HomeMy WebLinkAboutPC AG PKT 2013-09-18 #2TO:
FROM:
SUBJECT:
LOCATION:
APPLICANT:
RECOMMENDATION:
ENVIRONMENTAL ASSESSMENT:
Planning Commission
Director of Community Development
September 18, 2013
PUBLIC HEARING
WNW:5
01A,
GENERAL PLAN AMENDMENT (GPA
13-4) 2013-2021 HOUSING ELEMENT
Citywide
CITY OF SEAL BEACH
That the Planning Commission hold a
public hearing regarding the proposed
final 2013-2021 Housing Element, and
after considering all testimony and
evidence presented, adopt Resolution
13-15 recommending that the City
Council adopt the Housing Element.
The 2013-2021 Housing Element is a policy document mandated by state law,
and describes the applicable land use regulations that control residential uses in
the City. The 2013-2021 Housing Element does not propose any new policies or
programs that would change the nature of development or result in new
environmental impacts not previously analyzed, therefore the element is exempt
from the provisions of CEQA pursuant to Section 15061(b)(3) of the CEQA
Guidelines.
LEGAL NOTIFICATION:
The legal notice of this hearing was published in the Seal Beach Sun
Newspaper on September 5, 2013 with affidavits of publishing and mailing on
file.
2013-2021 Housing Element
General Plan Amendment 13-4
September 18, 2013
101 m k, I
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.
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.
On April 3, 2013 a joint study session was held by the Planning Commission and
Ad Hoc General Plan/Local Coastal Program Citizens Advisory Committee to
review the draft 2013-2021 Housing Element.
On April 22, 2013 the City Council conducted a study session to review the draft
Housing Element and authorized submittal of the draft element to HCD for
review. Subsequently, on May 16, 2013 HCD teleconferenced with the City
regarding their review of the draft 2013-2021 Housing Element. HCD stated they
had minor comments with the 2013-2021 draft and so long as the 4th cycle
housing period (2008-2014) is completed, the 2013-2021 Housing Element
should be approved.
The City's RHNA allocation for the 2013-2021 planning period is 2 units, which is
also accommodated in the 4th cycle housing period.
It is recommended that the Commission open the public hearing, receive public
testimonv, close the public hearing and adopt the attached Resolution
recommending City Council approval of the 2013-2021 Housing Element,
Attachments: I
A. Resolution No.13-15
Exhibit A: Final Draft 2013-2021 Housing Element
Exhibit B: HCD Findings and Responses
B. Planning Commission report of April 3, 2013 (without attachments)
C. HCD Letter dated June 28, 2013
I The SCAG region includes Imperial, Los Angeles, Orange, Riverside, San Bernardino, and
Ventura counties.
AM
ATTACHMENT A
Resolution No. 13-15
PLANNING COMMISSION RESOLUTION NO. 13-15
1111111: 1 M
Iffl: 1404 1 a 001 MINE -Z 91W.11 Noma Wkyu a ki I a] Wkyll: 4 OIL I I I ig
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1. On September 18, 2013, the Planning Commission conducted a
duly noticed public hearing regarding the Draft 2013-2021 Housing Element, which is
attached as Exhibit A to this Resolution and incorporated by this reference as though
set forth in full. At the public hearing, all interested persons were allowed to speak.
Based on the record of the proceeding, the Planning Commission hereby finds as
follows:
A. The State of California requires every municipality to periodically update
the Housing Element of its General Plan to review the housing needs of the community
and revise its policies, programs and objectives to address those needs. Jurisdictions
such as the City of Seal Beach that are within the Southern California Association of
Governments region are required to update their Housing Elements for the 5th planning
cycle, which covers the 2013-2021 planning period.
B. On April 29, 2013, the City submitted the Draft 2013-2021 Housing
Element for review to the California Department of Housing and Community
Development ("HCD") pursuant to Section 65585(b) of the Government Code.
C. On June 28, 2013 HCD issued its findings regarding the Draft Seal Beach
2013-2021 Housing Element pursuant to Section 65585 of the Government Code. The
Planning Commission has considered HCD's written findings. In response to those
findings the Draft Housing Element has been revised as described in Exhibit B, attached
hereto.
D. The City revised the 2013-2021 Housing Element in response to the
findings of HCD. The revisions are summarized in Exhibit B to this Resolution, which is
attached hereto and incorporated by this reference as though set out in full.
E. In accordance with Section 65585 of the Government Code, the Planning
Commission has reviewed the findings of HCD and finds that the Draft 2013-2021
Housing Element has been revised to fully address each of the findings made by HCD.
F. The Planning Commission finds that the 2013-2021 Housing Element
update is exempt from the requirements of the California Environmental Quality Act
pursuant to Section 15061(b)(3) of the CEQA Guidelines, which states the general rule
that CEQA applies only to projects which have the potential for causing a significant
effect on the environment. The Draft 2013-2021 Housing Element does not propose any
new policies or programs that would change any land use or development. It can
1
therefore be seen with certainty that there is no possibility that its adoption would have a
significant effect on the environment.
Section 2. Based upon the foregoing, the Planning Commission hereby
recommends that the City Council adopt the Draft 2013-2021 Housing Element,
attached hereto as Exhibit A.
PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal
Beach at a meeting thereof held on the 18th day of September, 2013 by the following
vote:
AYES:
NOES:
•
I=
K
Sandra Massa-Lavitt, Chairwoman
Planning Commission
I 1 11111 s flemamm
CITY OF
SEAL BEACH
2013 -2021
Housing Element
Proposed Final
August 2013
City of Seal Beach 2013 -2021 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. 2014 -2021 Seal Beach Growth Needs .............................................. ...............................
11 -24
III. Resources
and Opportunities ......................................... ............................... ..........................III -1
A.
Land Resources ................................................................ ............................... ..........................111
-1
B.
Financial and Administrative Resources ..................... ............................... ..........................111
-1
1. State and Federal Resources ..................................... ............................... ..........................111
-1
2. Local Resources ............................................................ ............................... ..........................111
-2
C.
Energy Conservation Opportunities ............................. ............................... ..........................111
-2
IV. Constraints ...................................................................................................... ...........................IV -1
A.
Governmental Constraints ......................................................................... ...........................IV
-1
1. Land Use Plans and Regulations ............................................................. ...........................IV
-1
2. Development Processing Procedures .................................................. ..........................IV
-21
3. Development Fees and Improvement Requirements ....................... ..........................IV
-23
B.
Non - Governmental Constraints ................................................................ ..........................IV
-25
Proposed Final i September 2013
City of Seal Beach 2013 -2021 Housing Element
1. Environmental Constraints ...................................................................... ..........................IV
-25
2. Infrastructure Constraints ........................................................................ ..........................IV
-26
3. Land Costs ................................................................................................. ..........................IV
-26
4. Construction Costs ................................................................................... ..........................IV
-26
5. Cost and Availability of Financing ........................................................ ..........................IV
-26
C. Fair Housing ............................................................................................. ...............................
IV -27
V. Housing Action Plan .................................................................................. ...............................
V -1
A. Housing Goals, Policies and Programs ..................................................... ............................V
-1
B. Quantified Objectives ................................................................................ ...........................V
-13
APPENDICES
Appendix A - Evaluation of the Prior Housing Element
Appendix B - Residential Land Inventory
Appendix C - Public Participation Summary
Proposed Final ii September 2013
City of Seal Beach 2013 -2021 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
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
-17
Table IV -7
Second Dwelling Unit Floor Area ............................................................ ..........................IV
-18
Table IV -8
Residential Permit Review Authority ....................................................... ..........................IV
-21
Table IV -9
Planning and Development Fees ........................................................... ..........................IV
-24
Table IV -10
Road Improvement Standards ............................................................... ..........................IV
-25
Table V -1
Quantified Objectives 2013 -2021 ...................................................... ...............................
V -13
List of Figures
Figure II -1 Regional Location Map ............................................................................... ...........................II -2
Proposed Final iii September 2013
City of Seal Beach 2013 -2021 Housing Element
This page intentionally left blank.
Proposed Final iv September 2013
City of Seal Beach 2013 -2021 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 2021. 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
• A Housing Action Plan for the 2013 -2021 planning period, including housing
goals, policies and programs (Chapter V).
Proposed Final 1 -1 September 2013
City of Seal Beach 2013 -2021 Housing Element I. Introduction
• A review of the City's accomplishments and progress in implementing the
previous 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.
Proposed Final 1 -2 September 2013
City of Seal Beach 2013 -2021 Housing Element I. Introduction
Ad Hoc Committee meeting January 8, 2013
Planning Commission Study Session April 3, 2013
City Council Study Session April 22, 2013
Planning Commission Public Hearing September 18, 2013
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.
Proposed Final 1 -3 September 2013
City of Seal Beach 2013 -2021 Housing Element I. Introduction
This page intentionally left blank.
Proposed Final 1 -4 September 2013
City of Seal Beach 2013 -2021 Housing Element II. Housing Needs Assessment
II. HOUSING NEEDS ASSESSMENT
Meeting the various housing needs of residents is an important goal for Seal Beach. The
first step to achieving this goal is understanding the housing needs in the community. This
chapter will explore the various demographic and housing characteristics in the City in
order to determine the nature and extent of the housing needs and lay the groundwork
for policies and programs to address those needs.
The Housing Needs Assessment utilizes the most recent data from the U.S. Census,
California Department of Finance (DOF), California Employment Development Depart-
ment (EDD), Southern California Association of Governments (SCAG) and other relevant
sources. Supplemental data was obtained through field surveys or from private sources.
A. Community Context
Seal Beach encompasses 11.4 square miles in northwestern Orange County south of
Long Beach (in Los Angeles County) and north of Huntington Beach (see Figure II -1).
Incorporated in 1915 primarily as a farming community, the City has grown while still
maintaining its small town atmosphere. The population of the City remained relatively
stable from 1915 to 1944 with little more than 1,000 residents. However in 1944 the U S
Navy acquired half of the City to construct the Naval Weapons Station bringing new
residents to Seal Beach. The population increased to more than 7,000 persons in 1954
with the development of the Marina Hill subdivision. The largest population increase
occurred with the development of the Leisure World retirement community beginning in
1962, which currently houses more than 9,000 senior residents. The 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.
Proposed Final II -1 September 2013
City of Seal Beach 2013 -2021 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
Proposed Final II -2 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -3 September 2013
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.
