HomeMy WebLinkAboutCC Res 3933 1990-05-10
RESOLUTION NO. ..i?.;3.;l
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SEAL BEACH APPROVING A HOUSING ELEMENT
UPDATE OF THE GENERAL PLAN.
THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE AS
FOLLOWS:
WHEREAS, Section 65350 of the State zoning and Planning Law I
(Division 1 of Title 7 of the California Government Code)
requires every city to adopt a comprehensive long-term
general plan for the physical development of the city;
and
'-
WHEREAS, Section 65302(c) of that law requires every such plan to
include a housing element; and
WHEREAS, Section 65588 of that law requires such housing elements
to be reviewed from time to time and revised as
appropriate; and
WHEREAS, The City of Seal Beach has reviewed the Housing Element
of the General .Plan of the city of Seal Beach and
prepared a revised Housing Element which is in accordance
with the requirements of the California Government Code
Sections 65580 through 65589.8 and with the State Office
of Planning and Research's General Plan Guidelines; and
WHEREAS, The City of Seal Beach, in accordance with Sections
65585(b) and 65754(a) of the California Government Code,
submitted the draft revised Housing Element to the
Department of Housing and Community Development for its
review and advice on March 6, 1990; and
WHEREAS, The Department of Housing and community Development
informed the City of Seal Beach on April 10, 1989 of its
recommendations, suggestions, and findings with regard
to the draft revised Housing Element, and the city of
Seal Beach has considered those recommendations,
suggestions, and findings and incorporated further
revisions in the draft revised Housing Element to
incorporate and respond to those statements; and
WHEREAS, The City of Seal Beach, in accordance with Section 65351
of the California Government Code, facilitated public
participation in the revised Housing Element by providing
notices of Public Hearings and draft copies of the
Housing Element to social services agencies, local
housing organizations and governmental agencies, and
other interested persons and entities; in addition the
City conducted four duly noticed Public Hearings before
the planning commission on April 4, April 18, May 2, and
May 9, 1990, held a publicized workshop on the draft
revised Housing Element on April 30, 1990, and scheduled
a further Public Hearing before the City council; and
WHEREAS, The Planning commission of the city of Seal Beach invited
public participation at its hearings of April 4, April I
18, May 2 and May 9, 1990 and at the public workshop on
April 30, 1990 and considered the views expressed by
speakers at those meetings and incorporated changes in
the draft revised Housing Element to respond to and to
incorporate those public comments; and
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Resolution Number j?~~~
The Planning commission has reviewed and considered the
draft revised Housing Element and conducted duly noticed
Public Hearings on April 4, April 18, May 2, and May 9,
1990 at which times both written and oral evidence was
received and, at the conclusion of the May 9, 1990 public
hearing, adopted Resolution 1571 recommending approval
of the draft Housing Element; and
The city of Seal Beach, in accordance with section 65355
of the California Government Code, facilitated public
participation in the revised Housing Element by providing
notices of Public Hearings and draft copies of the
Housing Element to social services agencies, local
housing organizations and governmental agencies, and
other interested persons and entities; in addition the
city Council conducted a duly noticed Public Hearing on
May 10, 1990; and
The draft revised Housing Element contains baseline data,
a statement of issues, goals, objectives, policies and
programs in accordance with State law; and
WHEREAS, The City of Seal Beach has prepared an initial
environmental study and a supplemental environmental
study pursuant to Section 65759 (1) of the California
Government Code and the California Environmental Oualitv
~, section 21000 et sea. of the California Public
Resources Code, which demonstrates the adoption of this
draft revised Housing Element will have no significant
effect on the environment.
WHER~S ,
WHEREAS,
WHEREAS,
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Seal Beach as follows:
Section 1.
The city Council of the City of Seal Beach finds
that the adoption of the draft revised Housing
Element on file in the Office of the city Clerk,
attached hereto as Exhibit A, and incorporated
herein by this reference, will not have a
significant effect on the environment for the
reasons stated, and on the basis of the information
contained, in the Initial and Supplemental
Environmental Studies on file in the Office of the
city Clerk, attached hereto as Exhibits Band C, and
incorporated herein by this reference, and concludes
the preparation of an environmental assessment under
Section 65759(1) of the California Government Code
is unnecessary. The City Council of the city of
Seal Beach hereby adopts a negative Declaration
pursuant to Section 21080(C) of the California
Public Resources Code. and finds that no
environmental assessment is required pursuant to
section 65759(1) of the California Government Code.
The City Council of the city of Seal Beach finds
that the draft revised Housing Element (Exhibit A)
complies with the requirements of Articles 5, 10.6
and 14 of Division 1 of Title 7 of the California
Government Code and has been prepared according to
the procedures required by the California Government
~.
section 2.
Resolution Number ~~~
;
SECTION 4.
The City Council of the City of Seal Beach finds
that the proposed Housing Element update has been
prepared in accordance with the procedures set
forth in Sections 65350 - 65362 of the Government
Code and that the Housing Element as amended by this
proposal complies with the requirements of Section
65302(c) of the Government Code.
The City Council of the City of Seal Beach finds
that the proposed Housing Element Update.of the
General Plan is in the public interest, and is
consistent with the other Elements of the General
Plan.
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SECTION 3.
SECTION 5.
The City Council of the City of Seal Beach hereby
adopts the revised Housing Element (Exhibit A).
PASSED, APP
Seal Beach
day of
OVED AND ADOPTED by the City Council of the City of~
lifornia, at a meeting thereof held on the /L?-
, .l990 by the following vote:
. AYES: Councilmembers
NOES: Councilmembers
ABSENT: Councilmembers
bJ-~
I
C:Lty' Clerk
~TE OF CALIFORNIA)
COUNTY OF ORANGE )SS
CITY OF SEAL BEACH )
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I, Joanne M. Yeo, City Clerk of the City of Seal Beach, California,
do hereby certify that the~;7~ing resolution is an original
copy of Resolution Number on file in the officer of the
Cit lerk, passed, approve and adopted by the City counc~ of the
Ci Seal Beach, _ at a meeting thereof held on the If) _ day of
, 1990.
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HOUSING ELEMENT
OF THE
GENERAL PLAN
OF THE
CITY OF SEAL BEACH
I
MAY 9,1990
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EXHIBIT nAn
CITY OF SEAL BEACH
HOUSING ELEMENT
TABLE OF CONTENTS
Section
1. INTRODUCI10N. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
1.1 Authorization ........ . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
1.2 Purpose and Content ............................... 1
1.3 Public Participation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3
1.4 Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4
2. COMMUNITY PROFILE .....................................
2.1 Population Characteristics ...........................
2.1.1 Growth .........................................
2.1.2 Household Size. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.1.3 Age ...........................................
2.1.4 Ethnicity .......................................
2.1.5 Households with Special Needs .......................
2.1.5.1 Handicapped. . . . . . . . . . . . . . . . . . . . . . . . . .
2.1.5.2 Elderly. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.1.5.3 Large Families .........................
2.1.5.4 Female Heads of Households ..............
2.1.5.5 Farmworkers ..........................
2.1.5.6 Families and Persons in Need of
Emergency Shelter ......................
2.1.6 Income ........................................
2.1.7 Employment.....................................
2.2 Housing Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2.1 Number and Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2.2 Size and Overcrowding .............................
2.2.3 Tenure.........................................
2.2.4 Housing Cost ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2.4.1 Owner-Occupied Housing Costs. . . . . . . . . . . . .
2.2.4.2 Rental Housing Costs ... . . . . . . . . . . . . . . . . .
2.2.5 Vacancy Rate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2.6 Removal Rate ...................................
3.
HOUSING NEEDS ......................................... 27
3.1 Definition of Housing Needs . . . . . . . . . . . . . . . . . . . . . . . .. 27
3.2 Existing Housing Needs ............................ 27
3.3 Future Housing Needs ............................. 29
Page
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Ciq of SeDl Beach General Plan
TABLE OF CONTENTS (Continued)
Section
Page
4. LAND INVENTORY AND CONSTRAINTS ...................... 32
4.1 Inventory of Land Suitable for Residential Development. . . . . . . . .. 32
4.1.1 Introduction.......................... '. . . . . . . . . .. 32
4.1.2 Vacant Sites. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 33
4.1.3 Sites that are Under-utilized or Have the Potential for
Recycling ....................................... 35
4.2 Non-Governmental Constraints ............................ 37
4.2.1 Physical Constraints ............................... 37
4.2.2 Land Prices ..................................... 37
4.2.3 Cost of Construction .. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 38
4.2.4 Availability and Cost of Financing ..................... 38
4.3 Governmental Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 39
4.3.1 Land Use Controls ................................ 39
4.3.2 Zoning Regulations ............................... 41
4.3.3 Building Codes and Enforcement. . . . . . . . . . . . . . . . . . . . .. 41
4.3.4 Fees and Exactions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 42
4.3.5 Processing and Permit Procedures ..................... 42
4.4 Governmental Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 44
4.4.1 Community Development Block Grant Program ............ 45
4.4.2 Section 8 Rental Assistance Program .... . . . . . . . . . . . . . . . . 45
4.4.3 Redevelopment Tax Increment Funding . . . . . . . . . . . . . . . . . . 46
4.4.4 State Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
4.4.5 Priorities ........................................ 48
5. HOUSING STRATEGy...................................... 49
5.1 Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 49
5.2 Action Plan .......................................... 49
5.2.1 Goal: Facilitate the development of a variety of housing types
for all income levels on the limited amount of remaining vacant
or redevelopable land in the City. ..................... 50
5.2.2 Goal: To assist in and facilitate the development of housing
affordable to low and moderate income households. ........ 55
5.2.3 Goal: To assist lower income households in continuing to
afford their existing housing. ..............:.......... 57
5.2.4 Goal: To assist and facilitate the conservation, preservation
and improvement of the City's existing housing stock. ... . . .. 59
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TABLE OF CONTENTS (Continued)
&coo,.
Page
5.2.5 Goal: To promote equal housing opportunities for all persons, I
regardless of race, religion, sex, marital status, ancestry,
national origin or color. . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 63
5.3 Five-Year Quantified Housing Objectives. . . . . . . . . . . . . . . . . . . .. 65
6. IMPLEMENTATION AND GENERAL PLAN CONSISTENCY REVIEW 68
6.1 Implementation Review. . . . . . . . . . . . . . . . . . . . . . . . . . . .. 68
6.2 Coastal Housing Policy Implementation Review ........... 75
6.3 General Plan Consistency Review ...................... 76
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City of Seal Beach Generol Plan
TABLES
Table Number and Title
Page
I
1.
Population Growth ............................................ 8
2. Average Household Size ....................................... 11
3. Age Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11
4. Homeless Sub-Groups . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 15
5. Median Household Income--1980 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
6. Household Income Distribution--1980 ............................. 18
7. Seal Beach Resident Employees by Industry . . . . . . . . . . . . . . . . . . . . . . . .. 19
8. Seal Beach Resident Employees by Occupation ...................... 19
9. Persons Per Dwelling Unit ..................................... 21
10. Tenure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
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11. Existing Housing Need by Income and Tenure ...... . . . . . . . . . . . . . . . . . 28
12. Estimated Existing Housing Assistance Needs . . . . . . . . . . . . . . . . . . . . . . . . 28
13. Estimated Housing Assistance Needs
of Female Headed Households .................................. 29
14. Estimated Housing Assistance Needs
of All Minority Households . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
15. Future Housing Needs by Income Level . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
16. Seal Beach Acreage by General Plan
Land Use Designations ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
17. Vacant Site Analysis ....... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
18. Analysis of Sites with Residential
Redevelopment Potential ...................................... 35
19. Land Use Designations ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
I 20. Comparative Planning and Permit Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
21. Seal Beach Residential Zoning Provisions .......................... 43
22. Comparative Permit Processing Times ............................. 44
23. Quantified Objective--Housing Development ........................ 65
24. Quantified Objective--Housing Improvement ........................ 66
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TABLES (Continued)
Table NumlHr and nile
Page
26. Housing Element Program Implementation Review .................... 68
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25. Quantified Objective--Housing ConselVation ........................ 66
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Cily of Seal Beach General Plan
FIGURES
Figure Number and Title
Page
Figure 1:
Figure 2:
Figure 3:
Regional Map ..................................... 6
Planning Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
population Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Figure 4:
Age Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Figure 5:
Housing Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Figure 6:
Housing Tenure ................................... 24
Figure 7:
Potential Housing Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
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City of Seal Beach General Plan
HOUSING
ELEMENT
1.
INTRODUCfION
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1.1 Authorization
In 1967, the California Legislature made it mandatory for each county and general
law city in the State to include a housing element as part of their adopted general plans.
The legislation, Section 65302(c) of the California Government Code, was subsequently
expanded to encompass charter law cities, which includes the City of Seal Beach. In
compliance with this statutory mandate, the City adopted a housing element to the Seal
Beach General Plan in December, 1974.
In 1981, Article 10.6 of the Government Code was enacted to set forth the contents
of Housing Elements. That legislation, commonly referred to as the Roos Bill, requires
that a local housing element include an assessment of housing needs, an inventory of
resources and constraints, a statement of goals, policies and quantified objectives, and a
five-year housing program. The City adopted a revised housing element in June, 1982 in
compliance with this new statutory mandate.
1.2
Purpose and Content
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The Housing Element of the Seal Beach General Plan is an official policy statement
of the City regarding the type and amount of housing to be provided in the community.
In setting forth local housing policy, this element reflects existing conditions and constraints
as well as opportunities for improving and expanding the housing supply. This element
addresses four specific aspects of housing in the City of Seal Beach: 1) quantity or supply,
2) quality or condition, 3) affordability, and 4) accessibility.
As is characteristic of all general plan elements, the housing element is
comprehensive, long-range and general in nature. The housing element is comprehensive
in that it considers all geographic parts of the city, a full range of housing types and
lifestyles, and the needs of all economic segments of the community. The element is
long-range since it addresses both immediate concerns and projected housing needs. The
element is also general in that it discusses policies and programs rather than specific sites
and projects.
As provided in Government Code Section 65583, the housing element shall consist
of an identification and analysis of existing and projected housing needs and a statement
of goals, policies, quantified objectives, and scheduled programs for the preservation,
improvement, and development of housing. The housing element shall identify adequate I
sites for housing, including rental housing, factory-built housing, and mobilehomes, and
shall make adequate provision for the existing and projected needs of all economic
segments of the community. The element shall contain all of the following:
(A) An assessment of housing needs and an inventory of resources and constraints
relevant to the meeting of these needs. The assessment and inventory shall
include the following:
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(1)
City of Seal Beach General Plan
Analysis of population and employment trends and documentation of
projectio!ls and a quantification of the locality's existing and projected
housing needs for all income levels. These existing and projected
needs shall include the locality's share of the regional housing need in
accordance with Section 65584.
(2)
Analysis and documentation of household characteristics, including
level of payment compared to ability to pay, housing characteristics,
including overcrowding, and housing stock condition.
(3) An inventory of land suitable for residential development, including
vacant sites and sites having potential for recycling, and an analysis of
the relationship of zoning and public facilities and services to these
sites.
(4) Analysis of potential and actual governmental constraints upon the
maintenance, improvement, or development of housing for all income
levels, including land use controls, building codes and their
enforcement, site improvements, fees and other exactions required of
developers, and local processing and permit procedures.
(5) Analysis of potential and actual nongovernmental constraints upon the
maintenance, improvement, or development of housing for all income
levels, including the availability of financing, the price of land, and the
cost of construction.
(6) Analysis of any special housing needs, such as those of the
handicapped, elderly, large families, farmworkers, families with female
heads of households, and families and persons in need of emergency
shelter.
(7) Analysis of opportunities for energy conservation with respect to
residential development.
(B) A statement of the community's goalf, quantified objectives, and policies relative
to the maintenance, preservation, imprOllement, and development of housing.
State law recognizes that the total housing needs identified pursuant to
subdivision (a) may exceed available resources and the community's ability
to satisfy this need within the content of the general plan requirements
outlined in Article 5 (commencing with Sec~on 65300). Under these
circumstances, the quantified objectives need not be identical to the
identified existing housing needs, but should establish the maximum number
of housing units that can be constructed, rehabilitated, and conserved over
a five-year time frame.
(C) A program which sets fonh a five-year schedule of actions the local government
is undenaking or intends to undenake to implement the policies and achieve the
goalf and objectives of the housing element through the administration of land
we and development controlf, provision of regulatory concessions and incentives,
and the utilization of appropriate federal and state financing and subsidy
programs when available and the utilization of moneys in a Low and Moderate
Income Howing Fund of an agency if the locality has established a
redevelopment project area pursuant to the Community Redevelopment Law
(Division 24 [commencing with Section 33000] of the Health and Safety Code).
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In order to make adequate provision of the housing needs of all economic
segments of the community, the program shall do all of the following:
(1) Identify adequate sites which will be made available through
appropriate zoning and development standards and with public I
services and facilities needed to facilitate and encourage the
development of a variety of types of housing for all income levels,
including rental housing, factory-built housing, mobilehomes,
emergency shelters and transitional housing in order to meet the
community's housing goals as identified in subdivision (b).
(2) Assist in the development of adequate housing to meet the needs of
low- and moderate-income households.
(3) Address, and where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
(4) Conserve and improve the condition of the existing affordable housing
stock.
(5) Promote housing opportunities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, or color.
The housing element is intended to serve as a guide for local decision-making bodies
when dealing with housing related issues. The policies contained in this element will be I
applied by local decision-makers when evaluating specific projects. This document is
intended to be a dynamic, action-oriented planning tool. As such, it will be periodically
reviewed and updated as nec~ssary in order to respond to changing conditions within the
community.
The housing element is divided into five major sections. Chapter 2 contains a
community profile which discusses population, employment and housing characteristics.
Having documented existing conditions in the community, housing needs are assessed and
identified in Chapter 3 of the element. Chapter 4 contains an inventory of land and an
analysis of the physica~ market and governmental constraints to the development,
maintenance and improvement of housing.
Chapter 5 of the element embodies the City's program for addressing local housing
needs. Goals, policies and quantified objectives are set forth to give direction to the local
housing program and express the desires and aspirations of the community. These general
statements, in turn, have been translated into specific action programs that have been or
will be taken to address local housing needs.
Chapter 6, the concluding portion of the Element, analyzes the appropriateness of
past City housing element goals, policies and programs, and sets forth the means by which
consistency will be achieved between this element and other elements of the Seal Beach
General Plan.
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1.3 Public Participation
In connection with the preparation of this revision of the Housing Element, the City
provided notice of public hearings and draft copies of the Element to social service
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agencies, local housing organizations, local governmental agencies, and other interested
persons and entities.
A noticed public workshop, four noticed public hearings before the Planning
Commission, and a noticed public hearing before the City Council to consider the draft
Housing Element were held. At such meetings and hearings, the city permitted unlimited
public comments on the draft. Numerous comments were received. The city considered all
of the comments, and many of the comments were included into the finalized, revised
Housing Element.
1.4 Setting
The City of Seal Beach is located in the northwest corner of Orange County as
shown in Figure 1. The City is bordered on the north by the City of Los Alamitos and
unincorporated territory in the County of Orange, on the east by the Cities of Garden
Grove, Westminster and Huntington Beach, on the south by the City of Huntington Beach
and the Pacific Ocean, and on the west by the City of Long Beach (Figure 2). The City
is approximately 11.4 square miles in area, of which nearly 8 square miles comprises the
U.S. Naval Weapons Station at Seal Beach.
The City is part of the Southern California metropolitan region, having an estimated
1988 population of 13.4 million persons. The Southern California Association of
Governments projects the population of the region to reach 18.3 million persons by 2010.
The urban area is heavily impacted by the influx of population and the resulting demand
on transportation, housing, environmental quality, public infrastructure and public finance.
Additional constraints unique to the City include:
. Environmentally sensitive areas such as;
· beach shoreline
. National Wildlife Refuge
. wetlands
. small fraction of City available for private development due to the existence
of the Naval Weapons Station;
. airport land use planning areas adjacent to the Los Alamitos Armed Forces
Reserve Center; and,
. the close proximity to the Pacific Ocean, which enhances land values and the
demand for housing.
The community is over 97 percent developed, excluding the area lying within the
boundary of the Naval Weapons Station. Having been incorporated in 1915, the City was
largely built out by the 1960's. Aside from the wetlands and adjoining open space lands
within the confines of the Naval Weapons Station, the only sizable tracts of vacant land
remaining in the City are a 192 acre area known as the Hellman property, the 50 acre
Rockwell property lying across Seal Beach Boulevard from the Weapons Station,
approximately 20 acres of the Bixby Old Ranch Property, and approximately 4 acres in the
Leisure World retirement community.
