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6th Seal Beach Housing Element - Draft 21-0909
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 C. Public Participation...............................................................................................................1-2 D. Consistency with Other Elements of the General Plan....................................................1-2 Housing Needs Assessment...................................................................................................... A. Community Context............................................................................................................II-1 B. Population Characteristics..................................................................................................II-3 1. Population Growth Trends...............................................................................................11-3 2. Age and Gender..............................................................................................................11-3 C. Household Characteristics..................................................................................................II-4 1. Household Size..................................................................................................................11-4 2. Housing Tenure..................................................................................................................11-5 3. Overcrowding...................................................................................................................11-6 4. Overpayment....................................................................................................................11-7 D. Employment..........................................................................................................................11-9 1. Current Employment........................................................................................................11-9 E. Housing Stock Characteristics..........................................................................................11-1 1 1. Housing Type...................................................................................................................11-1 1 2. Housing Age and Conditions........................................................................................11-1 1 3. Vacancy Rates...............................................................................................................11-12 4. Housing Cost....................................................................................................................11-13 F. Special Needs....................................................................................................................11-16 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............................................................................11-23 H. Housing Constructed, Demolished or Converted within the Coastal Zone ...............11-23 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....................................................................................................... IV -27 5. Cost and Availability of Financing.............................................................................. IV -27 C. Affirmatively Furthering Fair Housing............................................................................. IV -28 V. Housing Action Plan................................................................................................................. V-1 A. Housing Goals, Policies and Programs............................................................................. V-1 B. Quantified Objectives...................................................................................................... V-15 APPENDICES Appendix A - Evaluation of the Prior Housing Element Appendix B - Residential Land Inventory Appendix C - Public Participation Summary Draft ii 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.........................................................II-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..........................................................II-9 Table II -9 Employment by Industry - Seal Beach..........................................................................II-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 11-13 Vacant Units by Type - Seal Beach vs. SCAG Region.................................................11-13 Table 11-14 Income Categories and Affordable Housing Costs, 2021 - Orange County ...........11-14 Table 11-15 Median Home Sales Prices for Existing Homes, 2000-2018 - Seal Beach vs. SCAGRegion....................................................................................................................II-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..........................................................II-16 Table 11-19 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 11-22 Developmental Disabilities for Seal Beach Residents..................................................11-19 Table 11-23 Elderly Households by Income and Tenure - Seal Beach...........................................11-20 Table 11-24 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...............................................................................11-25 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.....................................................................................................II-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 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, 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 Il. Housing Needs Assessment Figure II -1 Regional Location Map Santa Clarita mar coima L O S AN G E L E S COUNTY Van © Glendale Nuys 'oodland it Monrovia Azuza Sherman Pasadena Claremo Hills Oaks Arcadia 101 100 Baldwin San ryr Beverly Hollywood Alhambra i Park Covina Dimas Pomona f Hills Monterey West Santa Park Covina Monica Walnut Culver City Los Pico � '� � Angeles iveraWhittier Marina Del Rey Inglewood I La Habra Heights__ Playa Del Rey South Gate Downey i Brea N, EI Segundo Hawthorne a hada_ Yorba � Q � Compton Bellflower Fullerton inda Manhattan Beach Redondo Beach Torrance Lakewood Anaheim ORA N G E Orange COUNTY Garden Palos Grove Verdes vv�� Estates Long Tustin San Beach Santa SEA Ana BEACH Huntington 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 25.0 24.8 24.5 24.4 L 242 24.0 23.8 23.5 2040 2005 Seal Beech 24,157 24,257 SSM 16,516,703 17,541,873 CA DDf €-5 €bpixknron ondK unirrg Unit €sbmotes 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 19,5 19.0 18,5 18.0 17.5 17.0 16.5 1fi_0 15,5 15.0 2010 2055 2424 24,168 24,995 24,992 18,051,534 18,735,901 59,021,787 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 50a ■ E E M M E N E E ..,,,,.. N d 1111111/ LIF14 15-19 2}24 2628 30-34 35-38 4o-44 45-09 50-5A 5638 8484 8538 7o-74 7579 HCI� H5F 504 OMEN .