HomeMy WebLinkAboutCity Council - 5267 RESOLUTION NO. 5267
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH ADOPTING COASTAL ELEMENT AMEND-
MENT NO. 83-1 TO THE CITY'S GENERAL PLAN
WHEREAS, the City Council of the City of Huntington Beach
desires to update and refine the General Plan in keeping with
changing community needs and objectives ; and
A public hearing on adopting of Coastal Element Amendment
No. 83-1 to the General Plan was held by the Planning Commission
on April 19, 1983, and approved for recommendation to the City
Council ; and
Thereafter, the City Council after giving notice as pre-
scribed by Government Code Section 65355, held at least one public
hearing to consider said Coastal Element Amendment No . 83-1 ; and
At said hearing before the City Council all persons desiring
to be heard on said amendment were heard,
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Huntington Beach, pursuant to provisions of Title 7,
Chapter 3, Article 6 of California Government Code, commencing
with Section 65350, that Coastal Element Amendment No . 83-1 to the
General Plan, consisting of the following change, is hereby
adopted :
That all housing policies and all discussion of housing
issues are removed from the Coastal Element .
ADL-ps
5/9/83 1
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach at a regular meeting thereof held on the 16th
day of May 1983.
r
Mayor
ATTEST: APPROVED AS TO FORM:
City Clerk Ci A t t o r
REVIEWED AN] APPROVED: INITIATED AND APPROVED:
City Administrator irector of Development
Services
2 .
1
h
y � I ■
P�
'��rr►,rrrr
OCICICIE]\��
DEFINITIONS
FFLUENT:
ithy.
AFF DABLE HOUSING:
Housin for which the monthly mortgage or rent payments do not exceed 25 percent of the ho ehold
income low income families and 30 percent of moderate income families.
BUILD-OU
Complete de lopment of an area to the maximum densities allowed under the general p
COMMUNITY D VELOPMENT BLOCK GRANT:
Federal program dministered by the U.S. Department of Housing and Urban evelopment that
provides funds to ci 'es and companies for improving housing conditions, elimina g slum and blight,
and improving econo 'c opportunity for low and moderate income households.
CONSTRAINTS:
Restrictions; environment ,physical, economic and legal factors which li t land uses or activities.
DETERIORATE:
To lower in quality or value; de eciate.
"FAIR SHARE" ADJUSTMENT:
A City's additional housing respon 'biiity for regional housin market needs as developed by the
regional council of governments. It ' based on the City's pr ximity to jobs, its ability to provide
public services and facilities, the ref ionship of the local ncome distribution to regional income
distribution, and expected community gr th.
LOW INCOME HOUSEHOLDS:
Households in which earnings are less than 80 ercent the areawide median income.
MEDIAN INCOME:
Income level at which there is an equal number households having incomes of higher and lower
values.
MODERATE INCOME HOUSEHOLDS:
Households in which earnings are 80 to 120 ercent of t eawide median income.
REHABILITATE:
To restore or put back in good conditi
SCAG:
Southern Calif ornia Associati of Governments; the council o governments established by local
governments in Los Angeles, arnge, Ventura, San Bernardino, Ri rside and Imperial Counties to
facilitate regional planning f the area.
"SECTION 8 NEW CONST CTION PROGRAM":
Federal program admin' ered by the Department of Housing and Urban evelopment that provides
construction and lon term financing for elderly or family housing p 'ects and also provides
long-term subsidy gu antees for these projects.
SUBSIDIES:
A grant or gift f money or other assistance by a government to a private pegs or company to aid
an enterprise sidered of benefit to the public.
SUBSTAN ARD:
Not curr tly meeting adopted zoning or building codes.
TEND E:
The ght or manner of holding land and housing, including renting,owning and joint tenancy.
COA ACT POLICY
30213. Housing tunities for persons of low moderate income
shall be protected, en aged, and where f ea ' e, provided . . . New
housing in the coastal zone li be devel d in conformity with the
standards, policies, and goals o c ousing elements adopted in
accordance with the requirements o 'vision (c) of Section 65302 of
the Government Code.