The Federal Bureau of the Census has divided the City into a series of census tracts.
These census tracts have been used as basic planning areas in the preparation of this
element. Population and housing characteristics have been discussed by census tract. The
C:\WPS11GENI'IAN.El1!IHDUSlNG.EU!\LW\09-11.92
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City Df Seal Bt!tJCh Gent!l'tll Plan
geographic boundaries of these planning areas and the common neighborhood name
associated with each are shown in Figure 2,
FIGURE 1: REGIONAL LOCATION MAP
I
N
A
Santa Barbara County
.
,
,
Ventura County
.
,
,
,
.
,. Los Angeles coul
Ojai
.
5'......
..........
.
-
.
,
,
,
,
,
,
.
Point Conuptio..
l.- Aapl..
.
. Orange County
,
,
,
Pacific Ocean
San Diego County
I
I
I
o
50
Miles
BOC 10/11/92
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FIGURE 2: PLANNING AREAS
College Park West .
,
,
Rossmoor
Center
.
,
1100.08._
.
,
College Park East
1100.12
..
995.09
s..DWp-.., (I-f0$)
Leisure
World
995.10
u.s. Naval
Weapons Station
995.04
Old ..~
Town
995.02
I
I
.
995.06
aa: ]0/11/12
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A
J
8
d
~
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2. COMMUNITY PROFILE
2.1
Population Characteristics
I
2.1.1 Growth
According to the 1980 federal census, the population of the City of Seal Beach was
25,975. In 1980, the Seal Beach population represented 1.3 percent of the population in
the County of Orange. As of 1989, the California Department of Finance estimates the
resident population of Seal Beach to be 27,350.
The 1980 population figure reflected a decrease of 6.5 percent from the 27,671
persons counted in a special census conducted in the City in 1976. This decrease in
population represents a reversal of the high rate of population growth experienced by Seal
Beach, as well as a majority of the cities in Orange County, during the two decades
following World War II. As shown in Table 1, the population growth rate peaked during
the 1960's, with a net decline in population being experienced between 1975 and 1980.
This reversal of a previously existing growth trend is interpreted more as a stabilization of
the total population than as a trend toward continuing decline. The foregoing conclusion
is supported by the California Department of Finance population estimate for 1989, which
results in a 5.3% increase from the 1980 Census population.
TABLE 1
I
PoDulation Growth
Year
Population PQpulation Change Percent Change
1950
1960
1970
1976
1980
1989
3,553
6,994
24,441
27,671*
25,975
27,350
3,441
17,447
3,230
-1,696
1,375
97
249
13
-6.5
5,2
SOURCE:
u. S. Census; 1976 Special Ct!1ISUS; Califomill Deportment of FinDnce.
· Incbules 1,000 miliUDy pemmneI fIhoonl ship ill Naval Wt!lIpmrs StIllion.
The current situation, which mirrors similar population trends in many communities
across the nation, is attributable to several factors, including: 1) decreasing household size,
2) diminishing land resources available for expansion of the housing stock, and 3) a shift
in residential construction from single family to smaller, multiple family units.
I
Based upon data collected in connection with the preparation of its 1988 Regional
Housing Needs Assessment ("RHNA"), the Southern California Association of
Governments ("SCAG") projects a modest growth in households within the City over the
next five years. According to SCAG, there were a total number of 13,985 households
within the City as of January, 1988, representing a 4.6% increase from the 13,361
households within Seal Beach as reported in the 1980 Census. SCAG projects that the
number of households within the City will grow by an additional 270 by July of 1994,
representing an increase of 1.9% from SCAG's estimate of City households as of 1988.
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City of Seal Bt!tJCh Gent!I'tlI Plan
Projections for the total population increase within the City of Seal Beach have been
presented in the Land Use Element of the General Plan, which was adopted in 1973 and
periodically amended, most recently in 1987. This figure was arrived at by multiplying the
number of residential units that could be constructed on available land by the average
household size for the City. The total population within the City is not expected to exceed
30,080 persons, nor is it expected to decrease below the 1980 census figure of 25,975, The
distribution of population by census tract is shown in Figure 3,
2.1.2 Household Size
In 1980, a total of 25,975 persons resided in 13,351 dwelling units within the City,
representing an average of 1.9 persons per household, Based upon Department of Finance
estimates, the projected 1989 Seal Beach population of 27,350 resided in 14,497 housing
units, resulting in an average of 1.89 persons per dwelling unit.
Household size, expressed as the average number of persons per dwelling unit,
decreased from 2.75 in 1960 to approximately 1.9 in 1980 and stabilized at about that level
through 1989, (Table 2). The declining household size is attributed to the growing number
of single person households, childless couples, children who have grown and left home, and
a low birth rate.
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FIGURE 3: POPULATION DISTRIBUTION
I
N
A
1100.07 . - -
5,7118
1.750rill 1100.12
-lMr~ (1-405)
lISl
;-TN/A
!
~
i
I
995.02
,
,
.
995.06
City Totals:
· Excludes group quarten of
Naval Weapons ~tation.
.. 995.09 and 995.10 were
one Census Tract in 1980.
Population . _... 25,975
Dwelling Units 0+13,9051 1.9
Persons/Dwelling. - - - - - #
Bee 10/11/02
Source: 1980 Ceo,us
I
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City of Seal Bt!tJCh General Plan
TABLE 1
Averal!e Household Size
Year
Averal!e Household Size for Occupied Unit
1960
1970
1976
1980
1989
2.75 persons per dwelling unit
2.07 persons per dwelling unit
1.99 persons per dwelling unit
1.91 persons per dwelling unit
1.89 persons per dwelling unit
SOURCE:
U.S. Unsus, 1976 Spet:wl Ct!7JSUS; California Deptutment of Finlmce.
Average household sizes are highest in the Marina Hill, College Park East and
College Park West census tracts (995.04, 1100.12 and 1100.07) where the majority of the
housing units are detached single family dwellings (Figure 3). Conversely, the lowest
household sizes are found in the Leisure World and Rossmoor tracts (995.03 and 1100,08)
where smaller units occupied by senior citizens predominate. The City's average household
size is lower than that of Orange County as a whole and illustrates a continuing national
trend toward smaller households, as well as the influence of Seal Beach's senior citizen
population on local demographics.
2.1.3 Age
The 1980 census provides the most current data on the age distribution of the local
population, The median age and percent ages of the population under 18 and over 65
years of age are shown for each census tract in Figure 4, In terms of the age of its
population, Table 3 reveals that Seal Beach has become an older, more stable community
over the past two decades, This can be attributed to a decline in the influx of new large
families, the maturation of the families that settled in Seal Beach during the peak growth
period of the 1960's, and a simultaneous increase in local housing opportunities for the
elderly (e,g., development of Leisure World).
TABLE 3
ARe Characteristics
Year
% Under 18 Years
% 65 Years and Over
Median As1.e
1960
1970
1976
1980
31%
20%
18%
14%
7%
38%
33%
35%
NA
50
45
49
SOURCE: U.S. Census, 1976 Spet:ia1 Ct!7JSUS.
A comparison of the relatively high median age of 49 in Seal Beach with the Orange
County median age of 29.5, as reported by the 1980 Census, illustrates an important and
unique characteristic of the local population. The median age of the population in the
Leisure World and Rossmoor census tracts (995.03 and 1100.08) skews the City-wide
median upward. Housing in the Leisure World tract is limited to senior citizens, and the
resulting median age of 76.6 years is the highest in Seal Beach. The second highest median
age of 59 is found in the Rossmoor tract where condominium units cater to adult housing
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needs, The remainder of the City's neighborhoods have median ages between 30 and 35
years, which are closer to the average for Orange County,
2.1.4 Ethnicily
I
Seal Beach is a predominantly white community as indicated by the ethnic
breakdown of the population contained in the 1980 census. Caucasians constituted nearly
95 percent of the total population. Persons of SpanishlHispanic origin of all races
represent the largest minority group in the community, comprising 3.5 percent of the total
population, while Asians and Pacific Islanders account for 1 percent, and Blacks less than
1 percent of the population.
2.1.5 Households with Special Needs
2.1.5.1
HandiCflJlped
The 1980 census provides information on the number of persons in the City with
disabilities. According to the census data, 902 persons aged 16 years or older had some
form of work disability in 1980. Of the 22,713 City residents 16 years of age or older in
1980, some 1,278, or 5.5%, had a public transportation disability; of these 1,278 persons,
1,083, or 85% of those with public transportation disabilities, were 65 years of age or older,
The housing needs of the handicapped vary with the type and severity of the I
particular handicap, and not all handicapped persons require specialized housing
consideration. While the needs of certain handicapped individuals (blind, deaf or
experiencing nervous disabilities) may be met without special housing accommodations,
non-ambulatory persons with handicaps who require wheel chairs often need specially
designed, barrier free housing. Some, but not all, handicapped persons also need housing
assistance of a ,financial nature.
2.1.5.2
Elderly
As indicated in Section 2,1.3 above, the median age of the resident population of
Seal Beach has been increasing over time, and is higher than Orange County genera1ly.
According to the U.S. Census, 9,124 of the 25,975 residents of the City, or 35% of the
City's population, were 65 years of age or older in 1980; some 5,421 persons, representing
21 % of the City population, were 75 years of age or older. While the City's elderly
population is significant, that segment of the community is concentrated in just one of the
City communities--Leisure World, According to the 1980 Census, 7,941 of the 8,828
residents of census tract 995.03 were 65 years or older, These 7,941 elderly residents
represent 90% of the population of Leisure World, and comprise 87% of the total City
population aged 65 years or older, These statistics demonstrate that the city is meeting the
senior citizen housing needs of a much larger region than the community itself,
I
Information regarding the housing tenure of elderly resident households (i.e., renter
or owner) is not available, either from the 1980 U. S. Census, or from data maintained by
the City, the Orange County Environmental Management Agency or the Orange County
Community Development Department. However, Figures 4 and 6 reveal that the census
tracts with the highest percentages of persons over the age of 65 (Census Tracts 995.09,
995.10, and 1100.08) also have some of the lowest percentages of renter-occupied housing
units (5%, 5% and 11% respectively) of the census tracts within Seal Beach, This would
indicate that elderly residents of Seal Beach are largely comprised of homeowners rather
than renters.
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FIGURE 4: AGE CHARACTERISI1CS
59
5153
1100.07 .--
I
,
.
995.06
· 995.09 and 995.10 were
one Census Tract in 1980.
BCC to/ll11!
C:\WPS1\01!Il1'U\N.1!LI!I1lOUSINO.BLBILWI09-11-92
12
N
A
35
8214
1100.12
SooDilp~ /1.f(1)
N/A
N/A'TN/A
!
~
~
995.02
City Totals:
Median Age .---+ 45
% Under 18 · - - -~ i4T35
% Over6S .--------#
Source: 1980 Census
1IDasI1rI-
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City of.Seal Beach Gent!l'tll P/an
Growing older does not necessarily result in special housing needs. However, many
elderly households do have special housing needs, which result from their lower, fixed
incomes, physical disabilities, and dependence needs, Often, the financial capacity for
coping with increased housing costs depends upon the tenure (ownership or rental status)
of the elderly household. The special needs of this population group can be addressed by I
smaller homes, second units on lots with existing homes, and subsidies. Many of the
physical housing needs of the City's elderly population is met by Leisure World, which was
designed and is operated as a retirement community.
2.1.5.3
lArge FllIIIilks
The United States Department of Housing and Urban Development (HUD) defines
a large family as one with five or more members. In 1980, 524 households in Seal Beach,
representing 4% of the total number of households in the City, had five or more persons.
By contrast, 5,952 households,' or 44.5% of the total households in the City, were comprised
of just one person in 1980.
A special housing need that affects some large families is the availability of larger
residences at affordable purchase or rental costs. Unfortunately, information regarding the
housing tenure of large families (i.e., renter or owner) is not available, either from the 1980
Census, or from data maintained by the City, the Orange County Environmental
Management Agency or the Orange County Community Development Department.
However, most of the larger families and households in Seal Beach reside in the College
Park East, College Park West and Marina Hill communities, where owner occupied single
family detached homes are the most prevalent housing type. In census tract 1100.12 (where
only 5% of the housing stock was rental), 292 households, or 17% of the total in College I
Park East, had five or more persons. Some 118 households, representing 12.5% of the
households in census tract 995.04 (where 11% of the housing stock was rental), had five
or more persons in 1980, From this, it would appear that most of the large families in Seal
Beach own, rather than rent, the houses in which they reside (see Figure' 3).
2.1.5.4
Fe_Ie HetUls of Households
According to the 1980 U,S, Census, of the 2,079 households in Seal Beach with
persons under 18 years of age, 335 (16%) were headed by females. Of the 2,076 families
in Seal Beach in 1980 with children under 18 years of age, sixty-one, or 2,9%, were female
heads of household with incomes below the poverty level; these 61 female-headed
households represented 40% of the 152 families in Seal Beach below the poverty level in
1980, and comprised 16% of the total number of female-headed households with dependent
children.
Single-parent households are subject to special housing problems, because such
households are frequently in a lower income range, particularly when the single parent is
female, Since female-headed households with dependent children generally tend to have
low incomes, their special housing needs can be addressed through housing subsidy and
rental assistance programs. In addition, affordable child care and after-school care are I
needed by many families with dependent children that are headed by females,
2.1.5.5
Farmworlcers
Although farmworkers are one of the seven special housing need groups referenced
in the State Housing Element law, the 1980 U.S. Census indicates that only 51 of the
10,383 City residents over 16 years of age and employed, or 0.5% of the resident work
force, were engaged in employment relating to farming, fishing or forestry. Continuing
urbanization in the northwestern portion of Orange County and southeastern Los Angeles
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City of Seal Bt!tJCh Gent!l'tll Plsn
County has reduced agricultural production in these areas, and consequently resulted in the
diminution of the farmworker population in Seal Beach, As is indicated by the census data,
farmworker households constitute a very small percentage of the City's total households.
The City has no information suggesting that the few farmworkers residing in the city have
specialized housing needs, except insofar as those workers are members of other social
groups whose specialized housing needs are addressed elsewhere in this element.
2.1.5.6
Familin and Per81lns in Need 01 EIMrgency SMIt.r
In 1984, the State Housing Element law was amended to add "families and persons
in need of emergency shelter" to the special housing needs groups to be considered in each
locality's housing element. However, by their very nature, homeless persons and families
are difficult to quantify, and their special housing needs are as varied as their individual
circumstances, For example, a survey conducted by SCAG in 1987 to determine the sub-
groups comprising the homeless in the region elicited the following information from cities
and counties in the SCAG jurisdiction for each of the sub-groups named:
TABLE 4
Homeless Sub-GrouDs
Average Percentage
No. of Responses
Veterans
Elderly
Single Persons
Persons in Families
Mentally Dl
Alcohol Abusers
Substance Abusers
Children
16.2
10.1
63.3
21.8
29.1
40.8
26.9
16.4
19
23
37
38
29
33
28
30
Soun:e: SCAG 1988 Regional Housing Nt!t!ds Assessment for SDUlhem California,
June 1988
The foregoing data should not be relied upon as definitive, in that over one-half of
the respondents did not provide estimates of sub-groups of their estimated homeless
population.
Nation-wide, homelessness has become an increasingly recognized problem, and it
is generally conceded that the homeless problem both is increasing and is changing from
the traditional image of the indigent, transient single male. Factors thought to contribute
to this increase in the number of homeless include increasing housing costs, an increase in
the size of the population with incomes below the poverty line, reductions in federal and
state subsidies to lower income persons, and changes in the law regarding the treatment of
the mentally ill and those suffering from chronic alcoholism and substance abuse.
Existing data regarding homeless persons in Seal Beach was collected in late 1989.
Both the City Police Department and outside social service agencies were contacted to
determine whether and where homeless persons stayed in the City. From this information,
it was determined that homeless persons have occasionally been seen at the following
locations in Seal Beach:
. Under the municipal pier at Main Street and Ocean Avenue
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City uf Seal Beach Gent!l'tll Plan
. At or in the vicinity of the sand dunes at the southern terminus of Second
Street
.
Under the Pacific Coast Highway bridge over Anaheim Bay, approximately
one-half mile south of Seal Beach Boulevard
I
.
Under the Pacific Coast Highway bridge over the San Gabriel River,
approximately 100 yards north of First Street.
According to the Police Department, while the above four locations are the only
places that the police have observed homeless persons, there are no homeless persons at
these locations most of the time. As a result, while it cannot be said that Seal Beach has
no homeless persons, the extent of a homeless problem in the City is too sporadic and
transitory to permit quantification, However, it is assumed that there are at least a very
small number of homeless persons who stay in and around Seal Beach and who are in need
of emergency shelter.
In 1984 , the U. S. Department of Housing and Urban Development (HUD)
conducted a comprehensive study of the nation's homeless. For a medium-sized city such
as Long Beach, the study estimates there are 12 homeless persons for every 10,000 persons.
Using data by the California State Department of Finance (DOF), the current population
of Seal Beach is estimated to be 27,347 as of January 1, 1990. Applying the HUD ratio to
this estimate results in an estimated population of 33 homeless persons in the City of Seal
Beach. However, the HUD study also found that 31% of the nation's homeless are living
in the western region of the country while only 19% of the nation's total population lives
in this region. To adjust the above estimate to reflect this disproportionate share of I
homelessness, the national estimate of 12 homeless persons per 10,000 population is
multiplied by the ratio of share of total homeless to share of total population for the
western region, The adjusted estimate is 19.6 homeless persons per 10,000 population.
Assuming that it is appropriate to extrapolate the study's numbers to Seal Beach, there
would be, according to the study, an estimated total of 54 homeless persons within the City
of Seal Beach.
The special housing needs of the homeless include permanent, affordable and decent
shelter, and may also include food and supplemental social services such as health care,
child care, housing search assistance and employment skills training. Given the lack of any
definitive data regarding the number of homeless persons in Seal Beach, any estimates of
their specific needs would be speculation. However, the "Demographic Profile and Survey
of Homeless Persons Seeking Services in Orange County", presented in February of 1990
by the Research Committee of the Orange County Homeless Issues Task Force, indicates
that employment, affordable housing, payment of the first month's rent, and transportation
are all needs of the homeless persons surveyed in that report. It can be assumed that these
same needs are shared by persons and families who are homeless or in need of emergency
shelter in Seal Beach.
There are a number of private, non-profit social service agencies located in the
vicinity of Seal Beach that provide services to the persons and families that are homeless
or in need of emergency shelter:u
. The Interval House, located within Seal Beach, has a capacity of 24 beds and
provides emergency shelter service and counselling to battered women and
children.
I
. The Episcopal Service Alliance, located in Huntington Beach, provides
lodging, food, clothing, transportation costs and counselling to homeless
persons and families,
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City of Seal /It!tJCh Gent!I'tlI Plan
. The Saints Simon and Jude Catholic Church, located in Huntington Beach,
provides food to the homeless as well as emergency shelter when funds are
available for that service.
.
The Amparo Youth Shelter, located in Garden Grove, provides shelter and
counselling to homeless youths,
. The Shelter for the Homeless, located in Westminster, provides emergency
shelter to homeless men seeking employment.
. The Catholic Charities Family Shelter located in Long Beach has a capacity
for 60 spaces and provides emergency shelter for families, elderly and
handicapped,
. The Salvation Army located in Long Beach has a capacity of 70 shelter
spaces and serves single men and women,
. South Bay Alcoholism Services located in Long Beach has 15 shelter spaces
and serves alcoholic women,
. The Long Beach Rescue Mission located in Long Beach has 133 shelter
spaces and serves single men (Samaritan House) and single women (Lydia
House).
