HomeMy WebLinkAboutAgenda Packet_09202021•F •SEA ( e
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A G E N D A
1 V MS'S
i e
JOINT SPECIAL MEETING OF THE CITY COUNCIL
AND PLANNING COMMISSION
Monday, September 20, 2021 - 5:00 PM
ALL COUNCIL MEMBERS, COMMISSIONERS, AND STAFF WILL PARTICIPATE VIA TELECONFERENCE
JOE KALMICK
MAYOR
First District
MIKE VARIPAPA
MAYOR PRO TEM
Third District
SCHELLY SUSTARSIC
COUNCIL MEMBER
Fourth District
STEVE MILLER
CHAIR
First District
RONDE WINKLER
VICE CHAIR
Second District
PATTY CAMPBELL
COMMISSIONER
Fourth District
THOMAS MOORE
COUNCIL MEMBER
Second District
SANDRA MASSA-
LAVITT
COUNCIL MEMBER
Fifth District
MICHAEL THOMAS
COMMISSIONER
Third District
MARIANN KLINGER
COMMISSIONER
Fifth District
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NOTICE REGARDING PUBLIC OBSERVATION AND PARTICIPATION IN THE
JOINT SPECIAL MEETING OF THE CITY COUNCIL AND PLANNING COMMISSION
To comply with Governor Newsom's Executive Order N-29-20 and the Amended Order
and Guidance of the Orange County Health Officer issued March 18, 2020 the City of
Seal Beach hereby gives notice of the "means by which members of the public may
observe the meeting and offer public comment" for the Joint Special Meeting of the City
Council and Planning Commission on September 20, 2021. Due to the need for social
distancing and the prohibition on public gatherings set forth in the County Health
Officer's Order, all participation in the above -referenced Meeting will be by
teleconference for the Members of the City Council, Planning Commission, and staff.
Because of the unique nature of the emergency there will NOT be a physical meeting
location and all public participation will be electronic.
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via the comment icon through the online portal
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THIS NOTICE AND ELECTRONIC PARTICIPATION PROVISIONS SET FORTH IN
THIS NOTICE ARE PROVIDED PURSUANT TO SECTION 3 OF EXECUTIVE ORDER
N-29-20.
CALL TO ORDER
COUNCIL ROLL CALL
PUBLIC COMMUNICATIONS (BY EMAIL ONLY)
At this time members of the public may address the Council and Planning Commission
regarding the items on this Special City Council agenda. Pursuant to the Brown Act, the
Council cannot discuss or take action on any items not on the agenda unless authorized
by law.
Those members of the public wishing to provide comment are asked to send comments
via email to the City Clerk at gharper@sealbeachca.gov or via the comment icon on the
City website at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting-
Videos/Council-Commission-Meetings no later than 3:30 pm on September 20,
2021. Comments provided via email will be posted on the City website for review by the
public. Any documents for review should be sent to the City Clerk prior to the meeting
for distribution.
Those members of the public wishing to call in to comment are asked to send contact
information, including phone number to the City Clerk at gharper@sealbeachca.gov, no
later than 3:30pm on September 20, 2021 to receive instructions on how to join the
meeting.
PRESENTATION
A. 2021 Housing Element Update
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AGENDA STAFF REPORT
DATE: September 20, 2021
TO: Honorable Mayor and City Council
Planning Commission
THRU: Jill R. Ingram, City Manager
FROM: Barry Curtis, Interim Director of Community Development
SUBJECT: 2021 Housing Element Update
SUMMARY OF REQUEST:
That the City Council and Planning Commission conduct a study session regarding
the 2021 update to the Housing Element of the Seal Beach General Plan as
required by State law, and that the City Council authorize staff to submit the draft
Housing Element to the California Department of Housing and Community
Development ("HCD") for review. No formal actions will be taken at this meeting to
adopt the Housing Element or approve any zoning amendments.
BACKGROUND AND ANALYSIS:
On March 8, 2021, the City Council and Planning Commission conducted a joint
study session to discuss the State -mandated update to the Housing Element of
the City's General Plan for the 2021-2029 planning period. Materials from that
study session are posted on the City's Housing Element website at:
https://www.sealbeachca.gov/Departments/Community-Development/Plannin
Development/Housing-Element-Update
Subsequently, the City's Housing Element Ad Hoc Committee, comprised of Mayor
Pro Tem Varipapa, Councilmember Sustarsic, Planning Commission Chair Miller
and Planning Commissioner Campbell, met on April 5 and April 27 to discuss the
Housing Element update.
Subsequently, the City staff team, including the City's Housing Element consultant,
John Douglas, has prepared a draft Housing Element for review by City decision -
makers and stakeholders. The draft Housing Element is posted on the City's
website at:
https://www.sealbeachca.gov/Departments/Community-Development/Planning-
Development/Housing-Element-Update
The purpose of tonight's meeting is to provide an opportunity for the City Council,
Planning Commission and interested community stakeholders to review and
discuss the draft Housing Element and provide comments to staff. After this
meeting, staff will incorporate any necessary revisions to the draft Housing
Element. No formal action to adopt the Housing Element or approve any zone
changes will be taken at this time; however, a draft Housing Element must be
submitted to HCD for review prior to final consideration and adoption by the
Planning Commission and City Council.
Staff is requesting City Council authorization to submit the draft Housing Element,
with any appropriate revisions, to HCD for review. By law, HCD has 60 days to
provide comments on the draft Housing Element and the City must consider HCD's
comments in its decision to adopt the Housing Element. After HCD's comments
are received, staff will prepare a proposed final draft Housing Element addressing
HCD's comments and public hearings will be scheduled before the Planning
Commission and City Council to consider final adoption of the Housing Element.
Draft Housing Element Content. The Housing Element establishes City policies
and programs intended to address the housing needs of current and future Seal
Beach residents focusing on the 8 -year Housing Element "planning period" of
2021-2029. The Draft Housing Element includes the following sections:
• I. Introduction providing an overview of the Housing Element
• II. Housing Needs Assessment analyzing the City's demographic
characteristics and housing needs
• III. Resources and Opportunities describing the land, administrative and
financial resources available to address housing needs
• IV. Constraints describing potential governmental and non-governmental
constraints to meeting the City's housing needs
• V. Housing Action Plan presenting the City's goals, policies, programs and
objectives for the 2021-2029 planning period
• Appendix A: Evaluation of the 2013-2021 Housing Element programs and
accomplishments
• Appendix B: Residential Land Inventory providing an inventory of sites that
could accommodate the City's new housing needs; and
• Appendix C: Public Participation describing opportunities for stakeholders to
participate in the preparation of the Housing Element
Generally, the most significant issues to be addressed in the Housing Element are:
1) whether City's plans and regulations comply with State laws regarding housing
for persons with special needs; and 2) how the City will accommodate its share of
regional housing needs assigned through the Regional Housing Needs
Assessment ("RHNA") process.
Page 2
Housing for Persons with Special Needs. State law establishes specific
requirements related to City regulation of housing for persons with special needs,
including the homeless and persons with disabilities. The Constraints section of
the Housing Element includes an analysis of City plans and regulations for a
variety of housing types. The analysis concludes that while current City regulations
are consistent with most State laws regarding special needs housing, recent
legislation will require some amendments to the Municipal Code in order to ensure
consistency with State law.
• Program 1.d in the Housing Action Plan includes a commitment to ensure
compliance with State requirements regarding zoning for emergency
shelters, low barrier navigation centers, transitional housing and supportive
housing.
• Program 2.a includes a commitment to update the City's density bonus
regulations consistent with State law.
Regional Housing Needs Assessment. The Regional Housing Needs
Assessment ("RHNA") is the process established in State law by which future
housing needs are determined for each city. On March 4, 2021, SCAG adopted
the final RHNA Plan, which assigns Seal Beach the following housing needs.
6th Cycle RHNA by Income Category — Seal Beach
Source: SCAG, March 4, 2021
The RHNA identifies the amount of additional housing at different price levels a
jurisdiction would need to fully accommodate its existing population plus its
assigned share of projected growth over the next eight years while avoiding
problems like overcrowding and overpayment. The RHNA is a planning
requirement based upon housing need, not a construction quota or mandate. The
primary significance of the RHNA is that jurisdictions are required to adopt land
use plans and development regulations that create sufficient opportunities for
different types of housing development commensurate with the RHNA allocation.
Under current law, cities are not penalized if actual housing production does not
achieve the RHNA allocation, but cities may be required to streamline the approval
process for qualifying housing developments that meet specific standards (such
as affordability and prevailing wage labor requirements) if housing production falls
short of the RHNA allocation.
The Housing Element must demonstrate compliance with the RHNA by analyzing
the City's capacity for additional housing based on an evaluation of land use
patterns, development regulations, potential constraints (such as infrastructure
availability and environmental conditions) and real estate market trends. The
analysis must be prepared at a parcel -specific level of detail and identify properties
Page 3
MFModera
Above �� 14
oderate Total
Source: SCAG, March 4, 2021
The RHNA identifies the amount of additional housing at different price levels a
jurisdiction would need to fully accommodate its existing population plus its
assigned share of projected growth over the next eight years while avoiding
problems like overcrowding and overpayment. The RHNA is a planning
requirement based upon housing need, not a construction quota or mandate. The
primary significance of the RHNA is that jurisdictions are required to adopt land
use plans and development regulations that create sufficient opportunities for
different types of housing development commensurate with the RHNA allocation.
Under current law, cities are not penalized if actual housing production does not
achieve the RHNA allocation, but cities may be required to streamline the approval
process for qualifying housing developments that meet specific standards (such
as affordability and prevailing wage labor requirements) if housing production falls
short of the RHNA allocation.
The Housing Element must demonstrate compliance with the RHNA by analyzing
the City's capacity for additional housing based on an evaluation of land use
patterns, development regulations, potential constraints (such as infrastructure
availability and environmental conditions) and real estate market trends. The
analysis must be prepared at a parcel -specific level of detail and identify properties
Page 3
(or "sites") where additional housing could be built under current regulations. State
law requires that the sites analysis demonstrate that the City's land use plans and
regulations provide adequate capacity to fully accommodate its RHNA allocation
in each income category. If insufficient capacity currently exists to fully
accommodate the RHNA, the Housing Element must describe proactive steps the
City will take to increase housing capacity commensurate with the RHNA —
typically through amendments to land use plans and development regulations that
could facilitate production of additional housing. Such amendments generally
include increasing allowable residential densities, modifying other development
standards, or allowing housing to be built in areas where residential development
is not currently allowed, such as areas zoned for commercial use. It is important to
note that neither cities nor property owners are required to develop additional
housing on the sites identified in the Housing Element, or to provide funding for
housing development. Also, the designation of any property in the Housing
Element sites inventory as "suitable" for affordable housing creates no requirement
on the property owner or developer that future housing development on that
property must be sold or rented at affordable prices. The sites inventory is only an
estimate of potential housing development based on local regulations and
assumptions established in State law.
The sites analysis presented in Appendix B shows that the City's current land use
plans and development regulations do not provide adequate sites to accommodate
the amount of additional housing allocated to Seal Beach in the RHNA. Therefore,
as part of the Housing Element update, the City must identify candidate sites where
changes to land use and zoning designations could create additional opportunities
for housing development. State law allows up to three years for cities to evaluate
the candidate sites, select the most appropriate sites for rezoning, and process
zoning amendments (including CEQA analysis and public hearings) on sufficient
sites to fully accommodate the RHNA allocation. Zoning amendments may include
allowing higher densities on residentially zoned properties or allowing housing on
properties where residential use is not currently allowed. Under State law, an
allowable density of at least 20 units per acre for small cities under 25,000
population is considered appropriate for housing in the very -low- and low-income
RHNA categories. For larger cities, a density of 30 units per acre is considered
appropriate. According to California Department of Finance estimates, Seal Beach
had a population of approximately 24,443 on January 1, 2021.
The current inventory of potential sites for housing development is listed in Table
B-2 in Housing Element Appendix B. The following table summarizes the City's
total current capacity for additional housing:
Page 4
Potential Housina Develoament Sites — Current Inventory
Source: City of Seal Beach, 2021
As shown in this table, there is currently a shortfall of potential sites to
accommodate the RHNA.
Candidate Sites for Rezoning. As indicated in the previous table, the City must
identify adequate sites to accommodate at least 1,150 additional dwelling units.
HCD also recommends that cities zone sufficient land to create a reasonable
"cushion" of approximately 20 percent above the total RHNA to compensate for
sites that may not be developed during the next eight years due to ownership or
development constraints. As the City's residentially -zoned districts are almost
completely built out, the staff team expanded its search criteria to also include non-
residential districts where mixed-use or overlay zoning could be accommodated
(particularly commercial parking areas). Potential candidate sites were presented
to the Housing Element Ad Hoc Committee at its April 5 and April 27 meetings.
The Ad Hoc Committee considered these sites and recommended them for
inclusion in the draft Housing Element Update as shown in the following table
(Table B-3 of the Draft Housing Element Update). Note: Staff initially included 320
dwelling units on approximately eight acres of land at the Boeing site. Staff
subsequently removed this site at the request of Boeing.
Candidate Sites for Rezenina
Jr=timated
Potential
Vacant sites
XSite
Acreage
Acreage
General
Plan/Zoning
Density
(du/ac)
Underutilized sites
40
40
5
10.0
85
Potential ADUs
2
4
2
8
Totals
42
44
7
0
93
RHNA (2021-2029)
258
201
239
545
1,243
Shortfall
216
157
232
545
1,150
Source: City of Seal Beach, 2021
As shown in this table, there is currently a shortfall of potential sites to
accommodate the RHNA.
Candidate Sites for Rezoning. As indicated in the previous table, the City must
identify adequate sites to accommodate at least 1,150 additional dwelling units.
HCD also recommends that cities zone sufficient land to create a reasonable
"cushion" of approximately 20 percent above the total RHNA to compensate for
sites that may not be developed during the next eight years due to ownership or
development constraints. As the City's residentially -zoned districts are almost
completely built out, the staff team expanded its search criteria to also include non-
residential districts where mixed-use or overlay zoning could be accommodated
(particularly commercial parking areas). Potential candidate sites were presented
to the Housing Element Ad Hoc Committee at its April 5 and April 27 meetings.
The Ad Hoc Committee considered these sites and recommended them for
inclusion in the draft Housing Element Update as shown in the following table
(Table B-3 of the Draft Housing Element Update). Note: Staff initially included 320
dwelling units on approximately eight acres of land at the Boeing site. Staff
subsequently removed this site at the request of Boeing.
Candidate Sites for Rezenina
Page 5
Jr=timated
Potential
XSite
Acreage
Acreage
General
Plan/Zoning
Density
(du/ac)
PotentialTotal
Units
Existing Use
The Shops at
27.0
10.0
GC
40
400
Existing commercial
Rossmoor
center
Old Ranch Town
26.0
5.0
GC
40
200
Existing commercial
Center
center
Old Ranch
20.0
5.2
RG
23
120
Portion of golf
CountryClub
course
Leisure World
533.0
5.0
RHD -PD
30
150
Senior residential
PUD
Seal Beach
7.0
2.5
SC
30
75
Existing commercial
Plaza
center
Accurate
4.0
1.8
RHD -20
33
58
Existing self -
Storage
storage facilit
Sunset Aquatic
4.6
4.8
PS
30
144
County Regional
Park
Facility
Navy Site
22.0
4.0
MI
30
150
Portion of NWS
Seal Beach
Page 5
Seal Beach
g 0
4.0
SC
30
120
Existing commercial
Center
center
Main Street
15.0
n/a
MSSP
n/a
40
Existing commercial
district
99 Marina Drive
4.3
4.3
OE
20
86
Vacant, oil
se aration facility
TOTALS
1,543
NEXT STEPS:
Staff is requesting comments from the Planning Commission, City Council and
community stakeholders on the draft Housing Element, and City Council
authorization is requested to allow staff to submit the draft Housing Element to
HCD for review. Staff will make any revisions to the Housing Element as directed
by the City Council prior to HCD submittal.
HCD has 60 days to provide comments on the draft Housing Element. After
receiving HCD's comments, the staff team will prepare a proposed final draft
Housing Element for consideration at public hearings before the Planning
Commission and City Council. A mandated update to the Safety Element and a
new mandated Environmental Justice Element will either accompany
consideration of the final Housing Element or will follow immediately thereafter,
depending on the timing of their completion with regards to the mandated Housing
Element update schedule.
Following the adoption of the Housing Element, the City will conduct additional
analysis and meetings, including CEQA review, regarding specific land use and
zoning amendments pursuant to the requirements of State law.
Additional materials regarding the Housing Element update process, including a
Housing Element FAQ, meeting notices and draft documents, will be posted on the
City website at https://www.seaIbeachca.gov/Departments/Community�
Development/PIan ning-Development/Housing- Element- Update as they become
available. Interested parties may also submit questions or comments throughout
the Housing Element update process by emailing
housing update2021 CcDsealbeach ca. gov.
The tentative schedule for the remainder of the Housing Element update process
is as follows:
Timeframe
Milestone
Summer 2021
Prepare Draft Housing Element
Public review
Planning Commission & City Council review
Fall/Winter 2021-22
HCD review (draft)
Prepare Revised Draft Housing Element
Public review
Planning Commission & City Council review & adoption
Winter 2021-22
HCD review (adopted)
2022-2024
Implementation actions: Land use and zoning amendments
Page 7
ENVIRONMENTAL IMPACT:
There is no environmental impact associated with submittal of draft Housing Elements
to HCD. Appropriate CEQA analysis will be prepared prior to Planning Commission
and City Council public hearings to consider adoption of the Housing Element, and
additional CEQA analysis will be conducted prior to any future zoning amendments.
LEGAL ANALYSIS:
The City Attorney has reviewed this staff report and approved it as to form.
FINANCIAL IMPACT:
There is no fiscal impact associated with this action.
STRATEGIC PLAN:
This item is not applicable to the Strategic Plan.
MEASURE BB:
This item is not applicable to Measure BB, the Seal Beach Neighborhood and
Essential Services Protection Measure.
RECOMMENDATION:
That the City Council and Planning Commission conduct a study session to review the
draft 2021 Housing Element update, provide comments and direction to staff on the
Housing Element, and for the City Council to authorize staff to submit the draft Housing
Element to HCD for review.
SUBMITTED BY:
Barry Curtis
Barry Curtis, Interim Director of
Community Development
ATTACHMENTS:
A. Draft 2021 Housing Element Update
NOTED AND APPROVED:
Jill R. Ingram
Jill R. Ingram, City Manager
CITY OF
SEAL BEACH
2021-2029
Housing Element
DRAFT
September 2021
City of Seal Beach 2021-2029 Housing Element
Contents
Introduction................................................................................................................................
A.
Purpose of the Housing Element.........................................................................................1-1
B.
Data Sources and Methods................................................................................................1-2
1. State and Federal Resources..........................................................................................III-1
C.
Public Participation..............................................................................................................1-2
D.
Consistency with Other Elements of the General Plan....................................................I-2
IV. Constraints................................................................................................................................IV-1
II. Housing Needs Assessment......................................................................................................II-1
A.
Community Context............................................................................................................II-1
1. Land Use Plans and Regulations....................................................................................IV-1
B.
Population Characteristics..................................................................................................II-3
3. Development Fees and Improvement Requirements...............................................IV-24
1. Population Growth Trends................................................................................................II-3
B. Non -Governmental Constraints.....................................................................................IV-26
2. Age and Gender...............................................................................................................11-3
C.
Household Characteristics..................................................................................................II-4
3. Land Costs......................................................................................................................IV-27
1. Household Size...................................................................................................................II-4
September 2021
2. Housing Tenure..................................................................................................................11-5
3. Overcrowding....................................................................................................................II-6
4. Overpayment....................................................................................................................11-7
D.
Employment.........................................................................................................................II-9
1. Current Employment.........................................................................................................11-9
E.
Housing Stock Characteristics..........................................................................................II-1
1
1. Housing Type....................................................................................................................11-1
1
2. Housing Age and Conditions.........................................................................................11-11
3. Vacancy Rates................................................................................................................11-12
4. Housing Cost....................................................................................................................11-13
F.
Special Needs....................................................................................................................II-16
1. Persons with Disabilities...................................................................................................11-16
2. Elderly................................................................................................................................11-20
3. Large Households............................................................................................................11-21
4. Female -Headed Households.........................................................................................11-21
5. Farm Workers....................................................................................................................11-22
6. Homeless Persons.............................................................................................................11-22
G.
Assisted Housing at Risk of Conversion............................................................................II-23
H.
Housing Constructed, Demolished or Converted within the Coastal Zone................11-24
I.
Future Housing Needs........................................................................................................11-25
1. Overview of the Regional Housing Needs Assessment...............................................11-25
2. 2021-2029 Seal Beach Housing Needs..........................................................................11-25
III. Resources and Opportunities.................................................................................................III-1
A. Land Resources...................................................................................................................III-1
B. Financial and Administrative Resources..........................................................................III-1
1. State and Federal Resources..........................................................................................III-1
2. Local Resources................................................................................................................III-2
C. Energy Conservation Opportunities..................................................................................III-2
IV. Constraints................................................................................................................................IV-1
A. Governmental Constraints................................................................................................IV-1
1. Land Use Plans and Regulations....................................................................................IV-1
2. Development Processing Procedures.........................................................................IV-22
3. Development Fees and Improvement Requirements...............................................IV-24
B. Non -Governmental Constraints.....................................................................................IV-26
1. Environmental Constraints............................................................................................IV-26
2. Infrastructure Constraints..............................................................................................IV-27
3. Land Costs......................................................................................................................IV-27
Draft i
September 2021
City of Seal Beach 2021-2029 Housing Element
4. Construction Costs .................................................
5. Cost and Availability of Financing .......................
C. Affirmatively Furthering Fair Housing .........................
V. Housing Action Plan............................................................
A. Housing Goals, Policies and Programs .....................
B. Quantified Objectives ................................................
APPENDICES
Appendix A - Evaluation of the Prior Housing Element
Appendix B - Residential Land Inventory
Appendix C - Public Participation Summary
IV -27
........................................................ IV -27
..................................................... I V-28
..................................................... V-1
........................................................ V-1
...................................................... V-15
Draft ii September 2021
City of Seal Beach 2021-2029 Housing Element
List of Tables
Table II -1
Population Trends, 2000-2020 Seal Beach vs. SCAG Region.........................................11-3
Table II -2
Age Distribution by Gender Seal Beach.........................................................................11-4
Table II -3
Household Size Seal Beach...............................................................................................11-5
Table II -4
Household Tenure - Seal Beach vs. SCAG Region.........................................................11-6
Table II -5
Household Tenure by Age - Seal Beach.........................................................................II-6
Table II -6
Overcrowding - Seal Beach vs. SCAG Region...............................................................II-7
Table II -7
Overpayment by Income Category - Seal Beach........................................................II-8
Table II -8
Extremely -Low -Income Households -Seal Beach..........................................................11-9
Table II -9
Employment by Industry - Seal Beach..........................................................................11-10
Table II -10
Employment by Occupation - Seal Beach vs. SCAG Region....................................11-10
Table II -1 1
Housing by Type - Seal Beach vs. SCAG Region.........................................................