77.
8. Housing
8.1 BACKGROUND
Housing 9
in the coastal zone of H nt ton Beach includes some of the newest
and most expensive homes in th City well as areas of very old, deteriorated
and substandard housing. In ny areas, small summer homes, a legacy of the
City's early heyday as a each resor adjoin modern apartment units.
Similarly, the coastal popu tion ranges fro affluent families to young, single
apartment dwellers pref ring a beach orien tion, to senior citizens on fixed
incomes in older dwel ' gs or mobile homes. Some neighborhoods are very
homogenous; others h e several different co-exi ting uses.
In January, 19791 here were 7,274 dwelling unit in the coastal zone. This
represents 11.68 ercent of the total housing stock in the City. The mix of
housing types ' similar in the coastal zone to that of the whole City (See
Figure 8.1), w' h about half the dwelling units being sing family and the other
half apartm ts, condominiums and mobile homes.
There -a approximately 16,168 persons residing in the oastal zone, an
averag of 2.2 per household. This is below the City-wide verage of 2.81
perso s per household. The median household income in the astal zone in
197 was $22,321, nearly identical to the City median of $22, 87 and well
a ve the County median of $19,500. These averages mask a large variation in
edian household income among different areas of the coastal one (See
1 The figures cited in this section are taken from a special censu
conducted in Huntington Beach in 1979.
79.
USING UNITS BY TYPE IN THE COASTAL ZONE
Single 2-4 5+ Mobile XT
AL
Family* Units Units Homes
Coastal Zone 3,732 51.3 558 7.7 2,037 28.0 947 1 .0 7,27 100.
CITY TOTAL 33,003 53.0 10,663 17.1 15,320 24.6 3,26 00, 5.3 62,251 100.
% OF TOTAL 11.3 5.2 13.3 .0 11.7
NOTE: *Condominiu s are not counted as single family units.
SOURCE: Huntington Beac Special Census 1979.
Figure 8.1
HOUSEHOLDS BY INCOME IN TH COASTAL ZONE
Income* Number f Househ ds % of Total
Low ($12,480) 1, 7 21.5
Moderate ($12,480 - $18,720) 8!0\ 12.2
High ($18,720) /1818 66.3
TOTAL 7,274 100.0
NOTE: * Income criteria from UD definitions of low\De
erate income using the
1978 county median a adjusting to the averahold size of 2.2 persons
for the coastal zone
SOURCE: City of Huntingt Beach, Development Servictment.
Figure 8.2
HOUSEHOLDS OVE AYING IN THE COASTAL ZONE
Overpaying Overpaying Total Total verpaying
Renters Owners Overpaying Households useholds % of
Low Inca e 783 321 1,104 1,567 7 5%
Mader to Income 119 145 264 889 29.7
T AL 902 466 1,368 2,456 55.7%
OURCE: Huntington Beach Special Census, 1979.
Figure 8.3
80.
EDIAN INCOME, RENT AND MORTGAGE PAYMENT BY COASTAL DIVISION
Area Population Dwelling % of Pop. Pop. Per Range Range rMe
e
(Figure 4.1) Units Elderly Household of of
Median Media an
Incomes Re gage Pmt.
Huntington
Harbor $23,000 $320 to $375 to
Area 7,592 3,417 8.7 2.3 $64,5 $550 + $700 +
Warner Avenue
to Huntington $25,00 to $262 to $270 to
Beach Mesa Bluffs 3,156 1,012 4.2 3. $35,600 $550 + $700 +
Huntington Beach
Mesa Bluffs to $40,000 to $270 to
Goldenwest Street 198 58 4. 3.4 $41,000 $499 $389
Goldenwest Street
to Beach Boulevard
Townlot 471 342 8.0 1.4 $16,800 $277 $624
8,100 to $192 to $124 to
Downtown, Oldtown 2,400 ZJ14 79 28.0 1.6 $1 00 $296 $240
Beach to $ 9,600 $176 to $262 to
Santa Ana River 2,35 966 15.8 2.4 $29,300 $484 $424
TOTAL 16,168 7,274 11.4 2.2
XNOT *Area ranges are the high and low medians for the census tract areas included.