■■ 1-044 1,500 2,044 ■Male ■Female American Cornmuniiy Su vey 2 034-2 018 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 (35.40). 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 ■ Renter ■Owner ■ Towl drwTimn Cammuniiy Survey 202¢20I8 5-yiear estimates_ 2. Housing Tenure 7+ 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 Table II -3 Household Size Seal Beach .07. n 40.0% 35.0% 25_f% 0% I GI}. Iwo, ¢ .+ €1 k Ox — 1 2 3 4 5 6 Number of Peaplc per FleusltwW ■ Renter ■Owner ■ Towl drwTimn Cammuniiy Survey 202¢20I8 5-yiear estimates_ 2. Housing Tenure 7+ 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 Il. Housing Needs Assessment Table II -4 Household Tenure - Seal Beach vs. SCAG Region 80.046 76-046 6 70.046 60.0%x2596 0 = 50.046 47.5:x, 40.046 30.046 24.0% 20.046 10.046 0.046 Seal Beach SCAG ■ Owner (%) ■ Renter (%) Amerimn Community Survey 2014-201B 5-yeur estimates. Table II -5 Household Tenure by Age - Seal Beach 3,000 2,50D .� 2,aa0 V 1r500 0 1r(M 50D sm 16 L L L L_ 0 75-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+ ■Owner 7 88 329 1,032 821 953 2 92 2,551 1,431 ■Rerrter 13D 717 519 585 319 131 25G 188 157 Amerimn Community Survey 2014-2013 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 18.096 16.096 15.6':: 32 t 14.096 12.096 = 10.096 8.0% 6.4% 6.096 4.9% C 4.096 2.3% 21% 2.096 0.096 1.0+f morn 15+ froom 10+/room 1.5+/Fawn Owner Owner Renter Renter ■Seal Beech ■SWAG Arntuioorr Communiry Survey 2014-2018 5 -year 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 Il. Housing Needs Assessment Table II -7 Overpayment by Income Category - Seal Beach Households by Share of Income Saenton HousingCost: Inoome <: 304 30-50'; :> 5D'% �: 30'x. HAMFI 1.185 504 795 30-50';', HAMFI 1.345 380 33D 50,80';', HAM FI 1.324 979 205 80-1DD'n HAMFI 589 195 T4 > 100';', HAM FI 4.450 984 84 Totaf households 8.893 1.842 1,484 HUD CHAS, 2012-2016. HAMP refers to J4ousirrg Urban DeveAoprrrenrArea 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 30% 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. HAMR refers to.Housing Urban DevvoprnenrArea Ade-dran Fan-,P� 'ncnme. 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 3096 HAMFI Miite, non -Hispanic 9,930 2.090 21.0 Black, noirHispanic 65 0 0.0 X. An-itin acid other, rion-Hispanic 1,312 373 28.4 Hinpanic 1,089 185 17.0 X. TOTAL 1-2,396 2,648 21-.4% Renter -occupied 3.130 635 17.7:- 0wrier-occupied 9,266 2.095 22.-S;: TOTAL 1-2,385 2,650 21.4% HUD CHAS, 2012-2016. HAMR refers to.Housing Urban DevvoprnenrArea Ade-dran Fan-,P� 'ncnme. 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 Il. Housing Needs Assessment Table II -9 Employment by Industry - Seal Beach Agriculture ' 54 Cons ictiar, - .387 Man 4faCtLiring LC35 Wholesale Rrade - 377 Retail Trade 662 Transportation - 501 Information 252 Finance 1,023 Professional Services 1,452 Education & Social Services Arts, Erdertainment, Recreation 789 Other 355 Public Admin irrstratim 433 0 500 1,000 1,500 American Community 5tuvey 2014-2Q18 5 -year estimates wing groupings o f 2 -digit NAJC5 codes - 2r671 2,000 2,500 3r000 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 50-096 40-096 B 30.06 J,77 I_S0Dg&L 20-096 1'ug,a77 0-C% � m �N Management SeNvioes Sales Nexural Resources Production Seal Beach 544% 11196 25.3% 4-496 4.8% ■ SC+kG 34-2% 19-6% 22.8% 88% 14-6% - Seal Beach - SCAC Arnerimn Comrrnrrrity SunW 2414-2418 5 -year estimates wing groupings o f SOC codes - Draft II -10 September 2021 City of Seal Beach 2021-2029 Housing Element II. 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 -11 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;. 8(Y/. o 7,012 500. ° 401. 4,732 JV��}}Fry4 C 1. $ 201, 1,518 1,11.8lox, , 11111111/ 11111111/ 11111111/ 155 Single -Family Singe -Family Multifamily, 2-4 Multifamily,5+Units, � Mobile Homes detached Attached Units ■Seal Beach(%) 32.6% 50.4% 7.7% 482% 1.1% ■SC.a-A) 54.496 7.2% 7.5% 27,3% 3.5% C.4 DOF E-5 Papixk 6 on and Rousing Unit EsVmates 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% 5496 :3 40% ~ 30% 0 20% 10% _ IIIIIIi j J d 496 2014 & 2414- 2044 1994 193& 1974 1964 1954- 1944 1939 & Later 2413 2409 1999 1989 1979 1969 1959 1949 Ea rl ier Seal Beach (°%) 4.3% 4.3% 4.3°% 2A% 5.4% 13.5% 55.3% 12.6°% 3.7% 21% SCAG N 1.0% I i5% 141% 9.5% 15.0% 16.3% 14.5% 15.9% 6.9% 9.3% ■Seel Beach]%) ■SW (96) Arrrerrrvn Cvmmufd y Survey 20142018 3 -year estimotes. 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 50 40 30M 20.7'% 13.3% � 10.4 7,996 � 10 5-4°k IN0-■ ■ 0% For Rent Rented For Sale Amerimrt Community Survey 2 014-2 018 5 -year estimates. 4. Housing Cost a. Housing Affordability Criteria 51.5% 33-5% 27-7% 19. 5-S'% 4.5% ■ - 0-09iG6 0,396 Sdd Seasonal Migrant Other ■SenI Bench ■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 II. 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 Income Category Maximum Income Affordable Rent Affordable Price (est.) 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). $1,004,404 $904.000 $x804.004 $700.400 $604.004 $504,000 x400.004 $300,000 $200,004 $104,004 Table II -15 Median Home Sales Prices for Existing Homes, 2000-2018 - Seal Beach vs. SCAG Region wme�Seal Beech mm*�sCAG — — —Seal Beech Percentage of SCAG Price SG4G local Arof+re4 Core Log7gVaro Quick. SG4G median home sales prrie calcuiared as househald- weighted average of covnrymedlans_ 250.0% 240.036 150.05K 100.096 54.0% 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 4M 35% 33-4 2c: a 33% $b 25% 24.1'x 96 1s -b96 20.2% 20% 0 15% _ 13-796 13. 