11-1 1
Table II -12
Age of Housing Stock - Seal Beach vs. SCAG Region.................................................11-12
Table II -13
Vacant Units by Type - Seal Beach vs. SCAG Region.................................................11-13
Table II -14
Income Categories and Affordable Housing Costs, 2021 - Orange County
...........11-14
Table II -15
Median Home Sales Prices for Existing Homes, 2000-2018 - Seal Beach vs.
SCAGRegion....................................................................................................................11-14
Table II -16
Monthly Owner Costs for Mortgage Holders - Seal Beach vs. SCAG
Region...............................................................................................................................11-15
Table II -17
Percentage of Income Spent on Rent - Seal Beach...................................................11-15
Table II -18
Rental Cost by Income Category - Seal Beach..........................................................11-16
Table II -19
Disabilities by Type - Seal Beach....................................................................................11-17
Table 11-20
Disabilities for Seniors by Type - Seal Beach.................................................................11-17
Table 11-21
Disabilities by Employment Status - Seal Beach...........................................................11-18
Table II -22
Developmental Disabilities for Seal Beach Residents..................................................11-19
Table II -23
Elderly Households by Income and Tenure - Seal Beach...........................................11-20
Table II -24
Female Headed Households -Seal Beach...................................................................11-21
Table II -25
Female Headed Households by Poverty Status - Seal Beach....................................11-22
Table II -26
Coastal Zone Housing Units Seal Beach........................................................................II-24
Table II -27
Regional Housing Needs 2021-2029...............................................................................II-25
Table IV -1
Residential Land Use Categories - Seal Beach General Plan.....................................IV-1
Table IV -2
Residential Zoning Districts...............................................................................................IV-2
Table IV -3
Permitted Residential Uses by Zoning District................................................................IV-3
Table IV -4
Development Standards for Residential Zoning Districts.............................................IV-5
Table IV -5
Residential Development Standards for Commercial/Mixed-Use Zoning
Districts.............................................................................................................................IV-10
Table IV -6
Residential Parking Requirements................................................................................IV-19
Table IV -7
Residential Permit Review Authority.............................................................................IV-22
Table IV -8
Planning and Development Fees.................................................................................IV-25
Table IV -9
Road Improvement Standards.....................................................................................IV-26
Table V-1
Quantified Objectives 2021-2029.................................................................................V-15
List of Figures
Figure II -1 Regional Location Map.....................................................................................................11-2
Figure IV -1 Racial Demographics -Seal Beach.............................................................................IV-30
Figure IV -2 Poverty Status - Seal Beach..........................................................................................IV-30
Figure IV -3 Population with a Disability - Seal Beach....................................................................IV-31
Figure IV -4 TCAC/HCD Opportunity Map - Seal Beach...............................................................IV-31
Draft iii September 2021
City of Seal Beach 2021-2029 Housing Element
This page intentionally left blank.
Draft iv September 2021
City of Seal Beach 2021-2029 Housing Element I. Introduction
I. INTRODUCTION
A. Purpose of the Housing Element
State law recognizes the vital role local governments play in the supply and affordability
of housing. Each local government in California is required to adopt a comprehensive,
long-term General Plan for the physical development of the city or county. The Housing
Element is one of the seven mandated elements of the General Plan. Housing Element
law, first enacted in 1969, mandates that local governments plan to meet the existing and
projected housing needs of all economic segments of the community. The law recognizes
that, in order for the private market to adequately address housing needs, local
governments must adopt land use plans and regulatory systems that provide opportunities
for, and do not unduly constrain, housing development. As a result, housing policy in
California rests largely upon the effective implementation of local General Plans and, in
particular, local Housing Elements. Housing Element law also requires the California
Department of Housing and Community Development (HCD) to review local housing
elements and to report its written findings to local governments with respect to the Housing
Element's conformance with state law.
As mandated by State law, the planning period for this Housing Element extends from 2021
to 2029. This Element identifies strategies and programs that focus on the following major
goals:
• Facilitate the development of a variety of housing types for all income levels to
meet the existing and future needs of residents;
• Assist in the development of adequate housing to meet the needs of low- and
moderate -income households;
• Address and, where appropriate and legally possible, remove governmental
constraints to the maintenance, improvement and development of housing;
• Maintain and enhance the existing quality of residential neighborhoods in Seal
Beach;
• Affirmatively further fair housing opportunities for all persons regardless of race,
color, national origin, ancestry, religion, sex, marital status, income, or familial
status.
The Housing Element consists of the following major components:
An analysis of the City's demographic and housing characteristics and trends
(Chapter II);
An evaluation of land, financial, and administrative resources available to
address the City's housing goals (Chapter III);
A review of potential constraints, both governmental and non-governmental,
to meeting the City's housing needs (Chapter IV); and
Draft 1-1 September 2021
City of Seal Beach 2021-2029 Housing Element I. Introduction
• A Housing Action Plan for the 2021-2029 planning period, including housing
goals, policies and programs (Chapter V).
• A review of the City's accomplishments and progress in implementing the
previous Housing Element is provided in Appendix A.
B. Data Sources and Methods
In preparing the Housing Element various data sources are utilized. Chapter II - Housing
Needs Assessment utilizes HCD-approved data compiled by the Southern California
Association of Governments (SCAG), which is based primarily on the U.S. Census Bureau
American Community Survey (ACS). Some population and housing unit data are also
prepared by the California Department of Finance (DOF). City records also provide data
regarding some issues such as units at risk of conversion and housing construction and
demolition activity in the Coastal Zone.
C. Public Participation
Section 65583(c) (5) of the Government Codestates that "The local government shall make
diligent effort to achieve public participation of all the economic segments of the
community in the development of the housing element, and the program shall describe
this effort." Public participation played an important role in the formulation and refinement
of the City's housing goals, policies and programs for the next 8 years. Please see Appendix
C for information regarding the public involvement process for the 2021 Housing Element
update.
D. Consistency with Other Elements of the General Plan
The elements that comprise the Seal Beach General Plan are required to be internally
consistent. Together these elements provide the framework for development of facilities,
services and land uses necessary to address the needs and desires of the City residents.
The City will ensure consistency between the various General Plan elements and ensure
policy direction introduced in one element is reflected in other plan elements. For
example, residential development capacities established in the Land Use Element and
constraints to development identified in the Safety/Noise Element are reflected in the
Housing Element. This Housing Element builds upon the other General Plan elements and is
consistent with the policies and proposals set forth by the Plan. As the General Plan is
amended from time to time, the City will review the Housing Element for internal
consistency and make any necessary revisions.
SB 1087 of 2005 requires cities to provide a copy of their Housing Elements to local water
and sewer providers, and also requires that these agencies provide priority hookups for
developments with lower-income housing. These providers were consulted during
preparation of the Housing Element update and a copy of the final Housing Element will
be provided to these agencies upon adoption.
Draft 1-2 September 2021
City of Seal Beach 2021-2029 Housing Element I. Introduction
Government Code Section 65302 requires that the Safety and Conservation Elements be
reviewed with each update to the Housing Element.
Draft 1-3 September 2021
City of Seal Beach 2021-2029 Housing Element I. Introduction
This page intentionally left blank.
Draft 1-4 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
II. HOUSING NEEDS ASSESSMENT
Meeting the various housing needs of residents is an important goal for Seal Beach. The
first step to achieving this goal is understanding the housing needs in the community. This
chapter explores the various demographic and housing characteristics in the City to help
guide the development of policies and programs to address those needs.
The Housing Needs Assessment utilizes recent data from the U.S. Census, California
Department of Finance (DOF), Southern California Association of Governments (SCAG)
and other relevant sources. Supplemental data was obtained through field surveys.
A. Community Context
Seal Beach encompasses 11.4 square miles in northwestern Orange County south of Long
Beach (in Los Angeles County) and north of Huntington Beach (see Figure II -1).
Incorporated in 1915 primarily as a farming community, the City has grown while still
maintaining its small town atmosphere. The population of the City remained relatively
stable from 1915 to 1944 with little more than 1,000 residents. However, in 1944 the U S Navy
acquired half of the City to construct the Naval Weapons Station bringing new residents
to Seal Beach. The population increased to more than 7,000 persons in 1954 with the
development of the Marina Hill subdivision. In 1962, Leisure World retirement community
was established with an estimated 9,000 senior residents. In 1966, a large housing tract
referred to as College Park East was developed and added an additional 5,000
homeowners. As of January 1, 2021, the Seal Beach population was approximately 24,443
according to the California Department of Finance.
The demographic characteristics of Seal Beach have remained relatively stable over the
past three decades. With the presence of Leisure World and many condominium
developments catering to retired persons, the City has a large number of elderly
households. The City's prime beachfront location appeals to the affluent, both working
and retired. Property values in Seal Beach increased as the City has become increasingly
built out. Newcomers to the City who can afford high housing costs tend to be those of
upper incomes or retired persons with substantial assets. However, the City also has long-
time residents who purchased their homes many years ago when real estate was still
affordable. Many of these long-time residents have fixed incomes and may have difficulty
in maintaining their homes.
The housing stock in Seal Beach consists of a mix of single-family and multi -family units with
one mobile home park. Though a majority of the housing units are more than 40 years of
age, housing is generally in good condition with the exception of some older beach areas
and some units in the mobile home park.
Draft II -1 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Figure II -1 Regional Location Map
LOS AN G E L E S
Santa COUNT Y
Clarita
mar
coima
Van Glendale
Nuys
'oodland ift
Monrovia Azuza
Sherman
Pasadena
Claremo
Hills
Oaks
Arcadia
107
CP
Baldwin
San
Beverly Hollywood
Alhambra
i
Park
Covina Dimas
Hills
Monterey
WestPomona
Covina na
Santa
Park
Monica V
Walnut
Culver
Cit Y
Los
Pico
1L'
Marina Del Rey Inglewood
Angeles
An eles
r ivera Whittier
La Habra
South
Heights__
Playa Del Rey
Gate Downey
Brea
EI Segundo
Hawthorne
=
a
Yorba
O
Compton
Bellflower
irada
inda
Manhattan Beach
Fullerton
m
Redondo Beach Torrance
Lakewood
Anaheim
ORANGE
Orange COUNTY
Garden
Palos
Grove
Verdes
Estates
Long
Santa Tustin
San
Pedro
ach
BeSEA
Ana
Huntington
BEACH
Beach
Costa
� Irvine
Mesa
F
Newport
Beach
Draft II -2 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
B. Population Characteristics
1. Population Growth Trends
Seal Beach had an estimated population of 24,992 in 2020, including 239 living in group
quarters according to the California Department of Finance. During the 20 -year period
from 2000 to 2020 Seal Beach had an annual growth rate of 0.2% compared to 0.7% for
the region as a whole (see Table II -1).
Table II -1
Population Trends, 2000-2020
Seal Beach vs. SCAG Region
252 19,5
25.0 19.0
24,8 185
24-6 1s_o
24 4 175
17.0 =
242 165
24.0 16-0
23.8 15.5
23.6 15.0
2040 20Q5 2x14 2015 2424
Seal Beach 24,157 24,257 24,168 24,995 24,992
�SGAG 16,516,743 17,541,873 18,051,534 18,731,901 19,421,787
C.4 DOFF -5 Popukawn andKausirrg Unit EsVmates
2. Age and Gender
Housing needs are influenced by the age characteristics of the population. Different age
groups require different accommodations based on lifestyle, family type, income level,
and housing preference. Table II -2 shows the city's estimated population by age group
and gender. The share of the population under 18 years of age is about 13%, which is lower
than the regional share of 23%. Seal Beach's seniors (65 and above) make up 39% of the
population, which is higher than the regional share of 13%.
Draft II -3 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Table II -2
Age Distribution by Gender
Seal Beach
1,500
1,000
500 ■ ■ . M - ■ ■ ■ ■ . . , , , , , , ■
d 11111111111 10-14 15-18 2}34 2525 30,34 35-3B 46,0. 115-48 Sa-511 5635 6064 8539 76-74 7579 H 6— -5+
504 M - M ■ . ■
1.000
1-500
2-000
■Male ■Female
Amerimn Cammuniry Survey 2014-2018 5 -year estimates
C. Household Characteristics
1. Household Size
Household characteristics are important indicators of the type and size of housing needed
in a city. The Census defines a "household" as all persons occupying a housing unit, which
may include single persons living alone, families related through marriage or blood, or
unrelated persons sharing a single unit. Persons in group quarters such as dormitories,
military barracks, prisons, retirement or convalescent homes, or other group living situations
are included in population totals but are not considered households.
Table II -3 illustrates the range of household sizes in Seal Beach for owners, renters, and
overall. The most commonly occurring household size is of one person (45.1%) and the
second -most commonly occurring household is of two people (35.4%). Seal Beach has a
higher share of single -person households than the SCAG region overall (45.1% vs. 23.4%)
and a lower share of 7+ person households than the SCAG region overall (0.1 % vs. 3.1 %).
Draft II -4 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Table II -3
Household Size
Seal Beach
45.0'X. a
40.0
35.0%
25-0%
' 20 -ft
15.0% �
1a.o�
5.03
Ilk"
4.4% —
1 2 3 4 5 6 7+
Namber of People per Hwsehald
■ Renter ■Owner ■ Toml
Arwrimrr Cammurriiy Survey 201420I8 5-y,eor estimates.
2. Housing Tenure
Housing tenure (owner vs. renter) is an important indicator of the housing market.
Communities need an adequate supply of units available both for rent and for sale in order
to accommodate a range of households with varying income, family size and
composition, and lifestyle. Table II -4 shows that over three-quarters of housing units in Seal
Beach are owner -occupied compared to 53% for the region as a whole. Younger Seal
Beach residents are more likely to be renters while those over age 45 are predominantly
homeowners (Table II -5).
Draft II -5 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
American Community Survey 2014-201B 5 -year estimates.
Table II -5
Household Tenure by Age -
SealBeach
3,000
2,50D
.� 2rGOD
1r500
0
LOW
500 sm 16 L L L L_
0
15-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+
■Owner 7 88 328 1,032 821 953 2892 2,551 1,431
■Renter 13D 717 518 585 319 131 254 1W 157
Anwrican Community Survey 2 014 -2 018 5 -year estimates.
3. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The
U.S. Census Bureau considers a household to be overcrowded when there is more than
one person per room, excluding bathrooms and kitchens, with severe overcrowding when
there are more than 1.5 occupants per room. Table II -6 summarizes overcrowding for the
Draft II -6 September 2021
Table II -4
Household Tenure -
Seal Beach vs. SCAG Region
761096
70.06
60.096
50.06
� 40.06
30.096
24.0%.
20.096
10.096
0.096
Seal Beach STAG
■ Owner (%) ■ Renter (%)
American Community Survey 2014-201B 5 -year estimates.
Table II -5
Household Tenure by Age -
SealBeach
3,000
2,50D
.� 2rGOD
1r500
0
LOW
500 sm 16 L L L L_
0
15-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+
■Owner 7 88 328 1,032 821 953 2892 2,551 1,431
■Renter 13D 717 518 585 319 131 254 1W 157
Anwrican Community Survey 2 014 -2 018 5 -year estimates.
3. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The
U.S. Census Bureau considers a household to be overcrowded when there is more than
one person per room, excluding bathrooms and kitchens, with severe overcrowding when
there are more than 1.5 occupants per room. Table II -6 summarizes overcrowding for the
Draft II -6 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
City of Seal Beach compared to SCAG region as a whole. (Note: Severely overcrowded
units are a subset of overcrowded units.)
Table II -6
Overcrowding —
Seal Beach vs. SCAG Region
18.0%
16.0% 15.6:
32
t 14.0%
8 12.0%
= 10.0%
8.0% 6.4%
6.0% 4.9%
C
4.0% 23 2.1%
1.10+/morn 15+ froom 10+/room 1.5+ froom
Owner Owner Renter Renter
■Seal Beach ■SWAG
Arrrerimn Community Survey 2014-2018 5-yeur estimates.
The incidence of overcrowding is very low in Seal Beach compared to regional averages.
The relatively high cost of housing in Seal Beach and throughout the region is considered
to be the primary cause of overcrowding. Several programs in the Housing Action Plan
(Chapter V) designed to address housing affordability will also help to alleviate
overcrowding. These programs include 1 a (Provision of Adequate Sites), 1 c (Accessory
Dwelling Units), 2b (Affordable Housing Resources), 3a (Section 8 Rental Assistance),
Program 3c (Maintenance of Affordability Covenants on Publicly -Assisted Housing); and
5b (Housing Information and Referral).
4. Overpayment
According to State housing policy, overpaying occurs when housing costs exceed 30% of
gross household income. Table II -7 displays recent estimates for overpayment by Seal
Beach households. This table shows that households in the lower income categories are
more likely to overpay for housing.
Although homeowners enjoy income and property tax deductions and other benefits that
help to compensate for high housing costs, lower-income homeowners may need to defer
maintenance or repairs due to limited funds, which can lead to deterioration. For lower-
income renters, severe cost burden can require families to double up resulting in
overcrowding and related problems.
Draft II -7 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Table II -7
Overpayment by Income Category - Seal Beach
Households by Share of Income
Saenton Housinfcost:
Income
<: 30X
3050 ;
:> 5D'%
< 39X, HAMFI
1-185
504
795
30-50'X. HANIFI
1545
380
33D
50 80'X, HANIFI
1324
9T9
205
80-1M'.n HAMFI
589
195
74
> 100'X, HANIFI
4-450
984
80
Totaf Households
8,893
1.842
1,464
HUD CHAS, 2012-2016. HAMF? refers to Housing Urban DeveAoprrrenrArev Median R rrriOy Income.
The relatively high cost of housing in Seal Beach and throughout the region is the primary
cause of overpayment. Several programs in the Housing Action Plan (Chapter V) designed
to address housing affordability will also help to address this issue. These programs include
1 a (Provision of Adequate Sites), 1 c (Accessory Dwelling Units), 2b (Affordable Housing
Resources), 3a (Section 8 Rental Assistance), Program 3c (Maintenance of Affordability
Covenants on Publicly -Assisted Housing); and 5b (Housing Information and Referral).
Extremely -Low -Income Households
State law requires quantification and analysis of existing and projected housing needs of
extremely -low-income (ELI) households. Extremely -low-income is defined as households
with income less than 300 of area median income. Housing the extremely -low-income
population is especially challenging. HUD's CHAS dataset provides information on ELI
households in Seal Beach (Table II -8). The race/ethnicity with the highest share of ELI
households in Seal Beach is Asian and other, non -Hispanic (28.4% compared to 21.4% of
total population). In the SCAG region, the highest share of ELI households is Black, non -
Hispanic (27.1% compared to 17.7% of total households).
Draft II -8 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Table II -8
Extremely -Low -Income Households - Seal Beach
HUD CHAS, 2012-2016. HAll R refers to Hou&ing Urban DevOuprrenr.4rea Me-dran rarr!;r bnccvne.
D. Employment
Employment is an important factor affecting housing needs within a community. The jobs
available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.
1. Current Employment
Seal Beach has 10,005 workers living within its borders who work across 13 major industrial
sectors. The chart below provides detailed employment information. The most prevalent
industry is Education & Social Services with 2,671 employees (26.7% of total) and the
second most prevalent industry is Professional Services with 1,452 employees (14.5% of
total) (Table II -9).
Draft II -9 September 2021
Total
Households
Households
below 30%
HAMFI
Share
below 30%
HAMFI
White, non -Hispanic
9,930
2.090
X1.0
Black, noirHispanic
66
0
0.0 X.
."-^Mali acid other, rion-Hispanic
1,312
373
28.E 4
Hinpanic
1,089
183
17.0 X.
TOTAL
1-2,396
2,648
21.4%
Rentor -occupied
3.130
563
17.7;-
0wrier-occupied
9,255
2,093
22.6:1
TOTAL
1.2,385
2,650
21.4%
HUD CHAS, 2012-2016. HAll R refers to Hou&ing Urban DevOuprrenr.4rea Me-dran rarr!;r bnccvne.
D. Employment
Employment is an important factor affecting housing needs within a community. The jobs
available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.
1. Current Employment
Seal Beach has 10,005 workers living within its borders who work across 13 major industrial
sectors. The chart below provides detailed employment information. The most prevalent
industry is Education & Social Services with 2,671 employees (26.7% of total) and the
second most prevalent industry is Professional Services with 1,452 employees (14.5% of
total) (Table II -9).
Draft II -9 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Table II -9
Employment by Industry -
SealBeach
Agriculture ' 54
Construction - 387
Mnnufar~turing
Wl olesule Rrnde - 377
Rtfail Trade 662
Trnnsponation - 501
Information _ 252
Finance
Professional Services
Education & Social Services
Arts, Errterwinment, Recreation 789
Other 389
Public Adminingration 433
0 504 1904
1,035
1,023
1:462
2x671
5,504 2,404 2.540 3,040
Arrrerican Community Seuuey 2 014-2 018 5 -year estimotes wing groupings o f 2 -digit AWC5 codes_
The most prevalent occupational category in Seal Beach is Management, in which 5,440
(54.4% of total) employees work. The second -most prevalent type of work is in Sales, which
employs 2,535 (25.3% of total) in Seal Beach (Table II -10).
Table II -10
Employment by Occupation - Seal Beach vs. SCAG Region
6C. 44:
50.0%
40.0%B18,027�
30.096
20.096 I-too�i
1se,arr
10.096 aaa ersas ago
0.0% ■ � ■
Management Senriom Sales Natural Resources Roduction
■ Seal Beach 54.4% 111% 25.3% 4.496 4.8:x,
■ SG'4G 34.2% 19.6% 22.896 88% 14.6'x.