In addition to these social service agencies located in the vicinity of Seal Beach, a
number of county-wide agencies provide services to the homeless. The Salvation Army,
located in Long Beach and Santa Ana, provides temporary emergency shelter, food and
housing referrals, The Orange Coast Interfaith Shelter, located in Costa Mesa, provides
emergency shelter and counselling to homeless persons and homeless persons seeking
employment. Orangewood, located in the City of Orange, provides shelter and counselling
to dependent abused children. The City of Seal Beach is served by Orange County Transit
District, the Rapid Transit District, and Long Beach Municipal Transit. These public
transportation systems provide low-cost transportation services throughout both Los
Angeles and Orange county,
The City's inability to quantify any homeless population in Seal Beach suggests that
existing social service providers--both in the vicinity of Seal Beach and elsewhere in Orange
County--are providing adequate shelter and other services to meet the needs of persons and
families in need of emergency shelter in the city. However, the very nature of homelessness
prevents any such definitive determinations, While both the problems and the solutions
are regional--if not national--in scope, the City's Housing Element addresses the special
housing needs of the homeless, and sets forth a program to investigate the feasibility of
developing a "single room Occupancy" facility to provide shelter to persons and families in
need of emergency shelter,
,
2.1.6 Inco1lU1
Community wealth in Seal Beach as measured by median household income is
measurably less than that for Orange County as a whole (Table 5), This is primarily due
to the relatively large number of elderly, low income households residing in the City.
Annual average incomes derived from census data illustrate the effect that the large
population of retired persons in Seal Beach has on City-wide income statistics. The average
income City-wide in 1976 was $21,572, while the average for the Leisure World community
was a substantially lower $12,201. A lower average income is a common characteristic of
senior citizen households which often consist of single persons on fixed retirement incomes.
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TABLE 5
Median Household Income - 1980
Seal Beach
Orange County
$15,319
$22,802
SOURCE: U.S. Census
A detailed breakdown of households by income range is presented in Table 6,
TABLE 6
Household Income Distribution - 1980
Annual Income
Number of
Households
Percentage of total
Households
$0 - 5,000
$5,000 - 7,499
$7,500 - 9,999
$10,000 - 14,999
$15,000 - 19,999
$20,000 - 24,999
$25,000 - 34,999
$35,000 - 49,999
$50,000 or more
1,593
1,368
1,314
2,308
1,390
1,282
1,637
1,432
1,037
12%
10%
10%
17%
10%
10%
12%
11%
8%
SOURCE: U.S. Ct!1ISUS
2.1.7 Employment
According to the 1980 U.S. Census, some 10,383 residents of the City who where 16
years of age or older were employed. This number represents approximately 40% of the
City's total resident population, and 45% of that portion of the City population 16 years
of age or older. The numbers of City residents employed in various industries is reflected
in Table 7.
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TABLE 7
City of Seal Bt!IJCh Gent!l'tll Plan
Seal Beach Resident Emolovees bv Industrv
Industrv
Agriculture, forestry,
fishing and mining
Construction
Manufacturing
Transportation
Communications and other
public utilities
Wholesale trade
Retail trade
Finance, insurance and
real estate
Business and repair services
Personal, entertainment and
recreation
Professional and related
services
Public administration
TOTAL:
SOURCE: U.S. Census
Number
127
478
1,793
532
191
471
1,633
903
615
464
2,758
418
10,383
8:
The number of City residents employed in 1980 by occupation is set forth in Table
TABLE 8
Seal Beach Resident Emolovees bv Occuoatlon
Occupation
Number
Managerial and
professional specialty
Technical, sales and admin-
istrative support
Service occupations
Farming, forestry and fishing
Precision production, craft
and repair
Machine operator fabricator
and laborer
4,407
3,383
1,100
51
800
642
TOTAL:
10,383
SOURCE: U.S. Census
According to data compiled by the California Employment Development
Department and the County of Orange, approximately 6,181 persons were employed in jobs
in Seal Beach in 1980, which was an increase of 637 jobs, or 11.5 percent, from estimates
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City of Seal Beach Gent!l'tll Plan
of employment in Seal Beach in 1975. Since 1975, the number of persons employed in Seal
Beach has represented approximately 0.7% of the total number of jobs in Orange County.
As the City is approaching build-out, it is unlikely that significant increases will be
experienced either in the number of City residents who are employed, or the number of I
persons who work in Seal Beach.
2.2 Housing Characteristics
2.2.1 Number and Types
Between 1970 and 1976, the City's housing stock increased nearly 17 percent, to
13,767 units. By 1980, there were 13,928 dwelling units in Seal Beach. As of 1980, the Seal
Beach housing stock represented 2.01 percent of the total housing stock in Orange County.
SCAG estimates in its 1988 RHNA that the housing stock in Seal Beach increased to
14,486 by 1988, but that the amount of housing in the County attributable to Seal Beach
had declined to 1.75 percent. This change is the result of the small amount of vacant,
developable land in Seal Beach, and the rapid residential development in the southern
portion of Orange County. The California Department of Finance estimates that there
were 14,497 dwelling units in Seal Beach in 1989, representing an increase of 569, or 4.1%,
from the 1980 Census figure.
The breakdown of housing units in the City by type for each census tract in the City
is presented in Figure 5. Seal Beach exhibits a marked contrast of single family from I
multifamily units throughout the City with the exception of the Old Town census tract
(995.05). This area was subdivided in the early 1900's into 25 foot wide lots served by
streets in the front and alleys in the rear. The Old Town neighborhood is characterized
by a residential mix of single family housing, duplexes, triplexes and fourplexes as well as
larger complexes including the 550-unit Oakwood Apartments.
The Surfside neighborhood (995.06), also subdivided in the early 1900's, was divided
into small beach cottage sized lots, In 1968, this area was annexed to the City as an
established private residential community. Recycling of properties has resulted in the
replacement of many small beach cottages with custom, three-story single family residences.
The Marina Hill (995.05) and College Park East (1100,12) and West (1100.07)
census tracts each contain uniform single family subdivisions utilizing 5,000 square foot lots.
Marina Hill was subdivided in the 1950's while the College Park neighborhoods were
developed in the mid 1960's.
The Leisure World (995.03) and Rossmoor (1100.08) tracts both contain exclusively
multifamily residential units. Leisure World was built in the early 1960's and is a planned
residential retirement community for persons 52 years of age and older. The four
condominium complexes within the Rossmoor census tract also primarily cater to an older, I
adult population. Housing within the Seal Beach Naval Weapons Station (995.02) consists
of single family homes and enlisted personnel group quarters.
Review of the data regarding the type and distribution of housing units in Seal
Beach indicates that the City has historically absorbed a greater proportion of multi-family
residential units than the communities in the adjoining market area, and that there is an
imbalance of multi-family and apartment units over single family detached units in Seal
Beach (see Figure 5).
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2.2.2 Size and Overcrowding
I
Housing which provides a reasonable amount of privacy for its occupants should
contain at least as many rooms as there are persons in the household. Bathrooms, porches,
halls, balconies, foyers and half rooms are not considered in determining the ratio of
persons to rooms. As defined by the United States Department of Housing and Urban
Development and the State Department of Housing and Community Development,
overcrowding exists when a dwelling unit is inhabited by more than 1.01 persons per room.
As shown in Table 9 there has been a decrease in the number of persons per room in the
City between 1970 and 1980. This change was caused by both an increase in average unit
size and a decrease in average household size.
TABLE 9
Persons per Dwelllnl! Unit
No. of
Persons/Dwelling Unit
Average No. of
Rooms/Dwellinl! Unit
No. of
PersonslRoom
1970
1976
1980
2,07
1.99
1,91
3.7
4.4
N/A
0.6
0.5
N/A
I
SOURCE: U.S. Census, 1976 Special Census.
Although this data indicates that overcrowding is not a significant problem City-wide,
it does not exclude the possibility that overcrowded units may exist within Seal Beach.
The 1980 Census indicated that the City of Seal Beach had 12,937 dwelling units,
77 of which (0.6 percent of all dwelling units) were considered overcrowded by Census
standards (1.01 or more persons per room). Of these 77 overcrowded units, 8 units, all
renter occupied, had 1979 income levels below the poverty leveJ.1
2.2.3 ]"e1I~
I
Housing tenure descn"bes the mix of owner and renter occupied units within the
City's housing stock. Although, as discussed above, housing tenure information for specific
subgroups of the community is unavailable, such information is available for the community
as a whole. The 1980 U.S. census reveals that approximately 74.8 percent of the occupied
units in Seal Beach are owner-occupied and 25.2 percent are renter-occupied (Table 10).
Comparison with the 1970 census and 1976 special census figures on tenure reveals a shift
toward renter-occupied housing. Two factors that may be responsible for this shift are:
1) the high cost of homes, making ownership increasingly difficult to achieve; and 2)
speculation, i,e" purchase of property by investors for income purposes. The distribution
of housing units by tenure is shown in Figure 6.
The shift in tenure toward rental units is not considered to be a pervasive,
continuing trend, The nature of the existing housing stock and the types of housing
recently constructed point to stability of the owner/renter balance in Seal Beach. The local
residential development activity during the past ten years has involved the construction of
condominium units or the recycling of older, predominantly rental units to single family
custom homes. The latter trend has resulted in the demolition of 81 housing units and the
1
Detailed _iq Chancteristicl, Table 88, 19110 U.s. Celuus.
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City uf Seal Bt!tJCh Gent!l'tll Plan
reconstruction of 102 housing units over the past five years, with all of this activity
occurring in the Surfside and Old Town areas (see also Section 2.2,6).
Tenure
I
TABLE 10
% Owner-OccuDied
% Renter-Occupied
1970
1976
1980
81
77
75
19
23
25
SOURCE:
u.s. Ct!1ISUJi, 1976 Special Ct!1ISUJi.
2.2.4 Housing Cost
2.2.4.1
Owner-Occupied Housing Costs
The skyrocketing cost of housing is a national dilemma. The average price of homes
in southern California, however, has risen at a faster rate than the national average since
1974.2 The spiralling cost of housing in southern California has been attributable to a
variety of factors, including diminishing land resources (particularly in urban areas),
increasing land and construction costs, and increasing finance costs (i.e., interest rates). I
I
2 _ &tal. ReoeaJOb Co"";( of Soulbera CoIilomia.
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aty oj Seol Beaeh Gellt!rol Plan
FIGURE 5: HOUSING DISTRIBUTION
~
1100.07 .--
N
A
1 750 1,668
65 0
1100.12
+
2511218 ,
15 0 '
.
995.06
. 995.09 and 995.10 were
one Census Tract in 1980.
ace 10/11/11
C:\WP5I\01!NP1AN.BL1!\HOUS1NO.EL1!\LW\09-II-92
22
SnD.,..., (1-40')
N/A N/A
N/A N/A
..
l
~
.
..
011
995.0%
City Totals:
Single Family. - - - - -- - - - --\
All DweUings.--.UJ,905 4,126
Multi-Family .__. 9,697 82
Mobile Homes · -- -- -- - -- j
Source: 1980 Census
llooDIq -
II." 9, 1990
0/)1 oj Seal Beaeh Gellt!ral P/an
FIGURE 6: HOUSING TENURE
I
89
11
N
A
1100.07 . - -
95
5
1100.12
Soo Dvp lWuo.7 (1-4"')
N/A
N7A
!
~
~
I
95
5
995.02
I
I
.
995.06
City Totals:
* 995.09 and 995.10 were
one Census Tract in 1980.
% Owner Occ:upied · -- -. 75
% Renter Occ:upied · - - -. 25
I
ICe IO/II,/It
Source: 1980 Census
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23
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City of Seal 8t!tJCh Gent!l'tll Plan
The range of costs for ownership housing in Seal Beach is also influenced by relative
proximity to the ocean. According to the 1980 Census, the median value of non-
condominium owner-occupied housing units was $125,000, compared to $108,000 for
Orange County generally. The median owner-occupied housing value varies widely in Seal
Beach based upon location; according to the 1980 census, the median owner-occupied value
ranged from $200,000+ in Surfside and $151,000 in Old Town, to $90,000 in Rossmoor,
with median values reported of $125,500 in College Park West, $134,500 in Marina Hi~
and $145,700 in College Park East.
The costal influence on ownership housing costs remains strong. In the southwest
Los Angeles County and northwest Orange County area (Long Beach, Seal Beach and
Huntington Beach), prices for newly constructed condominium homes generaIly ranged
from $138,000 to $200,000 (or approximately $115.00 to $140,00 per square foot) for 2
bedrooml2 bath units in 1989, and from $173,000 to $260,000 (or approximately $112.00
to $150.00) for 3 bedroom! 2.5 bath units. Newly constructed single family detached units
in this area sold in 1989 for prices ranging from $171.00 to $236.00 per square foot,
resulting in prices of $450,000 to $615,000 for houses with 2,400 to 2,700 square feet, and
prices of $650,000 to $800,000 for homes with approximately 3,500 square feet. According
to information tabulated by the Los Angeles Times. the average resale price for all attached
and detached ownership housing units in late 1989 was approximately $340,000.3
As of 1989-1990, custom beach front single family homes in the Old Town and
Surfside neighborhoods cost as much as $1,500,000. Multiple units inland in the Rossmoor
census tract range in price from $200,000 to $250,000, while multiples in Old Town cost
from $150,000 to $250,000. The prices of single family homes in the Marina Hill, College
Park East and College Park West subdivisions range from $350,000 to $700,000. Within
the Leisure World planned community prices range from $41,000 for a 640 square foot, one
bedroom unit to $160,000 for a newer, two bedroom unit.
2.2.4.2
IUntDl Housing Com
The cost of rental housing in Seal Beach is also a function of relative proximity to
the ocean, but this influence is less noticeable than with regard to owner-occupied housing,
While the 1980 census reported that the median monthly contract rent in Seal Beach was
$365, as compared to $336 for Orange County generally, the communities of College Park
East, College Park West and Marina Hill all reported median monthly contract rents of
$500+, while the census reported median monthly contract rent figures of $475 for
Surfside, $420 for Rossmoor, $368 for Old Town, and $151 for Leisure World,
Based on information collected in late 1989, the average rental rates range from
$530 to $690 per month for a studio apartment unit, from $660 to $935 for a one bedroom
apartment unit, and from $850 to $1,115 for a two bedroom apartment unit in the coastal
area encompassing the cities of Long Beach, Seal Beach and Huntington Beach. The lower
and upper ends of these ranges are representative of rental housing costs at inland versus
coastaIlocations, respectively, A recent survey conducted by the Oranl!e County Re~ster.
however, indicates that the average apartment rental cost in Seal Beach is the highest of
any city in Orange County at $1,214, followed by Newport Beach ($1,025), Laguna Beach
($950), Irvine ($915), Laguna Niguel ($891) and Dana Point ($872). This data would seem
to indicate that the rental rates in Seal Beach are a function both of the city's coastal
location and the lack of any substantial apartment construction in the recent past.
3
CoIl rapns an: hued on tbe actual seIIins prices .. documented by local real estate qeDCies.
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City of Seal Bt!tJCh Gent!l'tll Plan
2.2.5 Vacancy Rate
The residential vacancy rate, a translation of the number of unoccupied housing
units on the market, is a good indicator of the balance between housing supply and demand
in a community. When the demand for housing exceeds the available supply, the vacancy I
rate will be low. Concomitantly, a low vacancy rate drives the cost of housing upward to
the disadvantage of prospective buyers or renters.
Housing analysts generally believe that in a healthy housing market, the vacancy rate
should be approximately 5 percent. These vacant units should be distributed across a
variety of housing types, sizes, price ranges and locations within the City. This allows
adequate selection opportunities for households seeking new residences.
SCAG has estimated in conjunction with the determination of future regional need
that the vacancy rate in Seal Beach was 4.0% in 1987, as compared to 4.9% for Orange
County generally, This is slightly below the desirable rate of 5 percent, and may again
reflect the desirability of a seaside community.
2.2.6 Rsmoval Rllte
The number of housing units removed from the housing stock as the result of
demolition, condemnation, or physical relocation is usua1ly expressed as a percentage of the
total number of dwelling units. In Seal Beach, the annual housing removal rate has
averaged 0.06 percent, or about 9 units each year, since 1976,4 As part of its determination
of regional housing need, SCAG has determined that 38 housing units were demolished
between 1984 and 1986, representing an average of less than 13 units during each of these
years, or 0.09 percent. This is an extremely low rate, especially when compared to SCAG's
estimated annual demolition rate of 0,25 percent for all of Orange County.
I
The housing removal rate is a function of such complex factors as: housing age,
degree of maintenance, functional obsolescence, land values, rehabilitation cost versus
replacement cost, and demand. The low rate in Seal Beach is a reflection of the fact that
the bulk of the housing in the City is relatively new and, as such, is in generally good
condition. No large scale redevelopment requiring the removal of substantial numbers of
residential units has occurred in Seal Beach. The random recycling of properties has
principally occurred in the Old Town (995.05) and Surfside (995.06) neighborhoods.
Most of the units removed in Seal Beach are demolished specifically to provide
space for a new unit. Removal then is neither a negative element or a problem, except to
the extent that the demolished unit may have been available to a lower income range
household than its replacement. Housing quality is nearly always improved as a result of
demolition and reconstruction.
I
4
1976 Special c..,.. data apdatecl with IocoI buildml po_ dalL
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M." 9, 1990
Cily of Seal Beach Gent!l'tll Plan
3. HOUSING NEEDS
I
3.1
Definition of Housing Needs
The State Housing Law requires regional planning agencies to identify "existing" and
"future" housing needs every five years. Existing need is defined as the number of lower
income households (those households with incomes of less than 80% of the median
income) that are paying 30% or more of their income for housing. Future need is defined
as the number of additional housing units that should be added in each jurisdiction in order
to accommodate household growth, compensate for the removal of units from the housing
stock, and to achieve a vacancy rate that will permit more efficient operation of the housing
market.
The State Housing Law identifies four income levels that relate to housing needs
determinations. These income levels are as follows:
Very low inco",.:
less than 50% of the Orange County median household income
Low inco",.:
Between 50% and 80% of the Orange County median
household income
I
Motkmu Inco",.: Between 80% and 120% of the Orange County median
household income
Upper Income:
More than 120% of the Orange County median household
income.
The term "lower income" generally refers to very low and low income households,
or those households with incomes that are below 80% of the Orange County median
household income. The United States Department of Housing and Urban Development
has determined that, as of 1988, the median household income for a family of four in
Orange County was $44,400. More recent information for 1989 indicates that the median
household income was $46,000.
The Southern Ca1ifornia Association of Governments (SCAG) is the regional
planning agency that is responsible under the State Housing Element Law for generating
the existing and future housing needs calculations for the cities in the six-county area
encompassed by Ventura, Los Angeles, San Bernardino, Riverside, Orange and Imperial
Counties. SCAG has made these determinations for the five-year time frame from July 1,
1989 through June 30, 1994, in the SCAG 1988 Regional Housing Allocation Assessment
(RHNA),
I
3.2
Existing Housing Needs
Existing need is based on the concept of overpaying for housing, which is often cited
as an indicator of housing assistance needs since financial assistance is necessary to reduce
costs to a manageable level. In its 1988 RHNA, SCAG has determined that 1,132 lower
income households in Seal Beach pay 30% or more of their income on housing costs. This
number represents 8,5% of the total of 13,985 households that SCAG estimates to be
C:\WP51\OENI'IAN.1lLE\IIOUS1NG.EU!\LW\09-11.92
26
H...", _
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City of Seal Beach General Plan
resident in the City, and 15.2% of the 7,832 Seal Beach households that SCAG estimates
are lower income. SCAG's assessment of the City's existing housing needs with regard to
lower income homeowners and renters is set forth in Table 11:
TABLE 11
I
Existine: Housine: Need bv Income and Tenure
Income Cate20rv
Owner
Renter
Total
Very low income
Low income
191
104
546
355
737
459
TOTAL:
294
901
1,195
Soun:e: SCAG 1988 Regional Housing Needs Assessment Ji>>' Southem CalifomiD, JUIlt!
1988
NOTE: SCAG Emling Need numben do nor odd up precisely.
A breakdown of estimated existing housing assistance needs based on 1980 Census
information and the 1979-82 Housing Assistance Plan, projected on a straight line basis and
adjusted to 1989 population estimates is presented in Table 12:
TABLE 12
Estimated Existine: Housine: Assistance Needs I
Status of Households
Requiring Assistance Owner Renter Total % of Total
Elderly and handicapped 436 176 612 33.6
Small family 270 869 1,139 62.6
Large family (5 or more
persons) 47 21 68 3.8
TOTAL 753 1,066 1,819 100.0
Soun:e: 1980 Census, Housing Assistance Plim, Seal Bt!ilch Community Development Block Grant
App/icalion 1979-82 progTfJITI J1t!tUS, 1989 Depol1nlent of Finance Popularion Eslimoles.
Over 60 percent of the estimated housing assistance need in the City is associated
with small families and 38 percent of that need is for female headed households. Less than
5 percent of the estimated households needing assistance are minority households. Over
one-third of the estimated households requiring assistance are elderly or handicapped and I
nearly 45 percent of these households are female headed, Approximately 38 percent of all
the estimated households needing assistance in the City are female headed, The estimated
housing assistance needs for female headed and minority households are presented in
Tables 13 and 14, respectively.
