HomeMy WebLinkAboutHOUSING ELEMENT AMENDMENT 85-1 to the GENERAL PLAN - Negativ RESOLUTION NO. 5600
A RESOLUTION OF THE CITY COUNCIL ADOPTING
HOUSING ELEMENT AMENDMENT NO. 85-1 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 adoption of Housing Element Amendment
No. 85-1 to the General Plan was held by the Planning
Commission on November 5, 1984, and the Commission recommended
its adoption to the City Council; and
California Government Code section 65586 requires that the
city conform its Housing Element to meet the provisions of
Title 7 , Division 1, Chapter 3, Article 10.6, commencing with
sections 65580 et seq. ; and
The California Department of Housing and Community
Development has recommended certain modifications to bring such
Housing Element into complete conformance; and
The City Council, after giving notice as prescribed by law,
held at least one public hearing to consider said Housing
Element Amendment No. 85-1; and
At said hearing all persons desiring to be heard on such
amendment were heard,
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Huntington. Beach, pursuant to Title 7 , Division, 1 ,
Chapter 3 , Article 6 of the California Government Code,
commencing with section 65350, that Housing Element Amendment
No. 85-1 to the city' s General Plan, attached hereto and
incorporated herein by this reference, is hereby approved.
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 December , 1985 .
Mayor
ATTEST: APPROVED AS TO FORM:
ALICIA M. WENTWORTH, CITY CLERK
By: Deputy City Clerk City ttorne / /
REVIEWED AND APPROVED: INITIATED AND APPROVED:
City Administrator frectorNbf Development
Services
ahb; 11/18/85
1035L/3849
2 .
Res. No. 5600
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss:
CITY OF HIM INGTON BEACH )
I, ALICIA M. WENTWORTH, the duly elected, qualified City
Clerk 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 December 19 85 by the following vote:
AYES: Councilmen:
Kelly, MacAllister, Finley. Mandic. Bailev. Green
NOES: Councilmen:
None
ABSENT: Councilmen:
Thomas (out of room)
(� J4
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California
0
Authorized to Publish Advertisements of all kinds including public
notices by becree of the Superior Court of Orange County,
California, Number A-6214, dated 29 September, 1961, and
A-24831, dated 11 June. 1963.
STATE OF CALIFORNIA
County of Orange PubiiC Noun Ad~IlMn0 covered
by this athill tt is W in 7 point
with t0 vice cowtnn wain 1ON CIL
VED BY. CITY CIO
P
A RO. A
1 am a Citizen of the United States and a resident of
...........
the County aforesaid; I am over the age of eighteen _
years, and not a party to or interested in the below / Ci.ry CL1; K
entitled matter. I am a principal clerk of the Orange
Coast DAILY PILOT, with which is combined the
NEWS-PRESS, a newspaper of general circulation,
printed and published in the City of Costa Mesa, PUBLIC NOTICE
TICE OF
County of Orange, State of California, and that a PUBLIC HEARING
ELEMET
Notice of Public H a r; n g HOUSNG AMENDMENT MENT 85--N/
NEGATIVE DECLARATION
NO 85-65
MINOR REVISIONS
TO THE HOUSING
ELEMENT OF THE
of which copy attached hereto is a true and complete GENERAL PLAN
copy, was printed and published in the Costa Mesa, NOTICE HERy81'
GIVEN that the
Hunhn torn
Beach City Council will hold
Newport Beach, Huntington Beach, Fountain Valley, a public hearing in the Coun-
cil Chamber at the Hunt-
Irvine, the South Coast communities and Laguna ington Beach Civic Center.
2000 Main Street, Hunt-
Beach issues of said newspaper for 1 time ington Beach California,on
the date and at the time in-
dicated below to receive and
rtamamAbraiiwak {to wit the issue(s) of consider the statements of
all persons who wish to be
heard relative to the appli-I
cation described below.
DATE: Monday. Decem-
ber 16, 1985
December 5 1985 TIME:7:30 P.M.
APPLICATION NUMBER:;
Housing Element Amend,
ment 85-1/Negative Declar-i
198 ation 85-65
LOCATION:City wide
PROPOSAL:Housing Ele-
ment Amendment
198 85-1/Negative Declaration
85-65 would make minor re-
visions to the Housing Ele-
ment of the General Plan asl
198 recommended by the Calk
fornia Department of Hous-
ing & Community Develop-
ment.
198 ENVIRONMENTAL
STATUS: Negative Declar-
ation No. 85-65 assessing
-the environmental effects of
said Amendment will also be
�consierecl by l.
I declare, under penalty of perjury, that the . ONdFILE: ACcopy lof the.
foregoing is true and correct. proposed amendment is or
file in the Department of De-,
�velopment Services.
( ALL INTERESTED PER
SONS are invited to attend.
Executed on D P mh r 5 r 98 said hearing and express
opinions or submit evidence
at Costa Mesa, California. 1 for or againsl the applicatior,
as outlined above.All appli-
cations. exhibits, and de-
scriptions of this proposal
are on file with the OH:ce of
Signature the City,,QWrk. 00 20 Male
AStreM. I�luntington Beach
ICialifDrnia. for inspection by
the public.
HUNTINGTON BEACH
CITY COUNCIL, By: Allddla
M. wentworth, City Clerk.
Phone(714)SM-5405
Published Orange Coast ^
Daily Pilot December 5' , L
1985
—Th 48e� 'rJ
i REQ UIEW FOR CITY COUNGA ACTION
Date December 16 , 1985
Submitted to: Honorable Mayor and City Council
Submitted by: Charles W. Thompson, City Administrat 4 Q \�
Prepared by: James W. Palin, Director , Development Services
•
Subject: HOUSING ELEMENT AMENDMENT 85-1/NEGATIVE DECLAR ON
85-65
Consistent with Council Policy? Yes [ ] New Policy or Exception R S� DQ
Statement of Issue, Recommendation,Analysis, Funding Source,Alternative Actions,Attachments: 25
STATEMENT OF ISSUE:
The attached modifications to the City's Housing Element are
proposed in response to comments received from the California
Department of Housing and Community Development (HCD) on the revised
Housing Element adopted by the City in July, 1984 . These
modifications would bring the element into conformance with the
Government Code as interpreted by HCD and would extend the time for
the next revision of the element from 1988 to 1989 .
RECOMMENDATION:
Adopt Negative Declaration 85-65 and the attached resolution
approving Housing Element Amendment 85-1 .
ANALYSIS:
Planning Commission action on November 5 , 1985:
ON MOTION BY PORTER AND SECOND BY WINCHELL, NEGATIVE DECLARATION NO.
85-65 WAS APPROVED AND A RESOLUTION WAS ADOPTED RECOMMENDING HOUSING
ELEMENT AMENDMENT 85-1 TO THE CITY COUNCIL FOR ADOPTION.
AYES: Winchell, Porter , Livengood, Mirjahangir
NOES: None
ABSENT: Rowe, Schumacher , Erskine
ABSTAIN: None
ENVIRONMENTAL STATUS:
Negative Declaration No. 85-65 has been prepared in conjunction with
Housing Element Amendment No. 85-1 . Negative Declaration No. 85-65
was advertised in a newspaper of general circulation at least ten
days prior to this public hearing. No comments have been received .
In July of 1984 the City adopted a revised Housing Element in order
to be in compliance with Section 65588 (b ) of the Government Code
which required all jurisdictions to update their housing elements by
d�
P10 4/84
July 1 , 1984 . The Government Code also requires that all Housing
Elements be reviewed by the California Department of Housing and
Community Development (HCD) for compliance with Article 10 .6 . HCD
had not commented on the Housing Element by the July 1 deadline, and
the City chose to adopt the revised element without receiving the
HCD comments in order to meet the mandated deadline . When HCD
learned that our element had already been adopted, they discontinued
their review of it , in order to review other elements which had not
yet been adopted.
When City staff discovered, after a number of months, that HCD was
not reviewing the element, we requested that they do so, and provide
us with comments as the law requires . After the HCD comments were
received, the housing committee reviewed the comments , and directed
staff to prepare the necessary revisions and send them to the
Planning Commission. Staff then prepared additions and
modifications which would remedy the deficiencies in the element
noted by HCD. At the same time, staff used a formula prepared by
SCAG to update the 1988 SCAG estimates of future housing needs and
numerical housing goals to 1989 . This would mean that the Housing
Element would not need to be revised again until 1989 , since the
Government Code requires revisions every 5 years after July 1 , 1984 .
Proposed modifications to the Housing Element are summarized below
and attached in legislative draft for your review.
(a ) A paragraph has been added to Section 2 .3 Sites for Housing
describing the public services available for vacant land which
is zoned for residential development .
(b ) Section 3 .1 .6 .5 was added discussing female headed households
within the City.
( c ) Section 3 . 1 .6 .6 was added discussing farmworkers within the
City.
( d) Section 3 . 1 .6 .8 was added discussing families and persons in
need of emergency shelter within the City.
( e ) Wording was added to Section 3 .2 .2 Employment Growth
discussing the need for housing for future wor ers resulting
from employment growth within the City.
( f) In Section 6 .6 Numerical Housing Goals , the estimates of
future housing needs and numerical housing goals were extended
from 1988 to 1989 using a formula developed by SCAG.
( g) Section 8 .2 . 2 .9 was added describing an action program to
revise the multi-family zoning ordinances to reduce required
recreation space and common open space in smaller projects.
This code amendment has already been approved by the Planning
Commission and adopted by the City Council .
RCA - 12/16/85 -2- (3802d )
I
FUNDING SOURCE:
None needed.
ALTERNATIVE ACTION:
Do not approve Housing Element Amendment No . 85-1 . In this case,
the validity of the City' s Housing Element could be in question.
ATTACHMENTS:
1. Resolution
2 . Legislative Draft of amended text
3 . Negative Declaration No. 85-65
4 . Planning Commission Staff Report dated November 5 , 1985
JWP:JAF: kla
RCA - 12/16/85 -3- ( 3802d)
The City's average household density is identical to that of Orange County as a
whole and represents a continuing trend toward smaller- households. In 1970 the
City's average household size was 3.43, in 1973 this figure was 3.07 end- in 1979, it
was 2.81.
Over half of the City's' 61,126 households are one and two person This
statistic is interesting in light of the number of large single-family homes in the
City. Only 12 percent of the households contain large families (5 or more
persons). Of . the total population, 145,108 persons (85 -percent) live in family
households while 24,874 live in non-family households. The remainder, 523'persons,
are housed in group. quarters.
The Southern California Association of Governments' SCAG 178 Growth Forecast
Policy contains the following projections for Huntington Beach:
Date Dwelling Units Population
1985 721700 178,600
1990 83,000 191,200 •
1995 88,600 205,.400
2000 909700 210,600
In 1982, SCAG published an updated version projecting slightly lower levels of
population and number of dwelling units. They project 85,701 dwelling units in the
Year 2000 down 4,999 units from the 1978 forecast. Population is projected at
206,405 down 4,195. Updated data for the years up to 2000 are not available in the
SCAG 1982 projections for Huntington Beach.
The major component of population growth in Huntington Beach is new housing
construction and the families that move into the new units. The Land Use Element
of the City's General Plan designates a total of 11,470 acres for residential use in
addition to the 433-acre Seacliff Planned Community. Table 2-2 identifies the
amount of undeveloped acreage in each of the residential land use categories and
the anticipated number .of additional units that could be added to .the existing
housing stock.
Using these estimates, the City could be expected to support a total of 76,557 units
(probable case) or 83,714 units (maximum case) at ultimate buildout based on the
present General Plan Land Use Element. Although there is no specific date at
which the City will attain its "built out" status, it appears that these figures fall
short. of both SCAG's and Orange County's projections for the year 1990 and
beyond. Recycling.and infilling may tend to increase the estimated housing growth
projections, and it is possible that amendments to the General Plan could convert
areas . presently designated Planning Reserve and Resource Production to
residential use or increase densities on existing residential areas.
2.3 Sites For Housing
A recent survey (October 1983) of vacant lands in Huntington Beach indicates that
11.37 percent of the' total land area remains to be developed. Of this land, 824
acres are designated for residential use, according to the General Plan. Table 2-2
identifies the amount of undeveloped acreage in each of the residential land -use
categories and the anticipated number of additional units that cui;ld be added to
the existing housing stock. The largest portion of undeveloped land is designated as
Low Density (289 acres). There are nearly equal amounts of Estate and Medium
Density, 236 acres and 230 acres, respectively.
17
1
TABLE 2-2
VACANT ACREAGE AND PROBABLE DEVELOPMENT
Land Use Number of f4umber
Category Vacant Acres Density, of Units
Estate 0-2 95 2 190
Estate 0-3 24 3 7.1
Estate 0-4 117 4 469.
Low Density 289 7 2,024
Medium Density 231 15 3,464
High Density 68 35 2,364
Planned Community 130 7.6 991
.954 9,573
If General Plan Amended -- :
Numbers of Total # Units
Vacant Acres Density Units Added
Holly Property
Est at e/Indust.
General 120 10 1,200 800
Rotary Mud Dump
Public, Quasi,
Institutional 40 15 600 600
North of Seac liff
Shop. Center
Commercial 21 25 525 525
181 1,925
If developed at a greater density --
Low Density Meadow-
land Airport, Edison
High Area 133 15 1,995 1,064
Estate 190 7 1,330 734
323 1,798
Source: Huntington.Beach Department of Development Services
173,296
Revised 1984
HUNTINGTON BEACH C4LIFORNIN
PLANNING DIVISION
.18
All of the land designated for residential use in the low density, medium. density
and high density cateqories is presently served by sewer lines water lines, streets,
storm drains, telephone, electrical and.gas lines The estate residential lands are
located in an area of the City to which the sewer and water lines and storm drains
have not yet- been extended This lack of public facilities will make.r+Ey.elopment
of sites in this part of the City more expensive, since the developer mist often put
in the improvements and then wait for reimbursement until neighboring pr.operties
develop. The City is presently studying the estate residential area, and may
develop a specific plan or other device to guide development there. Public
arti ci ation in. a plan to provide infrastructure to the area could encourage
earlie development. Any*increase in the present density would also increase
developers' interest in building there. However, because of its topogtaph.ic and
drainage features, the estate area presents special planning problems and Must be
carefull_managed .
Using Vhkk¢ estimates in Table, 2-2, the City could be expected to add a total of
9,573 units at ultimate buildout based on the General Plan Land Use Element. It is
possible that amendments to the City's General Plan could convert some "areas
presently designated Industrial, Commercial or Public Quasi-public Institutional to •
residential use or possibly increase densities on certain existing residential*areas.
The areas which seem to be'likely candidates for such amendments have been listed
separately in Table 2-2 Adding the additional units from these areas to the above
estimate brings the total to a maximum number of 13,296 additional housing units
Although there is no specific date when this point will be accomplished, it appears
that these figures come close to SCAG's projections for the year 1990. Recycling
and infilling may also tend to increase the estimated housing growth projections
3.0 HOUSING PROBLEMS AND NEEDS
In order to develop strategies and programs to ensure that all economic
segmerts of the community are provided adequate housing opportunitied, the
community's housing needs and problems must be accurately assessed. The
previous section presented an overview of the City's housing and population
.characteristics and discussed potential problem areas. This section attempts-to
quantify the City's housing needs to establish a basis for the formulation of
housing goals, policies, and programs.
In accordance with the State guidelines, this section addresses two types of
housing need. The first involves an assessment of immediate housing needs in
terms of affordability, overcrowding, and suitability/habitability. In addition,
the special needs of the elderly, handicapped, minorities, large households, and
mobile home residents will be addressed. The .second type of need to be
analyzed is that of market rate housing over a five year period, taking into
consideration anticipated housing, population, employment, and household
growth.