■ Seal Beach - SCAG
Arnenoan C Dm munity Survey 2014-2018 5 -year estimotes wing groupings o f SOC codes_
Draft II -10 September 2021
City of Seal Beach 2021-2029 Housing Element 11. Housing Needs Assessment
E. Housing Stock Characteristics
This section presents an evaluation of the characteristics of the community's housing stock
and helps in identifying and prioritizing needs. The factors evaluated include the number
and type of housing units, recent growth trends, age and condition, tenure, vacancy,
housing costs, affordability, and assisted affordable units at -risk of loss due to conversion
to market -rate. A housing unit is defined as a house, apartment, mobile home, or group of
rooms, occupied as separate living quarters, or if vacant, intended for occupancy as
separate living quarters.
1. Housing Type
Table II -1 1 provides information on the housing stock in Seal Beach. The most prevalent
housing type in Seal Beach is multifamily, 5+ units with 7,012 units. The share of all single-
family units in Seal Beach is 43%, which is lower than the 62% share in the SCAG region. The
average household size (as expressed by the population to housing unit ratio) is 1.84. Both
housing type and average household size are influenced by the Leisure World community,
which has a high proportion of multi -family units and low average household size.
2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior
to 1978 before stringent limits on the amount of lead in paint were imposed may have
interior or exterior building components coated with lead-based paint. Housing units built
before 1970 are the most likely to need rehabilitation and to have lead-based paint in
deteriorated condition. Lead-based paint becomes hazardous to children under age six
Draft II -1 1 September 2021
Table II -11
Housing by Type -
Seal Beach vs. SCAG Region
100.`
say;.
o
7,012
50i.
° 40i.
4,732
ty J}yJVyy1.
t 2VI.
pp �.� pp
�� .8 1rJ-Lfi
,
1
111111111111111 IIIIIIIIIII■ 111111111111111
15�
Singe -Family
Sihoe-Farnily Multifamily, 2-4
Mullifamily,5+Units
�
Mobile Homes
Detached
Attached Units
■Seal Beach (%)
32.6%
ICA% 7.7%
482%
1.1%
■S('YG;%)
54.496
7.2% 7.5%
27.3%
3.5%
G4 DOF F-5 Papixk aron and Housing Unit EsVmotes
2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior
to 1978 before stringent limits on the amount of lead in paint were imposed may have
interior or exterior building components coated with lead-based paint. Housing units built
before 1970 are the most likely to need rehabilitation and to have lead-based paint in
deteriorated condition. Lead-based paint becomes hazardous to children under age six
Draft II -1 1 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
and to pregnant women when it peels off walls or is pulverized by windows and doors
opening and closing.
Table II -12 shows the age distribution of the housing stock in Seal Beach compared to the
region as a whole. This table shows that about three-quarters of all housing units in Seal
Beach were constructed prior to 1970. Even though the majority of homes are more than
50 years old, housing conditions are generally good to excellent, and very few homes are
in need of any significant repair. The City's Code Enforcement activities focus on
maintaining a high quality of life for residents and visitors. Most enforcement activities are
complaint -driven, although ongoing monitoring occurs in the Seal Beach Shores Trailer
Park. It is estimated that approximately 10 mobile homes in the park are in need of some
form of rehabilitation. Program 4c (Housing Conditions Monitoring) is intended to address
these needs.
3. Vacancy Rates
Table II -13 shows the types of vacant units in Seal Beach compared to the SCAG region.
Over half of vacant units in Seal Beach were classified as "seasonal" indicating these units
are likely to be second homes.
Draft II -12 September 2021
Table II -12
Age of Housing Stock -
Seal Beach vs. SCAG Region
60%
5096
:3 40%
~ 30%
20%
10%
d
I�
J
2G14 &
2010-
2004 1990- 1980- 1974
1964
1950-
1940-
M9&
Laxer
2013
2049 1999 1989 1979
1968
1959
1949
Earlier
Seal Beach (96)
0.3%
0.3%
4.3% 2.496 5.4% 13.5%
55.3%
12.696
3.7%
2-1%
SCAG (%I
1.096
1.5%
10196 9,5% 15.0% 16.3%
14.5%
15.996
6.9%
9.3%
■seal Beach 3%) ESM (%)
American Cammrurrity Survey 20142418 3 -year estimates.
3. Vacancy Rates
Table II -13 shows the types of vacant units in Seal Beach compared to the SCAG region.
Over half of vacant units in Seal Beach were classified as "seasonal" indicating these units
are likely to be second homes.
Draft II -12 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Table II -13
Vacant Units by Type -
Seal Beach vs. SCAG Region
4M
L9 50%
40
� 30
20.7'%
13.3%
�
� 10
10.4
5-4°k
7,996
IN0-■
■
0%
For Rent Rented
For Sale
Amerimrt Community Survey 2 014-2 018 5 -year estimates.
4. Housing Cost
a. Housing Affordability Criteria
515%
33-5%
27.7%
19.
5-S'% 4,596
■ - 11 0.0% 0396
Sdd Seasonal Migrant Other
03enl6ench ■SLAG
State law establishes five income categories for purposes of housing programs based on
the area (i.e., county) median income ("AMI"): extremely -low (30% or less of AMI), very -
low (31-50% of AMI), low (51-80% of AMI), moderate (81-120% of AMI) and above moderate
(over 120% of AMI). Housing affordability is based on the relationship between household
income and housing expenses. Each year the California Department of Housing and
Community Development publishes income guidelines for these income categories.
Housing is generally considered "affordable" if the monthly payment is no more than 30%
of a household's gross income. In some areas (such as Orange County), these income
limits may be increased to adjust for high housing costs.
Table II -14 shows affordable rent levels and estimated affordable purchase prices for
housing in Orange County by income category as of 2021. Based on State -adopted
standards, the maximum affordable monthly rent (including utilities) for a 4 -person
extremely -low-income households is $1,009, while the maximum affordable rent for very -
low -income households is $1,671. The maximum affordable rent for low-income households
is $2,689, while the maximum for moderate -income households is $3,201. These figures are
adjusted for smaller or larger households.
Affordable purchase prices are more difficult to determine due to variations in mortgage
interest rates and qualifying procedures, down payments, special tax assessments,
homeowner association fees, property insurance rates, etc. With this caveat, the
affordable home purchase prices by income category shown in Table II -14 have been
estimated based on typical conditions. Affordable purchase prices have only been
Draft II -13 September 2021
City of Seal Beach 2021-2029 Housing Element Il. Housing Needs Assessment
estimated for the moderate and above -moderate level because affordable for -sale
housing in high-cost areas is generally not feasible at the lower income levels.
Table II -14
Income Categories and Affordable Housing Costs, 2021 -
Orange County
Extremely Low $40,350 $1,009
Very Low $67,250 $1,681
Low $107,550 $2,689
Moderate $128,050 $3,201 $500,000
Above moderate Over $128,050 Over $3,201 Over $500,000
Assumptions:
Based on a family of 4 and 2021 State income limits; 30% of gross income for rent or principal, interest, taxes &
insurance; 5% down payment, 4% interest, 1.25% taxes & insurance, $350 HOA dues
Notes:
Tor -sale affordable housing is typically at the moderate -income level
Source: Cal. HCD; JHD Planning LLC
b. For -Sale Housing
Between 2000 and 2018, median home sales prices in Seal Beach increased 151% while
prices in the SCAG region increased 151 %. Median home sales prices in Seal Beach in 2018
were $952,000, representing the highest prices as of that date. Prices in Seal Beach have
ranged from a low of 141.8% of the SCAG region median in 2007 and a high of 232.7% in
2009 (Table II -15).
Table II -15
Median Home Sales Prices for Existing Homes, 2000-2018 -
Seal Beach vs. SCAG Region
S1,a0o,o0a
ss0o,000
$s0a,000
$700,000
$
�60o,006 ,or_
$500,
W0,000
$300,000
$20,000
simrow
0e le le lop e0� ��'00 '01;1 '4ti '° Pb
ry❑yA �a�w
Seal Beach —a—SCAG — _ —Seal Beach Peroentage ofSGAG Price
SG4G Local Profr+ea, Core LagogVato Quick. SG4G median home sales price calculated as housiehaldaveighted average of county medians_
250.0%
20011%
150.
100�y11%
50.0%
0.0%
Draft II -14 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
As seen in Table II -16, the most common monthly mortgage cost for Seal Beach
homeowners is over $4,000 as compared to $2,000 to $3,000 for the region as a whole.
Table II -16
Monthly Owner Costs for Mortgage Holders -
Seal Beach vs. SCAG Region
40%
35% 33.4'i
� 29. .:
7
`% 25% 24.1'
96 19.6% 20.296
20%
15% _ 13.7% 13. 5495 2.3']x.
0
10% 6.2%5 i96 6.2'�',
0% 10.596 ME
4500 $504$1404 $104041500 $150442DOD $200043000 $3000-$4000 44,000
Mortgdge- Monthly Payment
■ Seul Bead ■S=
,4merrmn Community Survey 2 014-2 013 5 -year estunotes.
C. Rental Housing
Across Seal Beach's 2,996 renter households, 1,262 (42%) spend 300 or more of gross
income on housing cost, compared to 55% in the SCAG region. Additionally, 561 renter
households in Seal Beach (19%) spend 50% or more of gross income on housing cost,
compared to 29% in the SCAG region (Table 11-17 ). As illustrated in Table II -18, households
with the lowest incomes typically spend the highest proportion of their incomes on rent.
Table II -17
Percentage of Income Spent on Rent -
SealBeach
600 5e_
a
500
450
400 ss1
4 0#
15 300 280 257
21-- 221
200 S82 939
4 —
<10 6 1&15% 15-20% 2&25% 25-30914 3&35% 35 -KN 40-499 >50% Not
Oampured
Pen2ntd Income Spent on Rent
Draft II -15 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Table II -18
Rental Cost by Income Category -
SealBeach
100%
—
90%
80%
70%
= 60%
50%
40%
° 30%
20%
z 10%
096
Less than
$20,000 to $415,000 to
$50,000 do
$175,004 to
$20,000$34r999
$49,999
$74,999
$99,999
0>50%
209
200
105
41
6
■ 30-49%
16
48
151
322
88
■ 20-29%
0
13
0
99
233
■ <212%
0
0
0
20
68
Incorne Category
Arrrerimn Community Survey 201¢2018 5-yeur esthnotes.
F. Special Needs
$100,000 or
more
0
76
385
695
■>50%
■ 3D49%
■ 20-25%
■ <20%
Certain groups have greater difficulty in finding decent, affordable housing due to special
circumstances. Such circumstances may be related to one's employment and income,
family characteristics, disability, or other conditions. As a result, some Seal Beach residents
may experience a higher prevalence of overpayment, overcrowding, or other housing
problems.
State Housing Element law defines "special needs" groups to include persons with
disabilities (including developmental disabilities), the elderly, large households, female -
headed households with children, homeless people, and farm workers. Many households
within these special needs groups also fall within the extremely -low-income category. This
section contains a discussion of the housing needs facing each of these groups.
1. Persons with Disabilities
The Americans with Disabilities Act (ADA) defines a disabled person as having a physical
or mental impairment that substantially limits one or more major life activities. Disabled
persons may have special housing needs as a result of their disability. Problems may
include low income, high health care costs, dependency on supportive services, or a need
for special building accommodations such as access ramps or elevators.
Table II -19 and Table II -20 show recent disability data for Seal Beach residents. The most
common type of disability for all age groups as well as for seniors was ambulatory. Housing
Draft II -16 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
opportunities for those with disabilities can be improved through housing assistance
programs and universal design features such as widened doorways, ramps, lowered
countertops, single -level units and ground floor units.
Table II -19
Disabilities by Type - Seal Beach
Independent Living 1,536
Self-care 5,078
Ambulatory 2,588
Cognitive 1,253
Vision 667
Hearing 1,440
0 5C4 5,084 1'540 2,404 2,5C4 3,C4C
Amerema Community 5urvey 2014 -20135 -year estimates.
Table II -20
Disabilities for Seniors by Type - Seal Beach
34.0%
25-0% 23.8'/t2 .9%
24.496
4
15-0% 13. .1%
14.196
14.0% 8.
5.5% 6.6%
5.496 ,
4.0%
Hearing Vision Cognitive Ambulatory
■ Seal Beach Percent ESM Region Percent
American Community Survey 2014-2018 5 -year estimates.
17,5%
14.5%
14.49tiA.5%
11
Self -cure Independent Living
Draft II -17 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
As seen in Table II -21, nearly half of Seal Beach residents who reported a disability were
employed.
Table II -21
Disabilities by Employment Status - Seal Beach
Arrwricarr GomrnurVty Survey 2014-2018 5 -ye -or estimates.
Developmental Disabilities
As defined by federal law, "developmental disability" means a severe, chronic disability
of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and
physical impairments;
• Is manifested before the individual attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas
of major life activity: a) self-care; b) receptive and expressive language; c)
learning; d) mobility; e) self-direction; f) capacity for independent living; or g)
economic self-sufficiency;
• Reflects the individual's need for a combination and sequence of special,
interdisciplinary, or generic services, individualized supports, or other forms of
assistance that are of lifelong or extended duration and are individually
planned and coordinated.
The Census does not record developmental disabilities. According to the U.S.
Administration on Developmental Disabilities, an accepted estimate of the percentage of
the population that can be defined as developmentally disabled is 1.5 percent. Many
developmentally disabled persons can live and work independently within a conventional
housing environment. More severely disabled individuals require a group living
environment where supervision is provided. The most severely affected individuals may
require an institutional environment where medical attention and physical therapy are
provided. Because developmental disabilities exist before adulthood, the first issue in
Draft II -18 September 2021
With a
Disebilityr
Percent cf
Total
No Disability
Percent cf
Total
Employed
387
48'/.
8,404
79'/.
Unemployed
72
101A
340
3 X.
Not in Lobar Farce
310
42'/.
1,959
181A
TOTAL
739
10.703
Arrwricarr GomrnurVty Survey 2014-2018 5 -ye -or estimates.
Developmental Disabilities
As defined by federal law, "developmental disability" means a severe, chronic disability
of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and
physical impairments;
• Is manifested before the individual attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas
of major life activity: a) self-care; b) receptive and expressive language; c)
learning; d) mobility; e) self-direction; f) capacity for independent living; or g)
economic self-sufficiency;
• Reflects the individual's need for a combination and sequence of special,
interdisciplinary, or generic services, individualized supports, or other forms of
assistance that are of lifelong or extended duration and are individually
planned and coordinated.
The Census does not record developmental disabilities. According to the U.S.
Administration on Developmental Disabilities, an accepted estimate of the percentage of
the population that can be defined as developmentally disabled is 1.5 percent. Many
developmentally disabled persons can live and work independently within a conventional
housing environment. More severely disabled individuals require a group living
environment where supervision is provided. The most severely affected individuals may
require an institutional environment where medical attention and physical therapy are
provided. Because developmental disabilities exist before adulthood, the first issue in
Draft II -18 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
supportive housing for the developmentally disabled is the transition from the person's
living situation as a child to an appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community-
based services to persons with developmental disabilities and their families through a
statewide system of 21 regional centers, four developmental centers, and two community-
based facilities. The Regional Center of Orange County (RCOC) is one of 21 regional
centers in the State of California that provides point of entry to services for people with
developmental disabilities. The RCOC is a private, non-profit community agency that
contracts with local businesses to offer a wide range of services to individuals with
developmental disabilities and their families. DDS data regarding developmental
disabilities for Seal Beach residents are shown in Table II -22.
Table II -22
Developmental Disabilities for Seal Beach Residents
SealBeech
By Residence= Home of Perer,t/Family; i;uardiar,
94
hideperidlerd/Supported Living
5
Community Care Facility
0
hitermedinte Care Facility
0
FoGteVFamily Hayne
5
Other
5
By Age= 0 - 17 Yenrs
109
18+ Yearn`
54
TOTAL
272
CA DDS consumer count by CA ZIP, age group and residence type for the end of June 2019.
Data available in 161/197 SCAG jurisdictions.
Any resident of Orange County who has a developmental disability that originated before
age 18 is eligible for services. Services are offered to people with developmental disabilities
based on Individual Program Plans and may include: Adult day programs; advocacy;
assessment/consultation; behavior management programs; diagnosis and evaluation;
independent living services; infant development programs; information and referrals;
mobility training; prenatal diagnosis; residential care; respite care; physical and
occupational therapy; transportation; consumer, family vendor training; and vocational
training. RCOC also coordinates the State -mandated Early Start program, which provides
services for children under age three who have or are at substantial risk of having a
developmental disability.
The mission of the Dayle McIntosh Center is to advance the empowerment, equality,
integration and full participation of people with disabilities in the community. The Center is
not a residential program, but instead promotes the full integration of disabled persons into
Draft II -19 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
the community. Dayle McIntosh Center is a consumer -driven organization serving all
disabilities. Its staff and board are composed of over 50% of people with disabilities. Its two
offices service over 500,000 people in Orange County and surrounding areas with
disabilities. The main office in Garden Grove is located in close proximity to Seal Beach.
In addition, City housing programs that respond to the needs of this population include 1 d
(Emergency Shelters, Low Barrier Navigation Centers and Transitional/Supportive Housing),
2b (Affordable Housing Resources), and 3a (Section 8 Rental Assistance).
2. Elderly
Seal Beach seniors age 65+ make up about 39% of the city's population, which is
significantly higher than the regional share of 13%. (Table 11-23 ). The unusually high number
of senior households in Seal Beach is in large part attributable to the presence of the Leisure
World community. Recent Census data estimated that of Seal Beach's 7,250 senior
households, 31 % earn less than 30% of the surrounding area income, (compared to 24% in
the SCAG region), and 53% earn less than 50% of the surrounding area income (compared
to 31 % in the SCAG region). Many elderly persons are dependent on fixed incomes and/or
have a disability. Elderly homeowners may be physically unable to maintain their homes
or cope with living alone. The housing needs of this group can be addressed through
smaller units, accessory dwelling units on lots with existing homes, shared living
arrangements, congregate housing, and housing assistance programs.
Table II -23
Elderly Households by Income and Tenure - Seal Beach
h,come category, relative 3DX HAMFI
t0 ;urrowidlhgarea:
30-50'X• HAMFI
50-80'X HAMFI
80-100'/. HAMFI
HAMFI
TOTAL
Owner
Renter
Total
Percent of Total Elderly
Households:
1,975
255
2,236
3D_8'/,
1,445
175
1,584
21.8'x'.
1,124
9a
1.215
16.81A
355
40
395
5.4X.
1,684
150
1.834
25.2'/.
1 6,535
715
7,254
HUD CHAS, 2032-2035. HAMFO refers to Kousirry urban DevekpmenrAreo Aledran FamiOy Oneome_
The following programs described in the Housing Action Plan (Chapter V) help to address
the housing needs of the elderly: 1 a (Provision of Adequate Sites), 1 c (Accessory Dwelling
Units), 2a (Density Bonus), 2b (Affordable Housing Resources), 3a (Section 8 Rental
Assistance), 3c (Maintenance of Affordability Covenants on Publicly -Assisted Housing),
and 5b (Housing Information and Referral).
Draft II -20 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
3. Large Households
Household size is an indicator of need for large units. Large households are defined as
those with five or more members. Recent Census data estimated that the most commonly
occurring household size in Seal Beach is one person (45.1 %) compared to about 23% for
the region as a whole. Large households with 5+ persons represent only about 2% of Seal
Beach households. This distribution indicates that the need for large units with three or more
bedrooms in Seal Beach is significantly less than for smaller units.
While large households are far less prevalent in Seal Beach than in some other cities, the
following programs described in the Housing Action Plan (Chapter V) help to address these
needs: 1 a (Provision of Adequate Sites), 1 c (Accessory Dwelling Units), 2a (Density Bonus),
2b (Affordable Housing Resources), 3a (Section 8 Rental Assistance), 3c (Maintenance of
Affordability Covenants on Publicly -Assisted Housing), and 5b (Housing Information and
Referral).
4. Female -Headed Households
Recent Census Bureau estimates (Table II -24) reported that about 6% of Seal Beach
households are female -headed (compared to 14% in the SCAG region), 2% are female -
headed and with children (compared to 7% in the SCAG region), and none were female -
headed and with children under 6 (compared to 1% in the SCAG region).
Table II -24
Female Headed Households -Seal Beach
FHH wfchildren under B 0.0,i: 4
FHH w{children , 1.896;219
Total FHH = 5.896; 730
Total Households
12500
20-00 4000 5000 8000 1CCC0 12000 14000
Percent of =1 househKW Number of households
Amerrmn Gornmuniiy Survey 2 014-2 018 5 -year estrmotes.
Draft II -21 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
According to recent Census estimates, about 2% of all Seal Beach households are
experiencing poverty, compared to 8% for the SCAG region as a whole (Table II -25).
Poverty thresholds, as defined by the ACS, vary by household type.
Table II -25
Female Headed Households by Poverty Status - Seal Beach
Femuleiieuded with 3 or more diildren 0.06; 0
Female-hemded with children 0_2-A; 27
Femme -headed 0.3)b;41
Total households in poverty 9%1236
0 50 100 150 200 250
Percent of total households; Number of households
Arrmwco a Community Survey 201¢20185 -year estunotes.
The following programs described in the Housing Action Plan (Chapter V) help to address
the housing needs of female -headed households: 1 a (Provision of Adequate Sites), 1 c
(Accessory Dwelling Units), 2a (Density Bonus), 2b (Affordable Housing Resources), 3a
(Section 8 Rental Assistance), 3c (Maintenance of Affordability Covenants on Publicly -
Assisted Housing), and 5b (Housing Information and Referral)
5. Farm Workers
Farm workers are traditionally defined as persons whose primary income is from seasonal
agricultural work. Historically, Orange County's economy was linked to agriculture. While
there are still active farming areas on the Irvine Ranch and in some other cities, shifts in the
local economy to production and service-oriented sectors have significantly curtailed
agricultural production within the county. Today, Orange County is a mostly developed
urban/suburban region with a strong local economy. According to recent Census
employment data there are no farmworkers living in Seal Beach.