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City of Seal Bt!tJCh General Plan
TABLE 13
I
EstImated
Houslnl! Assistance Needs or Female Headed Households
Status of Households
Requiring Assistance Owner Renter Total % of Total
Elderly and handicapped 163 104 267 38.2
Small family 57 332 390 55.9
Large family (5 or more
persons) 40 2 42 5.9
TOTAL 260 438 698 100.0
Soun:e: 1980 Ct!IISUS, Housing Assis/tlllce Plan, Seal Beach Community Development Black Grant
ApplU:atWn 1979-82 prof9'flJ7I years, 1989 Department of Finance Population Estimates.
TABLE 14
Estimated
I Houslnl! Assistance Needs or All Mlnorltv Households
Status of Households
Requirine Assistance Owner Renter Total % of Total
Elderly and handicapped 8 11 19 21
Small family 28 35 63 73
Large family (5 or more
persons) 3 2 5 6
TOTAL 39 48 87 100
Sowr:e: 1980 Census, Housing Assistllnce Plan, Seal Bt!tJCh Community Development Black Grant
Application 1979-82 program years. 1989 DepaTlmt!llt uf Finance Population Estimates.
3.3 Future Housing Needs
I
As indicated in Section 3,1, the term "future housing need" refers to the number of
additional housing units, by income level, that should be added to each locality's housing
stock inventory. According to SCAG:
"Identification of Future Need for the higher income levels gives each jurisdiction
an estimate of effective demand, or how much demand for housing there will be
in the locality as a function of market forces. Future Need at the lower income
levels is often largely latent demand, since such income levels, without subsidy
or other assistance, are often ineffective in causing housing to be supplied. "
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City of Seal Beach Gent!l'tll Plan
State law requires that, in allocating future need by income level, further
"impaction," or concentration of lower income households, should be avoided; and localities
with a higher proportion of lower income households than the region generally are
considered to be impacted. According to the background information published by SCAG
regarding the 1988 RHNA, the RHNA addresses the issue of impaction by reducing lower I
income household allocations and increasing moderate and upper income household
allocations to impacted cities, and distributing to the non-impacted localities these
additional lower income households and reductions in moderate and upper income
households.
The assessment of future housing need covers the period from July 1, 1989 to June
30, 1994. For this period, SCAG allocated to Seal Beach a future housing need of 391
households. In addition, the State Department of Housing and Community Development
has informed SCAG that localities must account for the future housing needs that occurred
during the period from January 1, 1988 to June 30, 1989. SCAG has prepared future
housing needs allocations for this "gap" period, and assigned 103 households to the City;
these "gap" allocations should be allocated by each locality by income level in a manner
consistent with the proportions of the 1989-1994 future needs assigned to each income
level.
Table 15 sets forth the future housing need, by income level, allocated to Seal Beach
by SCAG, including the "gap" allocation:
TABLE 15
Future Houslnl! Needs bv Income Level I
(January 1, 1988 through June 30, 1994)
Income Future Need "Gap" Need Total Future % of Total
Level (7/89-6190) (1/88-6/89) Housing Need Need
Very
Low 49 13 62 12.5%
Low 97 25 122 24.8%
Moderate 87 23 110 22.3%
Upoer 158 42 200 40.4%
TOTAL 391 103 494 100.0%
Soun:e: SCAG 1988 Regional Howins Nutls Assessment for Soathem Califomitl, JUIIt! 1988
NOTE: Pm:entage Ji&uta tift! not precisely tuXurtllt! due to roundins l't!!Iu/ling from dUtriburum of"gap. nNd.
W"llh l't!!lpeet to the we of the regional housins IIt!t!ti d_iMtions, SCAG has indicated in the text I
tuXompanyins the Man:h, 1988 draft of the RHNA that:
....th~ has been a great deal of miscommunication and misundetstondins of the /rUe
.ignificmu:e of tht!&t! numbers. They tift! NOT quotes for dt!1lt!/opment which citiD mwt
_ch by 1994. Rather, they tift! an identiJU:ation of regional housing IIt!t!ti and an
allocation uf is by jurisdiction. ...when a jurisdiction finds in its Howins Element that the
allocation is nol achievable by 1994 for certllin muons t!XpIicil in the Stott! Howins Law.
is may modify these numbers in tuXmriance with State law..
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Howbrg _,
M." 9, 1990
City of Seal Beach Gent!l'tll Plan
I
The City incorporates the existing and future needs allocations as determined by
SCAG as the need determinations applicable in Seal Beach during the five year period
from July 1, 1989 through June 30, 1994, Chapter 5 of this Element sets forth goals,
policies, quantified objectives and programs that address these determinations of housing
need in Seal Beach.
I
I
30
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AI." 9, 1990
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City of Seal Beach Gent!l'tll Plan
4. LAND INVENTORY AND CONSTRAINTS
The development, maintenance and improvement of housing for all economic
segments of the community is a function of a number of interrelated factors. For ease of
discussion, these factors have been divided into three categories: 1) the availability of land
appropriate for residential development; 2) physical and market constraints to the
development, maintenance and improvement of housing; and 3) governmental constraints.
The extent to which land availability and the above-referenced constraints are affecting the
supply and affordability of housing in the City of Seal Beach is discussed below.
4.1 Inventory of Land Suitable for Residential Development
4.1.1 Introduetion
The City of Seal Beach encompasses approximately 7,369.1 acres of land. Table 16
depicts the City's General Plan Land Use Element designations for the entirety of the land
within Seal Beach, both developed and vacant:
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City of Seal Bt!tJCh Gent!l'tll Plan
TABLE 16
Seal Beach Acreal!e bv General Plan Land Use Desil!llatlons
Proposedf
Desipation Developed Undeveloped Total
Residential
Low 730.8 0,0 730,8
Medium 639.0 0.0 639.0
High 161.0 0.0 161.0
Commercial
Professional 0,0 0,0 0.0
Office 0.0 0.0 0.0
Service 54.0 0,0 54.0
General 152.0 18.0 170.0
Industrial
Light 126.6 0.0 126.6
Oil Extraction 36.4" 0,0 36,4.'
Ouasi-Public
Golf Course 151,0 57.0 208,0
Wetlands 41,4 0.0 41.4
Public
City Parks 72.2 7.0 79.2
City Schools 18.4 0.0 18.4
Flood Basin 38.0 0.0 38.0
Beaches 52.0 0.0 52.0
Police Station 1.5 0,0 1.5
Fire Stations 1.0 0,0 1.0
Civic Center 0.6 0.0 0.6
City Yard 3.0 0.0 3.0
P.E. R/W 8.2 0.0 8.2
Militarv 5.000.0 0.0 5.000.0
TOTAL: 7,287.1 82.0 7,369.1
I
.
Proposed figuta im:huJe the MoIa project which hils been prt1JJOIed tmd will be considered (See
Section 5.2.1.2.A)
..
PDTtions of this tlCNIlgtt may be appropriJlUl for raidenliol retleveIapmenl when oil productWn WIttS
It!1minllUl. AccmrJingIy, the portion of the Hellman Ranch presently dai&nated for oil
productiDnlfu/UTt! tkve/opmenl hIlS been im:huJed in the HDUJling Ekment lIS II potentiallJTt!lI for
raidt!llliol USI!S (su p. 62)
I
4.1.2 Vacant Si~s
Table 17 depicts the vacant sites within Seal Beach, their estimated size, the general
plan! zoning designation for the sites, and the current status of each site; each of the sites
is further identified on Figure 7.
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TABLE 17
Vacant Site Analvsls
General Plan! I
Name Acres Zonin2 Status
1. Hellman Ranch 149 Specific Plan
(Mola Project) (RLD,329 Proposed
DUs on 74 Specific Plan
acres, 41.4 Application for
acres of Residential
wetland) Uses Submitted
2. Bixby Old Ranch' 20 C-2 and R-G Specific Plan
(See note on following page) Application
expected in 1990
3. Leisure World 4 RHD Amendment to
Specific Plan
Required
4. Lot at NE Necessary
corner of ,55 RLD zoning
12th and PCH in place I
5, Rockwell General Plan
International 50 M-1 Amendment
and Zone Change
Required
6, DWP Property" 9.9 c-p Specific Plan for
Visitor Serving
CommerciallPark uses
in Effect
7. State Lands'" 2.74 SPR Specific PIan
for Visitor Serving
Commercial use in
Effect
. Althour the Land Use Element presently dai&nata this sile for commercial and recf't!atWnDl usa,
~ """,en of the propt!T/y h_ scheduled a number of"pre-application" publU: fDl'llnlS to receive publU: input
.... to ~ J11'DPDIed development of the site. The DW1It!n h_ indicated that they tITt! considering prtJpDIing
a miJced CDmmercial/raidential project on the site and h_ indicated they intend to apply for Specific Plan
apprDWll and the _lIlY ZDllt! chonges and Gent!l'tll Plan amendmenrs for such a project.
I
It should also be noted thill the U.S. Ami)' Cmps of Enginem h.... recently prepared under
Deptutment of Deft!IUe standards uf fixed wing and helicopter oirfield guide/ina II1l "Air I'!Ital/ation
Compatible Use Zone (AlCUZ) S1udy" for the Armed Forca Rat!TVt! Center at Los Alamilos. This plan
idenlifies c/eDr ZDIIt!S and aecident poIentilJl ZDllt!l for the Armed Forca Rat!TVt! Center. Such ZOIlt!S inelude
porrions uf the Bixby property. While the s1udy has not bun formally adapted by the OTllllgtt CDUllty AitpDrt
Land Use CDnI17Iinion ill the present time, its {indinr,r and dai&nillions should be ctlf't!jU/ly lI1lolyzed ill the
time any J11'DPDIal for development of housing on the Bixby propt!T/y is under consideration. It is possible that
~ City may determine at that time, that the Bixby propt!T/y is not appropnille for raidential development
based upon safety, noise and other environmental concerns. In thill the Bixby site is one of the few vacant
sita in the City, such a determination may rault in the situation where the /DIal housing needs identified in
Table 15 may t!JCCt!etl tIVtlilable raoUTCt!S and the community" ability to satisfy this need within the con/t!xl
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of the Gent!l'tll Plan n1quinmenlS set forth in the Go"""""en/ Code. Nonetheless, a/ the presen/Iime, the Cily
has identified the portion of such propt!l'/y outside of the area idenlified as "Clear Zone" (an area where /he
acciden/potenlialis so high tha/few land uses tlTt!lICceplable) and "Acciden/ PO/en/ial Zone I" (an tut!fl with
less IICCiden/ potenlial, htlVing progressively less resl1iclive land use guidelines) as a potm/ial sile for residen/ial
dt!Vt!lapmen/ and il is the City's goal and objeclive 10 have residen/ial dt!Vt!lopmen/ conslruCled /ht!Tt!,
enWonmen/al and safely consrrainls permit/ing (st!t! p. 64).
.. Although a vacanl siu, this parcel is subjecl /0 an erisling specific plan which was apprDVt!ll aftt!1'
t!X/t!nSWe cilizm inpul which has dt!/t!rmined thai such sif4 is nor sui/able for residenlial develapmen/.
... Although a vacanl siu, this parcel is subjec/ID an erisling specific plan which was apprrwed after
t!X/t!nSWe cilize:n inpu/ which has delmnined thai such sile is nal sKiloble for residenlial develapmenL In
oddilion, undt!1' the provisions of California law, s/au Iarrds tlTt! limited ID commerce, ntllligalion and fisheries.
Residenlial uses tlTt! nal permitted.
Based upon their existing general plan designations and zoning, the vacant
residential and non-residential sites listed in Table 17 have a capacity to permit the
development of up to 329 detached and 100 multi-family dwelling units. Of these two
vacant sites, one, representing the potential for up to 329 dwelling units, is already
proposed through an application for a specific plan amendment, development agreement
and a vesting tentative tract map. It should be noted that public facilities and services are
available to all of these vacant sites.
4.1.3 Sites tlull are Under-utilized or Have the Potllntial for RBcycling
In addition to vacant land, certain sites within Seal Beach are believed by the City
to be potentially recyclable through private redevelopment. Table 18 depicts those
currently developed sites that the City has determined could appropriately be redeveloped
for residential uses.
TABLE 18
Analvsls of Sites with Residential RedeveloDment Potential
Name
Acres
Existing
Desi~ation
8.
Hellman
Remainder
40'
Specific Plan
(Oil Extraction)
. Pmtions of this IICreage may be appropritzle for residt!nli41 redt!Vt!lopmen/ when oil produclion uses
rerminaU, assuming thai the erisling oil produclion sile is t!7JWonmen/al/y IICCeplDb1e for residenlial
develapmenL Accmrlingly, the portion of the Hellman Ranch presenrly designaled for oil produclionlfulUrt!
dt!Vt!lopmen/ has been included in the Housing Elemenl as a pott!7J1ial area for residenlial uses (St!t! p. 62)
While no detailed planning has been undertaken by the City to determine what
residential intensity levels or zoning requirements would be appropriate if this site were
redeveloped to residential use, no known factors would appear to constrain the
redevelopment of this site under the low density residential (up to 8.7 units/ acre), and it
is possible that portions of this site might be appropriate for development under the
medium (up to 17 units/acre) or high (up to 20 units/acre) designations, While public
services and facilities are available to serve all of this site for residential use, it should be
noted that the redevelopment of this site for residential use would require a general plan
amendment, zone change, and environmental documentation. Based upon both the
increased rate of development in the vicinity of the Hellman Remainder Parcel, and the
reduction in oil extraction activities on the site, it is reasonable to anticipate that
applications for development approvals for the Hellman Remainder Parcel will be
submitted during the 5-year time frame covered by this Housing Element.
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FIGURE 7: MAJOR UNDEVELOPED PARCELS
I
N
A
L.... AWII_
Saollioplftnoo.7 (14M)
3
~
~
w.llli.._ AunIIW J
I
1. HELLMAN RANCH -149 ACRES
2. BIXBY OLD RANCH - 72 ACRES
5. LEISURE WORLD - 4 ACRES
4. NE CORNER OF 12111 AND PCH . .55 ACRES
5. ROCKWELL lNTEllNATIONAL. 50 ACRES
6. DWP PROPEll1Y. 9.9 ACRES
7. SfATELANDS PROPEll1Y. 2.74 ACRES
8. HElLMAN llEMAINDEll- 40 ACRES
I
ICe 10/11/12
Source: 1980 Census
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4.2 Non-Governmental Constraints
One of the major obstacles to providing housing to meet the needs of all economic
segments of the community is the nature of the housing market itself. The rate at which
housing costs are accelerating has become a serious national problem. This problem is
magnified in California as a whole, and particularly in communities such as Seal Beach
where the availability of land for residential development is rapidly diminishing and the
desirability of living near the coastline further inflates costs, The individual components
of housing cost that affect the final sales or rental price of a dwelling unit include the price
of raw land and improvements, the construction costs, and the cost and availability of
financing.
4.2.1 Physical Constraints
As the preceding inventory of land indicates, a major constraint to the development
of new housing within the City of Seal Beach is the lack of available undeveloped land.
Excluding the area within the Seal Beach Naval Weapons Station, over 97 percent of the
City is developed. Moreover, the Naval Weapons Station, which comprises 8 of the City's
11.4 square miles of land, is inappropriate for other than limited military housing
construction due to safety and security considerations and the environmental constraints
posed by the National Wildlife Refuge contained within its boundaries. Excluding those
parcels that are proposed for a particular development , the largest remaining parcels of
vacant land in the City are a portion of the Bixby Ranch Golf Course, the Hellman
Remainder Property, and a 4 acre site within Leisure World.
4.2.2 Land Prices
The price of raw land and any necessary improvements is the principal component
of total land cost. As previously indicated, the diminishing supply of land available for
residential construction has driven land and, concomitantly, housing costs
upward, not only in Seal Beach but throughout Southern California. In Seal Beach,
however, the situation is particularly acute due to the effect of the coastal proximity on land
prices. Raw land in Seal Beach with extensive site environmental problems has sold for
$100,00 - $200,00 per acre for low density uses. For example, the June 7, 1989, report of
the City's economic consulting firm Kotin, Regan & Mouchly, Inc., estimated Mola's land
cost for the 149-acre Hellman Ranch site at approximately $22 million, or about $150,000
per acre (approximately $270,000 per acre exclusive of the wetlands and park acreage).
There have been no recent sales of acreage for multi-family developments within the City,
or for non-coastal oriented single family residential developments.
The pending update of the City of Huntington Beach Housing Element estimates
that current land costs in that city average between $10 and $13 per square foot on parcels
with single-family zoning and $20 to $25 per square foot on parcels zoned for multi-family
development. This translates to an average cost of almost $1 million per acre for multi-
family residential land, Information from the City of Long Beach Housing Element is
similar. Without differentiating between single-family and multi-family densities, Long
Beach estimated the range of residential land prices to be between $23 per square foot (in
the area of the city furthest removed from the ocean) to $58-$65 per square foot (for land
in the downtown area closest to the ocean). This equates to a vacant land cost between
$1 million per acre and close to $3 million per acre. Even assuming that the cost of multi-
family residential land in Seal Beach is at the lower end of these ranges (say, $1 million per
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acre), land cost is obviously a significant constraint to the development of affordable
housing ($1 million per acre at 20 dwelling units per acre equals $50,000 per unit),
In Seal Beach, the land prices are extremely high in comparison to the inland
communities in Orange County. Home prices reflect not only the value of the actual I
shelter, but also the willingness of homeowners and renters to pay more to live near the
beach and experience less pollution, while maintaining convenient access to three major
freeways.
The median income of households in Seal Beach, excluding Leisure World, is not
significantly different than in Orange County generally. The increased cost of housing in
Seal Beach is created by the high demand for housing due to the amenities found in the
City,(See Table 5, page 21, and Section 2.2.4.1)
4.2.3 Cost 01 Constnu:tion
The cost of construction, including supplies, materials and labor cost, has continued
to increase. Over the last five years, these costs have increased approximately 19 percent
(or 3.8% per year), according to the Construction Industry Research Board. The basic
construction costs vary depending on the type of structure and adjustment for amenities
built into the unit, but it is unlikely that multi-family housing in Orange County could be
built for less than $46 per square foot, taking architectura~ structural, electrical, plumbing
and mechanical work into consideration. It is not unusual for construction costs for non-
custom housing in Southern California to range between $45 to $60 per square foot;
custom construction and design, and additional amenities, can result in significantly higher I
construction costs.
4.2.4 AlIailllbUity and Cost 01 Financing
The fina~ but potentially most significant, component of overall housing cost is the
cost of financing. The availability and cost of financing are determined by national policies
and economic conditions, and there is little that the City of Seal Beach or any other local
jurisdiction can do to affect the availability or rate of financing. A review of financing
practices relating to the construction, purchase, rehabilitation and improvement of housing
indicates that lenders view Seal Beach not as a separate market for financing
considerations, but instead as part of a much larger market comprising most of urbanized
Southern California, Residential financing is generally available in Seal Beach to the same
extent that such financing is available generally in Orange County, and there is no evidence
of any financing-deficient areas of the City with respect either to construction or to
rehabilitation lending,
As is true throughout the State, private financial markets do not adequately provide
resources for the development and maintenance of low and moderate income housing. To
compensate for the private market failure, the City has selected, targeted and implemented
the responsive housing programs set forth in Section 5.2.
Based upon a house selling for $360,000, a purchaser making a 20% down payment
($72,000) would be required to pay closing costs of approximately $7,200 (based upon 1.5
points plus $300 in fees) and finance the balance of $288,000. Assuming an interest rate
of 10.875 percent, the monthly mortgage cost would be $2,716; using a common lender's
guide which assumes that a buyer can contribute 28% of gross pay to home payments, a
buyer would require an annual income of $133,200 to afford this hypothetical $360,000
home with the financing package that is assumed in this example.
I
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Interest rates in Seal Beach, which do not vary significantly from other communities
in Southern California, are affected by demand and the primary and secondary market
supply, and have a direct effect on the cost of housing to the consumer. A change in the
interest rate from 10% to 12% on a $125,000 house, assuming a 20% down payment
($25,000) and a 30-year fixed-rate loan, raises the monthly mortgage payment from $858
to $1,029, or an additional $171 per month.