The statistical information presented in this section is taken primarily from the
1980 Census Report and SCAG's Regional Housing Allocation Model (adopted
April, 1977, Lpdated April, 1983) and Housing'Assistance-Plan updated October,
1983).
21
3.1 Immediate Housing Needs
3.1.1 Affordability
State housing policy recognizes that the cooperative particip,ation of the
private and public sectors is necessary to expand housing oppor6—Weies *to all
economic segments of the community. A primary .goal is the provision of a
decent home and a satisfying environment that is within the .economic means of
the households which occupy it. The private sector is generally responsive -to
the majority of a community's housing needs through the production of market
rate housing. However,-in certain areas where the housing supply is limited or
demand is unusually high, housing opportunities are restricted, especially to
households with low and moderate incomes.
The federal government defines lower income households as those 'earning' less '
than 80 percent of the amawide median income, and moderate income
households as those earning between 80 and 120'percent of the areawide median
income, both adjusted for household size. The Department of Housing- and
Urban Development has established the figure of $26,090 as the median income
for a family of four in Orange County for 1980. Using this income figure, and
making adjustments for household size, the 1980 census report reveals that
approximately 31 percent (13,634 households) of all the households in the City
of Huntington Beach have lower incomes, and 25 percent (11,319 households)
have moderate incomes. The remaining 44 percent (18,884 households) are
considered upper income households. These estimates are based on the Family
Income categories within the 1980 Census Report. The present 1984 median
income for Orange County is$35,823 as determined by the Center for Economic
Research at Chapman College. The Orange County Housing Authority uses this
current median income figure to identify those individuals who may qualify for
of f ordabl a ho using.
Based on the 1980 census data, for nearly a third of the households in
Huntington Beach identified as having lower incomes, affordability of housing,
and especially new housing, is a major concern. The provision of -adequate
housing opportunities for lower and moderate income households has been
identified as the major component of housing need in the Southern California
region, and is one of the primary needs to be addressed in this Housing
Element. The following criteria are utilized to determine the extent of the
affordability problem in Huntington Beach:
1. For lower and moderate income households, housing is considered
affordable if the rent payment does not exceed 30 percent of the
household's income.
2. For lower and moderate income households, housing is considered
affordable if the monthly mortgage payment does not exceed 33 percent
of the household's income(see Tables 3-1 and 3-2).
While many households willingly choose to spend more than 30 or..33 percent of
their incomes for mortgage or rent payments, those households with low and
moderate incomes pay proportionately more for housing, consequF rtly reducing
income available- for other necessities such as food, claIhing, anal
transportation. The lack of decent affordable housing ofte.►.' leads to
overcrowding, the continued occupancy of deteriorated units, and 6��-er. related
housing problems.
22
TABLE 3-1
INCOME AND AFFORDABLE HOUSING PAYMENT LIMITS
30% 33%
Income Monthly Rent Monthly Mortgage
Very low income
(Maximum $17,912) $ 448.00 % 493.00 .
Low income
(Maximum $28,658) 716.00 788'.90
Moderate income
(Minimum $42,988) 1,075.00 1,182.00
Source: Huntington Beach Department of Development Services, based on 1984. Orange
County median income of $35,823 as determined by the Center for Economic
Research at Chapman College.
Revised 1984
HUNTINGTON BEACH C4LIFORNIN
PLANNING DIVISION
23
TABLE 3-2
SALES PRICES OF AFFORDABLE HOUSING (I)
Income Purchase
Income Type Maximum Price
Very low income(2) $17,912 $44,780
Low income(3) 28,658 71,645
Moderate income(4) 42,988 107,470
(I)These prices are estimated on the basis of 2.5 times annual income, a rule of thumb
often used by lenders. Actual monthly payments will vary considerably, depending on the
amount of the down payment, the length of the loan period, and the interest rate of the
loan.
(2)50% of median county average income ($35,823 in 1984).
(3)80% of median county average income.
(4)120% of median county average income.
Source: Huntington Beach Department of Development Services
Revised 1984
At=&
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
24
y ,
3.1.2 Lower Income Households Needing Housing Assistance
Estimates of the number of lower income households in need of housing
assistance are taken from SCAG's Regional Housing Allocation Modial (RHAM),
recently updated in-April, 1983 and the Housing-Assistance-Pla—b HAP). Data
from the HAP(1) is presented in a series of tables which have been included in
Appendix B of the Housing Element.
SCAG estimates that there are a total of 9,442 lower income households
presently residing in Huntington Beach in need of housing assistance. This
number represents approximately. 69 percent of all lower income households in
the city. Of these households, 1,722 (18 percent) are owner occupied and 7,720
(82 percent) are renter occupied. Elderly and handicapped households "account
for 1,218 (15 percent) of the total and large families comprised another 1,029
0 1 percent) of the 9,442 households needing assistance. Small .families account
for 7,195 (76 percent) of all lower income households needing assistance.
3.1.3 1980 Census Results
As part of the 1980 census, residents were asked to indicate their annual
household income and monthly mortgage or rent payments. Whilq the..census'
responses differ slightly. from SCAG's estimates, the data is outlined here for
comparison and to present a more detailed breakdown of the affordability
problem. The census results report that in 1980, approximately 10,700 lower
income households, nearly 54 percent of all such households, were paying in
excess of 30. percent of their income for housing. Renters accounted for
approximately three-fourths of the lower income households facing
affordability problems, and owners the remaining one-fourth.
LOWER INCOME HOUSEHOLDS
Total Total
Income Type Households Households Overpaying Renters Owners
11 %
Very low
(Maximum
$13,045) 7,595 69256 82% 5,136.' 1,120
Low(M axi-
m um
$20,872) 12,20 49461 37% 3,281 1,180
T OT AL 19,799 10,717 54% 8,417 2,300 .
(1)SCAG estimates of lower income households needing assistance, rather than
independent local data,.are preferred by the State HCD to facilitate comparison
of jurisdictions throughout the region.
25
u
The problem of overpaying also affects moderate and upper income households
in Huntington Beach, although the problem is much_ less severe for these
groups. The following table presents 1980 census .results for moderate and
upper income households. Overpaying in this group affects more owners than
renters, contrary to the results for lower income households.
MODERATE AND UPPER INCOME HOUSEHOLDS
Total Total
Income Type Households Households Overpaying Renters Owners
M ode rat e/
Upper (In- .
come above
$20,872) 31,637 2,353 7% 93 2,260
3.1.4 Privacy and Overcrowding
The provision of housing which contains enough rooms to provide reasonable
privacy for its occuparts is also a goal of State housing policy. A reasonable
privacy standard is the provision of at least as many rooms as there are persons in
the household. According to HCD guidelines, overcrowding exists when the-ratio
of persons to rooms within the household exceeds 1.01 -persons per room.
Bathrooms, porches, halls, balconies, foyers, and half rooms are not counted in
determining the ratio of persons to rooms.
The 1980 census reveals that 2,034 households in Huntington Beach cyrrertly
10
experience some degree of overcrowding. Furthermore, 74 percent of these -
households are renter occupied.
3.1.5 Suitability and Habitability
Problems with suitability or habitability of housing refer to the number of
households occupying dwelling units which are in need of rehabilitation or
replacement. An unsuitable unit is defined as a housing unit which,'In its present
state, materially endangers the health, safety, or well-being of its:occupants in
one or more respects, and is either economically feasible to repair ("needing
rehabilitation") or is not economically feasible to repair ("needing replacement").
Estimates of the number of unsound housing units were presented section 2.1.2.
The City's 1983 Housing Assistance Plan estimates that a total of 1,253
substandard housing units currently exist in Huntington Beach (549.
owner-occupied and 704 renter-occupied). Of these units, a total of 703 (378
owner-occupied and 325 renter-occupied) are considered suitable for
rehabilitation. The remaining 550 units are considered as needing replacement.
Together, units needing rehabilitation and replacement represent 1.9..percent of
Huntington Beach's current total housing stock.
3.1.6 Special Needs
In addition to analyzing .housing needs related to affordability, ovL-rtrowding, and
suitability, State policy encourages localities to analyze the speciaLhousing needs
of large families, minority households, the elderly, the handicapped, and others as
the locality deems appropriate. Although SCAG's estimates of housing needs
26
�r
address these special groups, the following sections provide additional information
which may be helpful in determining the scope and direction of the City's housing
policies and programs.
3.1.6.1 Large Households
Large households with five or more persons number 7,328, or 1Z' percorit of all
households in Huntington Beach. According to the City's Housing Assistance Plan,
a total of 1,066 lower income large family households need housing assistance due
to overpaying. Large families can also encounter the problem of overcrowding.
Overcrowding may occur as a result of couples and small families moving into the
city, and over a period of years raising large families without moving into larger
houses. Overcrowding also may occur when large families moving into Huntington
Beach cannot find large enough homes at a price they can reasonably .afford. In
this case, increased overcrowding may be preferred to overpaying .or living
elsewhere.
3.1.6.2 Elderly Households
An estimated 10,258 elderly persons (65 years of age or older) currently reside in'
the City of Huntington Beach, or about 6 percent of the total city .isdpulation.
Many elderly househgld-s in the city are lower income households and, of these,
SCAG estimates approximately 1,218 households are paying more than 30 percent
of their income for housing. The City's mobile home parks provide reasonably
affordable housing for elderly households, and many elderly may also be original
residents of the Downtown and Oldtown areas who own their homes outright.
Nonetheless, escalating housing costs, especially in the rental market, severely
impact the elderly population, many of whom are on fixed incomes.
3.1.6.3 Handicapped Households
While certain handicapped individuals (those who are blind, deaf, or have nervous
disabilities) may live comfortably without special housing accommodations,
persons with ambulatory handicaps who require wheelchairs often. need
specially-designed, barrier free housing that is also affordable. In many cases,
households have both elderly and handicapped members; these households deserve
special attention. SCAG estimates 1,218 elderly and/or hand icapped house holds in
need of housing assistance.
3.1.6.4 Minority Households
According to the 1980 census, nonwhite minorities now comprise over 9 percent of
the city's total. population and 7 percent of all resident households. Of the 7
percent of households headed by minorities, Asian and Pacific Islanders account
for 3.6 percent, Blacks 0.6 percent, Indian 0.6 percent and others .2.3 percent.'
Mexican American and others of Spanish origin represent the largest ethnic
minority group, comprising 5.8 percent of all households.
Minority households, like other groups within the city, encounter income and
housing payment problems. A special census done in 1979 by the City of
Huntington Beach revealed that approximately one-third of all minority
households earn lower incomes. The special census .also indicatzd that a large
proportion of minorities are paying over 30 percent of their inco`mO for housing.
The 1979 special census may be reflective of the ongoing probi.am. minorities
encounter with housing.
27
3. 1.6.5 Female-Headed Households
There are 5,505 female-headed households in Huntington Beach This represents 9
percent of all households in the City. Of this number, 3,922 female-headed
households include children, while 1,583 do not. total of 840 fer�e!e-,h paded
households are classifiedas below poverty, or 15 percent of the tortal. More
female-headed households with children are below poverty. (19 percents as
compared with -female-headed households without, children. (4 _ percent). . The
percentage of female-headed households_below povert is much higher than the
percent of all households in th_e City below ov rty_Only 3 percenC of all.City
households-are below poverty Female-headed households need_ special assistance
in--obtaining affordable housing
3: 1.6.6 Farmworkers
Huntington Beach has 878-workers e gpa ( d in farming, forestr and fishing, or 7.5
percent of the total number of workers in this category in Orange County. . SCA.G
estimates that there .are a total of 150 farmworker households in Huntington
Beach The Regional Housing Allocation model designates 90 percent of 'all
farmworker households as eligible for assistance. According to this for'mule; 135
farmworker households in;the City are eligible for assistance; 83 households are
very low income, and 53 households are low income.
It would be very difficult to single out so few households for a s ecia_l_housing
rp igram; therefore, the City will include farmworker households in program
all very low and low income households
3. 1.6.�7 Mobile Home Residents
There are 21715 mobile home dwelling units in the city. These appear to represent
a significant portion of the existing low and moderate income affordable housing.
The escalating cost of mobile home space rentals is becoming a problem,
especially for those households on fixed incomes The average size of mobile
home households is 1.53 persons, indicating that many mobile home occupants may
be elderly retired people. Households occupying mobile homes do not have a great
deal of locational choice because 1) it is very expensive to move mobile homes, 2)
there is a great shortage of spaces for existing older units since coaches are
generally sold on the site and 3) new parks will not accept older units Few new
parks have been developed in recent years due to high land costs and restrictive
zoning. Where new parks have been developed, rents are considerably higher than
the old parks and initial costs for new mobile homes generally exceed $20,000 -
considerably more than the value of an older coach Because new mobile homes
are considerably less expensive than conventional housing, financing is available
only up to 20 years, with 15 year mortgages more common. Interest rates for
mobile homes are generally higher than for conventional housing, ranging from
13- 1/2 to 15 percent
Older mobile home parks within the city are in desirable locations, often in order
portions of the city, .where recycling of land uses is likely to occur. This presents
a problem for relocating existing residents, since the affordability of their present
dwelling will be difficult.or impossible to duplicate.
3: 1.6.8 Families and Persons in Need of Em_ ergen�j Shelter
Accurate information about the homeless in Huntin tog n Beach is currently not
available. Only recently the first accurate survey of homeless. within Orange
County was conducted by _the Coa-lition`for the Homeless The Coalition, a.
volunteer roue; was advised by experienced scientific consultu..�' ' ioin_the
University of California at Irvine. The survey was conducted during_a one month
period in May_June 1985. It found that duringthis period 3,169 sons re nested
shelter from the agencies participatin4 in the study. these, 1,176 were
children
Not all the_count agencies providing help for the homeless participated in the
study, and many of the participating agencies were not open on weekends Also,
the study did not attempt to survey homeless who were not seeking assistance. It
is apparent that only a portion of the homeless were reached through this survey,
yet the number of homeless surveyed' is high Apparently, homelessness is a large-
problem
in Orange County.
The number of verified homeless attributable to the City of Huntington Beach
during this one month survey period can be extrapolated from the Oran6Q-County
figures If Huntington .Beach represents about 9 percent of the County's
k
population, then 9 percent of the 3,169 homeless, or 285 persons should be
attributable to Huntington Beach for May-June 1985. Admittedly, this may be an
underestimation of the true number of homeless within the City.
Additional facts disclosed by the Coalition sury!�indicate that man of the
homeless (24%)_are actually employed; a la�ge percentage (69%)_had lived in
Oranqe County one ear_ or longer, and most were between 20 and q2_y rs of
age.;When asked- why theywere without housing, 69percent said that there was no
housing they,could afford
An accom ehyin4 surv_y of tow cost temporar shelter_sources, hotels, motels and
boarding or rooming houses indicate that there are presently no rooms available_in
Huntington Beach under $25 99 per night for one person. The cost of $25 99 per
night was selected for by those conductinc_the survey_A listing of low cost and
emergency housing.resources by the Orange County Health Care Agency indicates
one motel in Huntington Beach with rooms at 35 00 per night single and 180
weekly. Hotels and motels may be the only place that homeless people can find
shelter on a temporary basis without passing credit checks and having to Paya
large advance deposit
Individual churches or other charities may provide some relief for the homeless as
funding is available. At this time, there are no organized programs under City
auspices to assist homeless people.
3.2 Prospective Housing Needs
The previous section identified areas in which the City's present .housing supply
falls short of providing .all economic segments of the community. and persons
having special needs with adequate housing opportunities Because most of the
housing produced by current market forces is generally not available at prices
these households can reasonably afford, the public and private `sectors must
cooperate to produce and make available housing at less than market rates
Having examined the need for non-market rate households, the housing element
will now address the prospective need for housing market rate housing .based on
anticipated population and employment growth, new household formation, and
shifting housing preferences
3.2 1 Population Growth
Population growth in the City of Huntington Beach h6s been and will continue to
be a function of new residential development and 'an increasing housing stock .
