housing units assisted with public funds through affordability covenants or resale controls. Appropriate - retain Draft A -15 April 3,201 3-Ap4k24) 42 City of Seal Beach 20 1 3 -202 1 2nn�4 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 neighborhoods Policy 4a: Encourage the maintenance and rehabilitation of existing owner occupied and rental housing where feasible. Appropriate - retain 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 4i: 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 1. l 5 - r6ffi6W e0al housing oppofthities for persons 1. 1 of 1 1 r, national origin, or familial status. 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 up, , Policy 6a: Promote energy conservation through "green building" techniques that reduce water consumption, improve energy efficiency and lessen a building's overall environmental impact. Appropriate - retain Policy 6b: Promote "smart growth" principles by encouraging compact development in locations that provide opportunities for reduced vehicle trips. Appropriate - retain Draft A -16 April 3,201 3-Ap4k24)4-2 City of Seal Beach 2013-20212-9n T Housing Element Appendix A - Evaluation of Prior Housing Element Draft A -17 April 3, 201'x; 4;i City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix A - Evaluation of Prior Housing Element GGa4 1 A94" 94" AppFepFiateness nn + 8t pc�r Draft A -18 April 3,201 3-Ap4k41i City of Seal Beach 2013 -2021 -9n� Housing Element Appendix A - Evaluation of Prior Housing Element Draft A -19 April 3, 2013 ^per �+,'- City of Seal Beach 2013-2021 2nn4 Housing Element Appendix A — Evaluation of Prior Housing Element Table A -34 Progress in Achieving Quantified Objectives 2008 -201 3200„x1 -2010 City of Seal Beach Program Category Quantified Progress 2001105* 2006 -110 Objective 85 47- 487 My. "Mill TAW 245 Extremely Low 6 58 a8 28 Very Low 5 428 Low 10 8 Moderate 12 Above Moderate 24 Total 57 Rehabilitation Very Low Low Moderate Above Moderate Total Very Low 25 25 Low Moderate 75 75 Above Moderate Total 100 100 `Quantified objectives for new construction are for 2006 -2014 RHNA period "`Seal Beach Shores Trailer Park preservation Draft A -20 April 3, 201.— ��;z QuaRtified RmgFess 2001105* 2006 -110 niew r- .--1;t r. timne.. mew I Av Wdprpte AbAvg 85 47- 487 8 8 8 8 8 1 489 49 TAW 245 489 58 ReNahif itatiep maw �sw 1419dIPPAtA 58 a8 28 4a 48 5 8 48 7- Tal 428 83 82 mew 8 2 Draft A -20 April 3, 201.— ��;z City of Seal Beach 2013- 2021''9�T Housing Element Appendix A - Evaluation of Prior Housing Element &9 99 i-zZ,52L* Draft A -21 April 3, 2013x; -''� City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix B - Land Inventory Appendix B Residential Land Inventory This appendix provides additional detail regarding the land inventory analysis of potential affordable housing development during the current RHNA rproiection period (- 2014- 201 41,911 GG GR GRGIh/cic Gf RHN G- Grn'GVe 4GR:m the P eViGl is Plr- RRiRg Pee Gd ASSUMPTIONS REGARDING AFFORDABILITY State law13 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 based on this affordability assumption. 4 w Ta� �la R-1 Regional Housing Growth AleerlQ 1998- 20019 VeFy Low Low Moderate Above MAd Teta4 ;4 45 4; 49; 245 JIM 13 Government Code Sec. 65583.2(b) (3) 44 Draft B -1 April 3, 201 .%� . . ... .. 4 w Ta� �la R-1 Regional Housing Growth AleerlQ 1998- 20019 VeFy Low Low Moderate Above MAd Teta4 ;4 45 4; 49; 245 JIM 13 Government Code Sec. 65583.2(b) (3) 44 Draft B -1 April 3, 201 .%� City of Seal Beach 2013 -2021 Housing Element Appendix B - Land Inventory Draft B -2 April 3, 2013 ^� p l-20;z MENEM Mr MW Draft B -2 April 3, 2013 ^� p l-20;z City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix B - Land Inventory POTENTIAL SITES FOR HOUSING DEVELOPMENT Seal Beach is nearly built -out with only a few parcels of vacant developable land remaining. This section describes three sites with potential for residential development during the 2013 -2021 planning period. These sites provide adequate capacity to accommodate the City's RHNA allocation of 1 very -low- income unit and 1 low- income unit. ■ _ \ ♦ • MI I MI _ ■ ■ _ • Draft B -3 April 3, 201 .E ' City of Seal Beach 2013-20212-9n T Housing Element Appendix B - Land Inventory • 1011 Seal Beach