Proposed Final II -3 September 2013
City of Seal Beach 2013 -2021 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).
Proposed Final II -4 September 2013
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).
Proposed Final II -4 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -5 September 2013
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.
Proposed Final II -5 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -6 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -7 September 2013
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.
Proposed Final II -7 September 2013
City of Seal Beach 2013 -2021 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 1 a (Provision of Adequate Sites), 1 c (Second Units), 2b (Affordable
Housing Resources), 2d (Preserve the Existing Affordable Housing Stock), 3a (Section 8
Rental Assistance), 3d (SRO Housing), and 5c (Housing Information and Referral).
Extremely Low Income Households
State law requires quantification and analysis of existing and projected housing needs of
extremely -low- income (ELI) households. Extremely -low- income is defined as households
with income less than 30% of area median income. The area median income for Orange
County in 2012 was reported as $85,3001. 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.
' California HCD, Official State Income Limits for 2012, Income limits are adjusted for high housing costs in
Orange County.
Proposed Final II -8 September 2013
Owners
Renters
Households
%
Households
%
Income Category
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 1 a (Provision of Adequate Sites), 1 c (Second Units), 2b (Affordable
Housing Resources), 2d (Preserve the Existing Affordable Housing Stock), 3a (Section 8
Rental Assistance), 3d (SRO Housing), and 5c (Housing Information and Referral).
Extremely Low Income Households
State law requires quantification and analysis of existing and projected housing needs of
extremely -low- income (ELI) households. Extremely -low- income is defined as households
with income less than 30% of area median income. The area median income for Orange
County in 2012 was reported as $85,3001. 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.
' California HCD, Official State Income Limits for 2012, Income limits are adjusted for high housing costs in
Orange County.
Proposed Final II -8 September 2013
City of Seal Beach 2013 -2021 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
Proposed Final II -9 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -10 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -1 1 September 2013
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.
Proposed Final II -1 1 September 2013
City of Seal Beach 2013 -2021 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.2
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.
2 SCAG 2008 Regional Comprehensive Plan, Land Use & Housing Chapter
Proposed Final II -12 September 2013
City of Seal Beach 2013 -2021 Housing Element 11. 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 II -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.
Proposed Final II -13 September 2013
City of Seal Beach 2013 -2021 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 Bureau3, 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.
3 U.S. Census Bureau, 2006 -2010 ACS, Table DP-4
Proposed Final II -14 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -15 September 2013
City of Seal Beach 2013 -2021 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 20004. 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.
4 The Census Bureau has not published detailed data regarding disabilities since the 2000 Census.
Proposed Final II -16 September 2013
City of Seal Beach 2013 -2021 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
Proposed Final II -17 September 2013
City of Seal Beach 2013 -2021 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 2012.5
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
5 Personal communication with Jack Stanton, RCOC Chief Counselor, 2012
Proposed Final II -18 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -19 September 2013
City of Seal Beach 2013 -2021 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).
Proposed Final II -20 September 2013
City of Seal Beach 2013 -2021 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
Proposed Final II -21 September 2013
City of Seal Beach 2013 -2021 Housing Element II. Housing Needs Assessment
time of the survey, of which 2,667 were sheltered and 4,272 were unshelteredb. 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);
6 2011 Orange County Homeless Census and Survey Comprehensive Report, Applied Survey Research, 2011
Personal communication with Sgt. Ron Lavelle (7/21/2011)
8 The Mello Act in part requires replacement of affordable units demolished or converted within the coastal
zone.
Proposed Final II -22 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final II -23 September 2013
City of Seal Beach 2013 -2021 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 law9 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.
9 California Government Code Sec. 65583(a) (1)
Proposed Final II -24 September 2013
City of Seal Beach 2013 -2021 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
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. The analysis demonstrates that there are adequate sites with
appropriate zoning to accommodate the City's RHNA allocation of 1 very-low- income
unit and 1 low- income unit for the current planning period.
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. The most recent information from OCHA indicated that there were 10 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
Proposed Final III -1 September 2013
City of Seal Beach 2013 -2021 Housing Element III. Resources and Opportunities
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.
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.
C. Energy Conservation Opportunities
State of California Energy Efficiency Standards for Residential and Nonresidential
Buildings were established in 1978 in response to a legislative mandate to reduce
California's energy consumption. The standards are codified in Title 24 of the California
Code of Regulations and are updated periodically to allow consideration and possible
incorporation of new energy efficiency technologies and methods.
Title 24 sets forth mandatory energy standards and requires the adoption of an "energy
budget" for all new residential buildings and additions to residential buildings. Separate
requirements are adopted for "low- rise" residential construction (i.e., no more than 3
stories) and non - residential buildings, which includes hotels, motels, and multi - family
residential buildings with four or more habitable stories. The standards specify energy
saving design for lighting, walls, ceilings and floor installations, as well as heating and
cooling equipment and systems, gas cooling devices, conservation standards and the
use of non - depleting energy sources, such as solar energy or wind power. The home
building industry must comply with these standards while localities are responsible for
enforcing the energy conservation regulations through the plan check and building
inspection processes.