Financial institutions can also affect initial housing costs through the amount they
require for down payments on mortgage loans. Guidelines established by financial
institutions also influence the availability of financing for housing consumers. Typically,
lenders look for a 28-30% ratio of gross monthly income to housing payment costs, and a
36-38% ratio of net effective income to housing payments for a 90% fixed-rate loan.
4.3 Governmental Constraints
The California Legislature has delegated to cities and other local jurisdictions
specific responsibilities and a certain amount of discretionary authority over the
development and use of land. Through land use designations, zoning requirements,
building codes, development procedures, requirements, and fees, local jurisdictions
influence the location, density, type, number, quality and appearance of housing units
within their boundaries. These actions, in turn, can affect the cost and availability of
housing.
4.3.1 Land U. Controls
The Land Use Element of the Seal Beach General Plan sets forth the City's policies
for guiding local development. These policies, together with existing zoning, establish the
amount and distribution of land to be allocated for various uses throughout the City.
Residential development in Seal Beach is permitted under the following land use categories
in accordance with the Land Use Element of the General Plan:
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TABLE 19
Land Use Desil!Ilatlons
Land Use
Categorv
Minimum
Lot Area
Per Unit
ActualJNet
Allowable
Density
Total
Net Acres
Desil!.
Potential
No. of
DUs
Percent of
Total City
Acreage
Minus
Military
I
LOW DENSITY
Marina Hill
College Park W.
College Park E,
HellmanJMola
Gold Coast
Subtotal
5,000 8.018.0 121 969
5,000 8.018.0 38.S 307
5,000 8.018.0 206 1,649
5,000 4.418.0 74.8 329
5.000 8,018.0 8.4 J1
448.7 3,321 19.0%
MED. DENSITY
Bridgeport 2,500 13.6/17.4 12.9 176
Old Town 2,SOO 17.4/17.4 84.S 1,470
CPE Condos 2,500 8.3/17.4 7.2 60
Leisure World 2.500 15,5117.4 425.0 ~
Subtotal 529.6 8,314 22.4% I
HIGH DENSITY
Old Town 2,178 20.0120.0 186 3,720
Riverbeach 1,3S0 20.5/32.3 10 205
Rossmoor Condo 960 26.5/45.4 13.3 352
Surfside N/A 38.6/ N/A 6.8 ...1M
Subtotal 216.1 4,541 9.2%
Total 1,194.4. 16,1".. 50.6%
. This figure I't!pmt!711s IIt!t midtmtialland, not including local public Sll't!ets and paries
.. This figure includes eristing units and anticipuled builJoul of under-utilized miJentially zoned J1I'DPertia
Housing supply and cost are greatly affected by the amount of land designated for
residential use and the density at which development is permitted. In Seal Beach, nearly
20 percent of the City's land area is designated for residential land use. However, this
figure is skewed downward by the very large land area devoted to military use, i.e., 5,000
acres or nearly 70 percent of the City's total land area. Of the total nonmilitary land in
Seal Beach, 50,6 percent of net land within the community is designated for residential use,
The Land Use Element of the City's General Plan permits the development of up
to a total of 16,000 housing units in Seal Beach, including the estimated 14,497 existing
units, Approximately 12,500 of these dwelling units would be higher density housing units,
such as apartments, townhouses and condominiums, if buildout of Seal Beach ultimately
occurs in conformity with the Land Use Element as presently approved.
I
The Land Use designations should not exceed the ability of the community to
reasonably respond to identified environmental concerns and infrastructure constraints,
such as airport land use incompatibilities, seismic and geologic hazards, flooding, air quality
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City of Seal Beach General Plan
concerns, and traffic congestion, The Land Use Element must also effectuate the overall
goal of maintaining Seal Beach as a well-balanced community.
Compared to other jurisdictions in Orange County, the land use designations
established by the Seal Beach General Plan are among the more lenient in terms of housing
development, allowing up to 17 units per acre under the "medium density" designation, and
up to 20 units per acre under the "high density" designation. Approximately 31.6% of the
land area in Seal Beach is designated for housing at allowable densities of at least 17 units
per gross acre. The City's existing land use designations thus do not serve to constrain the
development of housing for all income levels,
4.3.2 Zoning Regulations
The City's Zoning regulations are adopted by ordinance and are codified in the Seal
Beach City Code. The Zoning regulations control such factors of residential development
as building density, setbacks, height and parking. The various requirements and regulations
pertaining to each residential district is set forth in Table 20.
The zoning restrictions regarding density conform to the density distinctions in the
Land Use Element of the Seal Beach General Plan, and the set-back restrictions determine
the overall building intensity on a parcel. The density and set-back requirements are set
forth by zoning district in Table 20.
The zoning code restricts residential building height to a maximum of 25 feet. This
height limit is fairly typical for coastal communities, and compares favorably to the height
limits established in the adjacent communities of Los Alamitos and Huntington Beach.
The zoning code requires two enclosed parking spaces per dwelling unit. This
parking requirement compares favorably to the parking requirements enacted in
communities in the vicinity of Seal Beach, including Los Alamitos, Huntington Beach,
Cypress and Garden Grove.
The above analysis indicates that the zoning controls enacted by the City do not
serve to constrain the development, maintenance or improvement of housing.
4.3.3 Building Codes and Etiforcement
In addition to land use controls, local building codes can also affect the cost of
housing. Seal Beach has adopted the Uniform Building Code which establishes minimum
construction standards, These minimum standards cannot be revised to be less stringent
without sacrificing basic safety considerations and amenities. No major reductions in
construction costs are anticipated through revisions to local building codes, and
enforcement of the Uniform Building Code does not serve to constrain the development,
maintenance and improvement of housing. However, working within the framework of the
existing codes, the City will continue to implement planning and development techniques
that lower costs and facilitate new construction to the extent possible.
Through its building code enforcement program, the City enforces Title 24 of the
California Code of Regulations concerning energy conservation. In relation to new
residential development, and especially affordable housing, construction of energy efficient
buildings does add to the original production costs of ownership and rental housing. Over
time, however, the housing with energy conservation features should result in reduced
occupancy costs as the consumption of fuel and electricity is decreased. This means that
the monthly housing costs may be equal to or less than what they otherwise would have
been if no energy conservation devices were incorporated in the new residential buildings.
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City of Seal Bt!tJCh Gent!l'tll Plan
4.3.4 FHS and Exactions
Before a development permit is granted, it must be established that public service
and facility systems are adequate to accommodate any increased demand generated by a
proposed project. Information provided by the service and utility companies serving the I
City of Seal Beach indicates that the present infrastructure is generally sufficient to
accommodate planned levels of growth. Thus, the capacity of service and facility
infrastructure is not considered to be an obstacle to the development, maintenance and
improvement of housing in Seal Beach.
Compared to other Orange County localities, the exactions and fees imposed by Seal
Beach are relatively low. The City imposes a park dedication requirement of five acres per
1,000 population, which is not uncommon in older, largely built-out communities.
Developers have not indicated that the City's park dedication requirement is a constraint
to their development of housing in Seal Beach.
Planning fees are established based upon the cost to the City to provide the service.
As Table 21 indicates, the Seal Beach planning fees compare favorably to those in
surrounding communities.
TABLE 20
Comoaratlve Plannlnl! and PermIt Costs
Jurisdiction Use Permit Variance Tent. Map Appeal Fee I
Seal Beach $250 $250 $500 + $10/parcel $50
Los Alamitos $200 $100 $50 + $4/parcel Ih of
filing
fee
Huntington Beach $350 $115 $385 + $5/parcel $200
Cypress $200-400 $150 $250 + $5/parcel N/A
The City's fees therefore are not considered to be a constraint to the development,
maintenance and improvement of housing in Seal Beach.
4.3.5 Processing and Permit Procedures
Most land use permits and entitlement, including General Plan amendments, zone
changes, conditional use permits, variances, specific plans and subdivision approvals, are
considered by both the Seal Beach Planning Commission and by the City Council. This
process is consistent with State law. Certain land use entitlements, including variances and
conditional use permits and minor plan reviews, are final upon Planning Commission action I
if not appealed to the City Council within 10 days, or if the City Council does not itself
determine within 10 days to review the Planning Commission decision.
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TABLE 21: SEAL BEACH RESIDENTIAL ZONING PROVISIONS
I
I
"t
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+- +- +-
+-+-
+-
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City uf Seal Bt!tJCh Gent!l'tll Plan
TABLE 22
Comoarative Permit Processinl!: Times
(In Months)
I
General Plan Zone Final
Jurisdiction Amendment Chan~e Tent. Map Map
Seal Beach 2.5 2,0 2,0 3,0
Los Alamitos 2,5 3.5 1.5 3.0
Huntington Bch. 2.0 2.0 2.0 2.0
Cypress 2.0 2.0 N/A N/A
The processing and permit procedures in Seal Beach are not viewed as constraints
to the development, maintenance and improvement of housing. General Plan amendments
and zone changes can be processed and completed in as little as ten to twelve weeks, and
conditional use permits and subdivision maps in as little as five weeks, if no environmental
impact report is required. For those entitlements for which an environmental impact report
is required, up to 12 months may elapse until a decision is rendered. These processing
times compare favorably to those in neighboring communities, as reflected in Table 22
above,
In sum, the foregoing analysis reveals that the governmental land use and housing
development controls enacted and promulgated by the City are generally comparable to
those in neighboring communities in northern and western Orange County, and do not
have the effect of constraining the development, maintenance and improvement of housing
in Seal Beach.
I
4.4 Governmenttll Resources
At various times, numerous Federa~ State and local funding and subsidy programs
have been developed to assist the development, maintenance and rehabilitation of housing,
mostly targeted to benefit very low, low and moderate income households. Over time, most
of these grant and subsidy programs have either been terminated or reduced in funding to
such a degree that their utility and availability have become questionable. For a number
of years, however, the City of Seal Beach has utilized three separate and distinct funding
sources to assist in its housing efforts-- the Community Development Block Grant program,
the Section 8 Rental Assistance program, and the powers of the Community
Redevelopment Act. Each of these three funding and subsidy sources are anticipated to
remain during the five year time frame of this Element, and the City relies upon each of
these funding and subsidy sources as the financial foundation of a number of its housing I
programs.
The degree to which the City of Seal Beach may participate in State and Federal
housing programs is constrained by the nature of those programs, eligibility requirements
and funding limitations. The high cost of housing in the City is a deterrent to the use of
certain programs, e,g., Section 8 Existing and Moderate Rehabilitation, CHF A Direct
Lending, etc., by private developers/property owners. This is due to the relatively low
housing costs (purchase price or rent) permitted under these programs. Local population
and housing characteristics, e.g., lack of physical blight, and households below poverty level,
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limit the City's ability to participate in some programs, In addition, recent reductions in
funding levels also present an impediment to the utilization of these programs.
4.4.1 Community Developnuml Block Grant Program
The Community Development Block Grant ("CDBG") program was introduced in
Title I of the Housing and Community Development Act of 1974.. The CDBG program
replaced several "categorical" grant funding programs which permitted localities to seek
funding only on a case-by-case basis with a "block grant" approach which allocates funds
for a variety of activities to be undertaken at the local level. The purpose of the CDBG
program, which is administered by the United States Department of Housing and Urban
Development, is to support attainable strategies for expanding low and moderate income
housing opportunities, to provide increased economic opportunities for low and moderate
income persons, and to correct public facilities and infrastructure deficiencies which affect
the public health and safety, particularly of low and moderate income persons. CDBG
funds can be used for the acquisition or subsidizing of land for lower income housing
developments, for the construction of public facilities and improvements benefiting low and
moderate income households, for grants to private nonprofit community development
organizations and small business investment companies to undertake community
development efforts, and the rehabilitation of buildings and improvements; CDBG funds
can not be spent directly for the construction of housing, however.
Under the guidelines prepared by H.U.D., Seal Beach and other localities with
populations under 50,000 are designated as "non-entitlement cities," and do not deal
directly with H,U.D. for CDBG funding. Rather, the CDBG administration of non-
entitlement cities' programs is undertaken by the county under the "urban county" program.
While Seal Beach prepares its own CDBG application and "housing assistance plan" setting
forth the manner in which the CDBG funds will be expended and the housing needs in the
community, these documents are forwarded to the County of Orange, which aggregates the
plans and needs of the Seal Beach with all other non-entitlement cities in Orange County,
for purposes of seeking CDBG funds from HUD.
In past years, the City has expended CDBG funds principally in connection with low
and moderate income housing rehabilitation programs, programs to install, repair or
improve off-site improvements that benefit low and moderate income households, and the
funding of fair housing and administrative services, Through the programs in this Element,
the City intends to continue to utilize CDBG funds for these programs.
4.4.2 Sectio" 8 Rental Assistance Program
The Section 8 Rental Assistance Program ("~8") is funded by the United States
Department of Housing and Urban Development, and administered loca1Iy by housing
authorities. In Orange County, the Orange County Housing Authority provides services
on behalf of Seal Beach and most of the other Orange County communities, which have
not established their own housing authorities,
The ~8 program is a subsidy program which assists lower income family and elderly
households in the payment of rent for housing. A qualifying household participating in the
program locates a rental unit for which the rent qualifies within the "fair market rent"
structure established by HUD, and the housing authority enters into the contract with the
owner of the unit by which the property owner will charge rents within the FMR. A ~8
household pays no more than approximately 30% of its monthly income for rent; the
difference between the 30% of the household's monthly income and the FMR of the rental
unit is paid by the housing authority with funds provided by HUD.
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Seal Beach has for many years implemented a program to participate with the
Orange County Housing Authority and increase awareness of the fi8 program. During the
5-year period preceding this Element, approximately 86 very low and low income Seal
Beach families and elderly households received rental assistance under the fi8 program.
Through programs set forth in this Element, the City intends to expand its existing publicity I
efforts and increase fi8 participation by over 100 very low and low income households of
the 5-year time frame covered by this Element.
Further review of the impact on federally assisted low and moderate income housing
units wiIl be undertaken by January 1, 1992 as required by Government Code Section
65583(d).
4.4.3 Redevelopment Tax Increment Funding
California redevelopment law allows redevelopment agencies to utilize the
incremental increases in tax revenues generated by a project to pay for project related
activities, Under this technique, known as tax increment financing, a redevelopment agency
may borrow money or sell bonds to finance improvements in a redevelopment project area
and repay these debts utilizing the incremental increases in tax revenues generated by new
or improved development occurring after the adoption of the redevelopment plan for the
area. State law generally allows the local community to determine the manner in which
these tax increments wiIl be used, but 20% of the tax increments generated by
redevelopment projects must be devoted specifically to the provision of housing to the
lower and moderate income households, This 20%, referred to as the housing "set-aside,"
may be used for housing purposes either within the project area or elsewhere within the
City.
I
The City and its Redevelopment Agency have adopted two redevelopment projects
for different areas of the City. The Riverfront Redevelopment Project, which was approved
in 1967, covers portions of Old Town, lands within the western portion of Seal Beach
adjacent to the San Gabriel River and portions of the Hellman property. Prior to 1985-86
there was no obligation to set-aside 20% of the tax increment funds for low and moderate
income housing programs, because the project area had been formed prior to 1977, In
1985, the 20% set-aside provisions became applicable to the Riverfront Redevelopment
Project. The Agency either had to make certain findings regarding the need for such funds
to payoff existing obligations or begin setting aside 20% of the tax increment received
by the Agency. In that the Agency requires the 20% set-aside to satisfy pre-existing
obligations, the Agency made the necessary findings for those purposes at that time.
Beginning in 1988, the Agency was required to provide for eventual funding of the 20% set-
aside. As of 1990, this redevelopment project has a set-aside obligation of approximately
$320,850, which has accrued since the 1988-89 fiscal year. It is estimated that the tax
increment from the Riverfront Project may begin exceeding debt service on the Project's
redevelopment bonds in the 1991-92 fiscal year, and that tax increment revenues are
anticipated to be generated from that portion of the Hellman Ranch within the
Redevelopment area in the 1992-93 fiscal year, with annual tax increment revenues from
the proposed Hellman/Mola project at between $140,000 - $200,000 per year.
In order to eliminate the Riverfront Project set-aside deficit, staff has developed
a program for consideration by the City Counci~ acting as the Redevelopment Agency
Board, under which all tax increment in excess of the sum of the annual debt service and
General Fund overhead be dedicated to the set-aside fund, Staff proposes that any
increment not required to service existing obligations be reserved to offset, not only the
deficit of $320,850, but the balance of increment (a total of $711,000) that would have been
set-aside but for the need to service existing obligations, As future funds accrue from the
replenishment program to be undertaken by the City and additional set-aside funds accrue
from the proposed Hellman/Mola project and other projects within the Riverfront area,
I
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these funds could be used to meet the funding needs identified under several of the
programs identified in the Element.
The second redevelopment program in Seal Beach is the Surfside Redevelopment
Project, which encompasses the residential Surfside community in the southern portion of
the City. The housing set-aside fund for this project is fully funded with approximately
$100,000, which could be used immediately to fund Housing Element programs in which
redevelopment tax increment financing is identified as the funding source.
4.4.4 Stille Programs
The State is active in housing. One of the earlier programs administered by the
State is the Cal-Vet Program which is similar to the Federal Veterans Loan Program
providing mortgage insurance for armed service veterans from California,
I
The California Housing Finance Agency (CHFA) provides financing for the
development and rehabilitation of low and moderate income housing through direct
assistance for mortgage and rehabilitation financing, Direct loans to profit-motivated
developers may cover up to 95% of a project's cost, whereas 100% financing is available
to non-profit organizations, including public agencies. Construction and rehabilitation loans
are available for multiple-family developments, mixed income projects and projects for the
elderly. A minimum of 30% of the units of the multiple-family projects must be provided
to residents with incomes not exceeding 80% of the market aJ:ea~s'median income, and each
project must contain a mixture of market rate and Section 8 subsidized units. State
legislation is also on the Governor's desk which would create a California Home Mortgage
Corporation (Callie-Mae) to function as a secondary mortgage market institution.
Health and Safety Code Sections 37910 and 33750 (The Marks-Foran Residential
Rehabilitation Act and the California Construction Loans Act) enables cities and local
redevelopment agencies to issue tax-exempt revenue bonds to provide long-term low-
interest loans to finance residential construction in redevelopment areas.
The State of California has a number of departments and agencies which provide
services and technical assistance in helping communities meet various indirect housing
needs and opportunities including: The Department of Economic and Business
Development, the Employment Development Department, the Department of Aging and
the California Fair Employment Practices Commission (charged with enforcing laws relating
to discrimination in housing sales and rental practices). The Department of Housing and
Community Development is the principle department responsible for coordinating federal
and state housing and community development. Besides providing technical services local
government, private and non-profit groups, the Department administers a variety of state-
funded housing programs: The Ca1ifornia Low Income Home Management Training
Program, and Urban Redevelopment Loan Fund, a Housing Rehabilitation Loan Fund, the
Home Ownership and Home Improvement Program (HO-HIP), the Low Income Home
Management Program and the Advisory Service Fund.
I The following are a number of available resources:
. The California Redevelopment Construction Loans Act or SB 99 was adopted in
1975 enabling redevelopment agencies to issue mortgage revenue bonds
(Commencing with Section 33750 of the, Health and Safety Code, the law authorizes
redevelopment agencies to provide construction and permanent financing for (1)
new residential construction within redevelopment project areas, (2) the
improvement of substandard residences to meet local codes, or (3) new residential
construction outside redevelopment project areas in which the dwelling units are
committed, for the period during which the mortgage loan is outstanding, for
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occupancy by persons or families who are eligible for financial assistance specifically
provided by a government agency.
.
Mortgage revenue bonds for multifamily rental housing are authorized by AD 665.
The law is contained in Chapter 7, commencing with Section 52075, of Part 5 of
Division 31 of the Health and Safety Code. Construction loans, mortgage loans and
capital improvements necessary for the multi-family housing may be financed. In
addition, up to 10% of the proceeds of the issue may be used to finance commercial
property meeting certain restrictions.
I
. The Marks-Foran Residential Rehabilitation Act of 1973 (Part 13, commencing with
Section 37910, of Division 24 of the Health and Safety Code) makes available long-
term low-interest loans to finance single-family and multi-family residential
rehabilitation in designated residential areas to encourage the upgrading of property
in such areas. Commercial structures located within the residential rehabilitation
area may also qualify.
Section 4.4.5 Priorities
As previously indicated, the ability of the City of Seal Beach to affect local housing
needs is limited by the resources available for this purpose, These resources include land,
enabling legislation, political leverage or housing expertise, and funding, Local
governments in particular are constrained by the availability of funding for housing-related
activities.