OURCE: Huntington Beach Special Census, 1979.
Figure 8.4
Figure 8.4.) For example, median yearly income in the census tracts with'
the Downtown area ranged from only $8,100 to $15,600. In the newer nd
more affluent Huntington Harbour area, median income ranged from $2 ,000
to over $64,000. Median rents or mortgage payments also vary by area,
nging from a low of $124 per month in a Downtown census tract more
th n $700 per month in parts of Huntington Harbour.
Appr imately 1,888 persons aged 65 or over reside in the c stal zone,
repres ting 11.4 percent of the total coastal population. Thi is a higher
concent tion of elderly than in the City as a whole, where th percentage is
8.2 perce
Although mo ile homes represent only 12 percent of the tat housing in the
coastal zone, e 947 units comprise almost a third (29% of the total mobile
homes in the C y. In the coastal zone these areas are oncentrated between
Lake and Newlan streets north of Pacific Coast High ay. This area has the
highest proportion f elderly residents in the City (510 ) and a very low median
income. The month median mortgage payment i also very low, indicating
that mobile homes e a significant source of ow and moderate income
housing.
The vacancy rate is gene Ily higher in the astal zone than the City as a
whole. This is primarily d to higher vac ncy rates in the Downtown and
Oldtown areas which may be ttributable t a combination of new construction
awaiting sale, rental turnovers d deterior tion of older units.
Housing supply in the coastal zone is d' ectly linked to the total housing supply
of the City. An appraisal of tren in type of housing tenancy since 1970
reveals an increase in the percents f renter-occupied units from 29 percent
to 43 percent and a corresponding d cre se in owner-occupied units.
In the older areas of the City's oastal zo a many units have problems of age,
deterioration and substandard conditions. The Community Analysis Report
conducted by the City's De p rtment of Hou 'ng and Community Development
in June 1977, identified 1,8 substandard units in the City by housing type and
degree of deterioration. Of these, 1,260 uni were concentrated in the
Downtown and Oldtown a eas, both of which lie pa ly within the coastal zone.
8.2 ANALYSIS
Projected populati for the City by the year 2000 is pected to be 210,600
persons, with th number of dwelling units estimated t 90,700 (Southern
California Asso ►ation of Government's SCAG 178 Grow t Forecast Policy).
This reflects a 5 percent increase in population, but a 50 p rcent increase in
the number, o dwelling units and implies an intensification of he recent trend
to smaller ouseholds. The coastal land use plan reflects the need for
additional ousing units by designating sufficient acreage in the coastal zone
for low, edium and high density residential development.
The astat Act requires that housing opportunities for persons of ow and
mod ate income be protected, encouraged and where feasible p vided.
As ssment of housing need by income level consists largely of determini the
n ber of households who are presently occupying unaffordable housing, lus
81.
the number of such additional households the area might reasonabl
pected to accommodate. SCAG makes estimates of the number of t
i me households in need of housing assistance in its Regional Hosing/
Allo ation Model, updated in December 1978. SCAG also estimates "fair
share adjustment for each city based on regional relationships in income
distribL ion, the city's proximity to jobs, its ability to ;provide publi services
and faci ies, and expected community growth.
According t SCAG there are presently 7,595 low income househ ds in need of
assistance i Huntington Beach. SCAG identifies an a ditionai 1,932
households to e included as the City's fair share allocatio , for` a total of
9,527 low incom households needing assistance citywide.
The Federal Depar ment of Housing and Urban Develo ment (HUD) defines
lower income househ Ids as those earning less than 80 rcent of the areawide
median income and m derate income households as ose earning 80 to 120
percent of the areawi median income, both ad' sted for household size.