While the City experienced its peak rate of growth during the sixties, the
community's desirable location will continue to attract new residential. growth
and housing opportunities' Estimates of the City's future population growth were
presented in section 2.3, and'indicated continued growth through the'year 2000.
New residential construction is expected to add approximately 19,OOa housing
units and 28,000 new residents through the year 2000. Within these. growth
parameters, the City should endeavor to provide for as many low and
moderately-priced units as is economically feasible. Even with the active
participation of the building industry in afforable housing programs, the majority
of new housing units built will be market rate units .
3.22 Employment Growth
The need for housing within a given market area is largely dependent on the local
economy and the number and types of jobs available. During the sixties, much of
the new home construction in Huntington Beach appealed to households employed
in the Los Angeles area During this period, the Orange County economy began to
grow and diversify from a concentration of large industrial employers to include
more ancillary and service jobs The continuing diversification of the local
economy attracts a greater variety of non-skilled, semi-skilled, and professional
workers, all of whom should be provided with adequate housing opportunities and
choice. To a great extent, low density zoning and inflating land values. have
perpetuated the production of larger luxury homes in Huntington Beach and other
neighboring communities, limiting the housing opportunities for households with
lower incomes The failure of individual communities to provide a range of
housing opportunities to match the regional economy causes longer commutes to
work and the concentration of lower income groups in older areas of the county.
An assessment of the prospective need for market rate housing must take into
consideration the number, type, and wage levels of new jobs created -'in both the
City and the. County. According to the 1980 census, 23 percent of the City's
residents stated that they were employed in Huntington Beach, with' an additional
42 percent employed in Orange County, and 26 percent outside of Orange County.
On the other hand, the City provided employment for 43,747 persons in 1980,
approximately 5. 1 percent of all workers in Orange County. The number of jobs,
average wages, and employment projections for the City and County are .
presented in Table 3-3. The number of jobs in Huntington Beach is expected to
increase to 59,220 by 1995 if the City to County ratio of jobs in each category
remains constant.
A total of 87,998 city residents are employed in some capacity, or an average of
1.4 jobs per household. Based on the amount of vacant commercial and industrial
land, the City can.ultimately provide approximately 18,250 additi?nal jobs for
about 13,000 additional households in the City. However, not' all persons
employed within the City can be expected_to-seek housing here. If as trany as 75
percent of the new workers were to want housing in the City, theme should be
sufficient land available to accommodate them at ultimate buildout.
I �!
3.2.3 New Household Formation and Housing Preference
The average size of households in Huntington Beach is an estimated•2.78 persons .
per household. Given smaller households and increasing demand for housing, the
construction of smaller 1, 2, and 3 bedroom units at higher densities is probable.
New households may be willing to sacrifice space and luxury amen" :I-ih---Grder to
obtain affordable housing The obstacles encountered by smaller households in
qualifying for home purchase may increase demand for affordable rental units
pub
TABLE 3-3
EMPLOYMENT PROJECTIONS FOR HUNTINGTON BEACH
Average # of Jobs # of Jobs # of Jobs # of Jobs
Yearly Actual Forecast Forecast Forecast Change
Wage-1982 1980 . 1985 1990 1995 '85-95
Total-Orange
County $17,841 847,793 1,086,100 1,256,300 1,333,400' 77,100
Total HB unavailable 43,747 49,626 56,423 59,220 9,594
Agriculture $10,408 425 416 404 404 -21
Mining $31,588 287 298 322 335 +37
Construction $26,851 1,794 1,866 1,959 1,984 +118
Manufacturing $21,815 11,860 13,520 15,413 15,721 +2,201
Trade $12,817 11,442 13,387 15,663 16,132 +2,745
Transportation/
Public Utilities $21,941 1,992 2,410 2,916 2,939 +529
Financial/
Insurance/
Real Estate $17,780 1,992 2,231 2,476 2,526• +295
Services $17,000 6,585 7,638 8,860 10,012 +2,374
Government $17,450 7,346 7,860 8,410 9,16.7 .. +1,307
Source: Huntington Beach Department of Development Services, based on data from the
State of California Employment Development Department Annual Planning
Information and Employment by Industry.
Ag=k
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
30
6.6 numerical Housing Goals .
The SCAG-estimated future income housing need for low income households in
Huntington Beach Vs// ,PAP will be 4,292 by 18$$ July of 1989. GV►rfent
programs should provide 448 units by 5-260 for the elderly—and 188- for
families, plus an additional 103 CDRG rehabilitation loans for a total of. 551
units. There 0 will still be a need for an additional �/,$J!8 3,741 of low income
housing units or-Ml$ 7.4$ units per year by 1989 J$$$.
SCAG estimated the future housing unit needs for moderate incomes to. be
J/QJO 2,610 by 19$$ 1989. The City should provide 411 522 units of moderate
income housing per year until 19$$ 1989. In addition, 33 units per year should
be rehabilitated, and conserved, or a total of4-65'units by J8$$ 1989'e
lq%
6.7 Evaluation of Housing .Opportunities Under the 1979 Housing Element
During the five year period from 1979, when the City's .last Housing Element
was adopted, until 1984, SCAG's estimate of existing housing tneed in
Huntington Beach increased by 1,857 units, from 7,585 to 9,442 units. A total
of 841 units have been developed or are in the process of development under the
policies of the 1979 Housing Element. In addition, 511 households now receive
rental subsidies under-Section 8. Altogether, 1,352 households have been or will
be assisted through City programs. Although this number represents only 14
percent of the number of households needing assistance, it does indicate that
the City is making a good faith effort to fulfill its commitment to its stated
housing goals.
The need for affordable housing is now so great that local government alone
cannot fulfill that need. A healthy housing market which produces the type of
housing most in demand is the real hope for adequate housing for all economic
segments of the community. The City can best facilitate this supply and
demand process by recognizing the changing nature of the housing market and
taking steps to facilitate private sector production of needed housing. This
requires a slow process of educating the community and changing what are
perceived as acceptable norms for housing in order to accommodate Smaller,
more intense types of projects which can meet the future needs of Huntington
Beach residents. Shifts in community acceptance are always slow and tend to
lag behind market demand. However, within the City such trends are already at
work and can be seen in the number of recent approvals of market rate units
which are small compared to the norms of the seventies, and configured as
stacked flats to better utilize expensive infill land. These projects usually
contain a high level of amenities in the common areas in order to provide a
desirable residential environment. This type of product can be marketed at
prices which are affordable to moderate income households, and in some
instances, to low income households. They are proving to be extremely.popular.
In recognition of these trends in the housing market, the City has acted upon
policies in the Housing. Element which will reinforce the natural market
adjustment. Density bonuses are being encouraged in appropriate locations.
The Senior Residential. Suffix zoning was developed to facilitate senior; housing.
The multi-family zoning ordinances, under which .both condominium and: rental
units are developed, are being revised. This will encourage small lot
condominium projects which can utilize existing infill sites which .ar+ ' not
attractive for development under present zoning regulations. The City's
redevelopment program will place the City in the position of a direct provider
Anticipated_Imp act: _-Maintenance of the current level of assisted housing
participation in the City.
Responsible_Agencies: Huntington Beach HCD and the Orange County Housing
Authority.
Financing: HCD Administrative funds/OCHA '
Schedule: Ongoing
8.2.2..6 Action: Contract with the Orange County Housing Authority to scL.-ben and
verify incomes of potential participants in housing programs
Anticipated Impact: Ensure that recipients of affordable housing are qualified
for such housing
Responsible Agencies: Huntington Beach HCD/OCHA
Financing: HCD Budget
Schedule: Ongoing
8.2.2.7 Action: Review development standards to determine which ones can be relaxed
in order to reduce-housing cost; process appropriate code revisions
Anticipated Impact: Reduction in the cost of housing
Responsible'Agencies: Department of Development Services
Financing: Department Budget
Schedule: 1985
a 2.2.8 Action: Continue to provide tax exempt mortgage financing for new
multi-family housing
Anticipated Impact: The Huntington Breakers will contain 342 units' Of these
25 percent or 86 units will be allocated as affordable and offered on'.first right
basis to Redevelopment Agency's relocation/replacement housing
Responsible Agencies: HCD/Redevelopment Agency
Financing: $16 million tax exempt financing (closed in March 1983)
Schedule: 1984
EL 2.2.9 Action: Revise the multi-family zoning . ordinances to reduce required
recreation space and common open space in smaller projects
Anticipated Impact_ Reduction of required recreation facilities Wand common
open_space* in smaller projects will make infill development on smaller parcels
more feasible, and reduce the cost of multi-family projects
Responsible Agency: Department of Development Services
Financing: Department Budget
Schedule: 1985
8.3 STANDARDS AND PLANS FOR ADEQUATE SITES
A key element in satisfying the housing needs of all segments of the community
is the provision of adequate sites for housing of all types, sizes, and prices
This is an important function of both zoning and General Plan land. use
designations Since the city is already developed to a large extent, provision
for future housing needs may require the rezoning of some areas where
appropriate to meet housing needs and where economically feasible in:terms of
City facilities and services An assessment of the adequacy of sites must
include the collective capacity of sites community-wide as well as .the
suitability of individual sites for non-market rate housing
a 3. 1 Policies
To assure the adequate provision of sites for housing, the City of Hunt'ing•ton
Beach shall: _
• Utilize the following criteria for identifying and evaluating potential sites
for low and moderate cost housing Sites should be:
located with convenient access to:
arterial highways and public transportation
schools, parks, and recreational facilities
shopping areas
employment opportunities
- adequately served by public facilities, services, and utilities
- minimally impacted by seismic and flood hazards Where such hazards
cannot be avoided, adequate mitigation measures shall be incorporated
into the design of all proposed development
- minimally impacted by noise and blighted conditions
- compatible with surrounding existing and planned land uses
- located outside areas of predominantly lower income concentrations
• Plan for residential land uses which accommodate anticipated growth from.
new employment opportunities
• Locate residential uses in proximity to commercial and industrial areas and
transportation routes to provide convenient access to employment centers
• Promote the rezoning of vacant or recyclable parcels of land to higher
densities where compatible with surrounding land uses an?! . available
services in order to lower the cost of housing
• Utilize surplus park and/or school sites for residential ure where
appropriate and consistent with the City's General Plan.
CITY 'OF 'HUNTINGTON 13EACH
INTER-DEPARTMENT COMMUNICATION
HUNTiNCTON{EACH
To From ENVIRONMENTAL R1~:b�5 ES
SECTION
Subject NEGATIVE DECLARATION Date October 23, 1985
NO. 85-65 • .
Applicant: City of Huntington Beach '
Renuest: Minor revisions to the Housing Clement (Amendment •.Nd. 85.1 )
of the C i ty 's General Plan as recommended by the •0 i I•i forn i a
Department of Housing & Community Development.
Location:
City-wide
Background
Based on the Staff's initial study of this project a Draft Negative Declaration
was published in the local newspaper and posted in the Office of the City Clerk
for a 10-day ublic review period ending
and comments, the attached comments were received.
Recommendation
The Environmental Resources Section recommends that the City Council
approve Negative Declaration No. 85-55
finding that t e propose project will not have a significant adverse of ec:t on
the environment.
Mitigation Measures
The attached mitigating measures will reduce potential environmental effects
resulting from the project and are recommended as conditions of approval . ' '
Respectfully submitted,
Diana Teran Blaisure
Assistant Planner
JRB/dc _ .
CITY OF HUNTINGTON BEACH '`•
A.AL STUDY OF. ENVIRONMENTAL IM S
I. BACKGROUND
1. Applicant City of Huntington Beach 2. Address 2000 Main Street
. 3. Telephone 536-5271
'4. Project Location City-wide
5. Project Title/Descripti r Minor revisions to HousingElement of the i y. s Ge eral
6. Date October 23, 1985 18n.
1I . ENVIRONMENTAL IMPACTS: (Explanations of all "Yes" and "Maybe" answers are required
on attached sheet) .
1. Physical Environment.- Will the project have a significant impact`o►i•;-the .physical
environment with respect to:. a) hydrology, b) air quality, c) geol cig,y,-;d'•)' -flora and
fauna, e) noise, f) archaeological/historical . Yes Maybe N-o: . Other
2.2. Impact of Environment on Project: Will the project be subject to imP'a.cts from the
surrounding environment? i .e. ,. natural environment; manmade environment. Yes
Maybe No x
3. Impacts on Public Services: . Will the project have a significant impact upon, or re-
sult in a need for a new or altered government service in any of the fol.lawing. .
areas: fire, police, schools, parks or other governmental agencies.' Yes-,
Maybe No
4. Impacts on Traffic/Circulation: Will project result in substantial. v°ehicular move- .
ment, or impact surrounding -circulation system, or increase traffic hazard? Yes
Maybe No X
5. Will the project result in a substantial alteration or have a negative a,ffect on
the existing: land use, population/housing, energy/utilities, natural resources,
human health? Yes Maybe No x
6. Other potential environmental - impacts not discussed above (see attached . sheet).
III . OTHER RESPONSIBLE AGENCIES AND/OR PERSONS CONTACTED
( ) See Attached (Xx X 4 Not Applicable
IV. MANDATORY FINDINGS OF SIGNIFICANCE:
1. Will project degrade quality_ of environment? Yes Maybe No x
2. Will project achieve short-term goals to the disadvantage of long-term environmental
goals? Yes Maybe No X
3. Does the project have impacts which are individually limited but cumulatively
considerable? Yes Maybe No X
4. Will the project adversely affect human beings either directly or indirectly?
Yes Maybe No
V. DETERMINATION
( XX ) Negative Declaration
( ) Negative Declaration With Mitigation ,
( ) Environmental Impact Repo-t
DATE �� -' S_ SIGNATURE
huntingtori beach development services department
STAf f
REPORT
TO: Planning Commission
FROM: Development Services
DATE: November 5, 1985
SUBJECT: HOUSING ELEMENT AMENDMENT NO. 85-1
APPLICANT: City of Huntington Beach
1 .0 SUGGESTED ACTION:
Adopt the attached resolution approving Housing Element Amendment
No. 85-1 and recommending it to the City Council for adoption.
2. 0 GENERAL INFORMATION:
The attached modifications to the City's Housing Element are
proposed in response to comments received from the California
Department of Housing and Community Development (HCD) on the revised
Housing Element adopted t)y the City in July, 1984. These
modifications would bring the element into conformance with the
Government Code as interpreted by HCD and would extend the time for
the next revision of the element from 1988 to 1989.
3. 0 SURROUNDING LAND USE, ZONING AND GENERAL PLAN DESIGNATION:
Not applicable.
4. 0 ENVIRONMENTAL STATUS:
Negative Declaration No. 85-65 has been prepared in conjunction with
Housing Element Amendment, No. 85-1 . Negative Declaration No. 85-65
was advertised in a newspaper of general circulation at least ten
days prior to this public hearing. No comments have been received.
5 .0 COASTAL STATUS:
A Coastal Development Permit is not needed for an amendment to the
Housing Element .
6. 0 REDEVELOPMENT STATUS:
Not applicable.
7.0 SPECIFIC PLAN:
Not applicable.
C�, 1
A-F M-23A
8 . 0 SUBDIVISION COMMITTEE:
Not applicable. •
9 . 0 ISSUES AND ANALYSIS:
In July of 1984 the City adopted a revised Housing Element in order
to be in compliance with Section 65588(b) of the Government Code
which required all jurisdictions to update their housing elements by
July 1 , 1984. The Government Code also requires that all Housing
Elements be reviewed by the California Department of Housing and
Community Development ( HCD) for compliance with Article 10. 6. HCD
had not commented on the Housing Element by the July 1 deadline, and
the City chose to adopt the revised element without receiving the
HCD comments in order to meet the mandated deadline. When HCD
learned that our element had already been adopted, they discontinued
their review of it, in order to review other elements which had not
yet been adopted.