In order that available resources are used most effectively, thereby maximizing the I
benefits derived therefrom, a prioritization of local housing needs is essential as a guide in
distributing those resources. Therefore, where conflicts may arise in the implementation
of the housing program set forth herein, the City shall allocate its limited resources on the
basis of the following priorities:
Priority 1 __ Expansion of the local housing supply in terms of both market-rate
and affordable housing.
Priority 2 __ Maintenance and improvement of existing housing stock,
Priority 3 __ Preservation of existing affordable housing opportunities.
I
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5. HOUSING STRATEGY
This section of the element sets forth the City's goals, policies and programs for
addressing the previously identified existing, future and special housing needs in Seal
Beach, and the quantified objectives that the City anticipates achieving with regard to
housing. This strategy represents a continuing, evolving and meaningful effort on the part
of the City to facilitate the availability of housing for all types of households, to improve
the quality of existing housing, and to maintain the physical structure and affordability of
the existing housing stock.
5.1 Goals
The proper basis for any plan of action is a well-integrated set of goals, to express
the desires and aspirations of the community. The City's goals, which are consistent with
the goals established by the State of California, give direction to the City's housing
program, and are as follows:
1.
To facilitate the development of a variety of housing types for all income
levels on the limited amount of remaining vacant or redevelopable land in
the City,
2.
To assist in and facilitate the development of housing affordable to low and
moderate income households.
3. To assist lower income households in continuing to afford their existing
housing,
4, To assist and facilitate the conservation, preservation and improvement of the
City's existing housing stock, which serves the existing and projected housing
needs of all economic segments of the community
5. To promote equal housing opportunities for all persons, regardless of race,
religion, sex, marital status, ancestry, national origin or color.
5.2 Action Plan
In order to progress toward the attainment of its goals, the City has committed itself
to specific policies and programs. While the goals are general statements that reveal
community values or ideals, the policies presented herein are more specific and
action-oriented. These policies have, in turn, been used to translate the goals into specific,
time-oriented programs.
The policies and supporting programs have been organized around the five goals
articulated above. The actions to be undertaken by the City have been programmed to
facilitate implementation and evaluate progress. For each program, the anticipated impact,
responsible agency, potential funding and schedule for each action is discussed; in addition,
the area of impact (i.e., Citywide or certain census tracts) has also been identified,
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5.2.1 Goal: Facilitate the development of a variety of housing types for all
income levels on the limited amount of remaining vacant or redevelopable
land in the City. I
5.2.1.1
5.2.1.2
Policies
.
Use the Land Use Element of the General Plan and the zoning ordinance to
provide adequate sites for a variety of housing types, while ensuring that
environmental, public infrastructure and traffic constraints are adequately
addressed.
.
Where appropriate, encourage the redesignation of vacant or under-utilized
non-residential lands to residential use, with allowable densities to facilitate
the development of a variety of housing types to address the existing and
projected needs of households of all economic segments of the City,
.
Provide compatIbility of residential areas with surrounding uses through the
separation of incompatible uses, construction of adequate buffers and other
land use controls.
.
Encourage the infilling of vacant residential land.
.
Encourage the recycling of under-utilized residential land, where such
recycling is consistent with established land use plans.
I
.
Improve all residential environments through the provision of adequate
public facilities and services, including streets and parks, as well as water,
sewer and drainage systems.
.
Provide for adequate, freely accessible open space within reasonable distances
of all community residents.
Programs
A Program: Util~ 1M City's General Plan tl1Ul zoning ordUumce to provide adequate,
suilllbk sites for new housing construction.
Anticipated Impact: Provision of adequate sites for the construction of up to
500 new market-rate residential units over the next five years.
Impoct Area: Citywide, with emphasis on Census Tract 995.04.
I&sponsibk Agencies: Seal Beach Planning Commission and City Council.
Financing: Planning Department budget.
I
Schedule: Ongoing,
With regard to the Hellman Mola parcel, the City acted in late 1989
to approve a Specific Plan, development agreement and tentative subdivision
map for the development of 329 homes on 74 acres, restoration of 41.4 acres
of wetlands and the development of 26 acres of parks; and the California
Coastal Commission approved a Coastal Development Permit and necessary
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B,
wetlands restoration program in early 1990. The City approvals were set aside
by a court order in early spring, 1990, as a result of litigation in which the
court ruled that the City had failed to update its Housing Element on a
timely basis. The City anticipates reconsideration of the Specific Plan,
development agreement and tentative subdivision map for the Hellman Mola
parcel during late spring of 1990.
Program: Corulud public hearings to tktermine the approJll'illkness tJ1UI benejits of
redesignating the Hellnum I&mointkr P_I for uses including both single family
tktoehed morut rate reaitk1l<<s tJ1UI either tnedium or high tknaity multifamily aJlordoble
housing units, to promote tI more Imltznced housing inventory within the community.
Anticiptzted Impact: The pOSSIble redesignation of approximately 35 acres of
the Hellman Remainder parcel to residential and other appropriate land
uses, to permit the development ofup to 200-250 units of low density housing
on such parcel, and the redesignation of approximately 5 acres to medium
and/or high density residential ( 17 to 25 units/acre). If redesignated, the 5-
acre portion of the Hellman Remainder site will be developed during the first
phase of the Hellman Remainder's development with 25 very low, 50 low and
50 moderate income dwelling units. In the event program D is implemented
prior to June, 1993, and provides very low, low and moderate income
dwelling units, in partial satisfaction of the needs identified in Table 15, these
goals may change. The development and maintenance of such housing in
these proportions and income categories will be encouraged and facilitated
through application of Programs 5.2.2.2(A), 5.2.2.2(B) and 5.2,2,2(C).
Impact Area: Census Tract 994.04.
I&sponsible Agencies: Planning Department, Planning Commission, City
Counc~ Redevelopment Agency.
Financing: Planning Department budget, Redevelopment Agency budget (not
to exceed the funds available in the 20% housing set-aside program),
Schedule: Applications for General Plan Amendment, Specific Plan and
rezoning are anticipated to be filed with the City by 1993, and that processing
of these applications could require up to 18 months. Applications for
tentative subdivision maps could, at the discretion of the applicant, be
processed concurrently with the General Plan Amendment, Specific Plan and
rezoning, or be processed upon the completion of processing of the other
approvals.
c.
If applications for General Plan Amendment, Specific Plan and
rezoning are not filed for processing with the City by June 30, 1993, the City
shall consider using redevelopment tax increment set-aside revenues
generated from the Hellman Mola parcel to acquire a 5-acre portion of the
Hellman Remainder Site for redesignation to medium and/or high density
residential uses to provide very low, low and moderate income dwelling
units, and solicit proposals for the development of such housing with the goal
of occupancy of such units by June 30, 1994.
Program: Condud public hearings to tkUrmine the appropritzuness and benejita of
retksignating pomona of the BixJJy Old Rtmch P_I for uses including residential
dneloptnent, with a pomon of the site conaitkred for higher tknaity housing aJlordoble
to lower incotne households, and other pomona tksignated for single family detached
residential uses, to promote a more balanced housing inventory within the community.
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AntidptItId Impact: The possible redesignation of approximately 20 acres of
the Bixby Old Ranch parcel to residential and other appropriate land uses,
to permit the development of low density housing on such parcel, including
the redesignation of approximately 5 of. the 20 acres to high density
residential (20 units/acre). If redesignated, the 5-acre portion of the Bixby I
Old Ranch site will be developed during the initial phase of the Bixby Old
Ranch development with 20 very low income, 40 low income and 40
moderate income housing units. The development and maintenance of these
housing units in these proportions and income categories will be encouraged
and facilitated through application of Programs 5.2.2.2(A) and 5.2.2.2(B).
Impact Area: Census Tract 1100.12.
Regponsible Agencies: Planning Department, Planning Commission, City
Council.
Financing: Department budget.
Schedule: The filing of an application for General Plan Amendment is
anticipated in late 1990, with concurrent filing and processing of a Specific
Plan and zone change. It is anticipated that the processing of these
applications could require up to 18 months. The processing of tentative
subdivision maps for the project could, at the request of the applicant, either
be undertaken concurrently on commenced upon the completion of
processing of the General Plan Amendment, Specific Plan and zone change.
D. Program: Condud public hearings to tkterminl the approprillUMlI1I and benejil& 01 I
mUllignoting a 4 acre ruuler-utilized IIW within lAillure World for a congregate care
.facility for penons over the age 0155, to lleTVe the needs 01 very low, low and moderate
penons and /ami/tell prellently relliding within lAillure World, or eligible to relliM within
lAillure World.
Anticipated Impact: The possible redesignation of approximately 4 acres
within Leisure World to permit the development of up to 100 congregate
care units for the elderly. If redesignated, the units would be available for
very low, low and moderate income residents.
Impact Area: Census Tract 995,10
Re&ponsible Agem:1er. Planning Department, Planning Commission, City
Council
Financing: Department budget
E,
Schedule: The filing of an application is anticipated in late 1991, with a
processing time of approximately 6 months. Assuming all necessary City
approvals are received by mid-1992, occupancy could occur by mid-1993.
Program: Condud public hearings to tktermine the appropriateMlI1I and benejit& 01
redellignoting a portion ola 50 acre ruuler-utiliud IIW on the RockweU Inle17UlliofUll
property lor U&eS including rellidential tkvelopment, with a portion 01 the lIite considered
for higher tknsity houlling affordable to lower income hoU&ehold&, and other portions
tklligrurtm for lIingle lamily tktoehed rellidential U&ell, to pronwte a nwre balanced
houIIing inve1ltory within the community.
I
Anticipated Impoct: The possible redesignation of approximately 50 acres of
the Rockwell International property to residential and other appropriate land
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uses, to permit the development of up to 250 units of low density housing on
such parcel, including the redesignation of approximately 5 of the 50 acres
to medium or high density residential (17 to 25 units/acre). H redesignated,
the 5 acre portion of the Rockwell International site wiD be developed with
25 very low income, 50 low income and 50 moderate income housing units.
The development and maintenance of these housing units in these
proportions and income categories wiD be encouraged and facilitated through
application of Programs 5.2.2.2(A) and 5.2.2.2(B).
Impact Ana: Census Tract 995.04
Responsible Agencies: Planning Department, Planning Commission, City
Council.
Financing: Planning Department budget.
ScMduIe: The preparation of a Specific Plan for the Rockwell International
site will be undertaken by the City in 1993. As part of the Specific Plan
preparation process, all appropriate land uses, including low and moderate-
income housing, will be considered as part of the plan preparation and
environmental analysis process.
F.
Program: Use zoning and other larul use controls to ensure 1M compatibUity 01
residentUd areas with slll7'OlUUling uses.
. Antkipat8d Impact: Creation and maintenance of desirable living areas,
physically separated or otherwise protected from incompatible uses.
Impoct Ana: Citywide.
IUsponsible Agencies: Planning Department, Planning Commission.
Financing: Planning Department budget.
Sc1wdu1e: Ongoing.
G. Program: Utiliz,e envirorunt!ntol arul other development review prot:etlures to ellSUTf
that all new residentUd developments are proviUd with adequate public /acUities and
seTllices.
Anticipated Impact: Assure that new residential projects are provided with
public facilities and services.
lmpoel Ana: Citywide.
IUsponsible Agencies: Planning Department.
Financing: Department budget.
ScMduIe: Ongoing.
H, Program: Investigate 1M feasibility 01 coordiruzting with other gove17lnlentlll entitles,
non-profit agencies arul private enterprise for the purpose 01 acquiring arul retro-Jitting
an existing l/ITUI:ture for use as "Single Room Occupancy" housing facUity for 1M
homeless and persons in mred 01 emergency sMlter. TIuI use contemplaud would be
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facilitated by II '/PM Int tune1lll1Mnt which would IIPply tM lltune dill1:1Y!tio1lflry 1Y!view
cmerifl to lIuch use tlud is Ilpplied to lIimilflr usell, i.e., motels. As pllrt oltM discretio1lflry
1'f!1Iiew, lltondtlrdized, objective conditions may be applied thIlt are 1Ifl mo1Y! 1Y!lItrictive thfln
the conditions impolled upon lIuch lIimilllr usell.
Anticipated Impact: If determined to be feasible, creation of up to 20 single
room dwelling units providing housing affordable to very low and low income
persons, including persons who are homeless and/or in need of temporary or
emergency shelter.
I
Impact Area: Citywide
Rellponsibk Agenciell: Planning Department; Redevelopment Agency.
Finflncing: Redevelopment tax increment funds; potentially Federal, State
and County funding as well.
ScMduk: During the period from 1991-1993, the City shall investigate the
feasibility--either by itself or in conjunction with other governmental agencies
and private entities--of acquiring and retro-fitting an existing structure for use
as a Single Room Occupancy facility; as part of this investigation the City
shall make application to the State Department of Housing and Community
Development and the U, S. Department of Housing and Urban Development
for grant funding under the State Emergency Shelter and Federal
Transitional Housing Grant programs. If the project is determined to be
feasible, a specific proposal for the development of the project shall be I
presented to the City Council for its consideration by the end of 1993.
I. Program: Continue to mctJUl"tlge the use 01 innovative IIlnd lIIIe techniques and
construction methods (including mtlnulactured or .factory built housing) to minimize
housing COllis.
Anticipfll6d Impact: Reduction in housing costs through innovative planning
and construction techniques without compromising basic health, safety and
aesthetic considerations.
Impact Area: Citywide,
Rellponsibk Agencies: Planning Department,
Finflncing: Department budget.
Schedule: Ongoing.
J.
Program: Publicize existing policy ollacilitoling the dnelopment of "IIeCOnd units" I
and "granny jIflts" on existing lIingle family lots upon approval 01 II conditiolllll use
permit.
Anticipated Impact: Allowing the construction of second units or granny Oats
upon the approval of a conditional use permit encourages a greater variety
of sizes and types of housing for single, elderly and other households, With
increased awareness of this policy, it is estimated that 25 additional units,
affordable to low and/or moderate income households, could be developed
by 1994.
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City of Seal Bt!tJCh Gent!I'tlI Plan
Impact Areas: Census Tracts 995.04, 995.05, 995.06, 1100,07, 1100.12.
I
Responsibk Agencies: Planning Department; Planning Commission; City
Council.
FinIlru:ing: Department Budget.
Schedule: Publicity program will commence by the fall of 1990, and be
maintained as an ongoing program thereafter.
5.2.2 Goal: To assist in and facilitate the development of housing affordable to
low and moderate income households.
5.2.2.1
Policies
.
Expand housing opportunities for households having special housing needs,
such as those of the handicapped, elderly, large families, farmworkers,
families with female heads of households, and families and persons in need
of emergency shelter.
I
.
Provide incentives for and otherwise encourage the private development of
new affordable housing for low and moderate income households.
. Investigate and pursue programs and funding sources designed to expand
housing opportunities for low and moderate income households, including the
elderly and handicapped.
. Facilitate the construction of low and moderate income housing to the extent
possible.
. Direct the construction of low and moderate income housing to sites which
are:
. located with convenient access to schools, parks, public transportation,
shopping facilities and employment opportunities;
. adequately served by public utilities;
. adequately provided with police and fire protection services;
. compatible with surrounding existing and planned land uses;
I
.
minimally impacted by noise, flooding or other environmental
constraints; and
. outside areas of concentrated lower income households.
5.2.2.2 Programs
A. Program: Eru:ourage the use 01 density bonuses or other incentives for housing
developments incorporating lower iru:ome housing units.
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Anticipated ImptlCt: Expansion of affordable housing supply through provision
of density bonuses of at least 25% or other incentives. Automatic density
honuses are authorized by Government Code Section 65915, et seq. which
provides for such increased densities for any project in which specified
minimum percentages of the project units will be developed as affordable to
lower income households.
I
Impoct Ana: Citywide
R6liJ1Onsible Agencies: Seal Beach Planning Department.
Fi1umcing: Department budget.
Schedule: The City will develop guidelines for the implementation of the
density bonus provisions of Government Code Section 65915, consistent with
the 1989 amendments to that statute, during 1990. Implementation of the
promulgated guidelines will be ongoing thereafter.
B, Program: Assist private developers, both profit and nonprofit, in securing funding for
the tkvelopIMnt and/or occupancy 01 affordable housing through funded Fefkra4 SIIIU
and local grant, loa", mo11gage guarantee, and otMr ,.,levant housing tkvelopIMnt
programs.
Anticipated Impact: Expansion of affordable housing opportunities for very
low, low and moderate income households by publicizing such programs and I
assisting developers in making application for them.
Impoct Ana: Citywide
R6liJ1Onsible Agencies: Seal Beach Planning Department.
Financing: CDBG funds and department budget.
Schedule: The City shall commence a publicity program in the spring of 1991,
and the program shall be ongoing thereafter.
C. Program: Subsidit.e the cost ollllnd and off-site improveIMIIIs in ortkr to faeUitaU
the construction olver] low, low and motkra. i_1M housing at appropriate locations
within the City.
Anticipated Impact: Production of affordable housing for very low, low and
moderate income households.
Impact Ana: Citywide
R6sponsible Agencies: Seal Beach Planning Department, Redevelopment I
Agency.
Financing: CDBG and redevelopment tax increment funds (not to exceed the
funds available in the 20% housing set-aside program).
Schedule: 1989-1994, on a project-specific basis.
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City of Seal Bt!tJCh Gent!l'tll Plan
5.2.3 Goal: To assist lower income households in continuing to afford their
existing housing.
5.2.3.1
Policin
.
Where possible, and to the extent resources are available, assist City residents
in securing decent, safe and affordable housing.
.
Encourage the continued affordability of rental units rehabilitated with public
funds.
5.2.3.2
Programs
A
Program: ContilllU!, fJIIll ineTtase tIWtlTtMBS of, the availability of Ttntal assistance
for local Ttsidents.
Anticipated Impad: Reduction in housing assistance needs by continuing to
contract with the Orange County Housing Authority to administer the
Section 8 Housing Assistance Program, and by publicizing the availability of
the program. Based on past history and anticipated increased interest due
to publicity efforts, the program goal is for 25 very low income households
to be assisted per year. This level of assistance includes both elderly
households and families.
Impact Area: Citywide.
Respansible Ageneies: Seal Beach Planning Department; Orange County
Housing Authority,
Financing: i8 (Existing) Housing Assistance Program.
Schedule: Publicity program is ongoing. During 1990, the City shall
commence an increased public information and awareness program regarding
the availability of rental assistance, and the expanded publicity program shall
be ongoing thereafter.
B,
Program: Maintain the aJfordtJbilily of any very low, low and moder,* income
housing units developed with participation by the City or its authoriad agents.
A.ntieip,*d Impact: Maintenance of the continued affordability of any very
low, low and moderate income housing units developed with participation by
the City through the use of resale controls or other appropriate techniques.
Impaet Area: Citywide.
Respansible Agencies: Planning Department.
FinIlneing: CDBG funds, department budget.
Schedak: Ongoing (appropriate measures will be applied on a project by
project basis).
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C.
Program:
rentals.
Continue to utilize renllll assistance funds to subsidize mobile home sfHlC6
Anticipated Impact: Reduction in the number of low and moderate income
households needing assistance in the City, Program provides assistance to 100 I
low and 20 moderate income households.
Impact Area: Census Tract 995.05.
R6spansible Agencks: Seal Beach Planning Department, Redevelopment
Agency and Orange County Housing Authority.
Financing: Redevelopment tax increment funds (not to exceed the funds
available in the 20% housing set-aside program), Section 8 Rental Assistance
Funds.
ScWule: Ongoing.
D. Program: Undertake an IUIIllysis of existing assisted housing developments thot art!
eligible to change to IIOn-low-inco_ housing uses during the next 10 years due to the
termillOtion of subsidy contracts, mortgage prepay_III, or expiration of use restrictions.
Anticipated Impact: Identification of existing assisted housing developments
that are eligible to change to non-low-income housing uses during the next
10 years. An analysis in conformity with Section 65583(a)(8) will be I
undertaken.
Impact Area: Citywide
R6spansible Agencies: Planning Department, Redevelopment Agency.
Financing: Department budget, Redevelopment Agency funds (not to
exceed the funds available in the 20% housing set.aside program), and
CDBG funds.
ScMduIe: 1991.
I
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City of Seal Bt!tJCh Gent!l'tll Plan
I
5.2.4 Goal: To assist and facilitate the conservation, preservation and
improvement of the City's existing housing stock, which serves the existing
and projected housing needs of all economic segments of the community.