Examples of techniques for reducing residential energy use include the following:
• Glazing - Glazing on south facing exterior walls allows for winter sunrays to
warm the structure. Reducing glazing and regulating sunlight penetration on
the west side of the unit prevents afternoon sunrays from overheating the unit.
• Landscaping - Strategically placed vegetation reduces the amount of direct
sunlight on the windows. The incorporation of deciduous trees in the
landscaping plans along the southern exposure of units reduces summer
sunrays, while allowing penetration of winter sunrays to warm the units.
• Building Design - The implementation of roof overhangs above southerly
facing windows shield the structure from solar rays during the summer months.
Proposed Final III -2 September 2013
City of Seal Beach 2013 -2021 Housing Element III. Resources and Opportunities
• 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).
Proposed Final III -3 September 2013
City of Seal Beach 2013 -2021 Housing Element III. Resources and Opportunities
This page intentionally left blank.
Proposed Final III -4 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final IV -1 September 2013
City of Seal Beach 2013 -2021 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
Single -unit and small, zero -lot line
Low Density Residential
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
Multi -unit residential developments at a base
High Density Residential
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 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.
Proposed Final IV -2 September 2013
City of Seal Beach 2013 -2021 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- Genera13
C
C
C
C
Residential Care- Limited3
P
P
P
P
C
C
C
Residential Care- Senior3
-
-
C
-
C
C
C
Transitional & Supportive Housing
1 4
1 4
1 4
1 4
1 4
1 4
1 4
Source: Seal Beach Municipal Code, 2013
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
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 unit10. 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).
10 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).
Proposed Final IV -3 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final IVA September 2013
City of Seal Beach 2013 -2021 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
CCC
;-7 :CC
Comer Lots
5,504
CCj
5,500
L.Srj
5cc
- =,r_,c
Nonresfdentiaf
10,000
1
14,{744
10,000
1{7,{)44
14,004
Uses
Minimum Lot Size
(ft.)
frrterfor Lots
50 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
7-Bedroom
400
400
440
400
400
440
L -1
Second Unit
Proposed Final IV -5 September 2013
City of Seal Beach 2013 -2021 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:
,:I} (E)
Proposed Final IV -6 September 2013
City of Seal Beach 2013 -2021 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
Proposed Final IV -7 September 2013
City of Seal Beach 2013 -2021 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 Aecarrmodabuns
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 tae 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:
Deuedaprnent Permits.
L -3: Refer to Appendix A— City Council ,Approved Blanket Setback Variances
Proposed Final IV -8 September 2013
City of Seal Beach 2013 -2021 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
O.90
--
--
--
--
Maximum Residential
Density — lot area per
unit (sq- ft-)
Base Density
2,500
--
--
--
--
(A)
Density for Nxed Use
Development
2,D0O
--
--
--
--
(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
Proposed Final IV -9 September 2013
City of Seal Beach 2013 -2021 Housing Element IV. Constraints
Proposed Final IV -10 September 2013
LC RMD
P4
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- 4.111: General Site Standards
Fencing
See Chapter 11A.15: Fences, fledges, 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 Lasts
Proposed Final IV -10 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final IV -1 1 September 2013
City of Seal Beach 2013 -2021 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 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.
Proposed Final IV -12 September 2013
City of Seal Beach 2013 -2021 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
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City of Seal Beach 2013 -2021 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,
and are conditionally permitted in the PO, SC and GC districts..
3. Residential Care, Senior. A housing arrangement chosen voluntarily by the
resident, the resident's guardian, conservator or other responsible person;
where residents are 60 years of age or older and where varying levels of care
and supervision are provided as agreed to at the time of admission or as
determined necessary at subsequent times of reappraisal. Any younger
residents must have needs compatible with other residents, as provided in
Health & Safety Code § 1569.316 or a successor statute. This classification
includes continuing care retirement communities and lifecare communities
licensed for residential care by the State of California. These facilities are
conditionally permitted in the PO, SC and GC districts.
The Special Use provisions of the Municipal Code recognize the following
specific types of Residential Care Facilities for the Elderly (RCFE) projects:
❑Assisted Living Facility: a residential building or buildings that also provide
housing, personal and health care, as permitted by the Department of
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
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:
• 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.
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
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."
In 2013, the Boeing Specific Plan was amended to permit emergency shelters by -right
subject to the following development standards:
• Maximum of 25 beds
• Minimum separation of 300 feet between emergency shelters
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.
In 2013 the Municipal Code was amended to clarify that transitional /supportive housing
is a residential use subject to the same standards and requirements as other residential
uses of the same type in the same zone, in conformance with SB 2.
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City of Seal Beach 2013 -2021 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 the Zoning Ordinance was amended to allow
SROs subject to a conditional use permit in the RHD zone.
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, 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.
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 Surlside 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 11.4.20.015.A.1
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
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.
Table IV -7
Second Dwelling Unit Floor Area
Type of Second Unit
Area (Square Feet)
Detached
800
Attached
30% of primary unit
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
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
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
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.
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
h. Condominium Conversions
The conversion of apartments to condominiums is regulated by Chapter 11.4.80 of the
Municipal Code for all areas of Seal Beach except Leisure World. Key requirements that
must be satisfied are summarized as follows:
• Approval of a Conditional Use Permit and a subdivision map.