When City staff discovered, after a number of months, that HCD was
not reviewing the element, we requested that they do so, and provide
us with comments as the law requires . After the HCD comments were
received, the housing committee reviewed the comments , and directed
staff to prepare the necessary revisions and send them to the
Planning Commission. Staff then prepared additions and
modifications which would remedy the deficiencies in the element
noted by HCD. At the same time, staff. used a formula prepared by
SCAG to update the 1988 SCAG estimates of future housing needs and
numerical housing goals to 1989. This would mean that the Housing
Element would not need to be revised again until 1989, since the
Government Code requires revisions every 5 years after July 1 , 1984 .
Proposed modifications to the Housing Element are summarized below
and attached in legislative draft for your review.
(a ) A paragraph has been added to Section 2 . 3 Sites for Housing
describing the public services available for vacant land which
is zoned for residential development.
(b ) Section 3 .1 .6 . 5 was added discussing female headed households
within the City.
( c ) Section 3 . 1 .6 . 6 was added discussing farmworkers within the
City.
( d) Section 3 .1. 6 . 8 was added discussing families and persons in
need of emergency shelter within the City.
(e ) Wording was added to Section 3. 2. 2 Employment Growth
discussing the need for housing for future workers resulting
from employment growth within the City.
Staff Report - 11/5/85 -2- ( 3565d)
(f ) In Section 6 . 6 Numerical Housing Goals, the estimates of
• future housing needs and numerical housing goals were extended
from 1988 to 1989 using a formula developed by SLAG.
(g ) Section 8 . 2. 2 .9 was added describing an action program to
revise the multi-family zoning ordinances to reduce required
recreation space and common open space in smaller projects .
This code amendment has already been approved by the Planning
Commission and adopted by the City Council.
10 .0 RECOMMENDATION:
Staff recommends the Planning Commission adopt the attached
resolution approving Housing Element Amendment No. 85-1 and
recommending it to the City Council for adoption.
11 . 0 ALTERNATIVE ACTION:
Do not approve Housing Element Amendment No. 85-1 . In this case,
the amendment would be forwarded to the City Council for action.
without the Planning Commission 's approval . If the amendment . is not
adopted by the City council , the validity of the City' s Housing
Element could be in question.
ATTACHMENTS:
1. Resolution
• 2. Housing Element revisions
3. HCD Comments
JWP:JAF:kla (,
!7 .
i
Staff Report - 11/5/85 -3- ( 3565d)
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION •
OF THE CITY OF HUNTINGTON BEACH RECOMMENDING
ADOPTION OF THE REVISED HOUSING ELEMENT OF
THE GENERAL PLAN
WHEREAS, Section 65302(c) of the Government Code of the
State of California requires all cities and counties to include a
housing element as part of their General Plans; and
WHEREAS, Section 65588 (b ) of the Government Code requires
that the Housing Element be revised by July 1 , 1984 to conform with
Article 10 .6; and
WHEREAS, the City 's adopted Housing Element has been revised
in compliance with Article 10 . 6 of the Government Code and the
California Department of Housing and Community Development has
reviewed the City 's revised element and suggested some
modifications , and
WHEREAS, a public hearing was held on the modifications on
November 5, 1985,
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission
of the City of Huntington Beach hereby approves said modification to•
the Housing Element of the General Plan; and
BE IT FURTHER RESOLVED, that said modified Housing Element
is recommended for adoption by the City Council of the City of
Huntington Beach .
PASSED AND ADOPTED by the Planning Commission of the City of
Huntington Beach, California, on the 19th day of June , 1984, by the
following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
.James W. Palin, Secretary Tom Livengood, Chairman •
( 3542d )
1
STATE OF CALIFORNIA GEORGE CcUKMEMAN, Gommor
D ARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
enth Street
Sa ramento, CA 95814 -4-
(916) 445-4775
HUI4TINGTO14 BEACH
DEVELOPIAENT ER*!10ES
APR 1 1914
P.U. L)vx
Huntington Beach, CA 92648 Apri 1 10, 1985
Mr. Charles W. Thompson
City Administrator [ i�
City of Huntington Beach
P.O. Box 190
Huntington Beach; CA 92648 APR 1 ;S
Dear Mr. Thompson: CITY OF BEACH
QDP.W1!.STRATI'dE
RE: Review of the City of Huntington Beach's Adopted-Housing Element
• Thank you for submitting Huntington Beach's adopted housing element,
received January 25, 1985. At your request , we have reviewed the adopted
element for conformity with State law pursuant to Government Code Section
65585(b) .
A telephone conversation on March 19, 1985, with Jeanine Frank of your staff
has facilitated our review. This letter and its appendix summarize the
conclusions of that conversation.
The Huntington Beach adopted housing element is a thorough, well-written
planning document. The element includes commendable analyses of the inter-
relationships of general plan elements; the characteristics of population,
households, and housing stock; most special housing needs, resources , and
constraints; and a five-year schedule of program actions. The element also
satisfies the reporting requirements regarding housing activity in the
coastal zone.
We commend the City for actively assisting in the development of affordable
housing. Of particular note 's the City's involvement in providing housing
for low- and moderate-inc seniors. The City has provided land for a
164 unit senior apartme project and CDBG funds for infrastructure
improvements and mortgage revenue financing to assist in the provision of an
additional 96 units for seniors.
•
Mr. Charles W. Thompson
Page Two
In our. opinion, however, the element needs certain revision to comply with
State housing element law. For example, the element should identify the
public services and facilities available to vacant sites and establish the `
maximum number of housing units that can be rehabilitated and conserved over
a five-year time frame. The appendix to this letter summarizes the specific
changes which, in our opinion, would bring the adopted element into
conformity with State housing element law.
We note that fees have increased substantially since the last housing
element. The major component of City fees, the in-lieu park fee, has
doubled since 1979. We suggest the City consider the effect of current park
dedication policy and the need for affordable housing, especially in view of
the fact that few Section 8 certificate holders are able to find rental
units in Huntington Beach that meet HUD "fair market" rent limits.
We appreciate the cooperation and assistance of Ms. Frank during the course
of our review. We hope our comments are helpful and if you have any
questions regarding them please contact Camilla Cleary of our staff at (916)
323-6174. In accordance with their request pursuant to the Public
Information Act, we are forwarding copies of this letter to the parties
listed below. _
Sincerely,
Ralph A. Qualls , Jr.
Chief Deputy Director
RAQ:CC:bt
Attachment
cc: Mark Pisano, Executive Director, Southern California Association of
Governments
Jack W. Pal in, Director, Department of Developmental Services ,
Huntington Beach
Jeanine Frank, PhD, Planner Huntington_ Beach
Ralph Kennedy, Orange County Housing Coalition
Marilyn 0. Tesauro, Center for Law. in the Public Interest
Crystal Simms, Legal Aid Society of Orange County
Jonathan Lehrer-Graiwer, Western Center on Law and Poverty Inc.
Richard L. Spitz, Ellen G. Winterbottom, Law Firm
Ellyn S. Levinson, State Department of Justice
Bob Katai , Governor's Office of Planning and Research •
Tom Bannon, California Building Industry Association
Norbert H. Dall and Associates
• APPENDIX
City of Huntington Beach
The following are changes which, in our opinion, would bring Huntington
Beach's adopted housing element into compliance with Article 10.6.
Following each revision we refer to the applicable provision of the
Government Code. The particular program examples or data sources listed are
suggestions for your information only. We recognize that Huntington Beach
may choose other means of complying with the law.
A. Housing Needs, Resources and Constraints
1. Include the City's share of the regional housing needs as determined
by the Southern California Association of Governments (SCAG) in the
Regional Housing Allocation Model (RHAM)(Section 65583(a) (1) ). The
SCAG Regional Housing Allocation Model projects housing needs
encompassing the period 1983-1988. In our opinion, a locality' s
needs, objectives and programs should be consistent and cover a
five-year term beginning with the year of adoption. You may choose
to use RHAM' s 1983-1988 time frame, however, the element should be
updated when its needs , and projections lapse. Thus, using the
1983-1988 time frame for projected needs would require a revision to
the element one year earlier than would using the 1984-1989 time
frame. You can contact SCAG for appropriate methodology in `
extending the housing needs projections.
2. Analyze the impact of employment on housing needs (Section
65583(a) (1)) . If the employment trends and projections discussed
in the element are in addition to SCAG employment assumptions, the
element should address the impact on housing to be created by the
additional employment.
31. Identify the public facilities and services available to the vacant
sites listed in Table 2-2 (Section 65583(a)(3)) .
4. Discuss the special housing needs of "famil ies with female heads of
households and farmworkers (Section 65583(a)(6 )). We suggest you
analyze the incidence of poverty in these groups and owner/renter
ratios. Census data has been sent under separate cover, to assist
in your analysis.
B. Quantified Objectives
Establish the maximum number of housing units that can be rehabilitated
and conserved over a five-year time frame (Section 65583(b)) . For
example the City may wish to quantify the number of units to be
conserved through more stable zoning (e.g., residential zoning of
• mobilehome parks).
C. Housing Programs
If necessary, pursuant to item A-1 above, identify adequate sites to •
facilitate and encourage the development of a variety of housing types
for all income levels (Section 65583(c) (1)). We suggest you include, as
a program action, the revision of the multi-family zoning ordinance
discussed in Section 6.7 of the element.
•
STATE OF CALIFORNIA GEORGE DEUKMUTAN, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
921 Tenth Street
Sacramento, CA 95814 -4..
(916) 445-4775
HUNTINGTON BEACH
DEVELOPMENT SERVICES
P.U. Dux i;;J
Huntington Beach, CA 92648 April 10, 1985
Mr. Charles W. Thompson _
City Administrator E C 'f 's
City of Huntington Beach
P.O. Box 190 J'
' Huntington Beach, CA 92648 APR 15�• ..
Dear Mr. Thompson:
CITY OF
1HUNTI; GTO,d BEACH
ALtWI NP-STRATIVE jF '�r,
RE: Review of the City of Huntington Beach's Adopted-Housing Element
Thank you for submitting Huntington Beach's adopted housing element,
received January 25, 1985. At your request , we have reviewed the adopted
element for conformity with State law pursuant to Government Code Section
65585(b) .
A telephone conversation on March 19, 1985, with Jeanine Frank of your staff
has facilitated our review. This letter and its appendix summarize the
conclusions of that conversation.
The Huntington Beach adopted housing element is a thorough, well-written
planning document. The element includes commendable analyses of the inter-
relationships of general plan elements; the characteristics of population,
households, and housing stock; most special housing needs , resources , and
constraints; and a five-year schedule of program actions. The element also
satisfies the reporting requirements regarding housing activity in the
coastal zone.
We commend the City for actively assisting in the development of affordable
housing. Of particular note 's the City's involvement in providing housing
for low- and moderate-inc seniors. The City has provided land for a
164 unit senior apartmen project and CDBG funds for infrastructure
improvements and mortgage revenue financing to assist in the provision of an
additional 96 units for seniors.
•
Mr. Charles W. Thompson
Page Two
,In. our, opinion, however, the element needs certain revision to comply with
State housing element law. For example, the element should identify the
public services and facilities available to vacant sites and establish the
maximum number of housing units that can be rehabilitated and conserved over
a five-year time frame. The appendix to this letter summarizes the specific
changes which, in our opinion , would bring the adopted element into
conformity with State housing element law.
We note that fees have increased substantially since the last housing
element. The major component of City fees, the in-lieu park fee, has
doubled since 1979. We suggest the City consider the effect of current park
dedication policy and the need for affordable housing, especially in view of
the fact that few Section 8 certificate holders are able to find rental
units in Huntington Beach that meet HUD "fair market" rent limits.
We appreciate the cooperation and assistance of Ms. Frank during the course
of our review. We hope our comments are helpful and if you have any
questions regarding them please contact Camilla Cleary of our staff at (916)
323-6174. In accordance with their request pursuant to the Public
Information Act, we are forwarding copies of this letter to the parties
listed below.
Sincerely,
Lou u L�5, t
Ralph A. Qualls , Jr.
Chief Deputy Director
RAQ:CC:bt
Attachment
cc: Mark Pisano, Executive Director, Southern California Association of
Governments
Jack W. Palin , Director, Department of Developmental Services ,
Huntington Beach
Jeanine Frank, PhD, Planner Huntington Beach
Ralph Kennedy, Orange County Housing Coalition
Marilyn 0. Tesauro, Center for Law in the Public Interest
Crystal Simms, Legal Aid Society of Orange County
Jonathan Lehrer-Graiwer, Western Center on Law and Poverty Inc.
Richard L. Spitz, Ellen G. Winterbottom, Law Firm
Ellyn S. Levinson, State Department of Justice
Bob Katai , Governor's Office of Planning and Research
Tom Bannon, California Building Industry Association
Norbert H. Dall and Associates
APPENDIX
City of Huntington Beach
The following are changes which, in our opinion, would bring Huntington
Beach's adopted housing element into compliance with Article 10.6.
Following each revision we refer to the applicable provision of the
Government Code. The particular program examples or data sources listed are
suggestions for your information only. We recognize that Huntington Beach
may choose other means of complying with the law.
r
A. Housing Needs, Resources and Constraints
1. Include the City's share of the regional housing needs as determined
by the Southern California Association of Governments (SCAG) in the
Regional Housing Allocation Model (RHAM)(Section 65583(a) (1) ). The
SCAG Regional Housing Allocation Model projects housing needs
encompassing the period 1983-1988. In our opinion , a locality' s
needs, objectives and programs should be consistent and cover a
five-year term beginning with the year of adoption. You may choose
to use RHAM's 1983-1988 time frame, however, the element should be
updated when its needs , and projections lapse. Thus, using the
1983-1988 time frame for projected needs would require a revision to
the element one year earlier than would using the 1984-1989 time
frame. You can contact SCAG for appropriate methodology in
extending the housing needs projections.
2. Analyze the impact of employment on housing needs (Section
65583(a) (1) ) . If the employment trends and projections discussed
in the element are in addition to SCAG employment assumptions , the
element should address the impact on housing to be created by the
additional employment.
3. Identify the public facilities and services available to the vacant
sites listed in Table 2-2 (Section 65583(a)(3)).
4. Discuss the special housing needs of families with female heads of
households and farmworkers (Section 65583(a)(6 )). We suggest you
analyze the incidence of poverty in these groups and owner/renter
ratios. Census data has been sent under separate cover, to assist
in your analysis.
B. Quantified Objectives
Establish the maximum number of housing units that can be rehabilitated
and conserved over a five-year time frame (Section 65583(b)) . For
example the City may wish to quantify the number of units to be
conserved through more stable zoning (e.g., residential zoning of
mobilehome parks).
i
G. Housing Programs
If necessary, pursuant to item A-1 above, identify adequate sites to
facilitate and encourage the development of a variety of housing types
for all income levels (Section 65583(c) (1)). We suggest you include, as
a program action, the revision of the multi-family zoning ordinance
discussed in Section 6.7 of the element.
r
. - 12/5/8 5
NOTICE OF PUBLIC HEARING Pub* �
HOUSING ELEMENT AMENDMENT 85-1/NEGATIVE DECLARATION NO. 8 5-65
MINOR REVISIONS TO THE HOUSING ELEMENT OF THE GENERAL PLAN
NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will hold a
public hearing in the Council Chamber at the Huntington Beach Civic
Center, 2000 Main Street, Huntington Beach, California, on the date and
at the time indicated below to receive and consider the statements of all
persons who wish to be heard relative to the application described below.
DATE: Monday, December 16, 1985
TIME: 7:30 P.M.