5-496 2-396 10% 6,2%51% 6-2','• � 4500 x+50041000 $1040-$1500 $1544-$2400 $2040-$3004 $304044000 44000 Mortgage- Monthly Payment ■ Seal6e:rch ■SCAG A"w mn Community5urvey2014-20183-yearestimotes. C. Rental Housing Across Seal Beach's 2,996 renter households, 1,262 (42%) spend 30% 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 II -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 - Seal Beach 604 e.e 504450 a 400 3@1 4 3M 304 2Hi7 257 21-- 221 E 244 S82 1,39 :W 100 � 1 4 x1436 1&15% 0-20% 20-25% 25-349% 30-3596 35-40°% 44-49% >50% Not Computed Percent of Income Spent on Rent Draft II -15 September 2021 City of Seal Beach 2021-2029 Housing Element Il. Housing Needs Assessment Table II -18 Rental Cost by Income Category - Seal Beach 1DD� - 90% - 9096 - 70% — = 60% — �' 50% — 40% — ° 30% _ ■>50% 20% — ■30-49% = 50% 020-2996 096 Lessthan $20,400 to $35.DD0to $50,000 to $75,000 to $100,000 or ■<20% $20,000 334,999 $49,999 $74,999 $199,999 more 0>50% 203 200 505 41 6 0 ■30-49% 56 48 551 322 88 76 ■ 20-23'% 0 13 0 99 233 385 ■ <213% 0 0 0 20 68 695 1heorne Oftegory Arrrerimn Cumrnuniiy Sorvey20]¢20-18 5 -year esrknotes. F. Special Needs Certain groups have greater difficulty in finding decent, affordable housing due to special circumstances. Such circumstances may be related to one's employment and income, family characteristics, disability, or other conditions. As a result, some Seal Beach residents may experience a higher prevalence of overpayment, overcrowding, or other housing problems. State Housing Element law defines "special needs" groups to include persons with disabilities (including developmental disabilities), the elderly, large households, female - headed households with children, homeless people, and farm workers. Many households within these special needs groups also fall within the extremely -low-income category. This section contains a discussion of the housing needs facing each of these groups. 1. Persons with Disabilities The Americans with Disabilities Act (ADA) defines a disabled person as having a physical or mental impairment that substantially limits one or more major life activities. Disabled persons may have special housing needs as a result of their disability. Problems may include low income, high health care costs, dependency on supportive services, or a need for special building accommodations such as access ramps or elevators. Table II -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 1,534 Self-care 1,078 Ambulatory 2,588 Cognitive 1,253 Vision 667 Hearing ir44,D 0 504 ipw 1,50D 2,WG 2,500 Amerrmrt Community Survey 201¢2018 5 -year estimates. Table II -20 Disabilities for Seniors by Type - Seal Beach 30-0% 25-096 23.8 .9% :p a 20-0% 4 15-0% 11_37 .1% i0.1% 5.5% 6.66 5-096 , 4-0% Hearing Vision Cognitive AFn6ulatory ■ Seel Beach Percent ■SLAG Region Percent Arrrerimrr Comrnufdry Survey 2 014-2 018 5 -year estimates. 3,000 17 5% 14.596 10.49tiA.5% Self-care 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 American Community Survey 2014-20iB 5 -year estimate. 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 Disability Percent of Total No Disability Percent of Total Ern p loved 3Z57 48'/. 8.404 791, Unemployed 72 101A 340 39. Nat ii, Labor Force 310 42'/. 1.959 181A TOTAL 739 10.703 American Community Survey 2014-20iB 5 -year estimate. 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 seal seacn By Residence= Home or 94 Wideperidleut/Supported Living 5 Community Care Facility 0 hitermedinte Care Facility 0 Foster/Family Horne 5 Other 5 By Age= 0 - 17 Years 109 18+ Years 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 500 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 II -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 hucome cnteorv, relrtive 304 H,.MFI t0 urmLlndingarera: 30-50'X• HAMFI 50-80'x H.4 MF 1 80-100'', HAM FI :> 144'X, HAMFI TDTA& Owner Renter Total percent of Total Elderly Households= 1,9-5 255 2.230 30-ay. 1,405 173 1,580 21.8'/. 1,120 95 1, 215 16.81/, 355 40 395 5.4X. 1,680 150 1,830 25.2'/, 6,535 715 7,250 HUD CHAS, 2012-2016. HAMF? refers to Housing Urban DeveloprwnrArea Aledean Fami0y ?nevme. 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 FHHwfchildrenunder6 0_&;' :4 FHHw{children , 1.8%;219 Total FHH = 5,896; 730 Total Households 72500 2000 4000 6" 8404 10000 imo0 14040 Peroemr of total I iouselKxN Num her of households Amefimrr Community Survey 2014-2013 5 -year esrimotes. 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 FemuleAieuded with 3 or more 01a1dren 4.00; 4 Female -headed with children 0.2-A; 27 Fernale-headed 0.39.141 Total households in poverty 50 140 150 200 Percent of t=l households; Number of households Amerraarr Community Survey 201¢20185 -year estimates. 236 250 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), 1c: (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. 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 County of Orange, 2019 Point in Time Final Report, July 30, 2019 (httpWochmis.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 Zone pursuant to Section 65590 (the Mello Actz) . 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 Coastal Zone 129 1982 - 2021: Number of new units for low- and moderate -income households required to be provided either within the coastal zone or within three 0 miles of it: Number of units occupied by low- and moderate -income households 13 and authorized to be demolished or converted: Number of units for low- and moderate -income households required either within the coastal zone or within three miles of it in order to 7 replace those demolished or converted: Source: City of Seal Beach, 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 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. 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 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 Low* Low Moderate Above 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 Il. Housing Needs Assessment This page intentionally left blank 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 This page intentionally left blank. 