6. Homeless Persons
Throughout the country, homelessness is a serious problem. Factors contributing to
homelessness include: de -institutionalization of the mentally ill, the general lack of
emergency shelters and transitional housing, insufficient housing affordable to lower-
income persons; an increasing number of persons whose incomes fall below the poverty
level; and reductions in public assistance for the poor.
The most recent County of Orange "Point -in -Time" survey of the homeless population for
which data is available was conducted in January 2019. That survey estimated that there
were approximately 6,860 homeless persons in Orange County, of which 2,899 were
Draft II -22 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
sheltered and 3,961 were unsheltered'. Of those, 8 unsheltered persons and no sheltered
persons were reported in Seal Beach.
One emergency and transitional housing facility, Interval House, is located in Seal Beach.
Interval House operates three stages of housing for victims of domestic violence. The first
stage emergency shelter offers up to 45 days for 32 persons. The second stage program
has a capacity of 19 beds for up to 18 months of stay. The third stage transitional housing
has a capacity of 5 beds for up to 24 months of stay.
State law requires that jurisdictions quantify the need for emergency shelter and determine
whether existing facilities are adequate to serve the need. An emergency shelter is defined
as "housing with minimal supportive services for homeless persons that is limited to
occupancy of six months or less by a homeless person. No individual or household may be
denied emergency shelter because of an inability to pay." If adequate existing facilities
are not available, the law requires jurisdictions to identify areas where new facilities are
permitted "by -right" (i.e., without requiring discretionary approval such as a use permit). A
jurisdiction could also satisfy its shelter needs through a multi -jurisdictional agreement with
up to two adjacent communities to develop at least one year-round shelter within two
years of the beginning of the planning period. As noted in Chapter IV the City allows
emergency shelters in compliance with SB 2.
G. Assisted Housing at Risk of Conversion
In 2000, the Seal Beach Redevelopment Agency helped to secure financing to allow
conversion of the Seal Beach Shores Trailer Park to affordable tenant ownership. The
Agency secured a $6.75 million low-interest loan and a $985,000 bridge loan for the
project. The park includes 100 units (25 very -low- and 75 low-income). None of these units
are at risk during the current period.
One other affordable housing project - Country Villa Seal Beach - is located in the City.
According to the California Housing Partnership, this 90 -unit project is assisted through
Sections 232 and 223(f). Covenants are not scheduled to expire until 2035 and therefore
the project is not at risk during this planning period. Country Villa is a group quarters living
arrangement.
County of Orange, 2019 Point in Time Final Report, July 30, 2019 (http://ochmis.orq/wp-
content/uploads/2019/08/2019-PIT-FINAL-REPORT-7.30.2019.pdf)
Draft II -23 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
H. Housing Constructed, Demolished or Converted within the
Coastal Zone
California Government Code §65588(d) requires that the Housing Element update take
into account any low- or moderate -income housing provided or required in the Coastal
Zone pursuant to Section 65590 (the Mello Act2). State law requires that jurisdictions monitor
the following:
• The number of new housing units approved for construction within the Coastal
Zone (after January 1, 1982);
• The number of low- or moderate -income units required to be provided in new
developments either within the Coastal Zone or within three miles of the Coastal
Zone;
• The number of existing housing units in properties with three or more units
occupied by low- or moderate -income households that have been authorized
for demolition or conversion since January 1, 1982; and
• The number of low- or moderate -income replacement units required within the
Coastal Zone or within three miles of the Coastal Zone.
Table II -26 provides these statistics for the Coastal Zone through 2021.
Table II -26
Coastal Zone Housing Units
Seal Beach
Number of new units approved for construction in the
129
Coastal Zone 1982 - 2021:
Number of new units for low- and moderate -income
households required to be provided either within the
0
coastal zone or within three miles of it:
Number of units occupied by low- and moderate -income
households and authorized to be demolished or
13
converted:
Number of units for low- and moderate -income
households required either within the coastal zone or
7
within three miles of it in order to replace those
demolished or converted:
Source: City of Seal Beach, 2021
In order to receive a demolition or a conversion permit, the request must comply with the
Mello Act. The City examines any Coastal Zone development that entails the demolition
or conversion of residential units that are not categorically exempt from the California
2 The Mello Act in part requires replacement of affordable units demolished or converted within the coastal
zone.
Draft II -24 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
Environmental Quality Act (CEQA). A property that is determined to be a public nuisance
or is an owner -occupied, single-family dwelling, is not examined in accordance with the
Mello Act. All other types of projects are evaluated. Program 4b (Replacement Housing in
the Coastal Zone) in the Housing Action Plan (Chapter V) responds to the requirements of
State law on this issue.
I. Future Housing Needs
1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to plan
for anticipated growth. The RHNA quantifies the anticipated need for housing during the
period from July 2021 to October 2029. Communities then determine how they will address
this need through the process of updating the Housing Element of their General Plans.
The current RHNA was adopted by SCAG in March 2021. The future need for new housing
was determined by the forecasted growth in households in a community as well as existing
needs due to overpayment and overcrowding. The housing need was adjusted to
maintain a desirable level of vacancy to promote housing choice and mobility and to
account for units expected to be lost due to demolition, natural disaster, or conversion to
non -housing uses. Total housing need was then distributed among four income categories
on the basis of the current household income distribution.
After the total housing need was determined for the SCAG region, SCAG was tasked with
allocating the RHNA to individual jurisdictions based on factors established in State law.
The distribution of housing need by income category for each jurisdiction was adjusted to
avoid an over -concentration of lower-income households in any community.
2. 2021-2029 Seal Beach Housing Needs
The total housing growth need for the City of Seal Beach during the 2021-2029 planning
period is 1,243 units, which is distributed by income category as shown in Table II -27.
Table II -27
Regional Housing Needs 2021-2029
Very Above
Low* Low Moderate Mod Total
Source: SCAG 2021
'Includes extremely -low households, estimated to be one-half the very -low
need. Since the very -low need is one unit, this unit is assigned to the
extremely -low category.
A discussion of the City's resources for accommodating its housing growth need is
provided in the Chapter III.
Draft II -25 September 2021
City of Seal Beach 2021-2029 Housing Element II. Housing Needs Assessment
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Draft II -26 September 2021
City of Seal Beach 2021-2029 Housing Element III. Resources and Opportunities
III. RESOURCES AND OPPORTUNITIES
A variety of resources are available for the development, rehabilitation, and preservation
of housing in Seal Beach. This chapter provides an overview of the land resources and
adequate sites to address the City's RHNA, and describes the financial and administrative
resources available to support the provision of affordable housing. Additionally, the
chapter discusses opportunities for energy conservation which can lower utility costs and
increase housing affordability.
A. Land Resources
Section 65583(a) (3) of the Government Code requires Housing Elements to contain an
"inventory of land suitable for residential development, including vacant sites and sites
having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites." The analysis of potential development sites is
contained in Appendix B.
B. Financial and Administrative Resources
1. State and Federal Resources
Community Development Block Grant Program (CDBG) - Federal funding for housing
programs is provided by the Department of Housing and Urban Development (HUD). The
CDBG program is flexible in that funds can be used for a wide range of activities including
acquisition and or disposition of real estate, public facilities and improvements, relocation,
rehabilitation and construction of housing, home ownership assistance, and clearing
activities. The CDBG program provides formula funding to larger cities and counties, while
smaller jurisdictions with less than 50,000 population generally compete for funding under
the Urban County Consolidated Plan administered by the County of Orange. In FY 2021-
22 the City received a $200,000 grant from the County and $49,000 in Permanent Local
Housing Allocation funds from the State, which are being used for restroom accessibility
improvements in the Leisure World community.
Section 8 Rental Assistance - The City of Seal Beach works cooperatively with the Orange
County Housing Authority (OCHA), which administers the Section 8 Voucher Program. The
Housing Assistance Payments Program assists low-income, elderly and disabled households
by paying the difference between 30% of an eligible household's income and the actual
cost of renting a unit. The City facilitates use of the Section 8 program within its jurisdiction by
encouraging apartment owners to list available rental units with OCHA for potential
occupancy by tenants receiving Section 8 certificates.
Low -Income Housing Tax Credit Program - The Low -Income Housing Tax Credit Program
was created by the Tax Reform Act of 1986 to provide an alternate method of funding
low- and moderate -income housing. Each state receives a tax credit, based upon
population, toward funding housing that meets program guidelines. The tax credits are
then used to leverage private capital into new construction or acquisition and
rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit
Draft III -1 September 2021
City of Seal Beach 2021-2029 Housing Element III. Resources and Opportunities
programs include minimum requirements that a certain percentage of units remain rent -
restricted, based upon median income, for a term of 30 years.
2. Local Resources
On February 1, 2012 the Seal Beach Redevelopment Agency was dissolved as a result of
the state legislature's approval of AB 26 and the California Supreme Court's action
upholding that law. On February 1, 2012 the City became the Successor Agency to the
Redevelopment Agency. The Recognized Obligation Payment Schedule includes funding
to continue rent subsidies for the Seal Beach Shores Trailer Park.
C. Energy Conservation Opportunities
State of California Energy Efficiency Standards for Residential and Nonresidential Buildings
were established in 1978 in response to a legislative mandate to reduce California's energy
consumption. The standards are codified in Title 24 of the California Energy Code and are
updated periodically to allow consideration and possible incorporation of new energy
efficiency technologies and methods.
Title 24 sets forth mandatory energy standards and requires the adoption of an "energy
budget" for all new residential buildings and additions to residential buildings. Separate
requirements are adopted for "low-rise" residential construction (i.e., no more than 3
stories) and non-residential buildings, which includes hotels, motels, and multi -family
residential buildings with four or more habitable stories. The standards specify energy
saving design for lighting, walls, ceilings and floor installations, as well as heating and
cooling equipment and systems, gas cooling devices, conservation standards and the use
of non -depleting energy sources, such as solar energy or wind power. The home building
industry must comply with these standards while localities are responsible for enforcing the
energy conservation regulations through the plan check and building inspection
processes.
Examples of techniques for reducing residential energy use include the following:
• Glazing - Glazing on south facing exterior walls allows for winter sunrays to warm
the structure. Reducing glazing and regulating sunlight penetration on the west
side of the unit prevents afternoon sunrays from overheating the unit.
• Landscaping - Strategically placed vegetation reduces the amount of direct
sunlight on the windows. The incorporation of deciduous trees in the
landscaping plans along the southern exposure of units reduces summer
sunrays, while allowing penetration of winter sunrays to warm the units.
• Building Design - The implementation of roof overhangs above southerly facing
windows shield the structure from solar rays during the summer months.
• Cooling/Heating Systems - The use of attic ventilation systems reduces attic
temperatures during the summer months. Solar heating systems for swimming
pool facilities saves on energy costs. Natural gas is conserved with the use of
flow restrictors on all hot water faucets and showerheads.
Draft III -2 September 2021
City of Seal Beach 2021-2029 Housing Element III. Resources and Opportunities
• Weatherizing Techniques - Weatherization techniques such as insulation,
caulking, and weather stripping can reduce energy use for air-conditioning up
to 55% and for heating as much as 40%. Weatherization measures seal a
dwelling unit to guard against heat gain in the summer and prevent heat loss in
the winter.
• Efficient Use of Appliances - Appliances can be used in ways that increase their
energy efficiency. Unnecessary appliances can be eliminated. Proper
maintenance and use of stove, oven, clothes dryer, washer, dishwasher, and
refrigerator can also reduce energy consumption. New appliance purchases
can be made on the basis of efficiency ratings.
• Solar Installations - On July 13, 2009, the City Council adopted a comprehensive
fee schedule (Resolution 5898). The resolution waived all fees for standard
residential solar installations.
In addition to these techniques for reducing energy use in dwellings, the City supports
broader "smart growth" efforts to encourage compact development and public
transportation. For example, Program 1 a in the Housing Action Plan (Chapter V) includes
a commitment to process a zoning amendment to facilitate new high-density multi -family
residential development on underutilized land in proximity to commercial and
employment opportunities and bus transit. Such development contributes to a reduction
in greenhouse gas emissions through lower energy use and vehicle trips (see also Programs
6a and 6b).
Draft III -3 September 2021
City of Seal Beach 2021-2029 Housing Element III. Resources and Opportunities
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Draft III -4 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
IV. CONSTRAINTS
A. Governmental Constraints
1. Land Use Plans and Regulations
a. General Plan
Each city and county in California must prepare a comprehensive, long-term General Plan
to guide its future. The Land Use Element of the General Plan establishes the basic land
uses and density of development within the various areas of the city. Under state law, the
General Plan elements must be internally consistent, and the City's zoning must be
consistent with the General Plan. Thus, the Land Use Element must provide suitable
locations and densities to implement the policies of the Housing Element.
The Land Use Element of the Seal Beach General Plan sets forth the City's policies for
guiding local development. These policies, together with the zoning regulations, establish
the amount and distribution of land to be allocated for different uses within the city. The
Land Use Element provides three different densities of residential land uses displayed in
Table IV -1. The Land Use Element identifies 1,471 acres for residential uses representing 20
percent of the total acreage in the city and nearly 64 percent of the acreage designated
for non-military uses.
Table IV -1
Residential Land Use Categories -
Seal Beach General Plan
Designation
Maximum
Density*
9
Total
Acreage
353.7
Low Density Residential (LR)
Medium Density Residential
MR
17.0
505.4
High Density Residential (HR)
166.4
Planning Area 1
20.0
1 150.7
Planning Area 2-3
32.2
1,007
Planning Area 4
45.3
15.7
Source: city of Seal beach General Man, 2021
*Density expressed in dwelling units per net acre.
In addition to these residential land use designations, the Limited Commercial area along
Seal Beach Boulevard between Landing Avenue and Electric Avenue contains a mixture
of high-density residential, low -intensity office, and small commercial uses. Both mixed-use
and exclusive residential development is also allowed in this area.
Draft IV -1 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
b. Zoning Designations and Development Standards
The Seal Beach Zoning Code was comprehensively updated in 2010. The Zoning Code
provides three residential zones: Residential Low Density (RLD), Residential Medium Density
(RMD) and Residential High Density (RHD). The Limited Commercial/Residential Medium
Density district also allows exclusive residential or mixed-use development. The relationship
between General Plan land use categories and zoning districts is shown in Table IV -2.
Table IV -2
Residential Zoning Districts
Map
Symbol
District
General Plan
Single -unit and small, zero -lot line
neighborhoods at a base density of up
RLD-9
Residential Low Density - 9
Low Density Residential
Residential Low Density —
RLD-15
15
to 15 dwelling units per net acre.
Duplexes, townhouse projects,
apartments, and small -lot, single -unit
RMD-18
Residential Medium Density
Medium Density
residential uses, at a density of 15 to
-18
Residential
18 dwelling units per net acre.
Additional density may be achieved
through density bonuses.
RHD -20
Residential High Density -
Multi -unit residential developments at a
20
High Density Residential
base density of 20 to 46 dwelling units
per net acre. Additional density may be
RHD -33
Residential High Density —
33
achieved through density bonuses.
RHD -46
Residential High Density —
46
Limited
Limited commercial and office uses in
L-C/RMD
Commercial/Residential
Mixed Use
conjunction with residential uses.
Medium Density
Source: City of Seal Beach Zoning Ordinance, 2021
Allowable Residential Uses
There are seven base zoning districts in the City that permit residential use, ranging in
allowable density from 9 units/acre in the RLD-9 district to 46 units/acre in the RHD -46 district
(Table IV -2). Allowable uses include single-family detached houses in the RLD-9 and RLD-
15 districts, to multi -family residential condominiums and apartments with base densities
from 20 to 46 units/acre in the RHD -20, RHD -33 and RHD -46 districts. As shown in Table IV -3,
most residential uses are permitted by -right, without discretionary review or design review.
Exceptions include large group homes, and some types of residential care facilities, which
require approval of a use permit by the Planning Commission. The Limited
Commercial/Residential Medium Density (L-C/RMD) district allows commercial use,
exclusive residential use, or commercial/residential mixed use.
Draft IV -2 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
Table IV -3
Permitted Residential Uses by Zoning District
Single -Unit Residential P P
P P - -
-
Duplex - P
P P - -
-
Multi -Unit Residential - P
P P - -
-
Manufactured Housing' P P
P - - -
-
Second Units' P P
P - - -
-
Group Homes2 - -
M - - -
-
Residential Care -Generali - -
C - C C
C
Residential Care-Limiteds P P
P P C C
C
Residential Care -Seniors - -
C - C C
C
Transitional & Supportive Housing 1 a a
a 4 4 4
4
Source: Seal Beach Municipal Code, 2021
Notes:
RLD=Residential Low Density
RMD=Residential Medium Density
RHD -Residential High Density
L-C/RMD=Limited Commercial/Residential Medium Density
PO=Professional Office
SC=Service Commercial
GC=General Commercial
P=permitted as of right
M=minor use permit
C=conditional use permit
1. A manufactured home on a permanent foundation is considered a single-family dwelling
2. Shared living quarters without separate kitchen or bathroom facilities for each room or unit. Includes rooming
houses and dormitories but excludes residential care facilities
3. See discussion under Special Needs Housing
4. Permitted subject to the same regulations as for other residential uses
of the same type in the same zone
Development Standards
Development standards vary by zone and are described below. During the Zoning Code
update process, development standards were reviewed to ensure that they do not
prevent projects from achieving densities at the upper end of the allowable density range.
Residential Districts. The zoning district suffix indicates the allowable base density. One
house per lot is permitted in the RLD district. In the RMD and RHD districts, multi -family
housing is allowed with density determined by the parcel size and the required square
footage of lot area per unit. For example, in the RHD -20 district, the allowable base density
is 20 units/acre, which requires at least 2,178 square feet of lot area per unit3. Additional
density is possible through density bonus provisions (Chapter 11.4.55 of the Municipal
Code).
s One acre contains 43,560 square feet of land. At a ratio of 2,178 square feet of lot area per unit, 20 units per
acre would be permitted (2,178 x 20 = 43,560).
Draft IV -3 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
Other development standards regulate building height, lot size, unit sizes, setbacks, off-
street parking, lot coverage, building separation and landscaping (Error! Reference source
not found.).
Limited Commercial/Residential Medium Density (L-C/RMD) District. The allowable base
density for exclusively residential projects in the L-C/RMD district is one unit per 2,500 square
feet of lot area (17.4 units/acre) and projects must comply with the development
standards of the RHD -20 district. Mixed-use projects allow second floor residential use with
a base density of one unit per 2,000 square feet of lot area (21.8 units/acre). For narrow
lots (<37.5 feet) there is a 30 -foot height limit, while wider lots are allowed a height of 25
feet/2 stories on the front half of the lot and 35 feet/3 stories on the rear half of the lot.
Additional height may be allowed at specific locations designated in design guidelines,
planned unit developments, or specific plans, or pursuant to density bonus regulations.
Development standards for the L-C/RMD district are shown in Table IV -5.
Two additional types of zoning districts, the Planned Development (PD) Overlay District and
Specific Plans, allow residential development through discretionary actions.
Draft IV -4 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
Table IV -4
Development Standards for Residential Zoning Districts
RLMD-
"RLD-15
FDM-l8MVW RHD -33
Regulations
Density/Intensity of Use - Lot Dimensions
Maximum Density
1 unit per 5,000 sq. ft.
1 unit per 3,000 sq.
1 unit per 2,500
1 unit per 2,178
1 unit per 1,350
1 unit per 960
See Section 11.4.05.115
of lot area, plus an
ft. of lot area, plus
sq. ft. of lot area
sq. ft. of lot area
sq. ft. of lot area
sq. ft. of lot area
for Accessory Dwelling
"Accessory Dwelling
an "Accessory
Unit standards. See
Unit"
Dwelling Unit"
subsection A for
Surfside Standards
Maximum Density with State Affordable
See Chapter 11.4.55:
Housing Bonus (du/ac)
Affordable Housing
Bonus
Minimum Lot Area (sq. ft.)
Interior Lots
5,000
3,000
5,000
2,500
5,000
5,000
(W)
See Section 11.4.05.115
for Accessory Dwelling
Unit standards.
Corner Lots
5,500
3,000
5,500
2,500
5,500
5,500
(W)
See Section 11.4.05.115
for Accessory Dwelling
Unit standards.
Nonresidential Uses
10,000
10,000
10,000
10,000
10,000
10,000
Minimum Lot Size (ft.)
Interior Lots
50 x 100
30 x 80
50 x 100
25 x 100
50 x 100
50 x 100
(W)
Corner Lots
55 x 100
35 x 80
50 x 100
25 x 100
55 x 100
55 x 100
(W)
Draft IV -5 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
��
i i i RHD -33 RHD -46
Regulations
Minimum Yards (ft.)
Minimum Floor Area (sq. ft.)
Primary Dwelling Unit
1,200
1,200(E)
950
950
950
950
Junior Accessory Dwelling Unit
220
220
220
220
220
220
1 -Bedroom Accessory Dwelling Unit
400
400
400
400
400
400
Interior Side - Minimum
2+ -Bedroom Accessory Dwelling Unit
600
600
600
600
600
600
Maximum Floor Area for Accessory Dwelling Units (sq. ft)
Junior Accessory Dwelling Unit
500
500
500
500
500
500
Detached Accessory Dwelling Unit
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
Attached Accessory Dwelling Unit
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
1,200
(L-4)
L-3
Maximum Lot Coverage (%)
(B)
67
50
75 (B)
60
80
(B) (W)
Substandard Lot Standards
Yes
Yes
Yes
Yes
Yes
Yes
(C)
Building Form and Location
Minimum Yards (ft.)
Front - Minimum
Average 12;
Average 12;
(D)
(E)
18
18
(D) (E) (W); L-3
minimum 6
minimum 6
Interior Side - Minimum
(A) (D)
(E)
10% of lot
10% of lot
10% of lot
10% of lot
(A) (D) (E) (W)
width; 3 ft.
I width; 3 ft.
I width; 3 ft.
width; 3 ft.
Draft IV -6 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
Vehicle Accommodation
Off -Street Parking and Loading I See Chapter 11.4.20: Off -Street Parking and Loading
Draft IV -7 September 2021
minimum; 10 ft.
minimum; 10 ft.
minimum; 10 ft.
minimum; 10 ft.
maximum
maximum
maximum
maximum
Corner Side - Minimum
15% of lot
15% of lot
15% of lot
15% of lot
15% of lot width; 10
(E)
width; 10 ft.
width; 10 ft.
width; 10 ft.
width; 10 ft.