• Each building as of the date of conversion shall comply with all applicable
requirements of the Municipal Code, and the goals and policies of the General
Plan, except where the building is nonconforming in compliance with Chapter
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.
• All common attic areas over individual dwelling units shall be separated by sound -
rated assemblies and access to each attic space shall be provided in compliance
with the California Building Code.
• Tenant's Right to Purchase. As provided in Government Code 66427.1.D., any
present tenant of any unit shall be given a nontransferable right of first refusal to
purchase the unit occupied at a price no greater than the price offered to the
general public. The right of first refusal shall extend for at least 90 days from the
date of issuance of the subdivision public report or commencement of sales,
whichever date is later.
• Each non - purchasing tenant not in default under the obligations of the rental
agreement or lease under which he occupies his unit shall have not less than 180
days from the date of receipt of notification from the owner of his intent to
convert, or from the filing date of the final subdivision map, whichever date is
later, to find substitute housing and to relocate. Once notice of intent to convert is
served to a tenant, any existing long -term lease agreement may be rescinded by
the tenant without penalty. Notification of such termination shall be submitted in
writing to the landlord 30 days prior to the termination of the lease.
• From the date of approval of the Tentative Map until the date of conversion, no
tenant's rent shall be increased more frequently than once every 6 months, and at
a rate not greater than 50% of the rate of increase in the Consumer Price Index (all
items, Los Angeles -Long Beach), on an annualized basis, for the same period. This
limitation shall not apply if rent increases are provided for in leases or contracts in
existence prior to the filing date of the Tentative Map.
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
• 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.
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
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
As described previously in Table IV -3, all conventional residential uses, including multi-
family apartments, are permitted by -right with no discretionary review. These uses only
require review of project plans by the Community Development Director 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:
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;
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
4. The location, size, design, and operating characteristics of the proposed use will
be compatible with and will not adversely affect uses and properties in the
surrounding neighborhood; and
5. The establishment, maintenance, or operation of the proposed use at the
location proposed will not be detrimental to the health, safety, or welfare of
persons residing or working in the vicinity of the proposed use.
There are no design review requirements in the city.
b. Environmental Review
Environmental review is required for all developments meeting the definition of "projects"
under the California Environmental Quality Act (CEQA). Seal Beach has a number of
environmental and development constraints due to its sensitive environmental resources
and coastal location. Because of these environmental constraints, larger residential
projects have typically required the preparation of Environmental Impact Reports (EIRs).
Under state law, an EIR is required for any development that has the potential of creating
significant impacts that cannot be mitigated, which is typical of large projects. Some
residential projects are either Categorically Exempt or require only an Initial Study and
Negative Declaration. A Negative Declaration typically takes four to six weeks to prepare,
depending on complexity of the project and required technical studies, followed by a
state - mandated public review period. Categorically Exempt developments require a
minimal amount of time. As a result, environmental review does not pose a significant
constraint to housing development in the city.
3. Development Fees and Improvement Requirements
State law limits fees charged for development permit processing to the reasonable cost
of providing the service for which the fee is charged. Various fees and assessments are
charged by the City and other public agencies to cover the costs of processing permit
applications and providing services and facilities such as schools, parks and infra-
structure. Almost all of these fees are assessed through a pro rata share system, based on
the magnitude of the project's impact or on the extent of the benefit that will be derived.
Development fees will vary from project to project depending on the specific
characteristics. Table IV -9 summarizes the development fees for typical single - family and
multi - family projects.
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
Table IV -9
Planning and Development Fees
Fee Category Fee or Deposit Amount
Plannina and Application Fees'
Pre - Application Conference
$200
Parcel Map
$1,250
Tentative Tract Map
$2,000
Concept Approval (coastal)
$150
Major Site Plan Review
$1,000
Minor Use Permit
$500
Conditional Use Permit
$1,250
Planned Unit Development
$2,750
Specific Plan
$10,000
Environmental Review'
Categorical Exemption
$50
Initial Study (review and preparation)
$500 deposit
Negative Declaration
$1,800 deposit
Environmental Impact Report (review)2
$20,000 deposit
Regional 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
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 a fee study
completed in 2012.
After the passage of Proposition 13 and its limitation on local governments' property tax
revenues, cities and counties have faced increasing difficulty in providing public services
and facilities to serve their residents. One of the main consequences of Proposition 13 has
been the shift in funding of new infrastructure from general tax revenues to development
impact fees and improvement requirements on land developers. The City requires
developers to provide on -site and off -site improvements necessary to serve their projects.
Such improvements may include water, sewer and other utility extensions, street
construction and traffic control device installation that are reasonably related to the
project. Dedication of land or in -lieu fees may also be required of a project for rights -of-
Proposed Final IV -24 September 2013
City of Seal Beach 2013 -2021 Housing Element IV. Constraints
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
necessary to support other public policies. In Southern California, nearly all development
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City of Seal Beach 2013 -2021 Housing Element IV. Constraints
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
Proposed Final IV -26 September 2013
City of Seal Beach 2013 -2021 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).
Proposed Final IV -27 September 2013
City of Seal Beach 2013 -2021 Housing Element IV. Constraints
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Proposed Final IV -28 September 2013
City of Seal Beach 2013 -2021 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 -2021 period while Table V -2 provides a summary of the
housing programs specifying the 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.