APPLICATION NUMBER: Housing Element Amendment 85-1/Negative
Declaration 85-65
LOCATION: City Wide
PROPOSAL_: Housing Element Amendment 85-1/Negative Declaration 8 5-65
would make minor revisions to the Housing Element of the
General Plan as recommended by the California Department of
Housing & Community Development.
ENVIRONMENTAL STATUS: Negative Declaration No. 85-65 assessing the
environmental effects of said Amendment will
also be considered by Council.
ON FILE: A copy of the proposed amendment is on file in the
Department of Development Services.
ALL INTERESTED PERSONS are invited to attend said hearing and express
opinions or submit evidence for or against the application as outlined
above. All applications, exhibits, and descriptions of this proposal are
on file with the Office of the City Clerk, 2000 Main Street, Huntington
Beach, California, for inspection by the public.
HUNTINGTON BEACH CITY COUNCIL
By: Alicia M. Wentworth
City Clerk
Phone (714) 536-5405
ape
;
Date:
{
NOTICE OF PUBLIC HEARING
Housing Element Amendment 85-1 /Negative Declaration No. 8.5-65
( Application Number )
Minor Revisions to the Housing Element of the General Plan .
Request
NOTICE IS HEREBY GIVEN .t=hat the Huntington Beach Planning -.Commission
will hold a public hearing in the Council Chamber at the Huntington
Beach Civic Center , 2000 Main Street , Huntington Beach ,. California ,
on the date and at the 3ime indicated below to receive and consider
the statements of all persons who wish to be heard relative to the
application described below.
DATE: 1985
TIME: 7,�r0 P.M
APPLICATION NUMBER: Housinq Element Amendment 85-1/Negative
•Declaration 85-65 .
APPLICAN`i': City of Huntington Beach
LOCATION: City-wide
REQUEST: Housing Element Amendment 85-1/Negative Declaration 85-65
would make minor revisions to the Housing Element of the
General Plan as recommended by the California Department
f Housing & Community, Development .
ENVIRONMENTAL. S%TUS: Negative Declaration No. 85-65 assessihg_ the
environmental effects of said Amendment will also
be considered by Council .
ON FILE: A copy of the proposed Amendment is on
file in the Department of Development Services .
ALL INTERESTED PERSONS are invited to attend said hearing and
express opinions or submit evidence for or against the application
as outlined above . All applications , exhibits , and descriptions of
this proposal are on file with the Office of the City Clerk , 2000
Main Street , Huntington Beach , California , for inspect-bon by the
public,
n
(0260D )
NOTICE TO CLERK TO SCHEDULE PUBLIC HEARING
ITEM
TO: CITY CLERK' S OFFICE DATE:
FROM:
PLEASE SCHEDULE A PUBLIC HEARING USING THE ATTACHED LEGAL NOTICE FOR THE
to DAY OF 1985
AP's are attached
AP's will follow
No AP' s
Initiated by:
Planning Commission
Planning Department
Petition
* Appeal
Other
Adoption of Environmental Status (x) . X
EIR ' ND NONE
Has City Attorney's Office been YES C.l
informed of forthcoming public
hearing?
Refer to Planning Department .- Extension #
fora itional information.
* If appeal , please transmit exact wording to be required in the legal .
STATE OF CALIFORNIA GEORGE UUKMEJIAN, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
921 Tenth Street
Sacramento, CA 95814 -+
(916) 445-4775
HU14TINGTO14 BEACH
DEVELLOPI,IENT SERVICES
aNK 1 1q-�
P.�'. DVA is J
Huntington Beach, CA 91648 April 10, 1985
Mr. Charles W. Thompson
City Administrator R
E C E 's
City of Huntington Beach
P.O. Box 190
Huntington Beach, CA 92648 APR 1 1SG
Dear Mr. Thompson: CITY OF HWI-RI:GTO;d BDCH
ADf,1N1STR T„1
RE: Review of the City of Huntington Beach's Adopted-Housing Element
Thank you for submitting Huntington Beach's adopted housing element,
received January 25, 1985. At your request , we have reviewed the adopted
element for conformity with State law pursuant to Government Code Section
65585(b) .
A telephone conversation on March 19 , 1985, with Jeanine Frank of your staff
has facilitated our review. This letter and its appendix summarize the
conclusions of that conversation.
The Huntington Beach adopted housing element is a thorough, well-written
planning document. The element includes commendable analyses of the inter-
relationships of general plan elements; the characteristics of population,
households, and housing stock; most special housing needs , resources , and
constraints; and a five-year schedule of program actions. The element also
satisfies the reporting requirements regarding housing activity in the
coastal zone.
We commend the City for actively assisting in the development of affordable
housing. Of particular note .s the City' s involvement in providing housing
for low- and moderate-inc seniors. The City has provided land for a
164 unit senior apartme project and CDBG funds for infrastructure
improvements and mortgage revenue financing to assist in the provision of an
additional 96 units for seniors.
Mr. Charles W. Thompson
Page Two
In our. opinion, however, the element needs certain revision to comply with
State housing element law. For example, the element should identify the
public services and facilities available to vacant sites and establish the
maximum number of housing units that can be rehabilitated and conserved over
a five-year time frame. The appendix to this letter summarizes the specific
changes which , in our opinion , would bring the adopted element into
conformity with State housing element law.
We note that fees have increased substantially since the last housing
element. The major component of City fees , the in-lieu park fee, has
doubled since 1979. We suggest the City consider the effect of current park
dedication policy and the need for affordable housing, especially in view of
the fact that few Section 8 certificate holders are able to find rental
units in Huntington Beach that meet HUD "fair market" rent limits .
We appreciate the cooperation and assistance of Ms. Frank during the course
of our review. We hope our comments are helpful and if you have any
questions regarding them please contact Camilla Cleary of our staff at (916)
323-6174. In accordance with their request pursuant to the Public
Information Act, we are forwarding copies of this letter to the parties
listed below.
Sincerely,
Ln � 0
Ralph A. Qualls , Jr.
Chief Deputy Director
RAQ:CC:bt
Attachment
cc: Mark Pisano, Executive Director, Southern California Association of
Governments
Jack W. Palin , Director, Department of Developmental Services ,
Huntington Beach
Jeanine Frank, PhD, Planner Huntington Beach
Ralph Kennedy, Orange County Housing Coalition
Marilyn 0. Tesauro, Center for Law in the Public Interest
Crystal Simms , Legal Aid Society of Orange County
Jonathan Lehrer-Graiwer, Western Center on Law and Poverty Inc.
Richard L. Spitz, Ellen G. Winterbottom, Law Firm
Ellyn S. Levinson , State Department of Justice
Bob Katai , Governor' s Office of Planning and Research
Tom Bannon , California Building Industry Association
Norbert H. Dall and Associates
APPENDIX
City of Huntington Beach
The following are changes which, in our opinion, would bring Huntington
Beach's adopted housing element into compliance with Article 10.6.
Following each revision we refer to the applicable provision of the
Government Code. The particular program examples or data sources listed are
suggestions for your information only. We recognize that Huntington Beach
may choose other means of complying with the law.
A. Housing Needs , Resources and Constraints
1. Include the City's share of :the regional housing needs as determined
by the Southern California Association of Governments (SCAG) in the
Regional Housing Allocation Model (RHAM) (Section 65583(a) (1) ). The
SCAG Regional Housing Allocation Model projects housing needs
encompassing the period 1983-1988. In our opinion , a locality' s
needs , objectives and programs should be consistent and cover a
five-year term beginning with the year of adoption. You may choose
to use RHAM' s 1983-1988 time frame, however, the element should be
updated when its needs , and projections lapse. Thus, using the
1983-1988 time frame for projected needs would require a revision to
the element one year earlier than would using the 1984-1989 time
frame. You can contact SCAG for appropriate methodology in
extending the housing needs projections.
2. Analyze the impact of employment on housing needs (Section
65583(a) (1 ) ) . If the employment trends and projections discussed
in the element are in addition to SCAG employment assumptions , the
element should address the impact on housing to be created by the
additional employment.
3. Identify the public facilities and services available to the vacant
sites listed in Table 2-2 (Section 65583(a) (3) ) .
4. Discuss the special housing needs of families with female heads of
households and farmworkers (Section 65583(a)(6 )) . We suggest you
analyze the incidence of poverty in these groups and owner/renter
ratios. Census data has been sent under separate cover, to assist
in your analysis.
B. Quantified Objectives
Establish the maximum number of housing units that can be rehabilitated
and conserved over a five-year time frame (Section 65583(b) ) . For
example the City may wish to quantify the number of units to be
conserved through more stable zoning (e.g. , residential zoning of
mobilehome parks).
Publish - 12/5/85
NOTICE OF PUBLIC HEARING
HOUSING ELEMENT AMENDMENT 85-1/NEGATIVE DECLARATION NO. 85-65
MINOR REVISIONS TO THE HOUSING ELEMENT OF THE GENERAL PLAN
NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will hold a
public hearing in the Council Chamber at the Huntington Beach Civic
Center, 2000 Main Street, Huntington Beach, California, on the date and
at the time indicated below to receive and consider the statements of all
persons who wish to be heard relative to the application described below.
DATE: Monday, December 16, 1985
TIME: 7:30 P.M.
APPLICATION NUMBER: Housing Element Amendment 85-1/Negative
Declaration 85-65
LOCATION: City Wide
PROPOSAL: Housing Element Amendment 85-1/Negative Declaration 85-65
would make minor revisions to the Housing Element of the
General Plan as recommended by the California Department of
Housing & Community Development.
ENVIRONMENTAL STATUS: Negative Declaraticn No. 85-65 assessing the
environmental effects of said Amendment will
also be considered by Council.
ON FILE: A copy of the proposed amendment is on file in the
Department of Development Services.
ALL INTERESTED PERSONS are invited to attend said hearing and express
opinions or submit evidence for or against the application as outlined
above. All applications, exhibits, and descriptions of this proposal are
on file with the Office of the City Clerk, 2000 Main Street, Huntington
Beach, California, for inspection by the public.
HUNTINGTON BEACH CITY COUNCIL
By: Alicia M. Wentworth
City Clerk
Phone (714) 536-5405
Date
•� NOTICE OF PUBLIC HEARING
Housing Element Amendment 85-1 /Negative Declaration No. 8,5-65
( Application Plumber ) =
Minor Revisions to the Housing Element of the General Plan
Request
NOTICE IS HEREBY GIVEN That the Huntington Reach Planning Commission
will hold a public hearing in the Council Chamber at the Huntington
Beach Civic Center , 20QO Main Street , Huntington Beach , California ,
on the date and at the ' ,time indicated below to receive and consider
the statements of all persons who wish to be heard relative to the
application described below.
DATE: , 1985
TIME: 7.0 P.N1
APPLICATION NUMBER: I-lousinq Elernent Arnendirent 85-1/Negative
-Declaration 85-65 .
APPLICAti'1_: —City o)_ Huntinuton Beach
LOCATIGt1: _t; %Vide
REQUEST: Flousind Ek,munt Anwridmenl 85-1/Ney,-riivc Dec. l ;tr'ation 85-65
mould make minor revisions to the Housing Elernent of the
General Plan as recommended by the California Department
of Housing & CcMMLIrrity Development .
ENVIRONMENTAL STATUS : Negative Declaration No. 85-65 assessihq. the
environmental effects of said Amendment will also
be considered by Council .
ON FILE: A copy of the proposed _Amendment is on
file in the Department of Development Services ,
ALL INTERESTED PERSONS are invited to attend said hear. inq and
express opinions or sul:rmit evidence for or against the appti,cation
as outlined above . All. applications , exhibits , and descriptions rf
this proposal are on fi-le with the 0[fice of the City Clerk , 200(1
Main Street , Huntington ' Beach , California , for inspect ton by the
public •
r Tvliin c W Dal ; n C n r` 1i rr U
n
(0260D )
NOTICE TO CLERK TO SCHEDULE PUBLIC HEARING
ITEM
TO: CITY CLERK' S OFFICE DATE:
FROM:
PLEASE SCHEDULE A PUBLIC HEARING USING THE ATTACHED LEGAL NOTICE FOR THE
DAY OF 46C= . , 1983
AP' s are attached
AP' s will follow
(:FAP' s
Initiated by:
Planning Commission
Planning Department
Petition
* Appeal
Other
Adoption of Environmental Status (x)
EIR ND NONE
Has City Attorney' s Office been YES
informed of forthcoming public
hearing?
Refer to Planning Department - Extension # �
fora itional information.
* If appeal , please transmit exact wording to be required in the legal .
t
HOUSING U ( f
ELEMENT
p
o � �
a °
o --
mass an
nnn an
�9 w
ng�o�
r
CITY OF HUNTINGTON BEACH
CITY COUNCIL
JACK KELLY,Mayor
JOHN THOMAS,Mayor Pro Tem
RUTH S.BAILEY
RUTH FINLEY
DON MacALLISTER
ROBERT P.MANDIC,JR.
RON PATTINSON
CHARLES W.THOMPSON,City Administrator
PLANNING COMMISSION
MARCUS PORTER,Chairman
TOM LIVENGOOD,Vice Chairman
JOHN ERSKINE
FRANK P.HIGGINS
FRANK MIRJAHANGIR
JEAN SCHUMACHER
GRACE H.WINCHELL
HOUSING ELEMENT
HUNTINGTON BEACH GENERAL PLAN
Department of Development Services
James W. Palin,Director
RESOLUTION NO.4806
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH REVISING THE HOUSING ELEMENT OF
THE GENERAL PLAN BY ADOPTING AMENDMENT NO. 79-1
TO THE HOUSING ELEMENT OF THE GENERAL PLAN AND
ENVIRONMENTAL DOCUMENT THERETO
WHEREAS, the City Council of the City of Huntington Beach
desires to update the General Plan in keeping with changing com-
munity needs and objectives; and
Public hearing on Housing Element Amendment No. 79-1 was
duly conducted before the Planning Commission on October 16, 1979,
and approved for recommendation to the City Council ; and
The Department of Housing and Community Development of
the State of California on November 17, 1977, adopted a revised set
of Housing Element Guidelines to aid localities in complying with
provisions contained in the California Government Code Subdivision
Map Act; and
The City ' s adopted Housing Element has been revised in com-
pliance with said Housing Element Guidelines and the Government Code;
and
The City Council, after giving notice as prescribed by
Government Code Section 65355, held at least one public hearing
to consider the Housing Element Amendment; and
At said hearing before the City Council, all persons desir-
ing 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 Title 7, Chapter 3, Article
6 of the California Government Code commencing with Section 65357,
that Amendment No. 79-1 to the Housing Element of the General Plan,
together with Negative Declaration No. 79-56 are hereby approved.
PASSED AND ADOPTED by the City Council of the City of
JG;bc 1
10/26/79
Huntington Beach at a regular meeting thereof held on the
5th day of November , 1979
Mayor
ATTEST: APPROVED AS TO FORM:
�'/&, - X -)P!, w S
City Clerk City AtItlotney
REVIEWED AND APPROVED:
/ 00,
.�4 ,0� /�/—
C y Administrator
INITI TED AND APPROVED:
rector of Development
Services
2 .