(E) (W)
ft. maximum
maximum
maximum
maximum
maximum
Rear
5 ft.; but when
abutting an alley
24 ft. minus
24 ft. minus
10
(E)
24 ft. minus
width of the
width of the
(E) (W)
width of the
alley
alley
alley
Main Building Envelope
Flood Zone Heights
Yes
Yes
Yes
Yes
Yes
Yes
(F)
Maximum Height (ft.)
25 (A) (G) (not to
25 (E)
(G)
25
35
35
(A) (G) (E) (W)
exceed 2 stories)
Maximum Height of Downslope Skirt Walls
6
6
6
6
6
6
(H)
(ft.)
Projections
Yes
Yes (E)
Yes
Yes
Yes
Yes
(I) (E) (W)
Minimum Distance Between Buildings on the
6
6
6
6
6
10-20
(J)
Same Lot (ft.)
Minimum Court Dimensions (ft.)
15
15
Building Design
Exterior Stairways Prohibited
Yes
Yes
Yes
Yes
No
No
L-2
Porches
Yes
—
Yes
—
—
(K)
Vehicle Accommodation
Off -Street Parking and Loading I See Chapter 11.4.20: Off -Street Parking and Loading
Draft IV -7 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
Maximum Number of Curb Cuts for
Driveway
1 (L)
1
1
1
1
1
(L)
Maximum Width of Driveway (ft.)
18
(M)
Limitations on Parking and Garage Frontage
Landscaping and Open Space
Yes
Yes
Yes
Yes
Yes Yes
(N)
Minimum Permeable Surface/Maximum
Paving in Street -Facing Yards (%)
60/50
60/50
60/50
60/50
60/50
60/50
(0)
Minimum Site Area Devoted to Landscaping
N
25
15 (E)
15
Yes
15
15
(E), (P); See also Section
11.4.30.015
Planting Required on Downslope Lots
Yes
Yes
Yes
Yes
Yes
Yes
(Q)
Pedestrian Walkways
Yes
Yes
Yes
Yes
(R)
Other Development Standards
Accessory Structures
Yes
Yes
Yes
Yes
Yes
Yes
See Section 11.4.05.100; (W)
2 -Story Cabanas/Manufactured Homes
—
—
—
—
Yes
—
(S)
Roof Decks
Yes
—
Yes
Yes
Yes
Yes
(T)
Solar Access
Yes
Yes
Yes
Yes
Yes
Yes
See Section 11.4.10.045
Walls and Fences
Yes
Yes
Yes
Yes
Yes
Yes
See Chapter 11.4.15
General Site Standards
See Chapter 11.4.10: General Site Standards
Landscaping and Buffer Yards
See Chapter 11.4.30: Landscaping and Buffer Yards
Signs
See Chapter 11.4.25: Sign Regulations
Nonconforming Structures
See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots
Coastal Development Permit
See Chapter 11.4.35: Coastal Development Permit
Reasonable Accommodations
See Chapter 11.5.30: Reasonable Accommodations
Draft IV -8 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
L-1: Accessory Dwelling Units are not allowed in the RHD -20 District located in Old Town or the Surfside Colony area of the RLD-9 zone due to fire, access, parking and traffic impacts,
except that one accessory dwelling unit per lot may be constructed within the existing space of an existing single-family residence or existing accessory structure within a zone for single-
family use if the accessory dwelling unit meets all the requirements set forth in subsection T of this section.
L-2: Exterior stairways providing access from the ground level and/or the first floor to the second floor or above are prohibited when such stairways are not specifically required by
the California Building Code. Exterior stairways may be permitted through the building permit process in the RLD-9 district on properties with a second story kitchen existing as of March
9, 1998. In such a case, a covenant shall be recorded on the title of the property stipulating the property is to be used only as a Single -Unit dwelling. Exception: Exterior stairways may be
permitted on Single -Unit dwellings located within identified flood zones upon approval of an administrative use permit pursuant to Chapter 11.5.20: Development Permits.
L-3: Refer to Appendix A - City Council Approved Blanket Setback Variances.
L-4: As used in this section, "living area" means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure.
Draft IV -9 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
Table IV -5
Residential Development Standards for Commercial/Mixed-Use Zoning Districts
DEVELOPMENT STANDARDS — COMMERCIAL AND MIXED-USE DISTRICTS
LCIRMD PO MSSP SC GC Additional
Regulations
Lot Size and Density
Minimum Lot Size
(sq- ft_)
2,590
7,000
2,750
7,D00
10,000
Maximum Floor Area
Ratio
0.90
--
--
--
--
Maximum Residential
Density — lot area per
unit (sq. ft.)
Base Density
2,500
--
--
--
--
(A)
Density for Mixed Use
Development
2,000
--
--
--
--
(A)
See Chapter
11.4.55:
Density — Affordable
See
Affordable
Housing Bonus
Additional
--
--
--
--
Housing
Regulations
Bonus
Building Form and Location
Maximum Building
Height (ft.)
35
35
30
35
35
(B)
Building Setback on
Street Frontages
varies
varies
varies
varies
varies
(C)
Minimum Yard
Requirements
Interior Side
vanes
varies
varies
varies
varies
(C)
Rear
vanes
varies
varies
varies
varies
(C)
Building Transition Zone
Adjacent to R Districts
Yes
(D)
Landscaping and Open Space
Public Open Space
Yes
(E)
See Chapter
11.4.30:
Minimum lot area to beO
Landscaping
landscaped
510
O
1010
o
0%
109
o
10 �
and 13 offer
Yards
Minimum required front
yard area to be
landscaped
606
Draft IV -10 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
Draft IV -1 1 September 2021
LC: RMD
P4
MSSP
SC
GC
Additional
Regulations
Circulation and Parking
Limitations — Location of
Parking
Yes
(F)
Limitations on Curb Cuts
Yes
{G}
Limitations — Location of
Truck Docks-, Loading
and Service Areas
Yes
(H)
Off -Street Parking and
Loading
Yes
See Chapter 11.4.20- Off -
Street Parking and Loading
Reduced Parking
Requirements
Yes
See Chapter 11.4.20: Off -
Street Parking and Loading
Building Design
Building Orientation
Yes
(1)
Design Provisions
--
--
Yes
--
--
(J)
Special Requirements for Residential Development
Open Space (sq- ft- per
unit)
100
--
--
--
--
(K)
Side and Rear Yard
Setbacks
Yes
--
--
--
—
(L)
Other Applicable Development Standards
Consistency with Council Adapted Design
Guidelines, Area Plans, or Specific Plans
(M)
Pedestrian Access to Buildings Setback
from the Street
(N)
Projections in to Required Yards
(0)
General Site Standards
See Chapter 11.4.10: General Site Standards
Fencing
See Chapter 11 A-15: Fences, Fledges, and Waifs
Parking and Loading
See Chapter 11-4-20: Ov5` Street Parking and Loading
Signs
See Chapter 11.4.25: Sign Regulations
Landscaping and Buffer Yards
See Chapter 11.4.30: Landscaping and Buffer Yards
Coastal Development Permit
See Chapter 11.4.35: Coastal Development Permit
Nan -conforming Structures and Lots
See Chapter 11.4.40: Non -conforming Uses, Stniotures,
and Lois
Draft IV -1 1 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
Planned Development (PD) Overlay District
The purpose of the Planned Development Overlay District (-PD) is to provide for detailed
review of development that warrants special review and deviations from underlying
development standards. This overlay district is also intended to provide opportunities for
creative development approaches that will achieve superior design solutions to that which
would be possible if the project were built in full compliance with the required standards
of the base district, and will not cause a significant adverse impact on residences to the
side, rear, or directly across a street with respect to solar access, privacy and compatibility.
Currently there is only one area of the city within a PD overlay - Leisure World.
The land use and density requirements within a -PD Planned Development Overlay District
shall be those of the underlying base district. An application for a Planned Development
and any amendment to the Plan shall be processed in accordance with the procedure
for conditional use permits.
The City Council may approve a Planned Development Plan that deviates from the
minimum lot area, yard requirements, building heights, and other physical development
standards defined in the base district, while ensuring compliance with the land use and
density requirements of the base district. Physical development standards may be
modified if the Planned Development Plan includes examples of superior community
design, environmental preservation and/or public benefit amenities.
Prior to submitting an application for a Planned Development Plan an applicant proposing
a project over one acre in gross area or that includes publicly -owned land is required to
schedule a pre -application study session with the Planning Commission to discuss the
general acceptability of the project proposal, issues that need to be addressed, and the
need, if any, for any interagency coordination. This preliminary consultation helps to
streamline the development review process by identifying issues early in the planning
process.
Findings for Approval. The City shall approve a PD Overlay District Zoning Map Amendment
and Planned Development Plan only if all of the following findings are made:
A. The project meets all of the findings required for a conditional use permit
pursuant to Section 11.5.20.020: Required Findings and the finding that the
approved plan is consistent with the purposes of the district where it is
located and conforms in all significant respects with the General Plan and
any specific plan.
B. Development within the PD Overlay District is demonstratively superior to the
development that could occur under the standards applicable to the
underlying base district and will achieve superior community design,
environmental preservation, and/or substantial public benefit. In making this
determination, the following factors shall be considered:
Appropriateness of the use(s) at the proposed location.
2. The mix of uses, housing types, and housing price levels.
Draft IV -12 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
3. Provision of units affordable to persons and families of low and moderate
income or to lower income households.
4. Provision of infrastructure improvements.
5. Provision of open space.
Compatibility of uses within the development area.
7. Quality of design, and adequacy of light and air to the interior spaces
of the buildings.
8. Overall contribution to the enhancement of neighborhood character
and the environment of Seal Beach in the long term.
9. Creativity in design and use of land.
Because the PD overlay district creates additional options for projects within the overlay, it
does not pose a constraint to residential development.
Specific Plans
Chapter 1 1.3.25 of the Zoning Code allows the adoption of specific plans pursuant to state
law. Only the Hellman Ranch specific plan allows residential use, and it is fully developed.
Effects of Zoning Regulations on the Provision of Low- and Moderate -Income Housing
Zoning regulations have a considerable effect on the development of low- and moderate -
income housing. In urban areas, and particularly coastal jurisdictions, high land costs can
make affordable housing infeasible without large public subsidies.
In 2004, State law was amended (AB 2348) to identify "default densities" that are
considered suitable for lower-income housing. For small metropolitan jurisdictions with less
than 25,000 population such as Seal Beach, the default density is 20 units/acre. All of the
Residential High Density (RHD) zoning districts allow densities of 20 units/acre or more.
Development standards in the RHD districts allow projects to be built at or near the
maximum densities. Height limits are 25 feet in the RHD -20 district and 35 feet in the RHD -
33 and RHD -46 districts, which allow 2- and 3 -story structures, respectively. Other
development standards such as setbacks and lot coverage are typical for the allowable
densities. These regulations help to facilitate the production of low- and moderate -income
housing.
During the 2010 comprehensive Development Code update process architects and
builders indicated that development standards do not pose any significant constraints to
achieving maximum allowable densities. However, nearly all residentially -zoned land is
developed, and there is limited capacity for additional housing on these properties. As
discussed in Chapter III, the greatest potential for additional residential development is
within underutilized commercial areas.
Local Coastal Program
Draft IV -13 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
Seal Beach does not currently have an approved Local Coastal Program (LCP). As a result,
all projects located within the portion of the city that is within the Coastal Zone are subject
to review by the California Coastal Commission. This additional requirement represents an
impediment to housing development within the Coastal Zone. To address this issue, the
City is currently working on the preparation of an LCP. An Ad Hoc General Plan/LCP
Committee has been established to provide guidance to staff in this effort. Program 3d in
Chapter V describes the City's efforts toward the completion of the LCP during the current
planning period. Completion of the LCP is targeted for early 2023.
C. Special Needs Housing
Persons with special needs include those in residential care facilities, persons with
disabilities, the elderly, persons needing emergency shelter, transitional or supportive living
arrangements, and single room occupancy units. The City's provisions for these housing
types are discussed below. Many of these households also fall into the extremely -low-
income category.
Definition of "Family"
The Municipal Code defines "family" as "I or more persons living together as a single
nonprofit housekeeping unit and sharing common living, sleeping, cooking and eating
facilities. Members of a "family" need not be related by blood but are distinguished from
a group occupying a hotel, club, fraternity or sorority house. "This definition is consistent
with current law.
Group Homes
The Municipal Code defines Group Home as:
'A dwelling unit licensed orsupervised by any Federal, State, orlocal health/welfare
agency which pro vides 24-hour non-medical care of unrelated persons who are in
need of personal services, supervision, or assistance essential for sustaining the
activities of daily living or for the protection of the individual in a family -like
environment. Includes: children's homes,- orphanages; rehabilitation centers, self-
help group homes. Convalescent homes, nursing homes and similar facilities
providing medical care are included under the definition of Medical Services -
Extended Care."
Group homes are permitted in the RHD district subject to approval of a Minor Use Permit
by the Planning Commission. There are no separation requirements for group homes.
Residential Care Facilities
The Municipal Code allows facilities that are licensed by the State of California to provide
permanent living accommodations and 24-hour primarily non-medical care and
supervision for persons in need of personal services, supervision, protection, or assistance
for sustaining the activities of daily living. Living accommodations are shared living quarters
with or without separate kitchen or bathroom facilities for each room or unit. This
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
classification includes facilities that are operated for profit as well as those operated by
public or not-for-profit institutions, including hospices, nursing homes, convalescent
facilities, and group homes for minors, persons with disabilities, and people in recovery from
alcohol or drug additions. This category excludes transitional housing and community
social service facilities. (§ 1 1.4.85.020.N)
Three types of residential care facilities are recognized in the Code:
1. Residential Care, General. A residential care facility providing 24-hour non-
medical care for more than 6 persons in a single unit in need of personal services,
supervision, protection, or assistance essential for sustaining the activities of daily
living. This classification includes only those facilities licensed for residential care
by the State of California.
These facilities are conditionally permitted in the PO, (Professional Office), SC
(Service Commercial) and GC (General Commercial) districts.
2. Residential Care, Limited. A residential care facility providing 24-hour non-
medical care for 6 or fewer persons in a single unit, in need of personal services,
supervision, protection, or assistance essential for sustaining the activities of daily
living. This classification includes only those facilities licensed for residential care
by the State of California. Under state law, a state -licensed residential care
facility with 6 or fewer persons is considered a residential use and is permitted
subject to the same regulations as other residential uses of the same type in the
same zone. This classification includes residential care facilities restricted to
persons 60 years of age or older if there are 6 or fewer residents. Six or fewer
persons does not include the licensee or members of the licensee's family or
persons employed as facility staff.
Under the Municipal Code, these facilities are permitted by -right in all zones
where single-family uses are permitted, in conformance with state law, and are
conditionally permitted in the PO, SC and GC districts.
3. Residential Care, Senior. A housing arrangement chosen voluntarily by the
resident, the resident's guardian, conservator or other responsible person; where
residents are 60 years of age or older and where varying levels of care and
supervision are provided as agreed to at the time of admission or as determined
necessary at subsequent times of reappraisal. Any younger residents must have
needs compatible with other residents, as provided in Health & Safety Code
§ 1569.316 or a successor statute. This classification includes continuing care
retirement communities and lifecare communities licensed for residential care
by the State of California. These facilities are conditionally permitted in the PO,
SC and GC districts.
The Special Use provisions of the Municipal Code recognize the following
specific types of Residential Care Facilities for the Elderly (RCFE) projects:
• Assisted Living Facility: a residential building or buildings that also provide
housing, personal and health care, as permitted by the Department of Social
Services, designed to respond to the daily, individual needs of the residents.
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
Assisted Living Facilities may include kitchenettes (small refrigerator, sink,
microwave oven) within individual rooms. Assisted Living Facilities are
required to be licensed by the California Department of Social Services, and
do not include skilled nursing services.
Life Care Facility: sometimes called "Continuing Care Retirement
Communities", or "Senior Continuum of Care Complex", these facilities
provide a wide range of care and supervision, and also provide health care
(skilled nursing) so that residents can receive medical care without leaving
the facility. Residents can expect to remain, even if they become physically
incapacitated later in life. Life Care Facilities require multiple licensing from
the State Department of Social Services, the State Department of Health
Services, and the State Department of Insurance.
Development Standards for Residential Care Facilities
Residential care facilities in a residential district must maintain a minimum distance of 300
feet from another such facility. Facilities in all districts must comply with development
standards for landscaping, walls, traffic level of service, passenger loading, and delivery
hours. (§ 11.4.05.105) These regulations are consistent with State law and do not pose a
significant constraint to their development.
Reasonable Accommodation for Persons with Disabilities
State law requires that local housing elements "sha//remove constraints to, and provide
reasonable accommodations for housing designed for, intended for occupancy by, or
with supportive services for, persons with disabilities. " (Government Code § 65583 (c) (3)) .
Chapter 11.5.30 of the Seal Beach Municipal Code (Reasonable Accommodations)
provides standards and procedures for ensuring compliance with state law. The ordinance
includes the following provisions:
• Application procedures, including the accommodation requested and the basis for
the request.
• No fee is charged for a Reasonable Accommodation application.
• Concurrent processing may be requested by an applicant when another
discretionary permit is also required.
• Decision by the Planning Commission subject to the notice, review, approval, and
appeal procedures prescribed for a conditional use permit.
• Required findings for approval as follows:
The requested accommodation is requested by or on the behalf of one or more
individuals with a disability protected under the fair housing laws.
2. The requested accommodation is necessary to provide one or more individuals
with a disability an equal opportunity to use and enjoy a dwelling.
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
3. The requested accommodation will not impose an undue financial or
administrative burden on the City as "undue financial or administrative burden"
is defined in fair housing laws and interpretive case law.
4. The requested accommodation will not result in a fundamental alteration in the
nature of the City's zoning program, as "fundamental alteration" is defined in
fair housing laws and interpretive case law.
5. The requested accommodation will not, under the specific facts of the case,
result in a direct threat to the health or safety of other individuals or substantial
physical damage to the property of others.
These provisions are consistent with State law and do not pose a constraint to reasonable
accommodation for persons with disabilities.
Emergency Shelters
California Health and Safety Code (§50801) defines an emergency shelter as "housing with
minimal supportive services for homeless persons that is limited to occupancy of six months
or less by a homeless person. No individual or household may be denied emergency
shelter because of an inability to pay."
In 2013, the Boeing Specific Plan was amended to permit emergency shelters by -right
subject to the following development standards:
• Maximum of 25 beds
Minimum separation of 300 feet between emergency shelters
Sites within this specific plan are located within walking distance of services and
employment centers and are served by public transportation. This specific plan
encompasses approximately 107 acres of land, which includes two underutilized parking
lots in two parcels of approximately 16 and 12 acres that are suitable for shelters. These
emergency shelter regulations are consistent with SB 2 and do not pose a constraint to the
establishment of such facilities.
In 2019, the State Legislature adopted AB 101 establishing requirements related to local
regulation of low barrier navigation centers, which are defined as "Housing first, low -barrier,
service -enriched shelters focused on moving people into permanent housing that provides
temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing." LowBarrier
means best practices to reduce barriers to entry, and may include, but is not limited to:
(1) The presence of partners if it is not a population -specific site, such as for
survivors of domestic violence or sexual assault, women, or youth
(2) Accommodation of residents' pets
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger
rooms containing more than two beds, or private rooms
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
Low barrier navigation centers meeting specified standards must be allowed by -right in
areas zoned for mixed use and in nonresidential zones permitting multi -family uses. Chapter
V includes Program 1 d to address this requirement.
Transitional and Supportive Housing
Transitional/supportive housing is normally temporary housing (generally six months to two
years) for an individual or family who is transitioning to permanent housing. This type of
housing can take several forms, including group housing or multi -family units, and often
includes a supportive services component to allow individuals to gain necessary life skills in
support of independent living.
In 2013, the Municipal Code was amended to clarify that transitional/supportive housing is
a residential use subject to the same standards and requirements as other residential uses
of the same type in the same zone, in conformance with SB 2.
In 2018, AB 2162 amended State law to require that supportive housing be a use by -right
in zones where multi -family and mixed uses are permitted, including non-residential zones
permitting multi -family uses, if the proposed housing development meets specified criteria.
Chapter V includes Program 1 d to address this requirement.
Single Room Occupancy
Single -room -occupancy (SRO) facilities are small studio -type units intended for one or two
persons. SROs can provide an affordable housing option for small households with very low
or extremely low incomes. In 2013, the Zoning Ordinance was amended to allow SROs
subject to a conditional use permit in the RHD zone.
d. Off -Street Parking Requirements
Regulations for Off -Street Parking and Loading are provided in Chapter 11.4.20 of the
Municipal Code. The City's parking requirements for residential uses vary by residential
type. Single-family dwellings require two garage parking spaces per unit with up to 5
bedrooms, three spaces for homes with 6 bedrooms, plus one additional space for each
bedroom over 6. In Surfside and in the RLD-9 and RHD -20 districts, the required number of
spaces may be reduced by one space if suitable driveway parking is available. Multi-
family dwellings require two covered parking spaces plus one uncovered guest spaces for
each seven units. A reduction in required parking can be approved through the CUP
process (Section 11.4.20.020.B). The parking requirements are summarized in Table IV -6.
In order to enhance the development feasibility of small apartments, the Municipal Code
was amended in 2013 to reduce the required off-street parking for studio and one -
bedroom apartments to one space when the units are reserved for low- or moderate -
income households.
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
Table IV -6
Residential Parking Requirements
Attached or Detached Single -Family
Dwellings
2 spaces per dwelling unit for each unit
with up to 5 bedrooms.
3 spaces per dwelling for each unit of 6
bedrooms or more plus 1 additional space
for each bedroom above 6 total bedrooms
in the dwelling unit
All required spaces must be located in a
garage except that parking for single -unit
dwellings with 6+ bedrooms in Surfside
and in the RLD-9 and RHD -20 districts
may be reduced by one space if driveway
parking is available.
Multi -Family Units 2 spaces per dwelling unit plus
1 guest space for every 7 units
(1 space for studio and 1 -bedroom units
when restricted to low/moderate-income
tenants)
All spaces except guest spaces must be
located in a garage or carport.
Accessory dwelling units 11 space per unit.
Source: Seal Beach Zoning Ordinance, Table 11.4.20.015.A.1 State law prohibits cities from
imposing parking standards on most ADU's including those located within '/2 mile of public transit..