HUD has established $19, 00 as the median inco e for a family of four in
Orange County in 1978. A ording to estimates om the 1979 Special Census,
21.5 percent of all househol in the coastal z e have low incomes and 12.2
percent have moderate income (See Figure 8. .)
The State Department of Housi and Co munity Development has defined
affordable housing as having mont y mor gage or rent payments which do not
exceed 25 percent of the househo ' come in the case of lower income
households. In the case of moderat income households, the City's Housing
Element considers that 30 percent of sehold income can be spent on housing
44 that is affordable.
The number of households in th coastal z e overpaying for shelter has been
estimated based on responses to questions in the 1979 Special Census of
Huntington Beach. It should e noted that t "no response rate" on these
questions was quite high. A tual numbers presen ed are adjusted to include an
appropriate proportion of ose not responding. A ong low income households,
1,140 are overpaying (78 renters and 321 owners), hile 264 moderate income
households are overpay' g (119 renters and 145 own rs), for a total of 1,368
households overpaying n the coastal zone. (See Figure 3.)
Constraints on th production of new housing within t e coastal zone are
similar to those ithin the entire City. These include the igh costs of land,
construction a financing, governmental constraints and the scarcity of
available site . These are discussed fully in the Housing lement of the
Huntington B ach General Plan, adopted in November 1979.
As menti ed previously, the Coastal Act declares existing low a moderate
income ousing to be a coastal resource that should be protected, reserved
and if easible, expanded. Yet much of the present affordable housi in the
coas l zone is deteriorated and needs rehabilitation. As these un s are
rec led, the tendency will be to replace them with higher cost housi.n To
of set any reduction in low and moderate income housing, the City's coa tal
licy requires the inclusion of low and moderate cost housing in n
residential projects of 10 units or more that are not rental units. This reflect
83.
ESTI TED DWELLING UNITS AND POPULATION PROJECTIONS BY COASTAL IVISION
Existing Projected Pro oa' cted
1979 Census Development D elopment
General Plan stal Plan
Units Population Units Population Units Population
Huntington
Harbour Area \3, 7 7,592 4,064 /,,1
126 4,154 11,338
Warner Avenue
to Huntington
Beach Mesa Bluffs 1,012 3,156 1,7 5,028 1,653 4,915
Huntington Beach
Mesa Bluffs to
Goldenwest Street 58 1 1,746 4,529 1,746 4,529
Goldenwest Street
to Beach Boulevard 1,821 ,871 ,657 10,276 6,286 14,151
Beach Boulevard to
Santa Ana River 966 2,351 91 2,336 2,697 6,531
TOTAL 7 74 16,168 13,080 3,295 16,536 41,464
NOTE: *See Coas 1 Division Figure 4.1
SOURCE: City of untington Beach, Development Services Depart ent.
Figure 8.5
84.
oastal Commission interpretation of the housing requirements of the Coast l
t. The City may wish to consider in lieu fees for small projects or o er
m hods of implementing Coastal Act requirements while reflecting ,ocal
con rns.
Two p grams currently address the housing needs of persons with low and
moderat incomes in the coastal zone. These include the following:
1. Secti 8 assistance to households occupying existing rent units. This
progra is presently utilized by approximately 30 low into a households
residing ithin the coastal zone.
2. Participati in the Orange County Fair Housing Cou it Program which
includes: housing discrimination response, b) landlord-tenant
counseling, c low income housing advocacy d) publication of the
semi-yearly rum Newsletter" and e) com nity awareness and
education activit'es. In 1978, 1,018 individuals residing in Huntington
Beach were assiste by the Fair Housing Council.