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 Low Density Residential (LR) 9 353.7 Medium Density Residential (MR) 17.0 505.4 High Density Residential (HR) 166.4 Planning Area 1 20.0 150.7 Planning Area 2-3 32.2 1,007 Planning Area 4 45.3 15.7 Source: City of Seal Beach General Plan, 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 Symbol_Map Zoning District General Plan Category Intended Uses RLD-9 Residential Low Density - 9 Single -unit and small, zero -lot line Low Density Residential neighborhoods at a base density of up to 15 RLD-15 Residential Low Density —15 dwelling units per net acre. Duplexes, townhouse projects, apartments, and small -lot, single -unit residential uses, at a RMD-18 Residential Medium Density -18 Medium Density Residential density of 15 to 18 dwelling units per net acre. Additional density may be achieved through density bonuses. RHD -20 Residential High Density - 20 High Density Residential Multi -unit residential developments at a base density of 20 to 46 dwelling units per net acre. RHD -33 Residential High Density — 33 Additional density may be achieved through density bonuses. RHD -46 Residential High Density -46 L C/RMD Limited Commercial/Residential Mixed Use Limited commercial and office uses in Medium Density conjunction with residential uses. Source: City of Seal Beach Zoning Ordinance, 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 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 unit'. Additional density is possible through density bonus provisions (Chapter 11.4.55 of the Municipal Code). Other development standards regulate building height, lot size, unit sizes, setbacks, off- street parking, lot coverage, building separation and landscaping (Error! Reference source not found.). 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 •• SC GC Single -Unit Residential P P P P Duplex P P P Multi -Unit Residential P P P Manufactured Housing' P P P Second Units' P P P Group Homes' M Residential Care -Generali C C C C Residential Care-Limitedi P P P P C C C Residential Care-Senior3 - - C - C C C Transitional & Supportive Housing 1 ^ a a ^ a a 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 unit'. Additional density is possible through density bonus provisions (Chapter 11.4.55 of the Municipal Code). Other development standards regulate building height, lot size, unit sizes, setbacks, off- street parking, lot coverage, building separation and landscaping (Error! Reference source not found.). 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 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 2021-20291-Iousing Element IV. Constraints Table IV -4 Development Standards for Residential Zoning Districts Draft IV -5 September 2021 RLD-115=VRHD-20 , Supplemental 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 RHD RHD -2-33 RHD -46 Supplemental Regulations RLD-9 RLD-15 RNM-18 W7 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 2021-20291-Iousing 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 (1) (E) (W) Minimum Distance Between Buildings on the 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 7— 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-) 2,50D 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 varies varies varies varies varies (C) Rear varies varies varies varies varies (C) Building Transition Zone Adjacent to R Districts Yes (D) Landscaping and Open Space Public Open Space Yes (E) See Chapter 11.4.30: 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 LCIRMD PO MSSP SC GC Additional Regulations Circulation and Parking Limitations — Location of Parking Yes (F) Limitations on Curb Cuts Yes (G) Limitations — Location of Truck Docks-, Loading and Service Areas Yes (H) Off -Street Parking and Loading Yes See Chapter 11.4.20- Off - Street Parking and Loading Reduced Parking Requirements Yes See Chapter 11.4.20: Off - Street Parking and Loading Building Design Building Orientation Yes (1) Design Provisions -- -- Yes -- -- (J) Special Requirements for Residential Development Open Space (sq- ft- per unit) 100 -- -- -- -- (IC) 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 Sife 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 Non -conforming Structures and Lots See Chapter 11.4-40: Non -conforming Uses, Structures, and Lots Draft IV -1 1 September 2021 City of Seal Beach 2021 -20291 -lousing 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 -20291 -lousing 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 2021-2029Housing 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 or supervised by any Federal, State, or local health/welfare agency which provides 24-hour non-medical care of unrelated persons who are in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual in a family -like environment. Includes: children's homes; orphanages; rehabilitation centers; self- help group homes. Convalescent homes, nursing homes and similar facilities providing medical care are included under the definition of Medical Services - Extended Care." Group homes are permitted in the RHD district subject to approval of a Minor Use Permit by the Planning Commission. There are no separation requirements for group homes. Residential Care Facilities The Municipal Code allows facilities that are licensed by the State of California to provide permanent living accommodations and 24-hour primarily non-medical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This Draft IV -14 September 2021 City of Seal Beach 2021 -20291 -lousing 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. (§ 11.4.85.020.N) Three types of residential care facilities are recognized in the Code: 1. Residential Care, General. A residential care facility providing 24-hour non- medical care for more than 6 persons in a single unit in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those facilities licensed for residential care by the State of California. These facilities are conditionally permitted in the PO, (Professional Office), SC (Service Commercial) and GC (General Commercial) districts. 2. Residential Care, Limited. A residential care facility providing 24-hour non- medical care for 6 or fewer persons in a single unit, in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those facilities licensed for residential care by the State of California. Under state law, a state -licensed residential care facility with 6 or fewer persons is considered a residential use and is permitted subject to the same regulations as other residential uses of the same type in the same zone. This classification includes residential care facilities restricted to persons 60 years of age or older if there are 6 or fewer residents. Six or fewer persons does not include the licensee or members of the licensee's family or persons employed as facility staff. Under the 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. Draft IV -15 September 2021 City of Seal Beach 2021 -20291 -lousing 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 "shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities." (Government Code §65583(c) (3)). Chapter 11.5.30 of the Seal Beach Municipal Code (Reasonable Accommodations) provides standards and procedures for ensuring compliance with state law. The ordinance includes the following provisions: • Application procedures, including the accommodation