2. States law also prohibits requiring the replacement of parking for conversion of an existing
garage, carport conversion, or if a covered parking structure is demolished to be replaced with an
ADU or is converted to an ADU.
e. Accessory Dwelling Units
Accessory dwelling units (ADUs) and Junior ADUs are regulated by § 1 1.4.05.1 15 of the
Municipal Code, which is intended to implement State law (Government Code
§65852.150, §65852.2 and §65852.22) or any successor statutes. ADUs and JADUs that
comply with applicable standards are approved ministerially without discretionary review
or public hearing.
Several amendments to ADU law have been adopted by the State legislature in recent
years. In July 2021, the City adopted revised ADU/JADU development standards reflecting
legislation from 2019 and 2020. Program 1c is included in the Housing Action Plan to
monitor legislation and update City regulations in conformance with changes in State law,
as necessary.
f. Density Bonus
Under State density bonus law, cities must provide a density increase above the otherwise
maximum allowable residential density under the Municipal Code and the Land Use
Element of the General Plan and other incentives when builders agree to construct
housing developments with units affordable to low- or moderate -income households.
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
Chapter 1 1.4.55 of the Municipal Code ("Affordable Housing Bonus") sets forth regulations
and procedures for providing density bonus or other incentives. In recent years the State
Legislature has adopted changes to density bonus requirements. Program 2a in the
Housing Action Plan addresses the issue of density bonus in conformance with State law.
g. Mobile Homes/Manufactured Housing
The manufacturing of homes in a factory is typically less costly than the construction of
individual homes on site thereby lowering overall housing costs. State law precludes local
governments from prohibiting the installation of mobile homes on permanent foundations
on single-family lots. It also declares a mobile home park to be a permitted land use on
any land planned and zoned for residential use, and prohibits requiring the average
density in a new mobile home park to be less than that permitted by the Municipal Code.
A city or county may, however, require use permits for mobile home parks.
Regulations governing manufactured housing are provided in § 11.4.05.075 of the
Municipal Code and in state regulations (Title 25, California Code of Regulations). A
manufactured home shall constitute a permitted use in all residential districts, provided
that any such manufactured home is certified under the standards set forth in the National
Manufactured Housing Construction and Safety Standards Act of 1976 (42 USC 5401 et.
seq.), as amended at the time of any application for placement of such manufactured
home. The City's development standards for mobile homes do not present an
unreasonable constraint to this type of development.
Mobile home parks are regulated under the Residential High Density (RHD) provisions of
the Code. There is one mobile home park in Seal Beach (Seal Beach Shores Trailer Park). In
2000, the Redevelopment Agency issued bonds to allow for LINC Housing, a 501(c) (3) non-
profit agency to acquire and manage the park. In 2009, the ownership of the park was
transferred to Seal Beach Shores, Inc, a resident -owned 501 (c) (3) non-profit entity.
The City recognizes this mobile home park for its contribution to affordable housing. As
noted in Chapter III, the Redevelopment Agency has provided rental assistance and
rehabilitation loans and grants to residents of the Seal Beach Shores Trailer Park in order to
maintain this important supply of affordable housing in the City. Programs 2d, 3c and 4a
support continued affordability and rehabilitation activities in this park.
h. Condominium Conversions
The conversion of apartments to condominiums is regulated by Chapter 1 1.4.80 of the
Municipal Code for all areas of Seal Beach except Leisure World. Key requirements that
must be satisfied are summarized as follows:
• Approval of a Conditional Use Permit and a subdivision map.
• Each building as of the date of conversion shall comply with all applicable
requirements of the Municipal Code, and the goals and policies of the General
Plan, except where the building is nonconforming in compliance with Chapter
11.4.40: Nonconforming Uses, Structures, and Lots.
• Condominium conversions shall observe the following standards for density.
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
■ RMD-18 District: 2,500 sq. ft. of land per dwelling unit.
■ RHD -20 District: 2,178 sq. ft. of land per dwelling unit.
• RHD -33 District: 1,350 sq. ft. of land per dwelling unit.
• RHD -46 District: 960 sq. ft. of land per dwelling unit.
• Separate space heating, water heating, and metering/shutoff valves for water, gas,
and electricity for each unit.
• All common attic areas over individual dwelling units shall be separated by sound -
rated assemblies and access to each attic space shall be provided in compliance
with the California Building Code.
• Tenant's Right to Purchase. As provided in Government Code 66427.1.D., any
present tenant of any unit shall be given a nontransferable right of first refusal to
purchase the unit occupied at a price no greater than the price offered to the
general public. The right of first refusal shall extend for at least 90 days from the date
of issuance of the subdivision public report or commencement of sales, whichever
date is later.
Each non -purchasing tenant not in default under the obligations of the rental
agreement or lease under which he occupies his unit shall have not less than 180
days from the date of receipt of notification from the owner of his intent to convert,
or from the filing date of the final subdivision map, whichever date is later, to find
substitute housing and to relocate. Once notice of intent to convert is served to a
tenant, any existing long-term lease agreement may be rescinded by the tenant
without penalty. Notification of such termination shall be submitted in writing to the
landlord 30 days prior to the termination of the lease.
From the date of approval of the Tentative Map until the date of conversion, no
tenant's rent shall be increased more frequently than once every 6 months, and at
a rate not greater than 500 of the rate of increase in the Consumer Price Index (all
items, Los Angeles -Long Beach), on an annualized basis, for the same period. This
limitation shall not apply if rent increases are provided for in leases or contracts in
existence prior to the filing date of the Tentative Map.
The subdivider shall provide moving expenses of 2.0 times the monthly rent, but in
no case less than $3,000, to any tenant who relocates from the building to be
converted after approval of the condominium conversion by the City, except when
the tenant has given notice of his intent to move prior to receipt of notification from
the subdivider of his intent to convert.
When a condominium conversion is permitted, the increase in the supply of less expensive
for -sale units helps to compensate for the loss of rental units. No requests for condominium
conversions have been filed in recent years. Program 4b calls for the continuation of the
City's condominium conversion ordinance.
Building Codes and Enforcement
State law prohibits the imposition of building standards that are not necessitated by local
geographic, climatic or topographic conditions and requires that local governments
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
making changes or modifications in building standards must report such changes to the
Department of Housing and Community Development and file an expressed finding that
the change is needed.
The City's building codes are based upon the current California Building Standards Code.
Local amendments to the State code have been adopted to require fire sprinklers for
some residential construction.
2. Development Processing Procedures
a. Residential Permit Processing
State Planning and Zoning Law provides permit processing requirements for residential
development. Within the framework of state requirements, the City has structured its
development review process to minimize the time required to obtain permits while ensuring
that projects receive an appropriate level of review.
Table 11.5.05.025, Review Authority, identifies the City official or body responsible for
reviewing and making decisions on each type of application, land use permit, and other
entitlements required by the Zoning Code. Three levels of review are identified: the
Community Development Director, Planning Commission and City Council. The typical
planning approvals and their respective level of review are as shown in Table IV -7.
Table IV -7
Residential Permit Review Authority
Development Permit
Decision Appeal
Appeal
Minor Use Permit
Decision
Appeal
Conditional Use
Decision
Appeal
Permit
Subdivision maps
Recommendatio
Decision
n
Source: Seal Beach Zoning Ordinance, Table 11.5.05.025
All conventional residential uses, including multi -family apartments, are permitted by -right
with no discretionary review. These uses only require review of project plans by the
Community Development Director to ensure conformance with applicable regulations
and development standards. Assuming development conforms top Zoning regulations, no
public hearing is required. The typical time required to process these approvals is 30 days.
Required findings for a Director's development permit approval are as follows:
1. The proposed use and structure conform with the provisions of the Zoning Code;
2. The proposed use and structure are compatible with uses and structures in the
immediate neighborhood;
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
3. The plans provide protection to adjacent structures from noise, vibration and
other undesirable environmental factors;
4. Proposed lighting is directed inward and downward to reflect light away from
adjoining properties;
5. The following are designed to avoid traffic congestion, protect pedestrian and
vehicular safety and welfare and eliminate any adverse effect on surrounding
property:
a. Structures and improvements;
b. Vehicular ingress and egress and internal circulation;
c. Setbacks;
d. Height of buildings;
e. Walls; and
f. Landscaping.
A Minor Use Permit (MUP) is required for Group Housing in the RHD district. A MUP is
reviewed and approved by the Planning Commission. The typical time required to process
a Minor Use Permit is 45 days.
A Conditional Use Permit (CUP) is required for Senior Citizen Housing in the RHD district. A
CUP is reviewed and approved by the Planning Commission. The typical time required to
process a CUP is 45 days.
An MUP or CUP shall only be granted if the reviewing body finds, based upon evidence
presented at the hearing, that the proposal conforms to all of the following criteria as well
as to any other special findings required for approval of use permits in specific zoning
districts:
1. The proposal is consistent with the General Plan and with any other applicable
plan adopted by the City Council;
2. The proposed use is allowed within the applicable zoning district with use permit
approval and complies with all other applicable provisions of the Municipal
Code;
3. The site is physically adequate for the type, density and intensity of use being
proposed, including provision of services, and the absence of physical
constraints;
4. The location, size, design, and operating characteristics of the proposed use will
be compatible with and will not adversely affect uses and properties in the
surrounding neighborhood; and
5. The establishment, maintenance, or operation of the proposed use at the
location proposed will not be detrimental to the health, safety, or welfare of
persons residing or working in the vicinity of the proposed use.
There are no design review requirements in the city.
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
b. Environmental Review
Environmental review is required for all developments meeting the definition of "projects"
under the California Environmental Quality Act (CEQA). Seal Beach has a number of
environmental and development constraints due to its sensitive environmental resources
and coastal location. Because of these environmental constraints, larger residential
projects have typically required the preparation of Environmental Impact Reports (EIRs).
Under State law, an EIR is required for any development that has the potential of creating
significant impacts that cannot be mitigated, which is typical of large projects. Some
residential projects are either Categorically Exempt or require only an Initial Study and
Negative Declaration. A Negative Declaration typically takes four to six weeks to prepare,
depending on complexity of the project and required technical studies, followed by a state -
mandated public review period. Categorically Exempt developments require a minimal
amount of time. As a result, environmental review does not pose a significant constraint to
housing development in the city.
3. Development Fees and Improvement Requirements
State law limits fees charged for development permit processing to the reasonable cost of
providing the service for which the fee is charged. Various fees and assessments are
charged by the City and other public agencies to cover the costs of processing permit
applications and providing services and facilities such as schools, parks and infrastructure.
Almost all of these fees are assessed through a pro rata share system, based on the
magnitude of the project's impact or on the extent of the benefit that will be derived.
Development fees will vary from project -to -project depending on the specific
characteristics. Table IV -8 summarizes the development fees for typical residential projects.
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
Table IV -8
Planning and Development Fees
Planning and Application Fees'
$1,100
Pre -Application Conference
$231
Parcel Map
$1,550
Tentative Tract Map
$2,309
Concept Approval (coastal)
$288
Major Site Plan Review
$1,240
Minor Use Permit
$310
Conditional Use Permit
$1,550
Planned Unit Development
$3,082
Specific Plan
$11,200
Environmental Review'
Categorical Exemption
$1,100
Initial Study (review and
preparation)
$1,800 deposit
Negative Declaration
$2,000 deposit
Environmental Impact Report
(review)2
$30,000 deposit
Regional Development Impact Fees3
Water connection fees4
$5,307
Sewer connection fees
$2,754
$788 (condo)
Road fees (per unit)
$959 (apartment)
$1,462 (single-family house)
Est. total fee % of total
SIF -3%
development costs
MF -5%
Source: City of Seal Beach Development Services Department, June 2021
Notes:
1. Items with deposits are based on actual processing costs which may exceed
initial deposit amount.
2. Applicant is required to reimburse City for consultant costs.
3. Impact Fees are imposed by regional agencies and vary by location
4. Assuming 1" water service line
5. Assumes development cost of $1,000,000 for SF and $600,000 for MF
The City periodically evaluates the actual cost of processing the development permits
when revising its fee schedule. The current fee schedule is based on a fee study completed
in 2021.
After the passage of Proposition 13 and its limitation on local governments' property tax
revenues, cities and counties have faced increasing difficulty in providing public services
and facilities to serve their residents. One of the main consequences of Proposition 13 has
been the shift in funding of new infrastructure from general tax revenues to development
impact fees and improvement requirements on land developers. The City requires
developers to provide on-site and off-site improvements necessary to serve their projects.
Such improvements may include water, sewer and other utility extensions, street
construction and traffic control device installation that are reasonably related to the
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
project. Dedication of land or in -lieu fees may also be required of a project for rights-of-
way, transit facilities, recreational facilities and school sites, consistent with the Subdivision
Map Act.
A typical local street requires a 60 -foot right-of-way, with two 12 -foot travel lanes. The City's
road standards are typical for cities in Orange County and do not act as a constraint to
housing development. Table IV -9 illustrates the City's road improvement standards.
Table IV -9
Road Improvement Standards
Principal Arterial
8
140'
120'
Major Arterial
6
120'
102'
Primary Arterial
4
100'
84'
Secondary Arterial
4
80'
64'
Local Street
2
60'
36'
Source: City of Seal Beach Public Works Department
The City's Capital Improvement Program (CIP) contains a schedule of public improve-
ments including streets and other public works projects to facilitate the continued build-
out of the City's General Plan. The CIP helps to ensure that construction of public
improvements is coordinated with private development.
Although development fees and improvement requirements increase the cost of housing,
cities have little choice in establishing such requirements due to the limitations on property
taxes and other revenue sources needed to fund public improvements.
B. Non -Governmental Constraints
1. Environmental Constraints
Environmental constraints include physical features such as steep slopes, fault zones,
floodplains, sensitive biological habitat, and agricultural lands. In many cases,
development of these areas is constrained by state and federal laws (e.g., FEMA
floodplain regulations, the Clean Water Act and the Endangered Species Act, and the
state Fish and Game Code and Alquist-Priolo Act).
The most noteworthy environmental constraints in Seal Beach are seismicity and soil
stability related to a shallow groundwater. The Newport -Inglewood fault runs through the
city. Since the city's topography is relatively gentle, steep slopes and landslides are not a
major concern.
The City's land use plans have been designed to protect sensitive areas from
development, and also to protect public safety by avoiding development in hazardous
areas. While these policies constrain residential development to some extent, they are
necessary to support other public policies. In Southern California, nearly all development
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City of Seal Beach 2021-2029 Housing Element IV. Constraints
projects face potential community -wide environmental constraints such as traffic, noise
and air quality impacts, in addition to site-specific constraints. None of the sites identified
in the land inventory (Appendix B) have site-specific environmental constraints that would
preclude the assumed level of development.
2. Infrastructure Constraints
Seal Beach is almost completely "built out" and necessary infrastructure such as water,
wastewater and drainage systems are in place. The amount of new development
projected to occur during the planning period is relatively small, and there are no known
limitations that would preclude the anticipated level of development. Regardless, future
Land Use Element amendments and Zoning changes needed to implement the 6'" Cycle
Housing Element will require full analysis under CEQA, including mitigation, if necessary.
The City's Capital Improvement Program (CIP) contains a schedule of public
improvements including streets and other public works projects to facilitate the continued
build -out of the City's General Plan. The CIP helps to ensure that construction of public
improvements is coordinated with development.
3. Land Costs
Land represents one of the most significant components of the cost of new housing. Land
values fluctuate with market conditions, and the recent downturn in the housing market
has affected land values. Changes in land prices reflect the cyclical nature of the
residential real estate market. The high price of land throughout Orange County,
especially in coastal areas, poses a significant challenge to the development of lower-
income housing. Density affects development feasibility by determining the land cost per
unit. As discussed in the Governmental Constraints section of this chapter, allowable multi-
family residential densities in Seal Beach are sufficient to facilitate development of
affordable housing.
4. Construction Costs
Construction cost is affected by the price of materials, labor, development standards and
general market conditions. The City has no influence over materials and labor costs, and
the building codes and development standards in Seal Beach are not substantially
different than most other cities in Orange County. In recent years, construction costs for
materials and labor have increased at a significantly higher pace than the general rate of
inflation.
5. Cost and Availability of Financing
Seal Beach is typical of Southern California communities with regard to private sector
home financing programs and interest rates. In recent years, mortgage interest rates have
been very low by historic standards, resulting in increased affordability for home purchasers
with good credit.
Draft IV -27 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
C. Affirmatively Furthering Fair Housing
Under State law, "affirmatively furthering fair housing" means "taking meaningful actions,
in addition to combating discrimination, that overcome patterns of segregation and foster
inclusive communities free from barriers that restrict access to opportunity based on
protected characteristics."
There are three parts to this requirement:
1. Include a Program that Affirmatively Furthers Fair Housing and Promotes
Housing Opportunities throughout the Community for Protected Classes
(applies to housing elements beginning January 1, 2019).
2. Conduct an Assessment of Fair Housing that includes summary of fair housing
issues, an analysis of available federal, state, and local data and local
knowledge to identify, and an assessment of the contributing factors for the
fair housing issues.
3. Prepare the Housing Element Land Inventory and Identification of Sites
through the Lens of Affirmatively Furthering Fair Housing.
In compliance with AB 686, the City has completed the following outreach and analysis.
Outreach
As discussed in Appendix C, the City held a total of six public meetings during the Housing
Element update in an effort to include all segments of the community. Each meeting was
publicized on the City's website and meeting notices were also sent to persons and
organizations with expertise in affordable housing and supportive services. Interested
parties had the opportunity to interact with City staff throughout the Housing Element
update process and provide direct feedback regarding fair housing issues.
The City also created a dedicated web page for the Housing Element update
(https://www.sealbeachca.gov/Departments/Community-Development/Planning-
Development/Housing-Element-Update), conducted a public survey via the City's
website, and provided opportunities for interested persons to participate in public
meetings remotely, which made it possible for those with disabilities limiting their travel to
participate and comment on the Housing Element regardless of their ability to attend the
meetings.
Assessment of Fair Housing
The following analysis examines geographic data regarding racial segregation, poverty,
persons with disabilities, and areas of opportunity as identified by the TCAC/HCD
Opportunity Areas map.
Racial segregation. As seen in Figure IV -6, the percentage of non-white population in the
City is similar to the adjacent areas of Orange and Los Angeles counties. This map does
not indicate any patterns of racial/ethnic concentration in the city.
Draft IV -28 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
Poverty. Recent Census estimates regarding poverty status of households in Seal Beach
are shown in Figure IV -7. As seen in this map, there are no concentrations of poverty, and
the poverty rate is less than 10% for all census tracts in the city.
Persons with disabilities. The incidence of disabilities is less than 10% in most areas of Seal
Beach with the exception of Leisure World, a retirement community (Figure IV -8).
Access to opportunity. According to the 2020 California Department of Housing and
Community Development (HCD) and the California Tax Credit Allocation Committee
(TCAC) Opportunity Area Map (Figure IV -9), Seal Beach is within areas designated Highest
Resource, High Resource or Moderate Resource. These designations are based on index
scores for a variety of educational, environmental, and economic indicators. Some of the
indicators identified by TCAC include high levels of employment and close proximity to
jobs, access to effective educational opportunities for children and adults, low
concentration of poverty, and low levels of environmental pollutants, among others.
Conclusion
This analysis shows that the primary barrier to fair housing in Seal Beach is high housing cost,
which has the effect of limiting access by lower-income households to the high
opportunities and resources available in the City. There is no evidence to suggest that
discrimination against racial groups or persons with disabilities is a major issue.
The Housing Plan includes several programs to encourage and facilitate affordable
housing development, as well as the provision of ADUs and JADUs, which can expand
affordable housing opportunities for lower-income persons such as caregivers, household
employees, and others working in service occupations. Program 5a describes actions the
City will take to affirmatively further fair housing and address any issues of housing
discrimination that may arise.
Draft IV -29 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
Figure IV -6 Racial Demographics - Seal Beach
Seal Beach, CA, USA X Q
•1 ❑
Shaw search results for Seal Bea..-
)V1
(R) Racial Demographics (2018)- Block Group
C�'XT!T. FSI
Percent of Total Non -White Population
. > 81%
■ 51-80%
■ 41-50%
® 21.40%
f 5 20%
S
3� t
•117.45933.718 Degrrses � �
Figure IV -7 Poverty Status - Seal Beach
a
(R) Poverty Status (ACS, 2015 - 2019) -Tract
Percent of Population whose income in the past 12 months ,s below poverty level
' > 40%
' 30%-40%
' 20%-30%
1045 - 2046
410%
-117.%933.778 Degrees
Draft IV -30 September 2021
City of Seal Beach 2021-2029Housing Element IV. Constraints
Figure IV -8 Population with a Disability -Seal Beach
Seal Beach, CA, USA x
Show search results f9r5eal Bea.. -
(R) Population with a Disability (ACS, 2015 - 2019) - Tract
Percent of Population with a Disability
' a 40%
' -40%-40%
' 20%-30%
. 70%•20%
< 1096
S I
�y
Y J FR
s� d
-I 17.449 33.778 Degrees
Figure IV -9 TCAC/HCD Opportunity Map - Seal Beach
2021 TCACIHCD Opportunity Map
To learn more about this tool, Including the methodology, please visit:
California TCAC Opportunity Mapping Homepage
Legend
Highest Resource
High Resource
4L Moderate Resource{Rapidly Changing}
Moderate Resouroa
Low Resource
Nigh Segregation & Poverty
Missingllnsufficient Data
National 8 State ParlditrestiRec Area
Draft IV -31 September 2021
City of Seal Beach 2021-2029 Housing Element IV. Constraints
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Draft IV -32 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
V. HOUSING ACTION PLAN
This chapter of the Housing Element sets forth the City's goals, policies, programs and
objectives to address the housing needs of Seal Beach residents. This Housing Plan
represents a continuing effort on the part of the City to facilitate the provision of housing
for all economic segments of the population and persons with special needs, to maintain
the condition and affordability of the existing housing stock, and to further fair housing.
Table V-1 identifies the City's quantified housing objectives over the 2021-2029 period.
A. Housing Goals, Policies and Programs
A sound basis for any plan of action is a set of well-defined goals and policies to express
the desires and aspirations of the community. The City has established the following
housing goals:
• Facilitate the development of a variety of housing types for all income levels to
meet the existing and future needs of residents.