Blvd. (Accurate Storage). This approximately 4 -acre site (Figure B -1) is located immediately south of the Boeing Integrated Defense Systems property. It was formerly occupied by a metal fabricator and is currently used for vehicle and boat storage. The site is bordered by office, commercial and light industrial uses to the north and west, by the City Police Station across Adolfo Lopez Drive to the south, and by Seal Beach Naval Weapons Station across Seal Beach Boulevard to the east and has good access to employment and transit routes. In 2013, this property was rezoned to High Density Residential use with a minimum density of 20 units /acre. and is suitable for lower- income multi - familv development. • DWP Specific Plan. This 10 -acre property (Figure B -2) was formerly developed with an electrical generating station, which was decommissioned in 1966. The site is currently vacant. In 2012 the land use designation for the property was amended to allow a 32 -lot single- family subdivision on the northern portion of the site, and is assigned to the above - moderate income category. The proiect is currently under consideration by the California Coastal Commission. 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. Because of its small size, this parcel has been listed in the moderate income site inventory. Draft B -4 April 3, 201 .x; OQ10 City of Seal Beach 20 1 3 -202 1 2nn�T Housing Element Appendix B - Land Inventory Table B -3 Residential Sites Inventory 2008 -2014 -2021 S✓ General Plan/ Parcel Assumed Potential Potential Site Zoning Acreage Density Units Income Level Comments units (du/ac) mark C„nansign site is +e G Draft Dep,94 nil C„ +raa +ion 4 1011 Seal Beach Blvd. (NW corner of High Density Res/ 4 20 80 Lower Site currently used as vehicle & boat storage. Zoning allows multi - Seal Beach Blvd & Adolfo Lopez Dr. ) RHD -20 Cormer MQtRl fahrisa+or site of irren +ly used as Vehiole storage that sou ld ho 44 famil residential use by-right. DWP property High Density Res/ 4.5 7 32 Above- Vacant land. Zoning allows 32 single - family lots. parking lots along T Specific Plan moderate � 1780 Pacific Coast Hwy. Limited Commercial/ 0.25 21 5 Moderate Older convenience store; zoning allows mixed -use Medium Density Res 20-48 side +ia use S✓ rUrrer eFa; AGFeage Potential �g 4444 Wkac 3 units Marina the 2001 mark C„nansign site is +e G Draft Dep,94 nil C„ +raa +ion 4 29 29-88 Vacant land Cormer MQtRl fahrisa+or site of irren +ly used as Vehiole storage that sou ld ho 44 4 28 28-88 4 Beeing W s+mias+er parking lots along T Cnesifin Plan parr Cvness narking for the Gateway Business DarWBoeing Canility that not ld be � 48 inset AquatiG Dark Open SpaGe/ BaF'% & ReG. 2 k 20-48 side +ia use Draft B -5 April 3_201 3 ^pry �r„- City of Seal Beach 2013 -2021 2nn�T Housing Element Appendix B - Land Inventory Figure B -1 rr w' Accurate Storage Ilk do s w f �b �y r w. 'tom 1L l - •i ran 4 ' ?=�. Parcel Information: �.• _ Legend. Site Acreage: 4.5 y. Site Boundary Parcel Acreage: 4.5 , "~ �` F't �.,� p •,� � i �' Parcel Boundary APN: 095- 010 -54 City Boundary �._.._.. Zone: LM (SPR) Draft B -6 April 3, 2013 ^p4k-2 ;z City of Seal Beach 20 1 3 -202 1 2nn�4 Housing Element Appendix B - Land Inventory Figure B -2 DWP Property Draft B -7 Arpril 3_201 3 ^per �„-244;i City of Seal Beach 2013-20212-9n T Housing Element Appendix B - Land Inventory Draft B -8 April 3, 201.A A —il OQ10 City of Seal Beach 2013- 2021''9�T 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. € r1., iR the P, GGeGG, vei�e� vI RIGA r'ifi7eR6 4',dV468I: , QGrvrnmiffoo Ike fiVo R} eeti fgG +ire "mac p,� E t. A rG ',Y G,kSkiGP ',YGs fo- Se;Tcit GG ;Pei; s P- A ,J re G rn rn e R l -q f; „sex ers f t�a(-Q e^rv,r. Ri +�, .-1 fiVe P hIir GriReG Were held h" Fi (-Q RAiRry 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. �IviRf Q4 , (1Gi RGFI /PIGRRiRr-, (::GPRPRigq+e-rr 6e�' =✓eGGiGTr YW��E.1 zC1�9 PIGRr QGR'�PRiGGiGrr .e�, SPS -SiGn April Q '2x009 A4 Wpp rn (:pppppij$(z( e#ii� +F1 I rrc�z`t� v A Jm ( prnmi + +oo rnoe #ir v ii7 v ,Z 1 1 A Jm ( prnmi + +oo rnoe #ir j6 Re 14, 2011 A Jm p (:pppppi + +oo rnoe #ir v ii it vii TZ 1 1 �c �rrrrr,rSS+e vC vr✓e��vz pppp PIGRr, C ,fS6 r, hor-.rlRe 14, 22092 94y (;. pr pii O, 2201x2 Ad Hoc Committee meeting #1 January 8, 2013 Planning Commission /Ad Hoc Committee study session April 3, 2013 City Council study session April 22, 2013 Planning Commission hearing TBD City Council hearing TBD Draft C -1 April 3, 201 .