requested and the basis for the request. • No fee is charged for a Reasonable Accommodation application. • Concurrent processing may be requested by an applicant when another discretionary permit is also required. • Decision by the Planning Commission subject to the notice, review, approval, and appeal procedures prescribed for a conditional use permit. • Required findings for approval as follows: 1. The requested accommodation is requested by or on the behalf of one or more individuals with a disability protected under the fair housing laws. 2. The requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling. Draft IV -16 September 2021 City of Seal Beach 2021 -20291 -lousing 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." Low Barrier 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 Draft IV -17 September 2021 City of Seal Beach 2021 -20291 -lousing 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 11.4.20.020.13). The parking requirements are summarized in Table IV -6. In order to enhance the development feasibility of small apartments, the Municipal Code was amended in 2013 to reduce the required off-street parking for studio and one - bedroom apartments to one space when the units are reserved for low- or moderate - income households. Draft IV -18 September 2021 City of Seal Beach 2021-2O29Housing 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 1 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 1/2 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 1 c 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. 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 Draft IV -19 September 2021 City of Seal Beach 2021-2029Housing Element IV. Constraints 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 11.4.80 of the Municipal Code for all areas of Seal Beach except Leisure World. Key requirements that must be satisfied are summarized as follows: • Approval of a Conditional Use Permit and a subdivision map. • Each building as of the date of conversion shall comply with all applicable requirements of the Municipal Code, and the goals and policies of the General Plan, except where the building is nonconforming in compliance with Chapter 11.4.40: Nonconforming Uses, Structures, and Lots. • Condominium conversions shall observe the following standards for density. ■ RMD-18 District: 2,500 sq. ft. of land per dwelling unit. Draft IV -20 September 2021 City of Seal Beach 2021 -20291 -lousing Element IV. Constraints ■ RHD -20 District: 2,178 sq. ft. of land per dwelling unit. ■ RHD -33 District: 1,350 sq. ft. of land per dwelling unit. • RHD -46 District: 960 sq. ft. of land per dwelling unit. • Separate space heating, water heating, and metering/shutoff valves for water, gas, and electricity for each unit. • All common attic areas over individual dwelling units shall be separated by sound - rated assemblies and access to each attic space shall be provided in compliance with the California Building Code. • Tenant's Right to Purchase. As provided in Government Code 66427.1.D., any present tenant of any unit shall be given a nontransferable right of first refusal to purchase the unit occupied at a price no greater than the price offered to the general public. The right of first refusal shall extend for at least 90 days from the date of issuance of the subdivision public report or commencement of sales, whichever date is later. Each non -purchasing tenant not in default under the obligations of the rental agreement or lease under which he occupies his unit shall have not less than 180 days from the date of receipt of notification from the owner of his intent to convert, or from the filing date of the final subdivision map, whichever date is later, to find substitute housing and to relocate. Once notice of intent to convert is served to a tenant, any existing long-term lease agreement may be rescinded by the tenant without penalty. Notification of such termination shall be submitted in writing to the landlord 30 days prior to the termination of the lease. From the date of approval of the Tentative Map until the date of conversion, no tenant's rent shall be increased more frequently than once every 6 months, and at a rate not greater than 50% of the rate of increase in the Consumer Price Index (all items, Los Angeles -Long Beach), on an annualized basis, for the same period. This limitation shall not apply if rent increases are provided for in leases or contracts in existence prior to the filing date of the Tentative Map. 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. i. Building Codes and Enforcement State law prohibits the imposition of building standards that are not necessitated by local geographic, climatic or topographic conditions and requires that local governments making changes or modifications in building standards must report such changes to the Draft IV -21 September 2021 City of Seal Beach 2021-2029Housing Element IV. Constraints 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 Permit Decision Appeal Subdivision maps Recommendation Decision 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; 3. The plans provide protection to adjacent structures from noise, vibration and other undesirable environmental factors; Draft IV -22 September 2021 City of Seal Beach 2021-20291-Iousing Element IV. Constraints 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. Draft IV -23 September 2021 City of Seal Beach 2021 -20291 -lousing 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. Draft IV -24 September 2021 City of Seal Beach 2021 -20291 -lousing Element IV. Constraints Table IV -8 Planning and Development Fees Planning and Application Fees' $5,307 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 development costs SF -3% 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 project. Dedication of land or in -lieu fees may also be required of a project for rights -of - Draft IV -25 September 2021 City of Seal Beach 2021 -20291 -lousing Element IV. Constraints way, transit facilities, recreational facilities and school sites, consistent with the Subdivision Map Act. A typical local street requires a 60 -foot right-of-way, with two 12 -foot travel lanes. The City's road standards are typical for cities in Orange County and do not act as a constraint to housing development. Table IV -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 projects face potential community -wide environmental constraints such as traffic, noise Draft IV -26 September 2021 City of Seal Beach 2021-2029Housing Element IV. Constraints 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 2021-2029Housing 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 -1, 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 -20291 -lousing Element IV. Constraints Poverty. Recent Census estimates regarding poverty status of households in Seal Beach are shown in Figure IV -2. 