Res. No. 4806
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) as:
CITY OF HUNTINGTON BEACH )
y
I, ALICIA M. WENTWORTH, the duly elected, qualified City
Clerk 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 5th day
of November 19 by the following vote:
AYES: Councilmen:
Mandic, Bailey, Yoder, Finley
NOES: . Councilmen:
Pattinson, Thomas, MacAllister
ABSENT: Councilmen:
None
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California
RESOLUTION NO. 5600
A RESOLUTION OF THE CITY COUNCIL ADOPTING
HOUSING ELEMENT AMENDMENT NO. 85-1 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 adoption of Housing Element Amendment
No. 85-1 to the General Plan was held by the Planning
Commission on November 5, 1984, and the Commission recommended
its adoption to the City Council; and
California Government Code section 65586 requires that the
city conform its Housing Element to meet the provisions of
Title 7 , Division 1, Chapter 3, Article 10.6, commencing with
sections 65580 et seq. ; and
The .California Department of Housing and Community
Development has recommended certain modifications to bring such
Housing Element into complete conformance; and
The City Council, after giving notice as prescribed by law,
held at least one public hearing to consider said Housing
Element Amendment No. 85-1; and
At said hearing all persons desiring to be heard on such
amendment were heard,
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Huntington Beach, pursuant to Title 7 , Division 1 ,
Chapter 3 , Article 6 of the California Government Code,
commencing with section 65350, that Housing Element Amendment
No. 85-1 to the city' s General Plan, attached hereto and
incorporated herein by this reference, is hereby approved.
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach at a regular meeting thereof held on the 16th
day of December 1985 .
Mayor
ATTEST: APPROVED AS TO FORM:
ALICIA M. WENTWORTH, CITY CLERK
By epu y City ClerR City ttorney� L
REVIEWED AND APPROVED: ' INITIATED AND APPROVED:
City Administrator erector Development
Services
ahb; 11/18/85
1035L/3849
Res. No. 5600
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss:
CITY OF HIW INGTON BEACH )
I , ALICIA M. WENTWORTH, the duly elected , qualified City
Clerk 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 December 19 85 by the following vote:
AYES: Councilmen:
Kelly, MacAllister, Finley, Mandic, Bailey. Green
NOES: Councilmen:
None
ABSENT: Councilmen:
Thomas (out of room)
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California
RESOLUTION NO. 5405
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH ADOPTING HOUSING ELEMENT AMEND-
MENT NO. 84-1 TO 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 adoption of Housing Element Amendment
No. 84-1 to the General Plan was held by the Planning
Commission on June 5, 1984 , and its Resolution No. 1323 rec-
ommending adoption to the City Council was passed on June 19,
1984 ; and
California Government Code section 65586 requires that
the city conform its Housing Element to meet the provisions of
Title 7, Division 1, Chapter 3, Article 10. 6 . commencing with
sections 65580 et seq. by July 1, 1984 ; and
The City Council, after giving notice as prescribed by law,
held at least one public hearing to consider said Housing
Element Amendment No. 84-1; and
At said hearing all persons desiring to be heard on such
amendment were heard,
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Huntington Beach, pursuant to Title 7 , Division 1,
Chapter 3, Article 6 of the California Government Code, com-
mencing -with section 65350, that Housing Element Amendment
No. 84-1 to the city' s General Plan is hereby adopted.
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach at a . regular meeting thereof held on the 2nd
hb
-'21/84
day of July , 1984 .
ATTEST: APPROVED AS TO FORM:
City Clerk City Attorney
REVIEWED AND APPROVED: INITIATED AND APPROVED:
C�. �taXX�
ity Administrator irector of e elopment
Services
Kes. Vo. D4uo
STATE OF CALIFORNIA )
COUNTY OF ORANGE
CITY OF HUNTINGTON BEACH )
I, ALICIA M. WENTWORTH, the duly elected, qualified City
Clerk 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 2nd day
of July 19 84 by the following vote:
AYES: Councilmen:
Pattinson, MacAllister, Kelly, Finley, Bailey, Mandic
NOES: Councilmen:
None
ABSENT: Councilmen:
Thomas
` City Clerk and ex-officio Clerk
. of the City Council of the City
of Huntington Beach, California
The foregoing instrument is a correct
copy.of the original on file in this office.
Attest H S 19_&
ICIA V. WENTWOkIti
City Clerk and Ex-off icio Clerk of the City
Council of the Clty of Huntington Beach,
Cal.
• By Q7ALTae Deputy
HOUSING ELEMENT
TABLE OF CONTENTS
1 . INTRODUCTION 1
1 .1 State Policy and Authorization 1
1 .2 Organization of the Housing Element 2
1 .3 Relationship of the Housing Element to
Other General Plan ElemOnts 3
1 .4 Public Participation 5
2 . COMMUNITY PROFILE AND HOUSING CHARACTERISTICS 9
2 . 1 Housing Characteristics 9
2.2 Population and Household Characteristics 18
2 . 3 Sites for Housing 20
3 . HOUSING PROBLEMS AND NEEDS 23
3. 1 Immediate Housing Needs 24
3. 2 Prospective Housing Needs 33
4 . HOUSING CONSTRAINTS 37
4. 1 Market Constraints 37
4 . 2 Governmental Constraints 41
4 .3 Regional Relationships 47
5. ENERGY CONSERVATION 53
5 . 1 Building Conservation Standards 53
5 . 2 •Retrofitting 54
5 .3 Active Solar Energy Conservation 56
5 .4 Land Use Controls 57
6 . PRESENT HOUSING PROGRAMS 61
6 . 1 New Construction 61
6 .2 Assistance to Existing Units 63
6 .3 Removal of Governmental Constraints 66
6 .4 Orange County Fair Housing Council 67
6 . 5 Needs Addressed by Present Programs 67
6 .6 Numerical Goals for Housing 67
6 . 7 Evaluation of Housing Opportunities
Under the 1979 Housing Element 68
7 . HOUSING IN THE COASTAL ZONE 71
7. 1 Background 71
7 .2 Coastal Zone Activity 73
(0003D)
8. GOALS, POLICIES, AND PROGRAMS 75
8 . 1 Accessibility 76
8 . 2 Adequate Provision 78
8 .3 Standards and Plans for Adequate Sites 82
8 .4 Preserving Housing and Neighborhoods 84
8 .5 Preserving Affordability 87
8 .6 Energy Conservation 89
APPENIDICES 91
A. Definitions 91
B . Housing Assistance Plan Tables 95
(0003D )
FIGURES
Figure Number Page
2-1 Housing Units by Census Tract 11
2-2 Housing Tenure 14
2-3 Vacancy Rates by Census Tract 16
4-1 Flood Insurance Rate Map 50
5-1 A Common Type of Passive Solar Housing 55
5-2 An Active Solar System 55
TABLES
Table Number
2-1 Number of Housing Units 10
2-2 Vacant Acreage and Probable Development 22
3-1 Income and Affordable Housing Payment
Limits 25
3-2 Sales Prices of Affordable Housing 26
3-3 Employment Projections for Huntington Beach 35
4-1 Monthly Mortgage Payments (Principal
and Interest) - 30 Year Amortization 40
4-2 Processing Time and Fees 45
4-3 Comparison of Development Processing
Time in Months 46
4-4 Permit Processing and Development Fees in
Huntington Beach 48
4-5 Comparison of Planning and Permit Fees 49
6-1 Current Assisted Housing and Housing Met
by Current City Programs 62
(0003D )
1 Introduction
1 .0 INTRODUCTION
The Housing Element is intended to direct residential development
and preservation in a way that coincides with the overall economic
and social values of the community. The residential character of a
city is largely dependent on the type and quality of its dwelling
units , their location, and such factors as maintenance and
neighborhood amenities . The Housing Element is an official
municipal response to a growing awareness of the need to provide
housing for all economic segments of the community, as well as
recent legal requirements that housing policy be made a part of the
planning process . As such, the Element establishes policies that
will guide City officials in daily decision making and sets forth an
action program designed to enable the City to realize its housing
goals .
1 . 1 State Policy and Authorization
The California State Legislature has -identified the attainment of a
decent home and a satisfying environment for every Californian as a
goal of the highest priority. Recognizing that local planning
programs play a significant role in the pursuit of this goal , and to
assure that local planning effectively implements statewide housing
policy, the Legislature has mandated that all cities and counties
include a housing element as part of their adopted local general
plans. Section 65302(c) of the Government Code requires the
preparation of a housing element as provided in Article 10 .6
(commencing with Section 65580 ) .
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Article 10.6 was added to the Government Code in 1980 and
incorporates into law the Housing Element Guidelines promulgated by
the California Department of Housing and Community Development
(HCD) . The original Housing Element Guidelines were adopted on June
17, 1971 , and revised guidelines were adopted on November 17 , 1977 .
The Government Code specifies the intent of the Legislature to
insure that counties and cities actively participate in attaining
the state housing goal , and sets forth specific components to be
contained in a housing element. These include the identification
and analysis of existing and projected housing needs , resources and
constraints; a statement of goals , policies , quantified objectives,
and scheduled programs for the preservation, improvement and
development of housing; identification of adequate sites for
housing; and adequate provision for the existing and projected needs
of all economic segments of the community. By law, the Housing
Element must be revised at least every five years , with the first
revision to be accomplished by July 1 , 1984 .
1 .2 Organization of the Housing Element
The Housing Element Guidelines require elements to include two basic
components:
(1 ) An evaluation of the housing problem and an analysis of
housing needs, indicating the capacity of the existing housing
supply to provide all economic segments of the community with
decent housing.
( 2 ) A housing program, consisting of two parts:
(a) A comprehensive problem solving strategy establishing
local housing goals , policies, and priorities aimed at
alleviating unmet need and remedying the housing problem,
and;
(b) A course of action which includes a specific description
of the actions the locality is undertaking and intends to
undertake to effectuate these goals, policies, and
priorities. -
The Housing Element will delineate the City' s housing problem and
set forth a program of action in accordance with the law. This
section defines the intent of the Housing Element, describes its
relationship to State directives and other general plan elements and
includes a description of the public participation and
intergovernmental coordination utilized in its preparation. Section
2 presents an overview of the City 's housing and population
characteristics to acquaint the reader with Huntington Beach and
provide a background for the sections that follow. Section 3
identifies the needs of various segments of the community and
quantifies them, including the City's estimate of additional
responsibility for regional needs which should be addressed .
(.0003D) -2-
V
Section 4 will examine the market and governmental constraints to
meeting the identified housing needs and will address coordination
with the efforts and adopted elements of other local jurisdictions .
Section 5 inventories some strategies for energy conservation in
housing. Section 6 describes current housing programs and how they
relate to previously identified needs . This section will inlcude an
evaluation of the effectiveness of the last Housing Element in
achieving the City's housing goals and objectives. Section 7 will
discuss housing in the coastal zone. Section 8 sets forth goals and
policies and discusses the programs which the City proposes to
undertake in order to ameliorate existing inequities and promote a
vigorous and well-balanced housing plan for the community.
1 .3 Relationship of the Housing Element to other General Plan
Elements
The California Government Code requires that general plans contain
an integrated, internally consistent set of policies. When any one
element of the general plan is revised, and especially when new
policies and priorities are proposed, the other elements must be
reviewed to ensure that internal consistency is maintained . This
section examines the relationship of the Housing Element and its
policies to the other elements of Huntington Beach' s General Plan .
Land Use
The Housing Element is most affected by development policies
contained in the Land Use Element, which establishes the location,
type, intensity, and distribution of land uses throughout the city.
In designating the total acreage and density of residential
development, the Land Use Element places an upper limit on the
number and types of housing units constructed in the city. The
acreage designated for industrial , commercial , and office
professional uses creates employment opportunities; the presence of
these jobs affects the demand for housing in the city.
Ongoing modeling of the fiscal impacts associated with various land
use types and proposed developments may warrant a reconsideration of
the distribution of land uses throughout the city, especially in
light of the Jarvis and Gann tax initiatives. Early indications
reveal that there may be significant policy conflicts between
providing a sufficient number and range of housing types and
maintaining a balanced local economy and an adequate level of
municipal services . The adopted policies and priorities of both the
Housing and Land Use Elements must be carefully balanced to maintain
internal consistency in the General Plan.
Open Space and Conservation
Policies contained in the Open Space and Conservation Element call
for the preservation and protection of the city's natural
environment through the conservation of significant open space
areas, acquisition of land for recreation and parks, and restricted
(0003D) -3-
development in hazardous areas and areas utilized for the production
of natural resources . These policies affect both the amount of land
available for housing by designating permanent open space areas and
the cost of housing by requiring land dedication and/or development
fees for the acquisition and maintenance of public open space areas .
Circulation
The Circulation Element calls for the development of a system of
arterial highways that safely and efficiently accommodates traffic
generated by adopted land uses . At the same time, the element seeks
to minimize the adverse environmental and aesthetic effects of the
road network and traffic on sensitive land uses such as residential
areas . By providing for a convenient public transportation system
and a network of bicycle, pedestrian, and equestrian trails, the
Circulation Element attempts to create a satisfying living
environment for residents of Huntington Beach. The cost of
producing new housing is affected by the City' s street design
standards and arterial dedication requirements .
Noise
The Noise Element contains policies aimed at reducing the impacts of
urban noise on residents, workers, and students in the city.
Sources of noise include freeway and arterial traffic, construction
and oil-related machinery, and aircraft . Residential development in
areas with high noise impacts is discouraged unless adequate noise
attenuation features are included. Special construction methods or
increased landscaping to reduce noise impacts create a more
satisfying living environment but also add to the cost of housing.
Seismic Safety
The Seismic Safety Element identifies geologic and flood hazards in
the city . Although development within identified hazard areas is
not prohibited altogether, special construction techniques are
required to ensure that structures will remain safe in the event of
a disaster . Unstable soil conditions in certain areas of the city
require additional grading, fill , and compaction before development
is allowed . In addition to the extensive fault system that
underlies Huntington Beach, the majority of the city is located
within the floodplain of the Santa Ana River. The National Flood
Insurance Act of 1968 requires affected localities to adopt a
program of floodplain management to prevent loss of life and
property in the event of a major flood . Provisions of this program
range from prohibiting development in severe hazard areas and
requiring modification of structures or special construction
practices to securing bonds for the construction, improvement, and
maintenance of flood control and drainage facilities . All of these
actions add to the cost of housing in the city; however, they are
required if the City is to provide an acceptable level of public
safety.
(0003D) -4-
Scenic Highways
The Scenic Highways Element establishes local scenic routes and
landscape corridors along several arterial highways in the city.
The intent of these designations is to establish and maintain
aesthetic visual resources along major transportation routes ,
implemented through landscaping programs, grading, 'development, and
signing controls, utility undergrounding, and architectural review.
while the scenic highways program enhances the living environment ,
the costs to the City and private developers to implement the
program is eventually reflected in increased housing costs .
Community Facilities
The Community Facilities Element ,provides direction for the
provision of community facilities needed to serve existing and
proposed development in the City in a coordinated and cost efficient
manner . The element contains pertinent data regarding the status of
the City 's major capital facilities . Community facilities,
particularly those related to health and safety, are a prerequisite
to any new development . The availability and condition of existing
community facilities may impact the provision of housing, especially
affordably housing, since necessary infrastructure improvements will
increase housing costs. By directing the location and timing of new
capital facilities, the City can affect the availability of sites
for new housing. By investing public money in existing
neighborhoods , the City may help stabilize and revitalize them, thus
preserving and upgrading the available housing stock.
Coastal
The Coastal Element contains the land use designations and policies
adopted by the City to implement the California Coastal Act of
1976 . The Coastal Element, which is the Land Use Plan portion of
the City's Local Coastal Program, has been certified in geographic
part by the California Coastal Commission. Although the provision
of affordable housing is no longer required under the Coastal Act ,
the Land Use Plan itself may affect the cost and desirability of
housing within the entire City. Low and moderate income housing
wihin the coastal zone is currently addressed by Section 65590 of
the Government Code. Section 6 of this document discusses the
housing stock within the Huntington Beach Coastal Zone and recent
housing developments under Section 65590.
1 .4 Public Participation
Section 65583 (c) (5 ) of the Government Code states that "The local
government shall make a diligent effort to achieve public
participation of all economic segments of the community in the
development of the housing element , and the program shall describe
this effort" . The City of Huntington Beach has maintained an
ongoing interest in and concern about housing issues over the past
years . The City has initiated a number of programs to encourage the
(0003D) -5-
provision of housing for all economic segments of the community and
has supported the efforts of the private sector to do the same .