Proposed Final V -1 September 2013
City of Seal Beach 2013 -2021 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 1 e: 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 1 g: Provide for adequate, freely accessible open space within reasonable
distances of all community residents.
Program 1 a: 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 the 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.
2013 -2021 Objectives:
1. 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.
2. The City will report its progress in implementing this program to HCD
on an annual basis, pursuant to Government Code §65400.
3. 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 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
Proposed Final V -2 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
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.
2013-2027 Objectives:
• Continue to use zoning and other land use controls to ensure the
compatibility of residential areas with surrounding uses.
Program 1c: 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.
2013-2021 Objectives:
• Continue to allow for the development of second units consistent with
state law and the Municipal Code.
Program 1 d: Emergency Shelters and Transitional /Supportive Housing
Senate Bill 2 of 2007 strengthened planning requirements for emergency
shelters and transitional /supportive housing. The Municipal Code is in
compliance with SB 2, including specific regulations and development
standards that 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. The
City will continue to implement the requirements of state law by facilitating
the provision of emergency shelters and transitional /supportive housing.
Proposed Final V -3 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
2013-2027 Objectives:
• Continue to facilitate the provision of emergency shelters and
transitional /supportive housing consistent with state law.
Program 1 e: Innovative Land Use and Construction Techniques
Construction and land costs represent the most important factors in
determining the cost of housing in a community. Innovative land use
techniques such as small lot, planned unit developments and mixed use, as
well as innovative construction techniques including manufactured or
factory built housing can help reduce the cost of housing.
2013-2021 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 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.
Proposed Final VA September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
Policy 2b: Provide incentives for and otherwise encourage the development of new
affordable housing for low- and moderate - income households, including
extremely -low- income persons.
Policy 2c: Investigate and pursue programs and funding sources designed to
expand housing opportunities for low- and moderate - income households,
including the elderly and disabled.
Policy 2d: Direct the construction of low- and moderate - income housing to sites that
are:
• located with convenient access to schools, parks, public transportation,
shopping facilities, and employment opportunities;
• adequately served by public utilities;
• adequately served by police and fire protection;
• 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.
2073-2021 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.
2073-2021 Objectives:
• Maintain a list of non - profit housing developers active in Orange
County.
Proposed Final V -5 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
• Contact qualified non - profit housing developers to explore
opportunities for affordable housing development annually, or
whenever development opportunities arise.
• Explore a variety of funding resources, such as Multi - Family Housing
Program (MHP) funds and Low Income Housing Tax Credits (LIHTC).
Periodically consult with the State Department of Housing and
Community Development HCD for current and new funding availability.
• Provide interested developers with an inventory of residential sites
available for development.
• Prioritize assistance for 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 ELI unit 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 -2021 Objectives:
• Consider subsidizing the cost of land and off -site improvements for
affordable housing development on a project- specific basis when
feasible.
Goal 3: Address, and where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
Policy 3a: Assist City residents in securing decent safe and affordable housing.
Policy 3b: Conserve the affordability of housing units assisted with public funds
through affordability covenants or resale controls.
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
Proposed Final V -6 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
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 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
borrowers federal income tax withholding. The MCC program has
covenant restrictions to ensure the affordability of the participating homes
for a period of 15 years.
The MCC program is administered through the County of Orange. Each
participating city pays a small fee to help offset the cost of administration.
MCCs are awarded on a first - come /first - served basis.
2013-2021 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.
Proposed Final V -7 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
Program 3c: Maintenance of Affordability Covenants on City or Agency- Assisted
Housing
The City and Redevelopment Agency previously used CDBG and
redevelopment set -aside funds to assist in the development and
preservation of affordable housing. To ensure the long -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.
2013-2027 Objectives:
• Continue to monitor the affordability of any very-low, low -, and
moderate - income housing units assisted with public funds.
Program 3d: Local Coastal Program
The City does not currently have a certified LCP. As a result, all
developments within the Coastal Zone are subject to review by the
California Coastal Commission, in addition to the required City approvals.
The City Council has appointed an Ad Hoc General Plan /LCP Committee
to provide direction in the preparation of an LCP. During 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 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.
Proposed Final V -8 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
Policy 4b: Promote the removal and replacement of those substandard units that
cannot be rehabilitated.
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.
Program 4a: 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.
2013-2021 Objectives:
• Continue to enforce the Condominium Conversion Ordinance
Proposed Final V -9 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
Program 4b: 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 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 4c: 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. If
significant problems are found to exist, the City will seek funding assistance
for rehabilitation grants or loans to property owners from the County of
Orange CDBG Small City Urban County program.
2013 -2021 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. Apply for funding assistance annually from the Urban
County program if rehabilitation needs are identified.
Program 4d: 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 Objectives:
• 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.
Proposed Final V -10 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
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.
2073-2027 Ob je c fives:
• 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 Objectives:
• Continue to utilize the Home Improvement Program to remove
architectural barriers and encourage participation by elderly and
disabled residents.
Program 5c: Housing Information and Referral Services
The Housing Authority of Orange County provides housing information and
referral services for persons seeking affordable rental and homeownership
opportunities.
2013 -2021 Objectives:
Proposed Final V -1 1 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
• 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
tri ps.