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 -3). 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 -4), 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 -20291 -lousing Element IV. Constraints Figure IV -1 Racial Demographics - Seal Beach Seal Beach, CA, USA x Q Shaw search re sults f— Seal Bea... - r (R)Racial Demographics (2016}- Block Group t3'X Percent of Total Non -White Population ■ i 81% — ■ 41 -60% —I ,Lr irr ® 21 .40% 1 ❑ 5 20% �CiCeYi L 3:71 r � >ars P�rr i'ar -117.959 33.779 Degrees Figure IV -2 Poverty Status - Seal Beach 9 (R) Poverty Status (ACS, 2015 - 2019) -Tract Percent of Popolation whose income in the past 12 months Is below poverty level ' r 40% ' 30%-4046 . 20% -30% ® 70%-2096 ❑ [ to% 71/.76933.!/8 Llegrces Draft IV -30 September 2021 City of Seal Beach 2021 -20291 -lousing Element IV. Constraints Figure IV -3 Population with a Disability - Seal Beach Seal Beach, CA, USA X Q ❑ •how search for Seal Bea..- i (R) Population with a Disability (ACS, 2015 - 2019) - Tract f d: k9Fz UI Percent of Population with a Disability ' nae% T' ■ 30%-46% ' ■ 20%-30% . _ 10%.20% r Figure IV -4 TCAC/HCD Opportunity Map - Seal Beach 2021 TCAG/HCD Opportunity Map To learn more about this tool, Including rhe methodclogy, please visit: California TCAG Opportunity Mapping Homepage Legend Highest Resource High Resource Moderate Resource(Rapidly Changing) Moderate Resource Low Resource High Segregation & P.—ty Missingflnsufficiant Data National & State Parlditrest/Rec Area Draft IV -31 September 2021 City of Seal Beach 2021 -20291 -lousing Element IV. Constraints This page intentionally left blank. 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 lb: Where appropriate, encourage the redesignation of vacant and underutilized non-residential land to residential uses with appropriate densities to facilitate the development of a variety of housing types to address the housing needs of all economic segments of the population. Policy 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 Ig: Provide for adequate, freely accessible open space within reasonable distances of all community residents. Program 1a: 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: 2021-2029 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. 2021-2029 Objectives: • 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. 2021-2029 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. 2021-2029 Objectives: • 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. 2021-2029 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 lf: Provision of Adequate Public Facilities and Services New residential developments bring new residents to the City, placing an increased demand on public facilities and services. To adequately serve its existing and future residents, the City must ensure that new residential developments are provided with adequate public facilities and services. 2021-2029 Objectives: • Continue to utilize environmental and other development review procedures to ensure that all new residential developments are provided with adequate public facilities and services. • 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. 2021-2029 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-6 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. 2021-2029 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. 2021-2029 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 30% 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. 2021-2029 Objectives: 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 Schedule: Ongoing implementation Draft V-8 September 2021 City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan 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) . 2021-2029 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. 2021-2029 Objectives: Draft V-9 September 2021 City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan • 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. 2021-2029 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 4t: 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. 2021-2029 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. 2021-2029 Objectives: • 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. 2021-2029 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. 2021-2029 Objectives: • Continue to provide fair housing and tenant landlord counseling services through the Fair Housing Council of Orange County. The Community Development Director will serve as the primary point of contact for fair housing issues and will refer inquiries to the FHCOC. 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. 2021-2029 Objectives: • Continue to support the housing and referral services provided by the Housing Authority of Orange County by posting contact information on the City website and at public buildings. 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. 2021-2029 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). 2021-2029 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 Extreme Program Category =="Moderate Abov Moderate Rehabilitation Conservation' 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 ObjectiveProgram Program 1 a Provision of Adequate 1. In order to enhance the feasibility of affordable housing development, the City will offer Ongoing The City continued to implement this Sites for New Construction through incentives and concessions such as expedited processing, administrative assistance with program. No inquiries regarding the General Plan and Zoning applications for funding assistance, and modified development standards. affordable housing development were Ordinance. 2. The City will report its progress in implementing this program to HCD on an annual submitted. 