This section will describe past efforts in this direction as well as
public involvement in the revision of this document.
1 .4 . 1 Housing Committee
The Housing Committee was appointed by the City Council on May 17 ,
1982 . It consisted of two City Council members, two Planning
Commissioners and a representative . of the public. The Committee met
regularly over a period of a year to consider various housing issues
confronting the City, and to advise the City Council on a course of
action . The Committee made recommendations to the Council on 1 ) a
policy for implementing replacement and affordable housing
requirements in the coastal zone, 2) adoption of an ordinance
permitting second units in single family residential districts and
3 ) adoption of a set of policies for a City-wide housing strategy.
The Council eventually approved all but the first program.
1 . 4 . 2 Huntington Beach-Fountain Valley Board of Realtors Joint
Housing Study Committee
On July 8 , 1981 , the Mayor of Huntington Beach and the President of
the Huntington Beach-Fountain Valley Board of Realtors established a
Joint Housing Study Committee to study the housing situation and to
develop public policy that would assist the City in planning to meet
the needs of its citizens. The Committee was charged with studying
1 ) alternate methods of meeting housing needs, 2) community
attitudes which help or hinder the provision, of housing, 3 ) special
housing needs within the community for senior citizens, low and
moderate income families, rental units , and neighborhood
revitalization, 4 ) how to reduce the cost of housing, 5 ) provision
of lower interest rate mortgages and 6 ) public education.
The Committee was composed of twenty-nine members representing a
cross-section of the community. Members included public employees,
relators, builders, architects, homeowners, attorneys, mobile home
owners , apartment house owners, senior citizens, bankers, land
owners , and other interested citizens . The membership was divided
into four working committees: Public Awareness , Residential Housing
Cost Reduction; Residential Housing Survey, and Land Study . Each
committee met during the month to discuss, develop and evaluate
proposals in its specific area and arrive at recommendations . The
full committee met monthly to hear recommendations from the
subcommittees.
The Joint Housing Study Committee conducted many months of spirited
deliberations, which culminated in a public hearing on October 21,
1982 , to obtain input from various concerned groups and interested
parties . The recommendations and findings which resulted from the
Committee 's work were incorporated into a Final Report which was
presented in November of 1982 . Information from that report was
used in the preparation of this revised Housing Element.
(0003D) -6-
1 .4 . 3 Public Meeting
1 .4 .4 Public Hearings
The adoption of any General Plan Element or amendment requires by
law that two public hearings be held; one before the Planning
Commission approval and recommendation and one before the City
Council adoption . Notice of these public hearings is posted in
three public places in the City, and published in a newspaper of
general circulation. At the public hearings, all persons who wish
to do so may address the Planning Commission or City Council and
give their views about the element under consideration. Any written
communications from the public regarding an element are presented to
the Planning Commission or City Council at the meeting at which the
public hearing will take place. In this way, maximum public
participation in the decision is encouraged .
( 0003D) -7-
2 Community Profile And
Housing Characteristics
2.0 COMMUNITY PROFILE AND HOUSING CHARACTERISTICS
A primary task of the Housing Element involves an evaluation of
housing problems and needs in Huntington Beach. Housing needs exist
to the extent that the present housing supply falls short of
providing all economic segments of the community with decent
housing . This section presents an overview of the existing housing
supply in the City of Huntington Beach, including an inventory of
the number and types of dwelling units, age and condition of units,
tenure, vacancy rates, housing costs, and household and population
characteristics . The identification of the various supply and
demand characteristics of the local housing market will provide a
basis for assessing housing needs in Huntington Beach.
2 .1 Housing Characteristics
2 . 1 . 1 Housing Types and Growth
As of January 1 , 1984, the City of Huntington Beach had a total of
66,335 housing units . This is an increase of 4 percent over the
1980 census total of 63 ,686 .units. In the ten years between 1970
and 1980, the City's number of housing units increased by 77 percent
( 27,585 units) . Huntington Beach has experienced tremendous growth
in the housing supply for over the past 20 years; however , since
1981 , the annual increase has slowed to a fraction of what it was in
the 60 ' s and 70 's (see Table 2-1 and Figure 2-1 ) . The City' s 63 ,686
housing units represent approximately 8 .8 percent of Orange County 's
721 ,514 units in 1980.
( 0003D) -9-
TABLE 2-1
NUMBER OF HOUSING UNITS
Year Single Family 2-4 Units 5 + Units Mobile Homes Total
1960+ 31891 ------539----- 170 4 ,600
1970+ 26 ,689 ----7 ,469----- 1 ,813 35,971
1973+ 32,538 5 ,219 8 ,276 3 ,150 49 ,183
1976• 35 ,318 6,531 8 ,729 3 ,149 53 ,727
1977• 36 ,693 7,195 9 ,374 3 ,296 56 ,558
1978 • 38,306 8 ,130 10 ,134 3 ,320 59 ,890
1979+ 33,003 10,663 15 ,320 3,265 62 ,251
1980+ 38,644 8,639 13 ,606 2,667 63 ,556
1981 • 39 ,871 8,699 13 ,762 2 ,712 65 ,044
1982• 40, 213 8,746 13 ,849 2 ,713 65, 521
1983• 40,726 8 ,760 13 ,904 2,712 66,102
1984 • 40,927 8 .779 13 ,914 2,715 66 ,335
1979 Single Family total is lower because condominiums are no longer
counted as single family units; rather, they appear in the multiple
unit categories.
+ Source: Federal and Special Censuses
• Huntington Beach Department of Development Services Estimates
Revised 1984
HUNTINGTON BEACH 04LIFORNIK
PLANNING DIVISION
-10-
r '
621
815
13 I 11
102 7
29
6 1183 1116 2 o
R
29 18 _
5 103
t — — 7
36 �
316
F Fa
772 723 12
1831 198 50 — — 435
904 122 84 5
355
02
93 696 100 47 439 651 802
35
466 406 185 - 872 516 312 698 131
584 27 175 40 - 846
957 110 896 -
943 •.....
- 1276 777 390 590
w 33 22 85 192
194 41 979 378'
257 1033 328 474
- 8 160 - `^_'
u M.1 _
296 619 `���
1480 173 390
s 199 493
30 498 205 w,
122 - 119 `
876 408 1033
246 2110 12 196
402 266 14 14
850 885 26 141 159
97 789 12 732 104 72
122 133 - 897 -
v, - 119
.o.ra
37 869 1636 1148 1361
9 746
1 5 1w 222 254 62 24
55 726 211 35 11 7
1127 718 380 24 14 116
620 - - 9 -
TYPE OF UNIT 746 1103 1084 •~u
1 detached. 32,920 +* 413 - 292
1 attached 5,724 65 13 42
2-4 0,639 345 15 761 ,..,;.
5+ 13,606 295 - 7
Mobile Homes 2,659
Total
M»�
Source: U.S.Census, April 1980
'Figure 2-1.
Revised 1984
HOUSING UNITS BY
HUNTINGTON BE4CH C4LIFORNIA CENSUS TRACT
PLANNING DIVISION
-11-
n
A variety of housing types can be found in Huntington Beach.
Detached single family dwellings constitute 52 percent of the City 's
housing stock , condominiums and small multiple family units (2-9
units per structure) account for 17 percent, large apartment
complexes (10+ units per structure) account for 12 percent, and
mobile homes make up the remaining 4 percent . The location of the
various types of housing units within the city is mapped in Figure
2-1 .
During the sixties, vacant land was plentiful in Huntington Beach,
and housing construction was characterized almost exclusively by
large tracts of single family homes . During the early seventies ,
planned condominium developments and small multi-family rental units
became popular in response to changing housing demands, land
constraints, and market conditions . Current housing growth is
characterized largely by multi-family structures and by some single
family dwellings . In 1982, only 209 units were authorized by
building permits , as compared to 750 in 1981 . Of these, 73 were
single family and the remaining 136 units were multi-family
dwellings . This represents a dramatic drop in the rate of housing
supply increase. It constitutes a -72 percent change from 1981 to
1982 .
2. 1 .2 Age and Condition of Structures
The majority of housing units in Huntington Beach are relatively new
and in good structural condition. The table below indicates the
relative age of the City's housing stock . The good condition of the
housing supply can be partially attributed to the large number of
planned subdivisions in addition to the relatively young age of
these tracts . At the present time, less than 10 percent of the
City' s housing units are over 25 years old; however, in ten years ,
nearly half of the housing supply will be over 25 years old . The
percentage of housing units potentially needing rehabilitation will
increase over time.
AGE OF HOUSING UNITS
Age Number Percent of Total
0 - 5 Years Old 4,084 6%
5 - 10 Years Old 10 ,950 17%
10 - 15 Years Old 17,525 26%
15 20 Years Old 12 ,755 19%
20 - 25 Years Old 15,560 24%
Over 25 Years Old 5 ,461 8%
TOTAL 6 2,2 51
Source: Huntington Beach Department of Development Services .
(0003D) -12-
The provision of structurally sound units is a major concern in
addressing state and regional housing goals . An important indicator
of the condition of the existing housing supply is the number of
structurally substandard units and units needing rehabilitation or
replacement . According to estimates for the Housing Assistance Plan
( 1983 ) , there are 1 ,280 substandard units in the City, or 2 .0
percent of the total housing supply. Over half of the substandard
units are suitable for rehabilitation.
HOUSING STOCK CONDITIONS
Substandard Units Substandard -Units
Suitable For Rehabilitation
Occupied Vacant Occupied Vacant
Owner 549 10 378 8
Renter 704 17 325 13
TOTAL 1 ,253 27 703 21
Source: Housing Assistance Plan 1983-84
An HCD-funded Community Analysis Report conducted in 1977 indicates
that the majority of housing units needing rehabilitation tend to be
concentrated within two or three areas of the City, particularly the
Downtown and Oldtown areas . These estimates will be useful in
formulating and guiding rehabilitation and/or potential
redevelopment programs . A more detailed discussion of substandard
units appears in Section 3. 1 .6 of the Housing Element .
2.1 . 3 Housing Tenure
Another characteristic of the City's housing stock is the mix and
distribution of owner-occupied and renter-occupied units . The 1-980
census reveals that approximately 58 percent of occupied units are
owner-occupied and 42 percent are renter-occupied. The distribution
of owner- and renter-occupied units by census tract is shown in
Figure 2-2.
The ratio of owner-occupied to renter-occupied units in Huntington
Beach has been declining steadily since 1970, at which time the mix
was 71 percent to 29 percent . In 1976 , this ratio was estimated to
be 65 percent to 35 percent . Several factors contribute to this
shift : increased construction of multiple family units, increased
mobility of households, rapidly escalating home values, higher
interest rates and speculation.
(0003D) -13-
rr:ff fff 88
............
92
SO
.� .V f•:
8 8
8 813
.
...:
h•�;;;;;;.1{•:::•:tiff••' ti:�••.' :;.ti;:::;�:�;:;r.
:;:ti:;: ;.;:;::;:•:•: 69 •x•::• 31 40
76
14 27 24
37 �1
84 33 64 78 60
�� �'r r' •r.•:•:::ti�:
65 45 .
;;:tiff:}';,'•� ••r :��:
r.� •'' 74
89
NO-
17 ''•r 86 ':•:• 82'
83 60 91:... ..
14 18 5 9
PRIMARILY OWNER OCCUPIED 0.
f.
® PRIMARILY RENTER OCCUPIED 6s 89.• 57
0C�F 35 11 43
92 •:;.::
67 % Owner Occupied •:ti•�'
33 % :••rr
Renter Occupie X,
• f::;:.;;.'
SOURCE ; 1980 CENSUS
Figure 2-2
Revised 1984
:�'`
BEACH cALIFORNIA
PLANNING HOUSING TENURE
l
PLANNING DIVISION
—14—
2 .1 .4 Vacancy
The vacancy rate within a given housing market is a valuable
indicator of the availability of housing . In an ideal market, some
number of housing units should remain vacant to allow adequate
selection opportunities for households seeking new residences .
Additionally, these vacant units should be evenly distributed across
various housing types, sizes, price ranges, and locations within the
City. While a certain minimum vacancy rate is desirable, too high a
vacancy rate may indicate serious imbalances in the forces of supply
and demand in the housing market .
The 1980 census reveals an overall vacancy rate of 3. 9 percent
( 2,464 units) for all units within the City of Huntington Beach.
The percentage of vacant housing units by census tract is shown in
Figure 2-3. The table below shows the total number of vacant units
and those vacant units available for rent in 1982 by housing type :
VACANT HOUSING UNITS
Total Vacant % Under
Units Units Vacant Construction
Single Family
Units 35,147 312 .9 40
Multiple Family
Units 28,197 968 3.4 78
Mobile Homes 2,990 43 1 .4 ---
All Housing Units 66 ,334 1 ,323 2 . 0 118
Source: Annual Planning Information for the Anaheim-Santa
Ana-Garden Grove Standard Metropolitan Statistical Area
1982-83
2.1 . 5 Housing Costs
The cost of housing in Huntington Beach and in Orange County in
general is probably the most pervasive problem to be addressed in
this Housing Element. During the City's rapid growth period in the
sixties, Huntington Beach provided some of the least expensive
housing opportunities in Southern California, with new home prices
ranging from $15,000 - $40,000 . In the early seventies, as
Huntington Beach and central Orange County began to become more
urbanized, the supply of new homes could not match the still growing
demand for housing in the County created by tremendous commercial
and industrial growth. These and other factors led to the rapid
acceleration of property values and housing costs which now
characterize the Orange County housing market .
The average sales price in 1983 , by number of bedrooms (excluding
the Huntington Harbour area) , was as follows:
Bedrooms : 2 3 4 More than 4
Number Sold: 52 478 257 43
Average Price: $97,893 $131 ,147 $157,550 $181 ,251
(0003D) -15-
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An assessment of housing costs in. Huntington Beach must consider two
components: the purchase price of new and resale homes, and monthly
payments for rental units. According to a survey done by the
Construction Industry Research Board, new homes sold in Orange
County in 1983 were significantly lower in price than the 1982
sales . That decline is attributed to a decline in unit size.
Average square footage of living area declined 7.3 percent (from
1 ,780 to 1 ,650) , while the average price declined 4 .2 percent (from
$171 ,200 to $164,000) . The following table illustrates the cost by
size and type of structure:
ORANGE COUNTY NEW HOME SALES
% of Sales Average Average Average Price Per
By Type Price Bedrooms Living Area Sq. Foot
All Sales 100% $164, 000 2 .59 1 ,650 $99. 40
S .F. De-
tached 45.0% 205,900 3 .36 2,188 94 .10
Townhouse 21 .6% 140,600 2.07 1 ,267 111 .00
Row House 18.2% 152,100 2 . 18 1,405 108. 30
High Rise 0.1% 112,000 2.00 962 116 .40
Flat 10.6% 79,200 1 .55 852 93 .00
Garden 2 .7% 92,100 1 .38 771 119 .40
Zero Lot
Line 1 .8% 220,700 2 .79 2,149 102 .70
Source : Construction Industry Research Board
1983 saw the virtual disappearance of homes priced below $50,000 .
Sales of new homes costing less than $70,000 accounted for under 8
percent of 1983 sales in Orange County. Historically, median home
prices in Huntington Beach have been slightly higher than Orange
County median figures, but general City trends have been consistent
with those of the County.
The Huntington Beach/Fountain Valley Board of Realtors estimated the
average resale price of a single family home to be $142,163 at the
beginning of 1984 . The average sales price of a
condominium/townhouse was $115,449 . For mobile homes, the average
sales price was $47,508.
The 1980 census included questions concerning mortgage and rent
payments for residents of Huntington Beach. The census results
indicated that the median mortgage payment including taxes for
owner-occupied households in the City. was $523 per month .