Program 6a: Green Building Techniques
"Green buildings" are structures that are designed, renovated, re -used or
operated in a manner that enhances resource efficiency and sustainability.
These structures reduce water consumption, improve energy efficiency and
lessen a building's overall environmental impact. The City's Development
Services Department will distribute a Green Building Tips handout for both
homeowners and builders, and the City will offer a fee reduction program
for remodels that include energy conservation features.
2013-2021 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).
2013-2027 Objectives:
• Seek to incorporate smart growth principles in future land use and
zoning amendments.
Proposed Final V -12 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
B. Quantified Objectives
The City's quantified objectives for new construction, rehabilitation and conservation are
presented in Table V -1.
Table V -1
Quantified Objectives 2013 -2021
Program Category
Income Category
Extremely
Low
Very
Low
Low
Moderate
Above
Moderate
Totals
New Construction'
1
3
4
72-
80
Rehabilitation
-
-
-
-
Conservationz
25
75
100
1. Quantified objective for new construction is for the period 2014 -2021
2. Preservation of units in Seal Beach Shores Trailer Park
Proposed Final V -13 September 2013
City of Seal Beach 2013 -2021 Housing Element V. Housing Action Plan
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Proposed Final V -14 September 2013
City of Seal Beach 2013 -2021 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. 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 -2021 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.
Table A -3 presents the City's progress in meeting the quantified objectives from the
previous Housing Element.
Proposed Final A -1 September 2013
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City of Seal Beach 2013 -2021 Housing Element Appendix A — Evaluation of Prior Housing Element
Table A -3
Progress in Achieving Quantified Objectives 2008 -2013
City of Seal Beach
Program Category
Quantified
Progress
Objective
Extremely Low
6
Very Low
5
-
Low
10
2
Moderate
12
-
Above Moderate
24
48
Total
57
50
Very Low
23
Low
Moderate
-
Above Moderate
Total
23
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 rehabilitation
*" "Seal Beach Shores Trailer Park preservation
Proposed Final A -1 1 September 2013
City of Seal Beach 2013 -2021 Housing Element Appendix A - Evaluation of Prior Housing Element
This page intentionally left blank.
Proposed Final A -12 September 2013
City of Seal Beach 2013 -2021 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 projection period (2014 - 2012).
ASSUMPTIONS REGARDING AFFORDABILITY
State law'' 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.
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.
•
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. Pursuant to the Program 1 a
in the 4th cycle Housing Element, in 2013 this property was rezoned to Residential High
Density -20, and is suitable for lower- income multi - family development. There are no
known environmental constraints on this property, and the site has good access to
employment and transit routes.
• 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 project 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.
" Government Code Sec. 65583.2(b) (3)
Proposed Final B -1 September 2013
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City of Seal Beach 2013 -2021 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. 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.
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 September 18, 2013
City Council hearing TBD
Proposed Final C -1 September 2013
City of Seal Beach 2013 -2021 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
Proposed Final C -2 September 2013
City of Seal Beach 2013 -2021 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.
Proposed Final C -3 September 2013
City of Seal Beach 2013 -2021 Housing Element Appendix C - Public Participation Summary
This page intentionally left blank.
Proposed Final CA September 2013
EXHIBIT B
Finding*
Response
1. Unaccommodated Need
The Draft Housing Element has been revised to reflect the rezoning of the
From the 4t' Cycle.
Accurate Storage site, adopted by the City Council on July 22, 2011 This zone
change satisfied the requirements of Program la of the 41h cycle Housing Element,
and therefore there is no unaccommodated need.
2. Adequate Sites
As noted above, the City has completed the required rezoning and therefore has
no carryover of unaccommodated need from the 4th planning period. Appendix B of
the 2013-2021 Housing Element demonstrates the availability of suitable sites to
accommodate the City's assigned share of regional housing need for the 511
tannin eriod, which is 2 units.
3. Quantified Objectives
The City's quantified objectives for the 2013-2021 planning period are shown in
Table V-1 of the Housing Element and have been revised to reflect the realistic
number of units expected to be produced.
010101MRT"o M, :Mi=.n OFUMSYMMMKIM,
i M.
ATTACHMENT B
Planning Commission Report of April 3, 2013
PLANNING COMMISSION/ ITEM
NUMBER
AD HOC COMMITTEE
STAFF REPORT
TO: Planning Commission
FROM: Director of Community Development
MEETING DATE: April 3, 2013
RECOMMENDATION: That the Commission receive public comments and
receive and file the draft.
ENVIRONMENTAL ASSESSMENT:
No environmental analysis is required at this preliminary stage of the 2013 -2021
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.
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.
2013-2021 Draft Housing Element
April 3, 2013
Page 2 of 4
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
(SLAG} 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.
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 General Plan 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.
2013-2021 HOUSING ELEMENT SYNOPSIS:
Since the City's current Housing Element has been found to be in full compliance with
state law, 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. The
following discussion summarizes the proposed changes contained in the draft 2013-
2021 Housing Element.
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: Housinq 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
1 The SCAG region includes Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura
counties.
2013 -2021 Draft Housing Element
April 3, 2013
Page 3 of 4
Regional Housing Needs Assessment, which describes housing growth needs for the
new planning period.