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 reater residential density so that there is no net loss of residential unit capacity. Program lb Land Use Compatibility. Continue to use zoning and other land use controls to ensure the compatibility of Ongoing The City continued to implement this residential areas with surrounding uses program Program 1c Second Units. Continue to allow for the development of second units consistent with state law and the Ongoing The City adopted new ADU regulations in Municipal Code conformance with State law in 2021. Program 1d Emergency Shelters and Continue to facilitate the provision of emergency shelters and transitional/supportive Ongoing The City continued to implement this Transitional/Supportive Housing. housing consistent with state law program. No applications for emergency shelters or transitional/supportive Program le Innovative Land Use and Continue to encourage the use of innovative land use techniques and construction Ongoing The City continued to implement this Construction Techniques methods to minimize housing costs provided that basic health, safety, and aesthetic program. considerations are not compromised. Encourage the use of planned unit developments, mixed use, and alternative construction methods. The City will provide flexibility in development standards and siting requirements to minimize development costs Program If Provision of Adequate Continue to utilize environmental and other development review procedures to ensure that Ongoing The City continued to implement this Public Facilities and Services. all new residential developments are provided with adequate public facilities and services program to ensure the provision of adequate public facilities and services. Draft A-2 September 2021 City of Seal Beach 2021-2029 Housing Element Appendix A — Evaluation of Prior Housing Element Draft A-3 September 2021 ObjectiveProgram Program 2a Density Bonus. Continue to promote the use of density bonuses among potential residential developers Ongoing The City continued to implement 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 County. Ongoing The City continued to encourage Resources. • Contact qualified non-profit housing developers to explore opportunities for affordable affordable housing development; housing development annually, or whenever development opportunities arise. however, no inquiries were submitted. • Explore a variety of funding resources, such as Multi -Family Housing Program (MHP) funds and Low -Income Housing Tax Credits (LIHTC). Periodically consult with the State Department of Housing and Community Development HCD for current and new funding availability. • Provide interested developers with an inventory of residential sites available for development. • Prioritize assistance for extremely -low-income (ELI) units and projects such as single room occupancy (SRO) and supportive housing commensurate with the City's regional housing need of 1 ELI unit during the current planning period. Program 2c Land Write Downs and Consider subsidizing the cost of land and off-site improvements for affordable housing Ongoing The City continued to encourage Assistance with Off -Site development on a project -specific basis when feasible affordable housing development; Improvements however, no applications were submitted. Program 3a Section 8 Rental • Continue to cooperate with the Orange County Housing Authority in providing Section 8 Ongoing The City continued to cooperate with OC Assistance rental assistance to very -low-income households Housing Authority to support the Section • Assist the County Housing Authority in promoting the Section 8 program to both property 8 program by posting information. 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 County annually to determine Ongoing The City continued to participate in the Certificates current program status. Distribute program information at City libraries and on the City MCC program to support the Section 8 website. The number of households assisted with this program will depend on market program. conditions and program availability Program 3c Maintenance of Continue to monitor the affordability of any very -low, low-, and moderate -income housing Ongoing The City continued to monitor affordability Affordability Covenants on City or units assisted with public funds of assisted units at the Seal Beach Agency -Assisted Housin Shores Trailer Park. Program 3d Local Coastal Program Prepare and obtain Coastal Commission certification of a Local Coastal Program Ongoing The Local Coastal Program process 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 in Continue to review development projects on a case-by-case basis to ensure that Ongoing The City continued to enforce the Coastal Local Coastal Zone replacement low- and moderate -income housing is provided if feasible Zone housing replacement requirements. Draft A-3 September 2021 City of Seal Beach 2021-2029 Housing Element Appendix A — Evaluation of Prior Housing Element Draft A-4 September 2021 ObjectiveProgram Program 4c Housing Conditions Continue to conduct annual surveys of the targeted beach area to identify housing units Ongoing The City continued to monitor targeted Monitoring with deferred maintenance issues and mail brochures about the City's rehabilitation areas for maintenance issues. programs to owners of the identified units. Apply for funding assistance annually from the Urban County program if rehabilitation needs are identified Program 4d Zoning and Building • Continue to enforce the City's zoning and building codes through contract code Ongoing The City continued to enforce the City's Codes Enforcement compliance services. zoning and building codes and provide • Provide information about assistance programs to property owners with violations information to property owners regarding assistance programs. Program 5a Fair Housing Services Continue to provide fair housing and tenant landlord counseling services through the Fair Ongoing The City continued to facilitate fair Housing Council of Orange County. The Community Development Director will serve as housing and refer inquiries to the Fair the rima oint of contact for fair housing issues and will refer inquiries to the FHCOC Housing Council of Orange County. Program 5b Removal of Architectural Continue to utilize the Home Improvement Program to remove architectural barriers and Ongoing This program is no longer active. Barriers encoura a artici ation by elderly and disabled residents Program 5c Housing Information and Continue to support the housing and referral services provided by the Housing Authority of Ongoing The City continued to post contact Referral Services Orange Cou ty by posting contact information on the City website and at public buildings information for the OC Housing Authority. Program 6a Green Building • Distribute a Green Building Tips handout at City Hall and on the City website. Ongoing Reduce fees for services such as retrofit Techniques • Continue to offer reduced fees for residential remodeling projects that include energy windows or solatubes. conservation features Program 6b Promote Smart Growth Seek to incorporate smart growth principles in future land use and zoning amendments Ongoing The City continued to promote smart growth principles. Draft A-4 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 Very Low 0 Low 3 Moderate 4 2 Above Moderate 72 31 Total 80 Very Low - 425 Low - 210 Moderate - Above Moderate - Total - 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-5 September 2021 City of Seal Beach 2021-2029 Housing Element Appendix A - Evaluation of Prior Housing Element This page intentionally left blank. Draft A-6 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 Storagel. 