• Assist in the development of adequate housing to meet the needs of low- and
moderate -income households.
• Address, and where appropriate and legally possible, remove governmental
constraints to the maintenance, improvement and development of housing.
• Maintain and enhance the quality of existing residential neighborhoods.
• Promote equal housing opportunities for all persons regardless of race, color,
national origin, ancestry, religion, sex, marital status, or familial status.
• Encourage more efficient energy use in residential developments.
Goal 1: Facilitate the development of a variety of housing types for all income levels
to meet the existing and future needs of residents
Policy 1 a: Provide adequate sites for a variety of housing types through the Land Use
Element of the General Plan and the Zoning Ordinance, while ensuring that
environmental and infrastructure constraints are addressed.
Policy 1 b: Where appropriate, encourage the redesignation of vacant and
underutilized non-residential land to residential uses with appropriate
densities to facilitate the development of a variety of housing types to
address the housing needs of all economic segments of the population.
Policy 1 c: Encourage the infilling of vacant residential land.
Policy 1 d: Encourage the recycling of underutilized residential land, where such
recycling is consistent with established land use plans.
Draft V-1 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Policy 1 e: Provide compatibility of residential uses with surrounding uses through the
separation of incompatible uses, construction of adequate buffers, and
other land use controls.
Policy If: Improve all residential environments through the provision of adequate
public facilities and services, including streets and parks, as well as water,
sewer, and drainage systems.
Policy 1 g: Provide for adequate, freely accessible open space within reasonable
distances of all community residents.
Program 1 a: Provision of Adequate Sites for New Construction through the General Plan
and Zoning Ordinance
The Land Use Element of the Seal Beach General Plan designates land within
the city for a variety of residential types and densities ranging from 9 to 46
units per acre. The land use designations are implemented through the
Zoning Ordinance. Although there is no developable vacant land remaining,
the Regional Housing Needs Assessment (RHNA) assigns Seal Beach a
housing need of 1,243 units during the 2021-2029 planning period. When
sufficient land with appropriate zoning is not available to accommodate
regional housing needs, State law requires cities to amend existing land use
plans and regulations to create additional capacity for housing
development to accommodate the RHNA.
As discussed in Appendix B, the City has conducted an evaluation of
potential properties where land use regulations could be amended to
create additional opportunities for housing or mixed-use development, and
candidate sites have been identified for further evaluation to determine the
most appropriate parcels to be rezoned. The following specific objectives
are established:
20212029 Objectives:
• Adequate Sites Program. To address the current shortfall in capacity
for potential housing development the City will process zoning
amendments for sufficient sites with appropriate densities no later
than October 15, 2024, to fully accommodate the City's remaining
housing need. Rezoned sites will be selected from the candidate sites
listed in Appendix B and will comply with the requirements of
Government Code §65583.2(h) and (i).
• Affordable Housing Incentives. To enhance the feasibility of
affordable housing development, the City will offer incentives and
concessions such as expedited processing, administrative assistance
with applications for funding assistance, and modified development
standards consistent with density bonus law.
Draft V-2 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
• Annual Progress Report. The City will report its progress in
implementing this program to HCD on an annual basis, pursuant to
Government Code §65400.
• No Net Loss. The City shall comply with the "no net loss" provisions of
Government Code §65863 through the implementation of an
ongoing project -by -project evaluation process to ensure that
adequate sites are available to accommodate the City's remaining
RHNA allocation throughout the planning period. The City shall not
reduce the allowable density of any site in the residential land
inventory, nor approve a development project at a lower density than
assumed in the land inventory, unless both of the following findings are
made:
a) The reduction is consistent with the adopted General
Plan, including the Housing Element; and
b) The remaining sites identified in the Housing Element are
adequate to accommodate the City's remaining share
of regional housing need pursuant to Government Code
§ 65584.
If a reduction in residential density for any parcel would result in the
remaining sites in the Housing Element land inventory not being
adequate to accommodate the City's remaining share of its lower- or
moderate -income regional housing need, the City may reduce the
density on that parcel if it identifies sufficient additional, adequate
and available sites with an equal or greater residential density so that
there is no net loss of residential capacity.
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule: Zoning amendments during 2022-2024; Annual
reporting
Program 1 b: Land Use Compatibility
A goal of the City is to create and maintain desirable living areas for residents
by physically separating or otherwise protecting residential neighborhoods
from incompatible uses. This program will be implemented through the
review of proposed amendments to the General Plan and zoning
regulations, and through the review of discretionary permit applications.
20212029 Objectives.-
Continue
bjectives:
Continue to use zoning and other land use controls to ensure the
compatibility of residential areas with surrounding uses.
Draft V-3 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Responsible Parties:
Schedule:
Program 1 c: Accessory Dwelling Units
Community Development Department; Planning
Commission; City Council
Ongoing implementation
Accessory dwelling units (ADUs) can provide affordable housing options for
single persons, the elderly, caregivers, and other small households, many of
which may have very -low or extremely -low incomes. The City will continue
to encourage ADU production consistent with State law.
20212029 Objectives:
• Monitor changes to State law and amend City regulations and
procedures as necessary to encourage ADU production.
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule: Annual monitoring; ongoing implementation
Program 1 d: Emergency Shelters, Low Barrier Navigation Centers and
Transitional/Supportive Housing
Emergency shelters provide short-term aid to persons who are homeless and
involve limited supplemental services. Transitional and supportive housing, in
contrast, are provided for an extended period of time, and are combined
with other social services and counseling to assist in the transition from
homelessness to self-sufficiency.
In 2018, AB 2162 amended State law to require that supportive housing be a
use by -right in zones where multi -family and mixed uses are permitted,
including non-residential zones permitting multi -family uses, if the proposed
housing development meets specified criteria. AB 101 (2019) added the
requirement that "low barrier navigation centers" meeting specified
standards be allowed by -right in areas zoned for mixed-use and in non-
residential zones permitting multi -family uses pursuant to Government Code
§65660 et seq.
20212029 Objectives.-
Continue
bjectives:
Continue to facilitate the provision of emergency shelters and
transitional/supportive housing consistent with State law.
• Process a Code amendment to amend City regulations related to
supportive housing and low -barrier navigation centers consistent with
State law concurrent with Housing Element adoption.
Draft V-4 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule: Code amendment in 2021-22; ongoing
implementation
Program 1 e: Innovative Land Use and Construction Techniques
Construction and land costs typically represent the most important factors in
determining the cost of housing in a community. Innovative land use
techniques such as small lot, planned unit developments and mixed-use, as
well as innovative construction techniques including manufactured or
factory -built housing can help reduce the cost of housing.
20212029 Objectives:
• Continue to encourage the use of innovative land use techniques and
construction methods to minimize housing costs provided that basic
health, safety, and aesthetic considerations are not compromised.
Encourage the use of planned unit developments, mixed-use, and
alternative construction methods. The City will provide flexibility in
development standards and siting requirements to minimize
development costs.
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule: Ongoing implementation
Program 1 f: Provision of Adequate Public Facilities and Services
New residential developments bring new residents to the City, placing an
increased demand on public facilities and services. To adequately serve its
existing and future residents, the City must ensure that new residential
developments are provided with adequate public facilities and services.
20212029 Objectives.-
Continue
bjectives:
Continue to utilize environmental and other development review
procedures to ensure that all new residential developments are provided
with adequate public facilities and services.
• If existing public facilities or services are inadequate to serve new
development consistent with land use plans, the City will work
cooperatively with service providers to expand capacity where feasible.
Responsible Parties: Community Development Department; Planning
Commission; City Council; service providers
Draft V-5 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Schedule: Ongoing implementation
Goal 2: Assist in the development of adequate housing to meet the needs of low -
and moderate -income households
Policy 2a: Expand housing opportunities for households with special needs, including
the elderly, persons with disabilities, including developmental disabilities,
large households, female -headed households, and the homeless.
Policy 2b: Provide incentives to encourage the development of new affordable
housing for lower- and moderate -income households, including extremely -
low -income persons.
Policy 2c: Investigate and pursue programs and funding sources designed to expand
housing opportunities for low- and moderate -income households, including
persons with special needs.
Policy 2d: Encourage construction of low- and moderate -income housing on sites that
are:
• located with convenient access to schools, parks, public transportation,
shopping facilities, and employment opportunities;
• adequately served by public utilities;
• adequately served by police and fire protection;
• minimally impacted by noise, flooding, or other environmental
constraints; and
• outside of areas of concentrated lower-income households.
Program 2a: Density Bonus
The Seal Beach Zoning Ordinance contains density bonus regulations and
procedures to facilitate the production of low- and moderate -income
housing by providing incentives that reduce development costs. State
Density Bonus law was recently amended to provide additional incentives
for affordable housing production. The City will continue to offer density
bonus incentives consistent with State law.
20212029 Objectives:
• Monitor changes to State Density Bonus Law and process Municipal
Code amendments as necessary to ensure consistency with State law.
• Continue to promote the use of density bonuses to incentivize affordable
housing production.
Draft V -b September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule: Code amendment in 2021-22
Program 2b: Affordable Housing Resources
The City will facilitate the development of quality affordable housing through
a variety of actions, including pursuing additional funding sources and
partnering with private and non-profit housing developers.
20212029 Objectives:
• Maintain a list of non-profit housing developers active in Orange County.
• Contact qualified non-profit housing developers to explore opportunities
for affordable housing development annually, or whenever
development opportunities arise.
• Explore a variety of funding resources, such as Multi -Family Housing
Program (MHP) funds and Low -Income Housing Tax Credits (LIHTC).
Periodically consult with the State Department of Housing and
Community Development (HCD) for current and new funding availability.
• Provide interested developers with an inventory of residential sites
available for development.
• Prioritize assistance for extremely -low-income (ELI) units and projects such
as single room occupancy (SRO) and supportive housing commensurate
with the City's regional housing need.
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule: Ongoing implementation
Program 2c: Land Write Downs and Assistance with Off -Site Improvements
Land costs and requirements for off-site improvements are important factors
in determining the cost of housing. To facilitate development of housing
affordable to low- and moderate -income households the City may subsidize
the cost of land and off-site improvements when feasible. This program will
be implemented through discussions with project proponents during the
development review process.
20212029 Objectives:
Draft V-7 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
• Consider subsidizing the cost of land and off-site improvements for
affordable housing development on a project -specific basis when
feasible.
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule:
Ongoing implementation
Goal 3: Address, and where appropriate and legally possible, remove governmental
constraints to the maintenance, improvement, and development of
housing.
Policy 3a: Assist City residents in securing decent safe and affordable housing.
Policy 3b: Conserve the affordability of housing units assisted with public funds through
affordability covenants or resale controls.
Policy 3c: Investigate and pursue programs and funding sources designed to maintain
and/or improve the affordability of existing housing units to low- and
moderate -income households.
Program 3a: Section 8 Rental Assistance
The Section 8 rental assistance program extends rental subsidies to very -low -
and extremely -low-income families and elderly who spend more than 30% of
their income on rent, live in substandard housing, or have been displaced.
The subsidy represents the difference between 300 of monthly income and
the allowable rent determined by the Section 8 program. Most Section 8
subsidies are issued in the form of vouchers that permit tenants to choose
their own housing. Seal Beach participates in the Section 8 Rental Assistance
Program through the Orange County Housing Authority.
20212029 Objectives.-
Continue
bjectives:
Continue to cooperate with the Orange County Housing Authority in
providing Section 8 rental assistance to very -low-income households
• Assist the Orange County Housing Authority in promoting the Section 8
program to both property owners and eligible renters by publicizing the
program on the City's website, the City newsletter, local libraries, and
within Leisure World.
Responsible Parties: Community Development Department; Orange
County Housing Authority
Draft V-8 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Schedule:
Ongoing implementation
Program 3b: Mortgage Credit Certificates
The Mortgage Credit Certificate (MCC) is a federal program that allows
qualified first-time homebuyers to take an annual credit against federal
income taxes of up to 15 percent of the annual interest paid on the
applicant's mortgage. This enables homebuyers to have more income
available to qualify for a mortgage loan and make the monthly mortgage
payments. The value of the MCC must be taken into consideration by the
mortgage lender in underwriting the loan and may be used to adjust the
borrower's federal income tax withholding. The MCC program has covenant
restrictions to ensure the affordability of the participating homes for a period
of 15 years. The MCC program is administered through the County of Orange
(https://www.ocgov.com/residents/mccp).
20212029 Objectives:
• Continue participation in the MCC program and post program
information at City libraries and on the City website. The number of
households assisted with this program will depend on market conditions
and program availability.
Responsible Parties: Community Development Department; County
of Orange
Schedule: Ongoing implementation
Program 3c: Maintenance of Affordability Covenants on Publicly -Assisted Housing
The City and Redevelopment Agency previously used CDBG and
redevelopment set-aside funds to assist in the development and
preservation of affordable housing. To ensure the long-term preservation of
Seal Beach Shores Trailer Park as an important affordable housing resource,
the City worked with LINC Housing, a non-profit housing organization, to
pursue tenant ownership of the park. The City was awarded a $20,000
Technical Assistance Grant by the State Department of Housing and
Community Development (HCD) to facilitate conversion of the park to
tenant ownership. Through the issuance of a revenue bond by the
Redevelopment Agency and subsequent loan to LINC Housing, conversion
of the park to tenant ownership was completed in 2000, and affordability
covenants were recorded on these units. The Agency has been providing
ongoing rental assistance to offset the monthly rent increase necessary to
repay the bond. The Successor Agency to the Seal Beach Redevelopment
Agency has listed such rental assistance to qualified residents of the Seal
Beach Shores Trailer Park as one of its enforceable obligations with the
intention of continuing that assistance.
Draft V-9 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
20212029 Objectives.-
Continue
bjectives:
Continue to monitor and enforce the affordability of any very -low, low-,
and moderate -income housing units assisted with City funds.
Responsible Parties: Community Development Department; City
Attorney
Schedule: Ongoing implementation
Program 3d: Local Coastal Program
Seal Beach does not currently have an approved Local Coastal Program
(LCP). As a result, all projects located within the portion of the city that is
within the Coastal Zone are subject to review by the California Coastal
Commission, in addition to the required City approvals. This additional
requirement represents an impediment to housing development within the
Coastal Zone. To address this issue, the City is currently working on the
preparation of an LCP, funded in part by a grant from the Coastal
Commission. An Ad Hoc General Plan/LCP Committee has been established
to provide guidance to staff in this effort. Completion of the LCP is targeted
for early 2023.
20212029 Objectives:
• Prepare and obtain Coastal Commission certification of a Local Coastal
Program.
Responsible Parties. Community Development Department; Planning
Commission; City Council; Coastal Commission
Schedule:
2023
Goal 4: Maintain and enhance the quality of residential neighborhoods in Seal
Beach.
Policy 4a: Encourage the maintenance and rehabilitation of existing owner -occupied
and rental housing where feasible.
Policy 4b: Promote the replacement of any substandard units that cannot be
rehabilitated.
Policy 4c: Investigate and pursue programs and funding sources available to assist in
the improvement of residential property.
Draft V-10 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Policy 4d: Encourage the continued affordability of housing units rehabilitated with
public funds.
Policy 4e: Discourage the conversion of existing apartment units to condominiums
where such conversion will diminish the supply of housing affordable to low -
and moderate -income households.
Policy 4f: Promote the conservation and rehabilitation of older neighborhoods,
preventing the encroachment of incompatible commercial or industrial
uses into established neighborhoods.
Policy 4g: Assist residents, wherever possible, in securing decent safe and adequate
housing.
Policy 4h: Promote a safe, healthful, aesthetically pleasing environment that
strengthens individual and family life.
Policy 4i: Preserve and enhance viable residential neighborhoods and strengthen
neighborhood identity.
Policy 4j: Upgrade and improve community facilities and municipal services in
keeping with community needs.
Policy 4k: Encourage the use of innovative land use techniques and construction
methods to minimize housing costs without compromising basic health,
safety, and aesthetic conditions.
Policy 41: Periodically reexamine local building and zoning codes for possible
amendments to reduce construction costs and processing times without
sacrificing basic health and safety considerations.
Program 4a: Condominium Conversion
As a means to preserve the affordable housing stock, the Condominium
Conversion Ordinance regulates procedures for the conversion of existing
apartment complexes to condominium ownerships.
20212029 Objectives:
• Continue to enforce the Condominium Conversion Ordinance
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule:
Ongoing implementation
Program 4b: Replacement Housing in the Coastal Zone
Draft V-1 1 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
The Coastal (Old Town, Bridgeport and Marina Hill) and Surfside Planning
Areas of the City are located within the Coastal Zone. State law requires that
affordable low- and moderate -income housing units demolished within the
Coastal Zone be replaced, if feasible.
20212029 Objectives.-
Continue
bjectives:
Continue to review development projects within the Coastal Zone on a
case-by-case basis to ensure that replacement low- and moderate -
income housing is provided if feasible.
Responsible Parties: Community Development Department; Planning
Commission; City Council
Schedule: Ongoing implementation
Program 4c: Housing Conditions Monitoring
Overall, the housing stock in Seal Beach is well-maintained. However, the
beach area contains scattered housing units with deferred maintenance
issues. The City has targeted the beach area for housing condition
monitoring. Periodically, the City's code enforcement and building officials
survey the area to identify properties requiring maintenance or repair. If
Code violations or other significant problems are found to exist, the City will
contact property owners to seek corrective actions. In cases where owners
may have limited resources, seek funding assistance for rehabilitation grants
or loans to property owners from the County of Orange CDBG Small City
Urban County program.
20212029 Objectives:
• Continue to conduct periodic surveys of targeted beach areas to identify
housing units with deferred maintenance and provide information about
rehabilitation programs to property owners. Apply for funding assistance
as appropriate from the Urban County program if rehabilitation needs
are identified.
Responsible Parties: Community Development Department
Schedule: Ongoing implementation
Goal 5: Promote equal housing opportunities for all persons regardless of race, color,
national origin, ancestry, religion, sex, marital status, or familial status.
Policy 5a: Promote fair housing practices throughout the community.
Draft V-12 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Policy 5b: Encourage the development of housing that meets the special needs of
disabled and elderly households.
Policy 5c: Promote the provision of housing to meet the needs of families and
households of all sizes.
Program 5a: Affirmatively Further Fair Housing
The City enforces the Fair Housing Act within its jurisdiction. To achieve fair
housing goals, the City participates in Orange County's contract with the Fair
Housing Council of Orange County (FHCOC) to provide fair housing and
tenant landlord counseling services. FHCOC is contracted to perform fair
housing audits and to investigate fair housing complaints.
20212029 Objectives.-
Continue
bjectives:
Continue to provide fair housing and tenant landlord counseling services
through the Fair Housing Council of Orange County. The Community
Development Director will serve as the primary point of contact for fair
housing issues and will refer inquiries to the FHCOC.
Responsible Parties: Community Development Department
Schedule: Ongoing implementation
Program 5b: Housing Information and Referral Services
The Orange County Housing Authority provides housing information and
referral services for persons seeking affordable rental and homeownership
opportunities.
20212029 Objectives.-
Continue
bjectives:
Continue to support the housing and referral services provided by the
Housing Authority of Orange County by posting contact information on
the City website and at public buildings.
Responsible Parties: Community Development Department; Orange
County Housing Authority
Schedule: Ongoing implementation
Goal 6: Encourage more efficient energy use in residential developments.
Draft V-13 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
Policy 6a: Promote energy conservation through "green building" techniques that
reduce water consumption, improve energy efficiency and lessen a
building's overall environmental impact.
Policy 6b: Promote "smart growth" principles by encouraging compact development
in locations that provide opportunities for reduced vehicle trips.
Program 6a: Green Building Techniques
"Green buildings" are structures that are designed, renovated, re -used or
operated in a manner that enhances resource efficiency and sustainability.
These structures reduce water consumption, improve energy efficiency and
lessen a building's overall environmental impact. The City's Community
Development Department will distribute a Green Building Tips handout for
both homeowners and builders, and the City will offer a fee reduction
program for remodels that include energy conservation features.
20212029 Objectives:
• Distribute a Green Building Tips handout at City Hall and on the City
website.
Provide assistance with sustainability design and techniques.
• Continue to offer reduced fees for residential remodeling projects that
include energy conservation features.
Responsible Parties:
Schedule:
Program 6b: Promote Smart Growth
Community Development Department+
Ongoing implementation
The City will continue to promote "smart growth" principles by encouraging
compact development commensurate with the City's regional housing
need in locations that provide opportunities for reduced vehicle trips (see
also Program 1 a).
20212029 Objectives:
• Seek to incorporate smart growth principles in future land use and zoning
amendments.
Responsible Parties: Community Development Department
Schedule: Ongoing implementation
Draft V-14 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
B. Quantified Objectives
The City's quantified objectives for new construction, rehabilitation and conservation are
presented in Table V-1.
Table V-1
Quantified Objectives 2021-2029
New
Construction 129 129 201 239 545- 1,243
Rehabilitation - - - -
Conservation' 25 75 100
1. Preservation of units in Seal Beach Shores Trailer Park
Draft V-15 September 2021
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan
This page intentionally left blank.
Draft V-16 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix A - Evaluation of Prior Housing Element
Appendix A -
Evaluation of the Prior Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals, objectives and
policies, and the progress in implementing programs for the previous planning period. This
appendix contains a review of the housing goals, policies, and programs of the previous
housing element, and evaluates the degree to which these programs have been
implemented during the previous planning period. This analysis also includes an
assessment of the appropriateness of goals, objectives and policies. The findings from this
evaluation have been instrumental in determining the City's housing programs for the
2021-2029 planning period.
Table A-1 summarizes the programs contained in the previous Housing Element along with
the source of funding, program objectives, accomplishments, and implications for future
policies and actions.
Table A-2 presents the City's progress in meeting the quantified objectives from the
previous Housing Element.
Draft A-1 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix A — Evaluation of Prior Housing Element
Table A-1
Housing Element Program Evaluation - 2013-2021
City of Seal Beach
ProgramObjective
Program la Provision of Adequate
1. In order to enhance the feasibility of affordable housing
Ongoing
The City continued to implement this
Sites for New Construction
development, the City will offer incentives and concessions such
program. No inquiries regarding
through the General Plan and
as expedited processing, administrative assistance with
affordable housing development were
Zoning Ordinance.
applications for funding assistance, and modified development
submitted.
standards.