%� City of Seal Beach 2013 -2021 �nn�T Housing Element Appendix C - Public Participation Summary Table C -1 Public Notice Distribution List City of Seal Beach Housing Element Update County of Orange Kennedy Commission Shelley Amendola Director of Planning Linda Tang OC Housing Providers PO Box 4048 17701 Cowan Ave., Suite 200 25241 Paseo de Alicia, # 120 Santa Ana, CA 92702 Irvine, CA 92614 Laguna Hills, CA 92653 Linda Lang Public Law Center Jamboree Housing Corp. OC Association of Realtors Kenneth Babcock Laura Archuleta 25552 La Paz Road 601 Civic Center Drive West 17701 Cowan Ave. Suite 200 Laguna Hills, CA 92653 Santa Ana, 92701 Irvine, CA 92614 The Related Companies of California Community Housing Resources, Inc. Habitat for Humanity of OC Frank Cardone Joseph Jimenez Singh 2200 S. Ritchey St. 18201 Von Karman Ave Ste 900 17701 Cowan Avenue, Suite 200 Santa Ana, CA 92705 Irvine, CA 92612 Irvine, CA 92614 Max Gardner Neighborhood Housing Services of Orange Dayle McIntosh Center Interim CEO & President County 13272 Garden Grove Boulevard Orange County United Way 198 W. Lincoln Ave., 2nd Floor Garden Grove, CA 92843 -2205 18012 Mitchell Ave South Anaheim, CA 92805 Irvine, 92614 Kate Klimow OC Housing Trust Scott Hess VP Government Affairs Glenn Hayes, Exec. Director Director of Planning & Building OC Business Council 198 W. Lincoln Ave., 2nd Floor City of Huntington Beach 2 Park Plaza, Suite 100 Anaheim, CA 92805 PO Box 190 Irvine, CA 92614 Huntington Beach, CA 92648 Steve Mendoza Doug Mclsaac County of Orange Community Development Director Community Development Director Housing & Community Services City of Los Alamitos City of Westminster 3191 Katella Ave. 8200 Westminster Blvd. 1770 N. Broadway Los Alamitos, CA 90720 Westminster, CA 92683 Santa Ana, CA 92706 Bryan Starr Executive Officer Fair Housing Council Legal Aid Society of Orange County BIA Orange County Chapter 201 South Broadway 2101 N. Tustin Ave 17744 Sky Park Circle, Suite 170 Santa Ana, CA 92701 -5633 Santa Ana, California 92705 Irvine, CA 92614 The Olson Company 3020 Old Ranch Pkwy., Suite 400 Seal Beach, CA 90740 Draft C -2 April 3, 2013 ; 291 City of Seal Beach 2013-202120Q8 4 Housing Element Appendix C - Public Participation Summary Table C -2 Summary of Public Comments City of Seal Beach Housing Element Update Comment Response What is the deadline for the new Housing Element? The due date for Housing Element adoption is October 15, 2013 for all jurisdictions within the Southern California Association of Governments (SCAG) region. Failure to adopt the Housing Element within 120 days of the due date would result in the City being subject to a 4 -year update cycle rather than the standard 8 years. Seal Beach has an exceptionally large percentage of senior The 2010 Census reported that seniors (age 65 +) in Seal Beach citizens. The Needs Assessment should be revised to reflect the represented 38% of the City's population, compared to just 12% for needs of this segment. the county as a whole. Table II -2 has been expanded to show the proportion of the county's population who reside in Seal Beach by age category. While Seal Beach represents less than 1 % of the total county population, almost 15% of the county's senior population are Seal Beach residents. If the City doesn't achieve its RHNA allocation for new housing The RHNA allocation does not require that new housing units are units for the 2008 -2014 period, does the allocation roll over into the built, only that the City ensures that adequate sites with new period? appropriate zoning are available to accommodate the level of development assigned in the RHNA. In the 2008 -2014 planning period the City had a shortfall of 19 lower- income units, and the Housing Element included a program commitment to rezone sufficient land at a minimum density of 20 units /acre to accommodate the shortfall. Once the rezoning is completed, the City has satisfied its RHNA obligations for the previous period, and the new Housing Element must only demonstrate adequate capacity for the new RH NA.