The following new program will also address housin needs:
1. A mixed-use developme in the Downtow area on the old Civic Center
site, which will feature 1 7 studio, one- d two-bedroom units for senior
citizens. The project is b ing finance through the California Housing
Finance Agency's Section 8 ew Con ruction Program which offers low
interest mortgage financing. One ndred percent of the project will
have rent subsidies. The City it also fund construction of a 10,000
square foot senior recreation d activity center and is considering
rehabilitiation of an existing hborhood library on the site. The
project is scheduled for complet'on i June 1982.
2. The provision of 75 low and mo rate income apartments in a
condominium project curre tly under c nstruction by W and B Builders
located west of Beach B ulevard and so th of Atlanta Avenue. These
units are for household utilizing Section New Construction subsidies
and were required by th Coastal Commission s a permit condition.
3. The provision of 0 low and moderate t come apartments in a
condominium proje t currently under construct n by Homes by Ayres
located west of each Boulevard north of Atlant Avenue. These units
are for househol s utilizing Section 8 subsidies and ere` required by the
Coastal Commi sion.
4. The provisi of 196 low and moderate income units i the Seacliff IV
project on a Huntington Beach Mesa. These units were equired by the
Coastal mmission. No specific program has yet been se ected for the
prov isio of these units.
5. A fo r-year program to provide low interest rehabilitation loans to
own rs of residential properties in designated areas. The 'ty has
all cated $850,000 in Community Development Block Grant fu s for
t is program. Two of the four areas designated for assis rice,
owntown and Oldtown, are partially within the coastal zone. Tw ty
applications are currently being processed. Five projects w e
completed last year.
85.
Approximately 480 low and moderate income households in the coastal zon
are expected to benefit from the new programs listed above.
New construction for elderly 157
Conditioned by Coastal Commission 301
Rehabilitation in process 20
TOTAL 478
If these rojects are completed as planned, 38 percent of the e sting need for
coastal using assistance will have been satisfied. The will still be
approximat ly 790 households in the coastal zone oderpayi for shelter. To
satisfy the maining need for affordable housing, the C stal Element will
pursue the go s and policies contained in the City's Hou ng Element. This is
in conformity with Coastal Act policy requiring that ne housing be developed
in accordance wi the policies and goals of local hou ' g elements. The goals
of the housing prog m outlined in the Housing Eleme are:
1) The attainment f decent housing within a atisfying living environment
for households all socioeconomic, r cial, and ethnic groups in
Huntington Beach.
2) The provision of a va iety of housin opportunities by type, tenure and
cost for households of a sizes throu out the City.
3) The development of a ba nced esidential environment with access to
employment opportunities, c nity facilities, and adequate services.
More specific policies and progra s imed at the special problems of housing
in the coastal zone have been dev ope as part of the coastal plan.
8.3 CONCLUSION
The aim of coastal plan ing is to balan many competing interests and
priorities. In this contex , the importance of ousing must be weighed against
the other major co erns in the Coasta Element--sensitive habitats,
visitor-serving and re reational facilities, natur resources, energy--in ways
that consider public ell-being and economic feasib ity.
The goals and pol' ies contained in the City's Housin Element are specifically
incorporated in the coastal plan in order to addres the needs of low and
moderate inc a households in a comprehensive a balanced manner.
Additional co stal policies aim to achieve the following:
- Pro v sion of affordable housing in new residential develo ents.
- I ill of vacant lots with low and moderate income housi units where
ossible.
86.
14. Promote compatibility of oil and other energy-related activities with
surrounding uses to the maximum extent feasible.
14a. Review and modify the Oil Code, if necessary, to include measures
such as additional requirements regarding fencing, planting and
landscaping to ensure aesthetic and environmental compatibility
between oil activities and other uses.
14b. Pursue strategies with the State and the oil companies to improve
the appearance of existing oil wells and related facilities on the
ocean side of Pacific Coast Highway.
14c. Before permitting any expansion of the Edison power plant, require
development of a comprehensive screening plan with appropriate
landscaping which meets the standard of State agencies having
jurisdiction over such expansion.