Regional Housinq Needs Allocation (RHNA)
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 levels. Each locality's RHNA is distributed
among the following Five income categories:
Income Categories and Affordable Housing Costs
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, 125 1h taxes & insurance, $200 HOA dues
Source: Cal. HCD, 2012; 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 limited supply of vacant developable land.
It is important to note that the RNHA 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.
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.
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.
Chapter III: 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
2013-2021 Draft Housing Element
April 3, 2013
Page 4 of 4
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 in the 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 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 site is the only
property that can 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.
11 1*41 KIL424
Following Planning Commission review, staff will make appropriate revisions to the draft
Housing Element and request that the item be agendized for a future City Council
meeting. After Council review, the draft element must be submitted to the California
Department of Housing and Community Development (HCD) for 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.
RECOMMENDATION:
It is recommended that the Commission solicit public comments and receive and file the
draft.
J 1
• `4 i
FDMUND Q BROWN JR, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
1800 Third Street, Suite 430
R O. Box 952053
Sacramento, CA 94252-2053
(916) 323-3177 1 FAX (916) 327-2643
www.hcd.ca.gov
11
Mr. Jim Basharn
Director of Community Development
City of Seal Beach
211 Eighth Street
Seal Beach, CA 90740
Dear Mr. Basham:
RE: Review of the City of Seal Beach's 5th Cycle Draft Housing Element
Thank you for submitting Seal Beach's draft housing element received for review on
April 29, 2013 along with additional revisions received on June 11, 2013. Pursuant to
Government Code Section 65585(b), the Department is reporting the results of its review.
A telephone conversation on May 16, 2013 with you and your consultant, John Douglas,
and subsequent communications facilitated the review.
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State housing element law (Article 10.6 of the Government
Code). In particular, the element must be revised to demonstrate adequate sites for the
City's unaccommodated need for the 4th planning period and quantified objectives
reflecting the results of the City's programs.
1. Include an inventory of land suitable for residential development, including vacant sites
and sites having the potential for redevelopment, and an analysis of the relationship
of zoning and public facilities and services to these sites (Section 65583(a)(3)). The
inventory of land suitable for residential development shall be used to identify sites
that can be developed for housing within the planning period (Section 65583.2).
Unaccommodated Need From 4th Cycle (AB1233): Per conversations with you,
Program 1 a from the 2008-2014 element to rezone between 0.58 and 0.95 developable
acres for multifamily development to accommodate the regional housing need allocation
(RHNA) for lower-income households was not implemented. As a result,
per Government Code Section 65584.09 (AB 1233), the City is required to zone or
rezone sites to accommodate the unaccommodated need within the first year of the
current planning period. While the element identified and analyzed a candidate site
for rezoning, it is our understanding Seal Beach is considering other sites to address
the identification of unaccommodated need. Please be aware that any site to be
rezoned must meet all the requirements of Government Code Section 65583.2,
including identification of land suitable for residential development within the eight-year
planning period. Refer to AB 1233 Technical Assistance Memorandum at
hftp://www.hcd.ca.gov/hpd/hrc/plan/he/ab 1233 final dt.pdf and Building Blocks
at hftp://www.hcd.ca.gov/hpdlhousing element2/GS reviewand revise. p hp.
Mr. Jim Basham
Page 2
2. Identify adequate sites which will be made available through appropriate zoning and
development standards and with public services and facilities needed to facilitate and
encourage the development of a variety of types of housing for all income levels.
Where the inventory of sites, pursuant to paragraph (3) of subdivision (a), does not
identify adequate sites to accommodate the need for groups of all household income
levels pursuant to Section 65584, the program shall provide for sufficient sites with
zoning that permits owner-occupied and rental multifamily residential use by right,
including density and development standards that could accommodate and facilitate
the feasibility of housing for very low- and low-income households (Section
65583(c) (1)).
As noted in Finding 1, the City has not completed the required rezone and the
corresponding analysis. As a result, the adequacy of sites and zoning were not
established. Therefore, the City needs to add or revise programs to address the
unaccommodated need from the 4th cycle.
3. Establish the number of housing units, by income level, that can be constructed,
rehabilitated, and conserved over a five-year time frame (Section 65583(b)(1 & 2)).
Table V-1 should be revised to reflect the realistic number of units expected to be
produced over the full eight year planning period based upon the housing element's
implementation programs as well as private planned activities.
Please note, to remain on an eight-year planning cycle, pursuant to Senate Bill 375
(Chapter 728, Statutes of 2008) the City must adopt its housing element within 120
calendar days from the statutory due date of October 15, 2013 for Southern California
Association of Governments localities. If adopted after this date, the City will be
required to revise the housing element every four years until adopting at least two
consecutive revisions by the statutory deadline (Government Code Section
65588(e)(4)). More information on housing element adoption requirements is on our
website at: hftp://www.hcd.ca.gov/hpd/hrc/plan/he/he review adoptionstepsl 10812.pd .
The Department appreciates your efforts during the course of our review. We are
committed to assist the City of Seal Beach in addressing all statutory requirements of
housing element law. If you have any questions or need additional technical assistance,
please contact Celia Yniguez, of our staff, at (916) 327-6470 or celia.yniguez@hcd.ca.gov.
Si&ncerly,
'Y'
len A. Campora
Assistant Deputy Director