5.2.4.1
I
I
Policin
.
Encourage the maintenance and rehabilitation of existing owner-occupied
and rental housing where feasible,
.
Promote the removal and replacement of those sub-standard units which
cannot be rehabilitated.
.
Investigate and pursue programs and funding sources available to assist in the
improvement of residential property,
.
Encourage the continued afford ability of rental units rehabilitated with public
funds.
.
Discourage the conversion of existing apartment units to condominiums
where such conversion will diminish the supply of low and moderate income
housing.
.
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,
. Promote the conservation and rehabilitation of older neighborhoods,
preventing the encroachment of incompatible commercial or industrial uses
into established neighborhoods.
. Aid all citizens of the City, wherever possible, in securing decent, safe and
adequate housing in neighborhoods which are characterized by good
environments.
. Provide an environment which is safe, healthful and aesthetically pleasing and
which tends to strengthen individual and family life.
. Preserve and enhance viable residential neighborhoods and strengthen
neighborhood identity.
.
Upgrade or improve community facilities and municipal services in keeping
with community needs.
.
Encourage the use of innovative land use techniques and construction
methods to minimize housing costs without compromising basic health, safety
and aesthetic considerations.
. Periodically re-examine local building and zoning codes for pOSSlble
amendments to reduce construction costs without sacrificing basic health and
safety considerations.
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City of Seal Bt!tJCh Gent!l'tll Plan
5.2.4.2 l"rograms
A Program: Contimu to publicize and make available low inurest rehobilitation loans
for owner-occupied residences.
Anticipated Impact: Rehabilitation of deteriorated housing in the City and I
reduction in the number of owner-occupied units requiring rehabilitation, and
the provision of decent housing for lower income homeowners. The
program goal is the rehabilitation of 40 units over the next five years.
Impact Area: Citywide, with emphasis on Census Tract 995.05.
Ihsponsible Agencies: Orange County EMA, Seal Beach Planning
Department.
Firuzneing: CDBG funds.
Schedule: The City has an ongoing publicity program, which shall be
expanded in 1990. The expanded publicity campaign will then continue as an
ongoing program.
B. Program: Inllt!stigaU 1M establisluMnt of a low inurest rehabilitation loan program
for rentlll units, contingent upon program details being resoWed by BUD and the County
of Orange.
Anticipated Impact: Rehabilitation of deteriorated housing in the City and I
reduction in the number of substandard rental units. The program go~
upon successful implementation of such a program, would be the
rehabilitation of 20 units over the five-year period.
Impact Area: Citywide, with emphasis on Census Tract 995.05.
l&sponsible Ageneies: Orange County EMA and Seal Beach Planning
Department
Firuzneing: CDBG funds.
Schedule: The City shall commence investigation of the program by the
spring of 1991; if the City determines from the investigation that the program
would be feasible, a specific program win be presented to the City Council
for its consideration by the end of 1991,
C.
Program: Inllt!stigate the feasibility of initiating a grant and/or deferred payment loan
program for 1M rehobilitation of residences owned by lower income hauseholds,
particularly 1M eiderly.
Anticipated Impact: Provision of financial assistance to lower income
households to perform minor repairs/rehabilitation. This program would be
intended to serve those households that cannot afford the rehabilitation loans
currently offered by the City. The program goal, upon successful initiation
of the program, is the assistance of 15 households per year.
I
Impact Area: Citywide, with emphasis on Census Tract 995.05.
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City of Seal Beach Gent!I'tlI Pia"
l&sponsible Agencies: Orange County EMA and Seal Beach Planning
Department.
I
Finmu:ing: CDBG funds.
Schedule: The City shall commence the investigation of the program during
1990, if the City determines from the investigation that the program is
feasible, a specific program will be presented for City Council consideration
by the summer of 1991,
D. Program: Maintain the ajJordabiUty 01 any rellllll units
jiIuIncial assistanee from the City.
rehabilitated with
Anticipated Impact: Maintenance of continued affordability of rental units
rehabilitated with financial assistance from the City. The implementation of
this measure is dependent upon the preparation of a rental rehabilitation
agreement that is acceptable to HUD, the County of Orange and local
property owners.
Impact Area: Citywide.
Responsible Agencies: Orange County EMA, Seal Beach Planning
Department.
I
Financing: CDBG funds and department budgets.
Schedule: 1989-1994, on a project-specific basis.
E. Program: Continue Is preserve affordable housing opportunities fII the SeoI BeflCh
Trailer Park.
Anticipated Impact: Provision of affordable housing for low and moderate
income persons through the continuing efforts of the Seal Beach
Redevelopment Agency. The participation agreement executed by the
developer and the Agency reserves 120 of the mobile home spaces in this
reconstructed park for low and moderate income households for a period of
66 years. Rent increases are controlled for 66 years by a formula tied to
actual costs and the consumer price index, and any rent increases must be
approved by the Redevelopment Agency before becoming effective.
Impact Area: Census Tract 995.05.
l&sponsible Agencies: Seal Beach Redevelopment Agency and Planning
Department.
I
Financing: Redevelopment tax: increment funds (not to exceed the funds
available in the 20% housing set-aside program).
Schedule: Ongoing.
F.
Program:
Conti_ enfomlFMIII olthe City's Condominium Connrsion Ordi1u.mce.
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City of Seal Bt!tJCh Gent!l'tll Plan
AnticipaUd ImJKICI: Preservation of affordable rental units and provision of
financial and other assistance for households displaced by condominium
conversion activity.
Responsible Agencies: Seal Beach Planning Department.
I
Impact Area: Citywide.
Fi1ulncing: Department budget.
Schedule: Ongoing.
G. Program: Require the replo<<nwnt 01 all low and IIIIHkrate lnconw housing rmlIs
removed or tkmollshed in the local coastal ZOM, or the paynwnt 01 a fee (for housing
replenlshnwnt purposes) in lieu 01 physical'replo<<nwnt 01 the tkmollshed or removed
unit.
Anticpd Impoct: Retention of affordable housing opportunities for low
and moderate income households, After procedures have been established
for the operation of this program, implementation will be ongoing and is
anticipated to result in the replacement of approximately 10 lower income
units annually.
Impact Area: Citywide, with emphasis on Census Tracts 995.04 and 995.05,
Responsible Agencies: Seal Beach Planning Department
I
Fi1ulncing: Department budget and contnbutions from developers.
Schedule: The City shall develop procedures for the operation of the
program in 1990. The program will be implemented on an ongoing basis
thereafter, through application of the promulgated procedures.
H. Program: Monitor housing conditions throughout the City in order to expand existing
rehobllillltion efforts as necessary.
Anticipated Impact: Prevention of housing deterioration in well-maintained
neighborhoods. City will respond to changing housing conditions as
necessary through CDBG programs.
Impoct Area: Citywide.
Responsible Agencies: Planning Department.
Fi1ulncing: Department budget.
Schedule: ~ngoing.
I
I.
Program:
EtifoIU the City's Zoning and Building Codes.
Anticipated ImJKICI: Protect structural integrity, habitability and safety of the
existing housing stock.
ImJKICt Area: Citywide,
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I
City of Seal Bt!IldI Gent!I'tlI Plan
Responsible Agencies: Planning Department.
Financing: Department budget.
SelNdule: Ongoing.
5.2.5 Goal: To promote eqUllI housing opportunities Jor aU persons, regardless
oj race, religion, sex, marital status, ancestry, 1Ulti01UJI origin or color.
5.2.5.1
Policies
.
Promote fair housing practices throughout the community.
.
Encourage the development of housing which meets the special needs of
handicapped and elderly households.
.
Promote the provision of housing to meet the needs of families and
households of all sizes.
5.2.5.2
Programs
A
Program: Continue to utiliz# IIN lIIIIi-discrimilllltion services of the Orange County
Fair Housing COUIICU.
Anticipated Impact: Investigation of all complaints of housing discrimination
in the City and the provision of counseling in landlord-tenant disputes,
special assistance for Hispanic and female-headed households, and other
housing services.
Impact Area: Citywide.
Responsible Agencies: Orange County Fair Housing Council and Seal Beach
Planning Department.
Financing: Orange County CDBG.
SeMdule: Ongoing.
B.
Program: Continue to encourage the use of the Cily's TtlWilitation loan program to
incltuk IIN TtlIIU11IIIl of architl!cturlll barriers in Ttlsilknces occupied by eltkrly tmd
Iuuulicapped persons.
Anticiptzkd Impact: Removal of architectural barriers, thereby improving
accessibility to housing for elderly and handicapped persons,
Impact Area: Citywide.
Responsible Agencies: Seal Beach Planning Department and Orange County
EMA.
Financing: CDBG funds and department budget.
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SeMduJe: Publicity program is ongoing, The City shall commence expansion
of publicity efforts by the spring of 1991, and the expanded publicity shall
continue on an ongoing basis.
C. Program: COIItinutl to utilize the housing irifotmlltion and referral "rvkes offered by
1M Orange County Housing Authority for persons seeking affortlabk rental and purclulu
housing.
Antkipaled Impact: Provision of housing referral and other assistance to low
and moderate income households seeking affordable housing.
Impacl Area: Citywide,
Responswk Agencies: Seal Beach Planning Department and Orange County
Housing Authority.
Financing: Department budget.
SeMduJe: Ongoing.
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City of Seal Bt!tJCh Gent!l'tll Plan
5.3 Five-Year Quantified Housing Objectives
I
The quantified objectives that are anticipated to result from implementation of the
City's current (1989-1994) housing action plan are summarized in Tables 23 and 24. As
these tables indicate, the action plan could result in the rehabilitation and improvement of
175 dwelling units, and the conservation of 3,774 dwelling units, by 1994, Furthermore, 795
new dwelling units could be constructed in the City over the next five years. These units
would include both market-rate and affordable housing (including 185 units affordable to
lower income households), and provide for a range of household types (i.e.,
elderly/handicapped, small families and large families).
The City's 1989-1994 quantified objectives for the development and construction of
housing is set forth in Table 23, based upon implementation of the housing programs in
Sections 5.2.1 and 5.2.2 of this Element.
TABLE 23
Ouantified Objective--Housing Development
Program Very low Low Moderate UpDer
I 5.2.1.2(A) 500
5,2.1.2(B) 20 40 40 .
5.2,l.2(C) 25 50 50 .
5.2.1.2(0) 33 33 33
5.2.1.2(E) 25 50 50
5,2.1.2(H) 13 7
5,2.1.2(1) 15 10
TOTAL 116 188 183 500
. New uJ1Pt!l'"income units that tITt! anticipated to be deveIaped punlUUllto Programs 5.2.1.2(B) and
5.2.1.2(C) tITt! ,qkc161 in the qullllli.fieatWn for Program 5.21.2 (A), in mrJer to IIIIDid
double-counting of housing units.
.. The objectives .t!l forth in this /Dble t!JCCt!t!d the goa/8 .t!l forth in Tobie 15 and the preceding fHJ&t! to
DII/Ut! that those goa/8 can be mt!l within the time [nune of this Elemt!nl, t!Vt!1I if complete
I implemt!llUllion of all or any ~ .hould ptYJVe impossible in thal time.
If all progr_ can be implemented, dt!7J8ity IIUI)' be mluced to JH't!Vt!1It or miligate any oddilional
enlliro1U7lt!lllill imptJCIs thot may arise [nun the CDll8tnu:titm ofhDUling unill f/Jl' in t!JCCt!S8 of the goa/8
and objectives 8t!l forth in Tobie 15.
...
The .Dtisfac/ion of these objectives would be pDI.ible only aft'" conducling public heorin&< to
dt!lmniml the appn1f1l'iateneM, benefits and cD818 to the community, .oil ctmlllminllliDn problems,
tlircmft hll%tmb, tmJJic and other t!llvUo1U7lenIDl CDII8tminl8 of develaping the HeOnum Remainder
JHlrce~ Bixby properly and other .ites for a variety of land USt!8, including residt!lltial use, open .pace
and JHlrk use.
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City of Seal Beach Gent!l'tll Plan
Table 24 sets forth the quantified objectives of the City of Seal Beach with respect
to the improvement of housing during the 1989-1994 time frame, based upon
implementation of the housing programs in Section 5.2.4 of the Element.
10
I
Up,per
40
20
60
25
30
175
TABLE 24
Ouantified Objective--Housing Improvement
Program Very low Low
5.2.4.2(A) 10 20
5,2.4.2(B) 5 15
5,2.4.2(C) 30 30
5.2.4.2(H) 5 20
5.2,4.2(1) 10 20
TOTAL 60 105
Moderate
10
Table 25 sets forth the quantified objectives of the City of Seal Beach with respect
to the conservation of housing during the 1989-1994 time frame, based upon
implementation of the housing programs in Sections 5.2.3 and 5,2.4 of this Element.
I
TABLE 25
Ouantified Objective--Housin2 Conservation
Program
5.2.3.2(A)
5.2.3.2(C) }
}
5.2.4.2(E) }
5.2.4.2(F)
5.2.4,2(G)
TOTAL
Very low
Low
Moderate
Total
100
100
100
20
120
25
25
3,504
50
225
45
3,774
While the foregoing quantified objectives represent the City's best estimates of the I
effect of implementing the programs set forth in this Element, it is important to understand
that realization of these objectives depends upon a number of factors outside of the City's
contro~ such as continued federal funding of the various grant and subsidy programs
assumed in the Element, willing private housing developers, and stability in the housing
financing market. In addition, it should be recognized that a number of the housing
programs set forth in the Element--particularly some of those relating 'to new housing
development--require the conduct of environmental analyses and public hearings as
required by State law before the City can make a final decision whether to go forward with
the particular development project. While it is possible that the programs would provide
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City of Seal Beach Gent!I'tlI Plan
significant benefits from the perspective of housing, the City may determine not to
implement one or more of them due to adverse environmental impacts or information
disclosed in the public hearing process,
Despite the qualifications in the preceding paragraph, the city adopts the quantified
objectives set forth in Tables 23, 24 and 25 as the numerical housing target for Seal Beach
in the 1989- 1994 time frame, and implementation of the housing programs in this Element
will be based upon facilitating the achievement of these objectives.
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City of Seal Bt!tJCh Gent!l'tll Plan
6. IMPLEMENTATION AND GENERAL PLAN CONSISTENCY REVIEW
6.1
Implementation Review
I
The State Housing Element Law (California Government Code, Section 65588)
requires the city to review the Housing Element as frequently as is appropriate to evaluate:
(1) the appropriateness of the housing goals, policies and objectives in contnbuting to the
attainment of the State housing goals, (2) the effectiveness of the Housing Element in
attaining the community's housing goals and objectives, and (3) the City's progress in
implementing the Housing Element.
During the preparation of this Housing Element revision, the City has reviewed the
goals, policies, objectives and programs in the element. While the City has determined to
modify certain of the goals and policies, the changes are not substantive; rather, these goals
and policies have been consolidated and redrafted to more closely track State housing goals
and policies, while at the same time preserving the City's particular aspirations and
concerns. As such, the goals, policies and objectives of the Seal Beach Housing Element
continue to contnbute to the attainment of the State housing goals.
The housing goals and objectives of the City of Seal Beach are codified in the
Housing Element of the Seal Beach General Plan. In the course of reviewing the Housing
Element and preparing this revision of the Element, the City has reviewed the effectiveness I
of the Element in attaining the housing goals and objectives of Seal Beach, While events
beyond the City's control have prevented the City from fully attaining all of its housing
goals and objectives, the City has determined that the Housing Element is effective in the
City's continuing efforts to attain its housing goals and objectives.
The City has also evaluated its progress in implementing the programs and actions
in the Housing Element, and the results of this evaluation are set forth in Table 26 as
follows:
TABLE 26
HousiDl! Element P~ram Implementation Review
Description
Program Evaluation and
Implementation Progress Review
A Preserving Housing and Neighborhoods
1.
Continue rehab loan program
for owner-occupied residences,
Program is ongoing; 21
residences have been assisted by
the program.
I
This program has been effective,
although the lack of publicity and
visibility of the program have
impacted its effectiveness. it is
anticipated that the increased
publicity effort set forth in this
Element will attract additional
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I
2.
I
I
Explore establishment of rental
rehab loan program.
3,
Investigate initiation of rehab
grant/deferred payment loan
program for owner-occupied
residences,
4.
Monitor housing conditions
and expand rehabilitation
efforts as necessary.
5,
Utilize General Plan and
zoning to protect neighborhood
integrity.
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City uf Seal Beach Gent!l'tll Plan
eligible applicants and expand the
opportunities for assistance for
owner occupied units within the
community.
Program under study and
review; once in place, 4 households
are anticipated to be assisted per
year by the program.
This is stilI a much used program;
however, due to existing staff
constraints both at the City and
County level, it has been difficult
to thoroughly assess and devise a
program which will be workable
within the community, The 1991
time frame for this project reflects
its higher priority in this Element.
Program under study and
review; once in place, 15
households per year are
anticipated to be assisted by the
program.
The City continues to view this
program as important to provide
appropriate rehabilitation
assistance to very low and low
income homeowners, many of
whom are elderly, The Scheduling
of this program in 1991 reflects its
higher priority in this Element.
Program is ongoing and is
implemented by the City
Building and Planning
Departments.
This program is necessary to
ensure that the existing housing
stock does not faJl into
sub-standard condition. Existing
staff levels both at the Planning
Department and in the Building
Department are sufficient to
ensure that an effective, on-going
housing condition monitoring
program continues,
Program is ongoing and is
implemented through General
Plan and zoning approval process,
H....., _
MIIJI 9, 1990
6,
Review all land use changes
for impact on community
facilities and services.
B. Preserving A/fordability
1.
Maintain affordability of
rental units developed with
City participation.
2.
Preserve affordability of
housing at Seal Beach Trailer
Park.
3.
Maintain affordability of
units developed with City
participation,
C:\WPS1IGENPIAN.El1!IHOUSlNG.EU!\LW\09-11-9Z
69
City of Seal BelICh Gent!I'tlI Plan
This program remains important in
maintaining community goals and
objectives. During the 1990-91 time
frame, the City will be revising the
entire General Plan to upgrade I
information and more accurately
reflect current conditions.
Program is ongoing and is
implemented by the
Planning Department and other
appropriate City departments in
conjunction with the review of
development proposals.
This program is viewed as very
effective and the City staff will
continue to place a strong
emphasis upon its implementation.
Not yet implemented due
to the fact no City
participation has been sought.
I
While this program has not yet
been implemented due to the lack
of affordable housing projects
being proposed in the City,
maintenance of this program is
considered to be important to
ensure that a mechanism exists for
maintaining the affordability of
rental units at such a time as a
qualifying project is submitted to
the City.
Program is ongoing; some
120 low and moderate
income units are assisted through
this Program.
This program has been in effect
since 1981, and is considered to be
both effective and of great value to I
the community,
Not yet implemented due
to fact that no City
participation has been sought.
While this program has not yet
been implemented due to the lack
of affordable housing projects
being proposed in the City,
H...",_
MIIJI 9, 1990
I
I
I
4. Continue enforcement of
Condominium Conversion
Ordinance.
5.
Continue to expand rental
assistance program.
6.
Require replacement of low/
moderate income units removed
in coastal zone, or payment
in lieu thereof.
C:\WP511GENI'IAN.El1!IHOUS1NO.BLB\LW\09-11-92
City of Seal Bt!tJCh Gent!I'tlI Plan
maintenance of this program is
considered to be important to
ensure that a mechanism exists for
maintaining the affordability of
housing that may be developed
with City participation during the
time frame of this Element.
Program is ongoing; City
enforcement of Condominium
Conversion Ordinance has
resulted in only 14 rental units
converting to ownership tenure
since 1984.
This program has been very
effective in maintaining the existing
rental stock in the- community;
prior to its adoption, over 300
housing units had been converted
from rental tenure to
condominium ownership.
Program is ongoing and is
estimated to have assisted
approximately 86 very low and low
income households.
This program is very effective in
providing rental assistance to lower
income renters in the community,
City has implemented
program by reviewing
demolition permit
requests to determine whether
lowjmoderate income replacement
housing is required; but City has
not adopted any regulations to
implement the State law.
This program is viewed as
important not only from a policy
level, but also because it is a
statutory requirement.
Development of guidelines during
1990 will assist both the City and
applicable landowners in complying
with these requirements,
70
HouIing -
MIIJI 9, 1990
C. Stondards and Plans
for adequate sites.
1.
Utilize General Plan and
zoning to provide adequate,
suitable sites for new
construction.
2.