14d. Encourage comprehensive planning for new uses on large oil
parcels; discourage piece-meal recycling of oil parcels.
14e. Encourage dual-uses of oil field surface areas so long as (1) new
uses and oil activities are compatible, and (2) access to
underground zones can be accommodated by the new use.
14f. Encourage the conversion of the rotary mud dump on Hamilton and
Magnolia to new uses if the contents of the dump are found not to
be dangerous to public health, safety and welfare, or if all harmful
deposits are decontaminated.
14g. As part of the existing environmental review process, require a
chemical analysis of the contents of the rotary mud dump, a
geological study of the site and necessary mitigation measures
before allowing new uses on the rotary mud dump.
14h. Encourage screening of existing Edison power plant facilities via
planting of trees and shrubs; pursue strategies to this end with
Southern California Edison.
10.5.7 OUSING
The Ci ' adopted Housing Element to the General PI identifies Md
documents h 'ng needs and establishes a program t ddress such housing
needs. It is the b ' document which guides hous' development throLvghout
the city, including the c tal zone.
However, the Housing Elemen do not automatically meet all the
requirements of the Coastal Act. u , are specific policies related to the
coastal zone have been includ n this plan 'le the Housing Element policies
which established overall ' ction have been incor ated by reference.
150.
15. Promote adequate housing opportunities within the coastal zone for 1
income groups.
15a. Incorporate the City's Housing Element as representing a major
portion of the housing component of the LCP an adopt the
following additional policies which shall apply to t e Huntington
Beach Coastal Zone:
15b. vestigate the feasibility of implementin an expanded grant
pr ram for low- and moderate-income ousing rehabilitation,
incl ing_mobile homes.
15c. Coordin a with the Orange Count ousing Authority and local
housing p onents (builders, rea estate board members, lender,
consumers) o develop a pr ram to provide for continued
affordability r all low and oderate income units resulting from
inclusionary an eplaceme policies.
15d. Encourage the rete i of existing numbers of mobile homes and
investigate areas fo tential new mobile home zoning.
15e. Unrestricted nversion f mobile home parks to other uses
diminshes m ile home stoc and space availability. The City will
develop o inances which wi include, but not be limited to,
ensuran that any displaced mo 'le homes within the coastal zone
will accommodated within the ity of Huntington Beach; that
the onversion will not result in th displacement of low income
i ividuals or households; that such c version will not result in a
shortage of housing opportunities and ch ices; and that there be a
mechanism for reimbursement of relocatio costs.
15f. Require that 20 percent of all new residenti projects of 20 or
more units be affordable to low and moderate in me households as
defined by the City's Housing Element. The deve er shall have
the option to provide the affordable units within outside the
coastal zone. New residential developments of less t n 20 units
may pay a "per-unit" fee in lieu of 20 percent of the pr "ect being
affordable to low and moderate income households; rental its are
excluded from the requirements of this policy; smaller proj is of
ten or less units will be excluded from the provisions of this poll
10.5.8 COMMUNITY FACILITIES
A prerequisite to any development in the coastal zone is the provision of
adequate community facilities. Public works facilities in the coastal zone are
for the most part adequate to service the level of development proposed in the
coastal land use plan. Some deficiencies, however, have been identified as
discussed in Section 9.
151 .
Res. No.
5267
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF HUNTINGTON BEACH )
I, ALICIA M. WENTWORTH, the duly elected, qualified City
Cldrk of the City of Huntington Beach, and ex-officio Clerk of the
City Council of said City, do hereby certify that the whole number of
members of the City Council of the City of Huntington Beach is seven;
that the foregoing resolution was passed and adopted by the affirmative
vote of more than a majority of all the members of said City Council
at a regular meeting thereof held on the 16th day
of May 19 83 by the following vote:
AYES: Councilmen:
Pattinson, Thomas , Kelly, MacAllister, Bailey, Mandic
NOES: Councilmen:
None
ABSENT: Councilmen:
Finley
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California