2. The City will report its progress in implementing this program to
HCD on an annual basis, pursuant to Government Code §65400.
3. The City shall comply with the "no net loss" provisions of
Government Code §65863 through the implementation of an
ongoing project -by -project evaluation process to ensure that
adequate sites are available to accommodate the City's RHNA
share throughout the planning period. The City shall not reduce
the allowable density of any site in its residential land inventory,
nor approve a development project at a lower density than
assumed in the land inventory, unless both of the following
findings are made:
a) The reduction is consistent with the adopted General Plan,
including the Housing Element; and
b) The remaining sites identified in the Housing Element are
adequate to accommodate the City's share of regional housing
need pursuant to Government Code §65584.
If a reduction in residential density for any parcel would result in
the remaining sites in the Housing Element land inventory not
being adequate to accommodate the City's share of the regional
housing need pursuant to Sec. 65584, the City may reduce the
density on that parcel if it identifies sufficient additional, adequate
and available sites with an equal or greater residential density so
that there is no net loss of residential unit capacity.
Program 1 b Land Use
Continue to use zoning and other land use controls to ensure the
Ongoing
The City continued to implement this
Compatibility.
compatibility of residential areas with surrounding uses
program
Program 1 c Second Units.
Continue to allow for the development of second units consistent
Ongoing
The City adopted new ADU
with state law and the Municipal Code
regulations in conformance with State
law in 2021.
Draft A-2 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix A — Evaluation of Prior Housing Element
ProgramObjective
Program 1d Emergency Shelters
Continue to facilitate the provision of emergency shelters and
Ongoing
The City continued to implement this
and Transitional/Supportive
transitional/supportive housing consistent with state law
program. No applications for
Housing.
emergency shelters or
transitional/supportive
Program 1e Innovative Land Use
Continue to encourage the use of innovative land use techniques
Ongoing
The City continued to implement this
and Construction Techniques
and construction methods to minimize housing costs provided
program.
that basic health, safety, and aesthetic considerations are not
compromised. Encourage the use of planned unit developments,
mixed use, and alternative construction methods. The City will
provide flexibility in development standards and siting
requirements to minimize development costs
Program 1f Provision of Adequate
Continue to utilize environmental and other development review
Ongoing
The City continued to implement this
Public Facilities and Services.
procedures to ensure that all new residential developments are
program to ensure the provision of
provided with adequate public facilities and services
adequate public facilities and
services.
Program 2a Density Bonus.
Continue to promote the use of density bonuses among potential
Ongoing
The City continued to implement
residential developers
State density bonus law. No density
bonus applications were submitted.
Program 2b Affordable Housing
• Maintain a list of non-profit housing developers active in Orange
Ongoing
The City continued to encourage
Resources.
County.
affordable housing development;
• Contact qualified non-profit housing developers to explore
however, no inquiries were
opportunities for affordable housing development annually, or
submitted.
whenever development opportunities arise.
• Explore a variety of funding resources, such as Multi -Family
Housing Program (MHP) funds and Low -Income Housing Tax
Credits (LIHTC). Periodically consult with the State Department of
Housing and Community Development HCD for current and new
funding availability.
• Provide interested developers with an inventory of residential
sites available for development.
• Prioritize assistance for extremely -low-income (ELI) units and
projects such as single room occupancy (SRO) and supportive
housing commensurate with the City's regional housing need of 1
ELI unit during the current planning period.
Program 2c Land Write Downs
Consider subsidizing the cost of land and off-site improvements
Ongoing
The City continued to encourage
and Assistance with Off -Site
for affordable housing development on a project -specific basis
affordable housing development;
Improvements
when feasible
however, no applications were
submitted.
Draft A-3 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix A — Evaluation of Prior Housing Element
ProgramObjective
Program 3a Section 8 Rental
• Continue to cooperate with the Orange County Housing
Ongoing
The City continued to cooperate with
Assistance
Authority in providing Section 8 rental assistance to very -low-
OC Housing Authority to support the
income households
Section 8 program by posting
• Assist the County Housing Authority in promoting the Section 8
information.
program to both property owners and eligible renters by
publicizing the program on the City's website, the City newsletter,
local libraries, and within Leisure World.
Program 3b Mortgage Credit
Continue participation in the MCC program and contact the
Ongoing
The City continued to participate in
Certificates
County annually to determine current program status. Distribute
the MCC program to support the
program information at City libraries and on the City website. The
Section 8 program.
number of households assisted with this program will depend on
market conditions and program availability
Program 3c Maintenance of
Continue to monitor the affordability of any very -low, low-, and
Ongoing
The City continued to monitor
Affordability Covenants on City or
moderate -income housing units assisted with public funds
affordability of assisted units at the
Agency -Assisted Housin
Seal Beach Shores Trailer Park.
Program 3d Local Coastal
Prepare and obtain Coastal Commission certification of a Local
Ongoing
The Local Coastal Program process
Program
Coastal Program
is moving forward in coordination with
the California Coastal Commission.
Program 4a Condominium
Continue to enforce the Condominium Conversion Ordinance
Ongoing
The City continued to enforce the
Conversion
Condominium Conversion Ordinance.
No applications for conversion were
submitted.
Program 4b Replacement Housing
Continue to review development projects on a case-by-case
Ongoing
The City continued to enforce the
in Local Coastal Zone
basis to ensure that replacement low- and moderate -income
Coastal Zone housing replacement
housing is provided if feasible
requirements.
Program 4c Housing Conditions
Continue to conduct annual surveys of the targeted beach area to
Ongoing
The City continued to monitor
Monitoring
identify housing units with deferred maintenance issues and mail
targeted areas for maintenance
brochures about the City's rehabilitation programs to owners of
issues.
the identified units. Apply for funding assistance annually from the
Urban County program if rehabilitation needs are identified
Program 4d Zoning and Building
• Continue to enforce the City's zoning and building codes
Ongoing
The City continued to enforce the
Codes Enforcement
through contract code compliance services.
City's zoning and building codes and
• Provide information about assistance programs to property
provide information to property
owners with violations
owners regarding assistance
programs.
Program 5a Fair Housing Services
Continue to provide fair housing and tenant landlord counseling
Ongoing
The City continued to facilitate fair
services through the Fair Housing Council of Orange County. The
housing and refer inquiries to the Fair
Community Development Director will serve as the primary point
Housing Council of Orange County.
Draft A-4 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix A — Evaluation of Prior Housing Element
ProgramObjective
of contact for fair housing issues and will refer inquiries to the
FHCOC
Program 5b Removal of
Continue to utilize the Home Improvement Program to remove
Ongoing
This program is no longer active.
Architectural Barriers
architectural barriers and encourage participation by elderly and
disabled residents
Program 5c Housing Information
Continue to support the housing and referral services provided by
Ongoing
The City continued to post contact
and Referral Services
the Housing Authority of Orange County by posting contact
information for the OC Housing
information on the City website and at public buildings
Authority.
Program 6a Green Building
• Distribute a Green Building Tips handout at City Hall and on the
Ongoing
Reduce fees for services such as
Techniques
City website.
retrofit windows or solatubes.
• Continue to offer reduced fees for residential remodeling
projects that include energy conservation features
Program 6b Promote Smart
Seek to incorporate smart growth principles in future land use
Ongoing
The City continued to promote smart
Growth
and zoning amendments
I
I growth principles.
Draft A-5 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix A - Evaluation of Prior Housing Element
Table A-2
Progress in Achieving Quantified Objectives 2013-2021
City of Seal Beach
Extremely Low
1
Very Low
0
Low
3
Moderate
4
Above Moderate
72
Total
80
Very Low
Low
Moderate
Above Moderate
Total I -
2
31
425
210
635
Very Low 25 25
Low
Moderate 75 75
Above Moderate - -
Total 100 100
*Quantified objectives for new construction are for 2006 -2014 RHNA period
**Seal Beach Shores Trailer Park rehabilitation and Leisure World VUL-Income
Accessibility Program
***Seal Beach Shores Trailer Park preservation
Draft A -b September 2021
City of Seal Beach 2021-2029 Housing Element Appendix A - Evaluation of Prior Housing Element
This page intentionally left blank.
Draft A-7 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Appendix B
Residential Land Inventory
This appendix describes potential sites for housing development during the 2021-2029
planning period.
ASSUMPTIONS REGARDING AFFORDABILITY
State law4 establishes a "default density" of 20 units per acre that is suitable for lower-
income housing in small metropolitan cities such as Seal Beach. The land inventory analysis
is based on this affordability assumption.
POTENTIAL SITES FOR HOUSING DEVELOPMENT
Seal Beach is built -out with no vacant developable land remaining. The following
underutilized sites have potential for additional housing based on current land use plans
and regulations.
Underutilized Sites
1011 Seal Beach Blvd. (Accurate Storage). This approximately 4 -acre site (Figure B-1)
is located immediately south of the Boeing Integrated Defense Systems property. It
was formerly occupied by a metal fabricator and is currently used for vehicle and
boat storage. The site is bordered by office, commercial and light industrial uses to the
north and west, by the City Police Station across Adolfo Lopez Drive to the south, and
by the Seal Beach Naval Weapons Station across Seal Beach Boulevard to the east
and has good access to employment and transit routes. Pursuant to the Program 1 a
in the 4t" cycle Housing Element, in 2013 this property was rezoned to Residentia/High
Den5ity-20 and is suitable for lower-income multi -family development. There are no
known environmental constraints on this property, and the site has good access to
employment and transit routes.
Seal Beach Blvd./Pacific Coast Highway. This 0.25 -acre parcel is developed with an
older commercial building currently occupied by a liquor/convenience store. It has a
General Plan designation of Limited Commercial and is zoned Limited
Commercial/Residential Medium Density. This zoning designation allows residential use
at up to 20 units/acre, which is considered suitable for lower-income housing. Due to
the age and marginal condition of the structure, it is assumed that the entire site would
be redeveloped with a new residential or mixed-use project. Because of its small size,
this parcel has been listed in the moderate -income site inventory.
Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing,
particularly for single persons or small households including the elderly, college students,
young adults, and caregivers. Recent changes in State law have made the construction
4 Government Code Sec. 65583.2(b) (3)
Draft B-1 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
of ADUs more feasible for homeowners, and the City has seen an increase in ADU
development applications recently.
Over the past few years interest in ADUs has increased somewhat. Over the past three
years the City has approved three ADU permits. At that rate, it is estimated that
approximately eight additional ADUs will be permitted during the 2021-2029 planning
period. Based on recent analysis conducted by SCAG5 approximately two-thirds of future
ADUs are expected to be affordable to lower-income households.
Sites Inventory Summary
The City's current inventory of residential sites is summarized in Table B-1. This table shows
that based on existing General Plan and zoning designations there is currently a shortfall
of potential capacity to accommodate the RHNA. State law' requires that where the
inventory of sites does not accommodate the City's assigned housing need, the Housing
Element must identify actions that will be taken to make sites available with appropriate
zoning and development standards to accommodate that portion of the City's share of
the regional housing need that could not be accommodated on sites identified in the
Housing Element without rezoning. The rezoning of sufficient sites must be completed within
the first three years of the planning period. Sites to be rezoned to address this shortfall will
be selected from the candidate sites listed in Table B-3 and shown in Figures B-1 through
B-1 1. These sites have a total potential capacity for more housing units than the current
RHNA shortfall.
Table B-1
Residential Sites Inventory Summary
Underutilized sites
40
40
5
85
Potential ADUs
2
4
2
8
Totals
42
44
7
0 93
RHNA (2021-2029)
258
201
239
545 1,243
Surplus (shortfall)
(216)
(157)
(232)
(545) (1,150)
Source: City of Seal Beach, 2021
s SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020
(https://scog.ca.gov/sites/main/files/file-
attachments/adu affordability analysis 120120v2.pdf?1606868527)
s Government Code Sec. 65583(c) (1) (A)
Draft B-2 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Table B-2
Residential Sites Inventory
..
,�1ssumed
'
Acreage
Ahil(du/ac)
. .. Above
Moderate
1011 Seal Beach Blvd.
High Density
Vehicle & boat storage
095-791-18
Res/
4.0
20 80
80
RHD -20
Limited
Older convenience store;
1780 Pacific Coast Hwy.
Commercial/
0.25
zoning allows mixed-use
21 5
5
199-061-01
Medium Density
Res
TOTALS
4.25
80 5 -
85
Draft B-3 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B — Land Inventory
Table B-3
Candidate Sites for Rezoning
The Shops at Rossmoor
27.0
10.0
GC
40
400
Existing commercial center
Old Ranch Town Center
26.0
5.0
GC
40
200
Existing commercial center
Old Ranch Country Club
20.0
5.2
RG
23
120
Portion of existing golf course
Leisure World
533.0
5.0
RHD -PD
30
150
1950's senior residential PUD
Seal Beach Plaza
7.0
2.5
SC
30
75
Existing commercial center
Accurate Storage
4.0
1.8
RHD -20
33
58
Existing self -storage facility
Sunset Aquatic Park
4.6
4.8
PS
30
144
Portion of County Regional Park Facility
Navy Site
22.0
4.0
MI
30
150
Portion of NWS Seal Beach
Seal Beach Center
9.0
4.0
SC
30
120
Existing commercial center
Main Street
15.0
n/a
MSSP
n/a
40
Existing commercial district
99 Marina Drive
4.3
4.3
OE
20
86
Vacant, abandoned oil separation facility
TOTALS
1,543
Draft B-4 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-1
Accurate Storage
Draft B-5 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
0
Figure B-3
Old Ranch Town Center
Draft B-7 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-4
Old Ranch Country Club
-,
s _
a w `
k
* ' * NL
. l
t
Draft B-8 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-5
Leisure World
Draft B-9 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
-Na
_ 16
T-
��r -~� T•,f y
Figure B-6
Seal Beach Plaza
a
.20
Draft B-10
September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-7
Sunset Aquatic Marina
t
r.
4 VIM
€' 00.
t
♦ �. 2, -
4dW
�
Portofino Cove
r F
'a e P,ar
urid
dr
_ '.i �' r.AL
Draft B-1 1 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-8
Navy Site
Draft B-12 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-9
Seal Beach Center
�woo` — — _—
Y� 7
L31 ftAr%,%ft
t
Draft B-13 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-10
Main Street SP Area
Draft B-14 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory
Figure B-1 1
99 Marina
_ � ti , t•
AO
AP
err 'N, n .
it
` 'mayoe
sl
owJo
� F
Draft B-15 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix C - Public Participation Summary
Appendix C
Public Participation Summary
Section 65583(c) (5) of the Government Code states that "The local government shall make
diligent effort to achieve public participation of all the economic segments of the
community in the development of the housing element, and the program shall describe
this effort." Public participation played an important role in the formulation and refinement
of the City's housing goals and policies and in the development of a Land Use Plan which
determines the extent and density of future residential development in the community.
Early in the Housing Element update process the City created a web page
(https://www.sealbeachca.gov/Departments/Community-Development/Planning-
Development/Housing-Element-Update) where Frequently Asked Questions, an online
housing survey, meeting notices, agendas, draft documents and other reference materials
were posted for review. City residents and other interested stakeholders had many
opportunities to recommend strategies, review, and comment on the Housing Element
update. Housing organizations, service providers and other interested parties that were
included in the distribution of public notices are shown in Table C-1. Table C-2 provides a
summary of questions raised during Housing Element preparation and responses to those
questions.
The following is a list of opportunities for public involvement in the preparation of this
Housing Element update.
City Council/Planning Commission study session
Housing Element Ad Hoc Committee meeting
Housing Element Ad Hoc Committee meeting
City Council/Planning Commission study session
Planning Commission public hearing
City Council public hearing
March 8, 2021
April 5, 2021
April 27, 2021
September 20, 2021
Draft C-1 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix C — Public Participation Summary
Table C-1
Public Notice Distribution List
City of Seal Beach Housing Element Update
Kennedy Commission League of Women Voters of OC Association of Realtors
17701 Cowan Ave., Suite 200 Central Orange County 25552 La Paz Road
Irvine, CA 92614 P.O. Box 10621 Laguna Hills, CA 92653
Santa Ana, CA 92711
Neighborhood Housing Services of Habitat for Humanity of Orange Jamboree Housing Corp.
OC County 17701 Cowan Avenue, #200
198 W. Lincoln Ave., 2nd Floor 2200 S. Ritchey St. Irvine, CA 92614
Anaheim, CA 92805 Santa Ana, CA 92705
The Related Companies of Community Housing Resources, BIA/OC
California 18201 Von Karman Ave Inc. 17744 Sky Park Circle #170
Ste 900 17701 Cowan Avenue, Suite 200 Irvine, CA 92614
Irvine, CA 92612 Irvine, CA 92614
Dayle McIntosh Center
501 N. Brookhurst Street, Suite
102
Anaheim, CA 92801
OC Business Council
2 Park Plaza, Suite 100
Irvine, CA 92614
Mercy Housing
480 S Batavia St
Orange, CA 92868
City of Long Beach
Development Services
Department
Linda F. Tatum, Director
411 W. Ocean Blvd., 3rd Floor
Long Beach, CA 90802
Orange County Water District
Michael Markus, General
Manager
18700 Ward St
Fountain Valley, CA 92708
OC Housing Providers Regional Center of Orange
25241 Paseo de Alicia, Suite 120 County
Laguna Hills, CA 92653 P.O. Box 22010
Santa Ana, CA 92702-2010
OC Housing Trust
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
OC Housing & Community
Development
Attn: Rebecca Leifkes
1501 E. St Andrew Place, First
Floor
Santa Ana, CA 92705
City of Los Alamitos
Development Services
Department
Ron Noda, Acting Director
3191 Katella Avenue
Los Alamitos, CA 90720
Orange County Sanitation District
Jim Herberg, General Manager
10844 Ellis Avenue
Fountain Valley, CA 92708
Neighborhood Housing Svcs of
OC
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
Orange County Housing
Authority
1501 E St Andrew PI
Santa Ana, CA 92705
City of Huntington Beach
Community Development Dept
Ursula Luna -Reynosa, Director
2000 Main Street — 3rd Floor
Huntington Beach, CA 92648
City of Garden Grove
Comm. and Economic
Development
Lisa Kim, Director/ACM
11222 Acacia Parkway
Garden Grove, CA 92840
Draft C-2 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix C — Public Participation Summary
Rossmoor Community Services
District
Joe Mendoza, General Manager
3001 Blume Dr,
Rossmoor, CA 90720
California Coastal Commission
South Coast District
Amber Dobson, District Manager
301 E Ocean Blvd Suite 300,
Long Beach, CA 90802
City of Westminster
Community Development
Department
Alexa Smittle, Director
8200 Westminster Boulevard
Westminster CA 92683
Gabrieleno Tongva Nation
Sam Dunlap
P.O. Box 86908
Los Angeles, California 90086
Juaneno Band of Mission Indians
Joyce Stanfield Perry, Tribal
Manager
4955 Paseo Segovia
Irvine, California 90603
Soboba Band of Luiseno Indians
Joseph Ontiveros, Cultural
Resource Director
P.O. Box 487
San Jacinto, California 92581
Coast Community College District
1370 Adams Avenue
Costa Mesa, Ca. 92626
OC Development Services
Amanda Carr, Interim Deputy
Director
P.O. Box 4048
Santa Ana, CA 92702-4048
Southern California Edison
P.O. Box 800
Rosemead, CA 91770
Gabrieleno Band of Mission
Indians
Kizh Nation
Andrew Salas, Chairman
P.O. Box 393
Covina, California 91723
Gabrieleno/Tongva San Gabriel
Band of Mission Indians
Anthony Morales, Chairperson
P.O. Box 693
San Gabriel, California 91778
Juaneno Band of Mission Indians -
Acjachemen Nation
David Balardes
32161 Avenida Los Amigos
San Juan Capistrano, California
92675
Ti 'AT Society
Cindi Alvitre
6515 East Seaside Walk #C
Long Beach, California 90803
Naval Weapons Station Seal
Beach
Gregg T. Smith, Public Affairs
Officer
800 Seal Beach Boulevard
Seal Beach, CA 90740-5000
SoCal Gas Company
Centralized Correspondence
PO Box 1626
Monterey Park CA 91754-8626
Gabrieleno Tongva Indians of
CA
Tribal Council
5450 Slauson Avenue, Suite
151 PMB
Culver City, California 90230-
Gabrielino Tongva Indians of
California Tribal Council
Robert Dorame, Chairperson
P.O. Box 490
Bellflower, California 90707
Juaneno Band of Mission
Indians
Alfred Cruz
P.O. Box 25628
Santa Ana, California 92799
Los Alamitos Unified School
District
10293 Bloomfield St.
Los Alamitos, CA 90720
Draft C-3 September 2021
City of Seal Beach 2021-2029 Housing Element Appendix C — Public Participation Summary
Table C-2
Summary of Public Comments
City of Seal Beach 2021-2029 Housing Element Update
Since most single-family lots are allowed 2
State policy does not allow the full ADU potential
ADUs, does the sites inventory allow the City to
to be assumed for RHNA purposes. Cities may
assume the total potential number of ADUs for
estimate potential future ADU production based
RHNA purposes?
on past trends.
What does "by -right" development mean?
"By -right" means the development review
process must be based only on objective
standards involving no personal judgment.
If a property is listed in the inventory of housing
No — the sites listed in the inventory only
sites, is the City or the property owner required
indicates that the potential exists for additional
to develop the property during the 8 -year
housing development.
planning period?
If a property listed in the inventory of housing
No — sites shown as accommodating low -
sites is shown as having potential for low-
income housing only indicates that the property
income housing, can the property only be
is considered suitable for low-income housing
developed with affordable housing?
under State law. Generally, sites that allow a
density of at least 20 units/acre are considered
suitable for low-income housing in cities with a
population of less than 25,000 in Orange
County.
How were the issues in Seal Beach that limit
These issues were considered as part of the
development areas, such as sensitive
RHNA process and the Housing Element
environmental areas and Federal Government
discusses these constraints to housing
land ownership, factored into the Housing
development.
Element and RHNA?
Affordable housing is very unlikely to be built in
Cities that do not achieve their RHNA
high-cost areas like Seal Beach. What happens
allocations may be required to offer
if the City doesn't meet the RHNA goals?
"streamlined" permit processing under SB 35.
Draft C-4 September 2021