Use zoning and other land
use controls to ensure compat-
ibility of residential areas
with surrounding uses.
3.
Utilize environmental and
other review procedures to
ensure adequacy of public
facilities and services for
new residential developments.
4.
Create and maintain inventory
of potential housing sites,
C:\WP51IGENPIAN.El1!IHOUSlNG.EU!\LW\09-11-92
71
City of Seal Bt!tJCh Gent!I'tlI Plan
Program is ongoing and is
implemented both during
review of individual land
use development applications, and
on a periodic basis without
reference to any specific
development proposal.
I
This program is critical to the
implementation and maintenance
of the General Plan. The City will
be undertaking a complete review
of its General Plan during
1990-1991, and will be assessing
zoning and other land use
regulations, and their consistency
with the General Plan, as part of
that review.
Program is ongoing and is
implemented during review
of individual land use
development applications.
I
This program is ongoing and will
continue to play an important
role in the City's land use
regulation process.
Program is ongoing and is
implemented during review
of individual land use
development applications.
This program is very effective and
City staff will continue to place a
strong emphasis upon it to ensure
proper land use planning and
mitigation for project impacts,
Not formaIIy implemented;
informally implemented through
the Planning Department's
maintenance of information
regarding potential housing sites
(this information is set forth in
this revision to the Housing
Element).
I
While not formaIIy implemented,
this program has been informally
accomplished by City staff through
their familiarity with existing
HouIing _.
MIIJI 9, 1990
I
I
I
5.
Direct low/moderate income
housing construction to
appropriate sites.
D. AccessibiUty
1.
Continue to utilize services
of Orange County Fair Housing
Council.
2.
Pursue and facilitate
construction of elderly/
handicapped housing.
3.
Investigate use of rehab
loans to remove architectural
barriers in residences.
C:\WP511GENI'IAN.El1!IHOUSlNO.EU!\LW\09-11.92
72
City of Seal 8t!tJCh Gent!l'tll Plan
vacant and under-utilized parcels
within the City. This knowledge
has been incorporated into the
analysis and inventory in this
Housing Element.
Not implemented due to
the fact that no low/
moderate housing construction
requests were presented to the
City,
While not yet utilized due to a lack
of interest by prospective
developers, this program is viewed
as important should inquiries be
made to the City regarding
affordable housing, Much of the
geographical content of this
program has been incorporated
into this Element.
Program is ongoing and is
funded through CDBG funds.
This program, which is well
accepted in the community, has
been effective in facilitating
resolution of housing
discrimination and landlord/tenant
disputes.
Not yet implemented due
to lack of any developer
interest to date,
The lack of developer interest in
this program may be indicative of
the significant amount of housing
for the elderly residents in Seal
Beach. The development of elderly
or handicapped housing could be
facilitated at any of the potential
affordable housing sites identified
in this Element.
Program implemented in
1982; since then, three
households have been assisted by
the program.
While this program has been in
effect since 1982, the program is
not well known, and it is not being
utilized to its maximum extent.
HouIing -
MIIJI 9, 1990
City uf Seal Bt!tJCh General Plan
Increased efforts at public
awareness of this program,
commencing in early 1991, reflect
a higher priority for this program
of the Element.
I
4,
Continue to use housing
referral services offered by
Orange County Housing Authority.
Program is ongoing. This
program is viewed as
being effective in providing
housing assistance information for
low and moderate income tenants
in the community, and the existing
relationship between the City and
Orange County Housing Authority
should be maintained.
Eo Adequate Provision
1. Establish and implement Not yet implemented due
procedures for provision of to lack of developer
density bonuses or other interest in developing
incentives for developments low/moderate income
incorporating low/moderate housing. I
income units,
While the lack of guidelines has
not had a negative effect on the
City's housing efforts due to a
lack of any developer interest to
date in density bonuses, the City
has moved this program to a
higher priority in order to place
itself in a pro-active position.
2. Coordinate planning efforts Program implemented; some
with Department of Defense 200 military housing
for additional military housing. units constructed,
While this program was very
successfu~ the lack of funds for
on-base military housing calls into
question its continued viability in
this Element.
3, Continue to encourage use of Program is ongoing and is I
innovative land use and implemented in the review
construction techniques to of land use development
minimize housing costs. applications.
This program is considered
important and of value to be
maintained in this Element
because its has served as the local
policy basis for city policies
encouraging "Granny Flats" and
Howbr&-
C:\WPS1IGENPIAN.El1!IHOUS1NG.1!1.E\I..W\09-11.92 73 MIIJI 9. 1990
~I
City uf Seal 8t!tJCh Gent!l'tll Plan
permitting the placement of
prefabricated and mobile homes
on single family lots within the
City.
4.
Assist developers in securing
funding for construction of
affordable housing.
Not yet implemented due
to lack of developer
interest.
While not yet implemented, this
program is viewed as important
to the City, particularly in
connection with facilitating the
development of lower and
moderate income housing on the
Hellman Remainder, Bixby Old
Ranch, Rockwell and Leisure
World parcels.
5.
Continue to utilize rental
assistance funds to subsidize
mobile home space rentals.
Program is ongoing; 120
low and moderate income
households have been assisted by
this program.
I
This ongoing assistance program
continues to serve both residents
of the City and the goals of the
Housing Element.
6.
Subsidize low/moderate
income housing construction
through implementation of the
Hellman Specific Plan.
Not yet implemented;
This element contemplates
the development of low
and moderate income housing in
connection with the
redevelopment of the portion of
the Hellman Specific Plan
referred to herein as the Hellman
Remainder parcel, with
redevelopment incentives to
facilitate that housing.
{See Program 5.2.1.1(B)}
6.2 Coastal Housing Policy Implementation Review
I
State law (California Government Code, Section 65590) requires that the City
include in its Housing Element certain information regarding the number of housing units
developed and demolished, and the effect of this activity on housing affordable to low and
moderate income persons, During the period from January 1, 1982 through December 31,
1989, 102 new housing units were constructed within the coastal zone, none of which were
required to be developed and maintained as housing affordable to low and moderate
income persons primarily because such units were developed by existing owner-occupants,
one or two units at a time. In connection with these new housing units, the City permitted
landowners to demolish approximately 82 housing units within the coastal zone, none of
which were occupied by low and moderate income persons; and the City did not require
the developers and landowners to provide any replacement housing units for low and
C:\WP51\GENI'IAN.EUlIHOUSlNG.EU!\LW\09-11-92
74
H...", _
MIIJI 9, 1990
City of Seal Bt!tlCh Gent!l'tll Plan
moderate income persons because no low and moderate persons had been displaced by the
demolitions.
With respect to more substantial housing developments, the City shall require a developer
to comply with Section 65590. For instance, in connection with the Hellman Mola parcel I
proposed development (program 5.2.1.2,A), the only substantial housing development -
proposed for the coastal zone since 1982, the developer will be required to provide 33
housing units for persons or families of low or moderate income, off-site.
6.3 General Plan Consistency Review
The State Housing Element law requires the City to identify in its Housing Element,
among other things, the means by which consistency will be achieved with other General
Plan elements and community goals. In preparing this Housing Element revision, the City
has determined that the Housing Element continues to be consistent with the other
adopted elements of the Seal Beach General Plan. In particular, the land use allocations
and designations contained in the Land Use Element are supportive of the goals, policies,
quantified objectives and programs set forth in this Element, and will provide adequate
sites to accommodate the new housing construction projected in this revision to the
Housing Element, Additionally, the Circulation Element addresSes the provision of streets
and highways to adequately serve all existing and future residential development in the City.
To ensure the maintenance of this General Plan consistency, the City Planning
Department conducts a review whenever changes are considered in land use regulations or I
zoning classifications, or applications are made for development projects, to determine that
the proposed regulation, action or project is consistent with all of the elements of the Seal
Beach General Plan, including the Housing Element. If the Planning Department concludes
that the proposed regulation, action or project is not consistent with the Seal Beach
General Plan, a recommendation is made to the Planning Commission either to modify the
proposal to render it consistent with the General Plan, to deny the proposal due to its
inconsistency with the General Plan, or to amend the applicable element of the General
Plan in conjunction with the consideration of the proposal. In this manner, consistency will
be maintained and achieved whenever a regulation, action or project is considered by the
Planning Commission or City Council.
... .
I
C:\WPS1IGENPIAN.E1.E\IlOUSlNG.1lL8\l.W\09-11-!12
75
H...",_
Moy 9, 1990
I
I
I
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of Orange
I am a citizen of the United States
and a resident of the County afore-
said: I am over the age of eighteen
years, and not a pa~ty to or inter-
ested in the above-entitled matter.
I am the principal clerk of the pri-
nter of the SEAL BEACH JOURNAL a
newspaper of general circulation,
printed and published weekly in the
City of Seal Beach, County of Orange
and which newspaper has been adjudg-
ed a newspaper of general circula-
tion by the Superior Court of the
County of Orange, State of Califor-
nia, under the date of 2/24/75.
Case Number A82583: that the notice
of which the annexed is a printed
copy (set in type not smaller than
nonpareil), has been published in
each regular and entire issue of
said newspaper and not in any sup-
plement thereof on the following
dates, to-wit:
l\1I.~ -z..q
all in the year 1990.
I certify (or declare) under penalty
of perjury that the foregoing is
true and correct.
Dated at Seal Beacb, California,
~~
Signature
PUBLICATION PROCESSED BY:
THE JOURNAL NEWSPAPERS
216 Main Street
P.O. Box 755
Seal Beacb, CA 90740
(213) 430-7555
. Resolution Number ..5'f.:J~
This space is for the County
Clerk's Filing Stamp
, I
Proof of Publication of
~q~~r.<; .l\q~r.9i1.~I!~J.:i.co .I!~a.~:i.l\c]' . . .
I-!\).U?l~ .f;lf'Mcnl .q~. tN.. .~C'~VP-J. f)N.1
, NOncEO;PusUc HEARiNii S
NOTICE.JS HEREBY. GIVEN Ih81Ih8
CI~,' Counclllol Ihe CI"'ol'Seil.
11HCh'.WilI hold a PUblic Keanng1ori'
Mond~'ADrII9,:llJllO 817:00 p.m,I.'
Ihe CI JCOUnen Chember.I'
Eighlll' -. SellIIIeoh..C8JI' - .
1D CIlIIIIdor ...101-., 11Im:. ....
. ""'1lOUSIIlG EI.EIIEfI1' allIioi ",,-
~i
._.
nadce' 11 PU"'1Il1 to ... IIIiII1arItY'
Ilri'd,ii1"rla conloin8CIIn?AttlclelS'
(conirrienelng'W1Ih SOClIon'lI53OO1
end' ArdcI. 'lll.e:lcilmrnenclng'wllli
secllOn~.55IO)'1.t Ihe =m'--
l:ade11ho .Ioir.hu-.... .a ~::JI
'Riiiii1rJa EIImoiu aI'iii QImombeo;
~..~-liIi1.OlIIiiIiI
~~~~":rCC!~
~_In ...conmm~..=..
_.e"'~'endconl
.~lInli''''weDe5J'''O portunlllioirW
IrnIllD!N lIIld' '...11oQ!Inv
~.I;n llaomont _:foUr.
a! In ....C --
SIeI=~(ll.a..or"~'
(2) qUIIIlfalClllidllllln' oIIordibi1l'.-
r~:"=: 'A'~~:
~C1wiYrs::=~~m:.
~~"IIrne'''' ..."ia~
.....ijh.".an. maY'~!i'
dItIr8d!J1UiC'~~
DAlED.IhII~-=~.llJ1lO
=,'l829~~.~~:
~~\o.' ,lI..l._....e..~ :
Resolution Number ~9.J~
PROOF F PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of Orange
I am a citizen of the United States
and a resident of the County afore-
said; I am over the age of eighteen
years, and not a pa~ty to or inter-
ested in the above-entitled matter.
I am the principal clerk of the pri-
nter of the SEAL BEACH JOURNAL a
newspaper of general circulation,
printed and published weekly in the
City of Seal Beach, County of Orange
and which newspaper has been adjudg-
ed a newspaper of general circula-
tion by the Superior Court of the
County of Orange, State of Califor-
nia, under the date of 2/24/75.
Case Number A82583; that the notice
of which the annexed is a printed
copy (set in type not smaller than
nonpareil), has been published in
each regular and entire issue of
said newspaper and not in any sup-
plement thereof on the following
dates, to-wit:
M'P-lL ~lc.
all in the year 1990.
I certify (or declare) under penalty
of perjury that the foregoing is
true and correct.
Dated at Seal Beach, California,
this :3-l,o day of Lf
\. \)~
1990.
-
,
PUBLICATION PROCESSED BY:
'I'HE JOURNAL NEWSPAPERS
216 Main Street
P.O. Box 755
Seal Beach, CA 90740
(213) 430-7555
"
This space is for the County
Clerk's Filing Stamp
<!A'f'( C!.OIJ 1J C!.\ L..
Proof of Publication of
PUBT.TC NO~TCEV.Pl1blic Hearina
~~~~~. .;~~;. ~~. ~~~~ '9.~.'.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .~
'.~'Uf.' ~' .
',JNim'ce Qp,uBUC ~~~,.~;~ ;:i~ '
]Q't~lt ' t;lI!'N~auije:D;;C,~,"~~ hal
NOTICE IS'HERESY GIVEN~ ~'b8a , -......, ~..~._"I;;.. ,
,'!hat:'" (:iI{cOiniQl~il1e:CiIY I n ~ ,VV~:::A ,walYi ..
',Of'sUI BaIlCh'IJiiII hOld a Tmlc l~iCiiii: ' "
..~..,...... ..... -~ )O"OoM e)",,, t' .... ..
hearing on.Monday. May 7..; .. " :~ ,," .
'lil.~2iI!~7.:O(I','p".riI":'!O~lhltCI\Y' ::C!.~!"~.'B!I8i:h.&t' ;h~,,~.,
'CciUnClI.Chamb8r1'1211 Elghlh "'1'1 ~..... ..'~' .. , .
tsiriietfSa81 B88cii:'dA ~Con- ''AI.~''''~~~'iiKlJiIiiii, .
-.:.~~L.II.!......"I'o...:.!!.!. ~ ttl'~t--IIl',1.!1~'" mav"t...~
....-r ..... NIIVIIII'V -,;. c illl...ft-...'1'!.. _.~' pe~IO..D. '~!'"!' .
.,:~i:.~.I..l:t;~H'1O '(J heiUi1'\\I.y.!!U,C,hallengl!'J!.th~F
'~HOU8ING ELEII~NT of'the "~~~ci~!t!olfOlJlu,!- ~u
(COIIPREMEN!IIVE GENERAL~ ' mayl" IImllad'IO'raI.ll)lI.onlY"
~,,,, &..~ . & ' ~, -.. :lhoie' Iil'iuei 'y,oufcii;'iOniitone
~~ ~- ..,-,-1':11<-.... \' ;I'll"" .........."...,,-
.~;.: . ,." ...,,' 'ellit'raliild a1l1ie;JlI!ble hiitrfng_
. n:tlY o,'i!SiMlIliliii:h halllby "iIa-'cribad'ln"tlili'noacetcif~irir.
"g~ nab IIiid purIU8IlIlD ""'j Irwrtl1an~9ifie.Ponil"iic;\dell';-!
aii~ and CriIaIIa'conlIIInad I aiiicI io-lhil 9Jly"Ofs_rB88Ch,
In AltICla 5 (commeliolng with It;~oJ._rf..'!l!r~.'1f'
"$e..llo" 65300)'1 Ardole..l0.8J111li\g,'("I!,'rnu:~~h r
(C!&~me~!alnsl~WI!~, s~~~o~ ..ta~ ff.:jf'Mf\ilf
~rawlthnd ~fl~:'I!rI~,' ~P!~~\f!8';~ldOCll -'\S-~~..,
g. ,_,"" 0; ,enVlroqmonla I men .are'
Ch.....~ 3'0t' otVii~'fl of 11118' 71' rMBWrilr.i8a" .. ~i?Ji'Hill
of!~GclYemm.niJC0d8~th~ '211~!3GJiIii,Sii1ii.JX~~
Itali'bait ii_~p,ar81j' "':\fraf~ 'Willon 'Ulfr~: 7d'l!~if~ lie
.'Ho'ull' Elarnem iit,~rlIbonir. SnIl1i1sch" .'
-i.'......"!~I'J1!.!5!-.I.P.Ian.t ."t.;.:....IcIil(.'....' \.. -f .
p,..,en.....'_..... m" j(' . 'j
II ari:olllcl&i' polICy ~rliJint of~; DATED thla.24th ~'D
lfte-CiiY.'~ tiW'~ancI'" 19l1O:&R>.J' : ,"
'ntt.~~1::'" ;;.!I' be '''v1~'' '. "1Ol..~., .
amoun "'......,ngw 'P!l1 U': - .j"'" .,..
ed . '1ft',; "... 'oli r.1>-l!.~-'_., "'~"C' t.., ,
II' e commUni". n ......ng .08M8""..,.: i1Y ..',' , -,
fonh11~\halj.llrtG\P'&iISW"ft(e, ciiY"ofSeiil'Eieach.' ..1/ ,
Elameri(i8tkiCii lixJI~b6itill,
tiorii"alid'Constr8lnt8!"~WeII:a I
o ariU~Iti8i.,* Im~n" 'lina
PP ..' :It "I:"''''''~ ?~JI...
expaneling.lfte :!,9!!'II)g~,uPJlIy'..
Thil 'Elem-ent' addr'eiiel"Our'
Ipecific~P#:.o!~~~~ng in
the ,C;!!Yjof Seal '~~~all'I..
quanll\y!or luppIy: (2),,!lUaIiIy of
conditio!!: (31 alforda!!il!.tY; and
(4) sci:eiaibDily: . ,
I
I
I
I
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of Orange
I am a citizen of the United States
and a resident of the County afore-
said; I am over the age of eighteen
years, and not a pa~ty to or inter-
ested in the above-entitled matter.
I am the principal clerk of the pri-
nter of the SEAL BEACH JOURNAL a
newspaper of general circulation,
printed and published weekly in the
City of Seal Beach, County of Orange
and which newspaper has been adjudg-
ed a newspaper of general circula-
tion by the Superior Court of the
County of Orange, State of Califor-
nia, under the date of 2/24/75.
Case Number A82583; that the notice
of which the annexed is a printed
copy (set in type not smaller than
nonpareil), has been published in
each regular and entire issue of
said newspaper and not in any sup-
plement thereof on the following
dates, to-wit:
NlOJ({.\I1 \5'
all in the year 1990.
I certify (or declare) under penalty
of perjury that the foregoing is
true and correct.
Dated at Seal Beach, California,
this 15 day of :3 1990.
~
Signature
PUBLICATION PROCESSED BY:
THE JOURNAL NEWSPAPERS
216 Main Street
P.O. Box 755
Seal Beach, CA 90740
(213) 430-7555
Resolution Number ~~-'
This space is for the County
Clerk's Filing Stamp
Proof of publication of
, ~~-li~e:. . ~~!0;V.~-I;~ . . . . . . . . ..
py~tt H~Q)~. ~~~r.~.~!'!.~
NECiAnYE llECi.AMriciN: l
.ThI"a" at W:e8aCtfiW'ribY ~ .
"nadC."Ihii'~'" -^'~~~
....t:, ",~,~t'if:-._.
~~~-'ri"~
,,~ .- .Qulill~"A"'III' Iho
-, ".' ....,~...--....:.
. . -n '1\IPOr1 Ideo
un. .QJi(~~:B8.r-1hiI
.. L!41"M~C~".f.r;:'
~ '"lIie" ....I~P'!9
..co ~.... "'....
,.....~,......,"'_I"'.1I.-"
... PIliI" .1i'1II...............
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_ on\I'iinaaiiil.a/lhQ!IIIng.1I!J1le
pmIdod ti_ibo.~:In:~
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.aWJ...~'f':.I..w.u;~~lhf'.. "'r
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A/IIIrl~g'''''' 1i1I1IoI,llIldyland
....'~. m1dil~,mIllll1ll1
fOr or. pt,iJltil ih.,ilil;his dItIr-
_11Il1lio ~iciwiD riili_.
0' ....,...~ ~.~."'~.L _..~.- ~
B!~..~,.""lhli,~
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.1110 CIIi......~!IIlP!'!!"I or ~
NEGH~3:q.EC!=A~T!ON end
~.J.~~",I"i"Mir.'1'::sAB'"
I ", t.: hl!~, ~ ';'~I:: "!:o - ':. J
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