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 4th cycle Housing Element, in 2013 this property was rezoned to Residential High Density -20 and is suitable for lower-income multi -family development. There are no known environmental constraints on this property, and the site has good access to employment and transit routes. 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 SCAGS 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 law6 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 5 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020 (https://scag.ca.gov/sites/main/files/file- attachments/adu affordability analysis 120120v2.pdf?1606868527) 6 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 Draft B-3 September 2021 Vehicle & boat storage 1011 Seal Beach Blvd. High Density Res/ F4.0 20 80 80 095-791-18 RHD -20 1780 Pacific Coast Hwy. Limited Commercial/ Older convenience store; zoning 025 21 5 ' 5 199-061-01 Medium DensityRes allows mixed-use 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 Total 27.0 Development Acreage 10.0 Current Plan/Zoning GC PotentialEstimated (du/ac) 40 Potential Units 400 Existing Use 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 N Draft B-7 September 2021 C|2 of Sed Beach 2 21G029Housing Element AppendixB - Land Inventory Figure B-4 Old Ranch Country Club ■ls we ._ � ��% % �¥ �• . ■ / ■ r , � ■ � \ � A _ « _ Draft E8 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 Figure B-6 Seal Beach Plaza Draft B-10 September 2021 City of Sed Beach 20 1-2029 Housing Element Append&B - Land Inventory Figure B-7 Sunset Aquatic Marna � . � �- � .� M . . A I / 2& or ,�-Agd ■-9 zd�.K ` Portofino COV@ s �� .� e P§�� «� ar ..� � Bound \ }. .off & - 2/ } - V i Draft E]] September 2021 City of e• Beach 2021-2029 Housing Element Appendix i • • Inventory VP IA 1p Z � tai Mi '�3eC. acme_ 1Ais'�, a sly °ast -4 meg, �' "-2 • '�� `; -- •sem . .. � . „ S' a• Draft B-12 September 2021 City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory Figure B-9 Seal Beach Center Av r 4 Draft B-13 September 2021 City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory Figure B-10 Main Street SP Area "A Draft B-14 September 2021 City of Seal Beach 2021-2029 Housing Element Appendix B - Land Inventory Figure B-11 99 Marina ilk M ti i 4 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 March 8, 2021 Housing Element Ad Hoc Committee meeting April 5, 2021 Housing Element Ad Hoc Committee meeting April 27, 2021 City Council/Planning Commission study session September 20, 2021 Planning Commission public hearing City Council public hearing 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 Central OC Association of Realtors 17701 Cowan Ave., Suite 200 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 OC Habitat for Humanity of Orange County Jamboree Housing Corp. 198 W. Lincoln Ave., 2nd Floor 2200 S. Ritchey St. 17701 Cowan Avenue, #200 Anaheim, CA 92805 Santa Ana, CA 92705 Irvine, CA 92614 The Related Companies of California Community Housing Resources, Inc. BIAIOC 18201 Von Karman Ave Ste 900 17701 Cowan Avenue, Suite 200 17744 Sky Park Circle #170 Irvine, CA 92612 Irvine, CA 92614 Irvine, CA 92614 Dayle McIntosh Center OC Housing Providers Regional Center of Orange County 501 N. Brookhurst Street, Suite 102 25241 Paseo de Alicia, Suite 120 P.O. Box 22010 Anaheim, CA 92801 Laguna Hills, CA 92653 Santa Ana, CA 92702-2010 OC Business Council OC Housing Trust Neighborhood Housing Svcs of OC 2 Park Plaza, Suite 100 198 W. Lincoln Ave., 2nd Floor 198 W. Lincoln Ave., 2nd Floor Irvine, CA 92614 Anaheim, CA 92805 Anaheim, CA 92805 Mercy Housing OC Housing & Community Development Orange County Housing Authority Attn: Rebecca Leifkes 480 S Batavia St 1501 E St Andrew PI Orange, CA 92868 1501 E. St Andrew Place, First Floor Santa Ana, CA 92705 Santa Ana, CA 92705 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 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 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 90230-6000 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 ADUs, does the State policy does not allow the full ADU potential to be sites inventory allow the City to assume the total potential assumed for RHNA purposes. Cities may estimate number of ADUs for RHNA purposes? potential future ADU production based 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 sites, is No — the sites listed in the inventory only indicates that the the City or the property owner required to develop the potential exists for additional housing development. property during the 8 -year planning period? If a property listed in the inventory of housing sites is No — sites shown as accommodating low-income housing shown as having potential for low-income housing, can the only indicates that the property is considered suitable for property only be developed with affordable housing? low-income 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 development These issues were considered as part of the RHNA areas, such as sensitive environmental areas and Federal process and the Housing Element discusses these Government land ownership, factored into the Housing constraints to housing development. Element and RHNA? Affordable housing is very unlikely to be built in high-cost Cities that do not achieve their RHNA allocations may be areas like Seal Beach. What happens if the City doesn't required to offer "streamlined" permit processing under SB meet the RHNA goals? 35. Draft C-4 September 2021