Approximately 53 percent of responding households had mortgage
ayments in excess of $500 per month, with 25 percent paying over
750 per month. About 22 percent of the households responding had
mortgage payments of less than $300 per month. These households most
likely represent long term residents who purchased their homes
between 10 and 20 years ago, prior to the acceleration of real estate
values that characterize current market conditions.
(0003D) -17-
The median payment for renter-occupied units in Huntington Beach in
1980 was reported at $364 per month. Twelve percent of the
respondents had payments greater than $500 per month, with less than
two percent paying under $150 per month . The largest categ ry of
responses to the rent question was in the range of $300 to $399 per
month (44 percent of all responses) . Rents have increased rapidly
since 1980 , however. According to a local realtor, common rents in
1984 range from $400 - $525 for a one bedroom unit, $575 - $625 for a
two bedroom unit, and $6600 - $750 for a three bedroom unit . An
average range for single family homes is $800 - $1 ,100 . Mobile home
parks generally offer the least expensive rent payments in the City,
but spaces in them are seldom available.
While rent costs have risen considerably since 1981, construction
costs and housing resale costs have remained relatively stable. This
fact, combined with recent tax incentives for the owners of rental
property, have caused an influx of rental units into the market . The
response to these market forces by investors should eventually result
in an increase in the rental housing supply and increased choices for
housing consumers . A discussion of housing costs in terms of
affordability to prospective residents is presented in Section 3 .1 . 1 .
2 . 2 Population and Household Characteristics
2 . 2. 1 Population
The 1980 census established ' a new population of 170,505 for the City
of Huntington Beach. This figure represents an increase of 20
percent from the 1973 special census population of 143,325 and a 47
percent increase since 1970 . The rate of population growth, like
housing, peaked in the early sixties and now averages about 3 percent
annually. In terms of total population, the City of Huntington Beach
represents 8 .8 percent of Orange County's 1,932,709 residents in
1980 . The population of Huntington Beach in 1983 is estimated to be
178 ,706 by the State Department of Finance.
Huntington Beach is a predominantly white community, with Caucasians
constituting approximately 90 .4 percent of the total population.
Asians and Pacific Islanders account for 4 .9 percent, and Blacks 0 .7
percent . Mexican Americans and others of Spanish origin represent
the largest minority ethnic group, comprising 7.9 percent of the
total population.
The 1980 census data reveals that, in terms of age, Huntington Beach
is becoming an older, more stable community. This can be attributed
to a decline in the influx of large families, a general downward
trend in average household size, and the aging process. Since 1973,
the citywide median age has jumped from 26 to 28 .8. The most
significant change has occurred in the population under 18 years of
age. In 1970, this group accounted for 40 percent of the total city
population; by 1973,. it had dropped to 36 percent; and in 1980 this
group represented 28 percent of the population of Huntington Beach.
(0003D) -18-
f
At the county level , where the median age is 29 .5 , the under-18 group
represents 27 percent of the total population. Senior citizens ,
persons 65 years of age or more, have also shown a steady increase
since 1970 and now comprise 5 .9 percent of the total population of
Huntington Beach.
2 .2 . 2 Households
As of 1980, there were 61 ,126 occupied housing units in the City with
an average of 2 .78 persons per household. Household density is
highest for detached single family dwellings and lowest for mobile
homes, as the following table indicates:
Year-Round
Year-Round
Housing Housing Occupied Persons In Population/
Type Units Units Units Household
1 Unit, Detached 32,920 32,142 107,598 3 .35
1 Unit, Attached 5,724 5,269 11 ,883 2 .26
2 Units 748 721 1,717 2 . 38
3-4 Units 7,891 7,664 18,983 2 .48
5 or More Units 13,606 12,779 25,209 1 .97
Mobile Home 2,667 2,551 4, 318 1 .69
TOTAL 63,556 61 ,126 169;708 2 .78
Source : Huntington Beach 1980 .Census
The City 's average household density is identical to that of Orange
County as a whole and represents a continuing trend toward smaller
households . In 1970 the City's average household size was 3 .43 , in
1973 this figure was 3 .07 and in 1979, it was 2.81 .
Over half of the City 's 61 ,126 households are one and two person
households . This statistic is interesting in light of 'the number of
large single-family homes in the City. Only 12 percent of the
households contain large families (5 or more persons) . Of the total
population, 145 ,108 persons (85 percent ) live in family households
while 24,874 live in non-family households . The remainder, 523
persons, are housed in group quarters .
The Southern California Association of Governments ' SCAG 178 Growth
Forecast Policy contains the following projections for Huntington
Beach:
Date Dwelling Units Population
1985 72,700 178,600
1990 83 ,000 191,200
1995 88 ,600 205,400
2000 90,700 210,600
( 0003D) -19-
In 1982, SCAG published an updated version projecting slightly lower
levels of population and number of dwelling units . They project
85,701 dwelling units in the Year 2000 down 4,999 units from the 1978
forecast . Population is projected at 206,405 down 4,195. Updated
data for the years up to 2000 are not available in the SCAG 1982
projections for Huntington Beach.
The major component of population growth in Huntington Beach is new
housing construction and the families that move into the new units .
The Land Use Element of the City' s General Plan designates a total of
11 ,470 acres for residential use in addition to the 433-acre Seacliff
Planned Community. Table 2-2 identifies the amount of undeveloped
acreage in each of the residential land use categories and the
anticipated number of additional units that could be added to the
existing housing stock.
Using these estimates, the City could be expected to support a total
of 76 ,557 units (probable case) or 83,714 units (maximum case) at
ultimate buildout based on the present General Plan Land Use Element.
Although there is no specific date at which the City will attain its
"built out" status, it appears that these figures fall short of both
SCAG's and Orange County's projections for the year 1990 and beyond.
Recycling and infilling may tend to increase the estimated housing
growth projections, and it is possible that amendments to the General
Plan could convert areas presently designated Planning Reserve and
Resource Production to residential use or increase densities on
existing residential areas.
2 .3 Sites For Housing
A recent survey (October 1983) of vacant lands in Huntington Beach
indicates that 11 .37 percent of the total land area remains to be
developed. Of this land, 824 acres are designated for residential
use, according to the General Plan . Table 2-2 identifies the amount
of undeveloped acreage in each of the residential land use categories
and the anticipated number of additional units that could be added to
the existing housing stock. The largest portion of undeveloped land
is designated as Low Density (289 acres) . There are nearly equal
amounts of Estate and Medium Density, 236 acres and 230 acres,
respectively.
All of the land designated for residential use in the low density,
medium density and high density categories is presently served by
sewer lines, water lines, streets, storm drains, telephone, electrical
and gas lines . The estate residential lands are located in an area of
the City to which the sewer and water lines and storm drains have not
yet been extended. This lack of public facilities will make
development of sites in this part of the City more expensive, since
the developer must often put in the improvements and then wait for
reimbursement until neighboring properties develop. The City is
presently studying the estate residential area, and may develop a
specific plan or other device to guide development there. Public
(0003D) -20-
participation in a plan to provide infrastructure to the area could
encourage earlier development . Any increase in the present density
would also increase developers ' interest in building there. However ,
because of its topographic and drainage features, the estate area
presents special planning problems and must be carefully managed.
Using estimates in Table 2-2, the City could be expected to add a
total of 9,573 units at ultimate buildout based on the General Plan
Land Use Element . It is possible that amendments to the City ' s
General Plan could convert some areas presently designated Industrial ,
Commercial or Public Quasi-public Institutional to residential use or
possibly increase densities on certain existing residential areas.
The areas which seem to be likely candidates for such amendments have
been listed separately in Table 2-2 . Adding the additional units from
these areas to the above estimate brings the total to a maximum number
of 13,296 additional housing units . Although there is no specific
date when this point will be accomplished, it appears that these
figures come close to SCAG's projections for the year 1990. Recycling
and infilling may also tend to increase the estimated housing growth
projections.
(0003D ) -21-
TABLE 2-2
VACANT ACREAGE AND PROBABLE DEVELOPMENT
Land Use Number of Number
Category Vacant Acres Density of Units
Estate 0-2 95 2 190
Estate 0-3 24 3 71
Estate 0-4 117 4 469
Low Density 289 7 2 ,024
Medium Density 231 15 3,464
High Density 68 35 2 ,364
Planned Community 130 7 .6 991
954 9, 573
If General Plan Amended --
Numbers of Total # Units
Vacant Acres Density Units Added
Holly Property
Estate/Indust.
General 120 10 1,200 800
Rotary Mud Dump
Public, Quasi ,
Institutional 40 15 600 600
North of Seacliff
Shop. Center
Commercial 21 25 525 525
181 1 ,925
If developed at a greater density --
Low Density Meadow-
land Airport, Edison
High Area 133 15 1 ,995 . 1 ,064
Estate 190 7 1 ,330 734
323 1 ,798
Sources Huntington Beech Department of Development Services 13,296
Revised 1984
HUNTINGTON BEACH 04LIFORNIN
PLANNING DIVISION
-22-
2(c
3 Housing Problems And Needs
3 .0 HOUSING PROBLEMS AND NEEDS
In order to. develop strategies and programs to ensure that all
economic segments of the community are provided adequate housing
opportunities, the community's housing needs and problems must be
accurately assessed. The previous section presented an overview of
the City 's housing and population characteristics and discussed
potential problem areas . This section attempts to quantify the
City ' s housing needs to establish a basis for the formulation of
housing goals , policies, and programs .
In accordance with the State guidelines, this section addresses two
types of housing need . The first involves an assessment of
immediate housing needs in terms of affordability, overcrowding, and
suitability/habitability. In addition, the special needs of the
elderly, handicapped, minorities, large households , and mobile home
residents will be addressed. The second type of need to be analyzed
is that of market rate housing over a five year period, taking into
consideration anticipated housing, population, employment, and
household growth.
The statistical information presented in this section is taken
primarily from the 1980 Census Report and SCAG' s Regional Housing
Allocation Model (adopted April , 1977 , updated April , 1983 ) and
Housing Assistance Plan (updated October, 1983 ) .
(0003D) -23-
3 . 1 Immediate Housing Needs
3 . 1 . 1 Affordability
State housing policy recognizes that the cooperative participation
of the private and public sectors is necessary to expand housing
opportunities to all economic segments of the community . A primary
goal is the provision of a decent home and a satisfying environment
that is within the economic means of the households which occupy
it . The private sector is generally responsive to the majority of a
community 's housing needs through the production of market rate
housing . However, in certain areas where the housing supply is
limited or demand is unusually high, housing opportunities are
restricted, especially to households with low and moderate incomes .
The federal government defines lower income households as those
earning less than 80 percent of the areawide median income , and
moderate income households as those earning between 80 and 120
percent of the areawide median income, both adjusted for household
size. The Department of Housing and Urban Development has
established the figure of $26,090 as the median income for a family
of four in Orange County for 1980 . Using this income figure, and
making adjustments for household size, the 1980 census report
reveals that approximately 31 percent (13 ,634 households ) of all the
households in the City of Huntington Beach have lower incomes , and
25 percent (11 ,319 households) have moderate incomes . The remaining
44 percent (18 ,884 households) are considered upper income
households . . These estimates are based on the Family Income
categories within the 1980 Census Report . The present 1984 median
income for Orange County is $35,823 as determined by the Center for
Economic Research at Chapman College. The Orange County Housing
Authority uses this current median income figure to identify those
individuals who may qualify for affordable housing.
Based on the 1980 census data, for nearly a third of the households
in Huntington Beach identified as having lower incomes,
affordability of housing, and especially new housing, is a major
concern . The provision of adequate housing opportunities for lower
and moderate income households has been identified as the major
component of housing need in the Southern California region, and is
one of the primary needs to be addressed in this Housing Element .
The following criteria are utilized to determine the extent of the
affordability problem in Huntington Beach:
1 . For lower and moderate income households , housing is
considered affordable if the rent payment does not exceed 30
percent of the household's income.
2 . For lower and moderate income households , housing is
considered affordable if the monthly mortgage payment does
not exceed 33 percent of the household 's income (see Tables
3-1 and 3-2 ) .
(0003D) -24-
TABLE 3-1
INCOME AND AFFORDABLE HOUSING PAYMENT LIMITS
30% 33%
Income Monthly Rent Monthly Mortgage
Very low income
(Maximum $17 ,912 ) $ 448 .00 $ 493 .00
Low income
(Maximum $28 ,658 ) 716 .00 788 .00
Moderate income
(Minimum $42,988 ) 1,075.00 1,182 . 00
Source: Huntington Beach Department of Development Services, based
on 1984 Orange County median income of $35,823 as determined
by the Center for Economic Research at Chapman College .
Revised 1984
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
-25-
TABLE 3-2
SALES PRICES OF AFFORDABLE HOUSING (1 )
Income Purchase
Income Type Maximum Price
Very low income( 2) $17 ,912 $44 ,780
Low income ( 3 ) 28 ,658 71 ,645
Moderate income (4 ) 42,988 107,470
( 1) These prices are estimated on the basis of 2 .5 times annual
income, a rule of thumb often used by lenders . Actual monthly
payments will vary considerably, depending on the amount of the
down payment , the length of the loan period, and the interest
rate of the loan.
( 2 ) 50% of median county average income ($35 ,823 in 1984 ) .
( 3) 80% of median county average income.
( 4 ) 120% of median county average income.
Source : Huntington Beach Department of Development Services
Revised 1984
AgMtk
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
-26-
While many households willingly choose to spend more than 30 or 33
percent of their incomes for mortgage or rent payments, those
households with low and moderate incomes pay proportionately more
for housing, consequently reducing income available for other
necessities such as food, clothing, and transportation. The lack of
decent affordable housing often leads to overcrowding, the continued
occupancy of deteriorated units , and other related housing problems .
3 .1 . 2 Lower Income Households Needing Housing Assistance
Estimates of the number of lower income households in need of
housing assistance are taken from SCAG's Regional Housing Allocation
Model (RHAM) , recently updated in April , 1?13 and the Housing
A s stance Plan (HAP) . Data from the HAP(( is presented in a
series of tables which have been included in Appendix B of the
Housing Element.
SCAG estimates that there are a total of 9 ,442 lower income
households presently residing in Huntington Beach in need of housing
assistance. This number represents approximately 69 percent of all
lower income households in the city. Of these households, 1 ,722 ( 18
percent ) are owner occupied and 7,720 (82 percent) are renter
occupied . Elderly and handicapped households account for 1 , 218 ( 15
percent ) of the total and large families comprised another 1,029 ( 11
percent ) of the 9,442 households needing assistance. Small families
account for 7,195 (76 percent ) of all lower income households
needing assistance.
3 . 1 . 3 1980 Census Results
As part of the 1980 census , residents were asked to indicate their
annual household income and monthly mortgage or rent payments .
While the census responses differ slightly from SCAG 's estimates ,
the data is outlined here for comparison and to present a more
detailed breakdown of the affordability problem. The census results
report that in 1980, approximately 10,700 lower income households ,
nearly 54 percent of all such households , were paying in excess of
30 percent of their income for housing . Renters accounted for
approximately three-fourths of the lower income households facing
affordability problems , and owners the remaining one-fourth.
(1 ) SCAG estimates of lower income households needing assistance,
rather than independent local data, are preferred by the
State HCD to facilitate comparison of jurisdictions
throughout the region.
(0003D) -27-
a
LOWER INCOME HOUSEHOLDS
Total
Total Households
Income Type Households Overpaying Renters Owners
Very low
( Maximum
$13, 045 ) 7, 595 6,256 82% 5,136 1 ,120
Low (maxi-
mum
$20, 872 ) 12 ,204 4,461 37% 3,281 1 , 180
TOTAL 19 ,799 10,717 54% 8,417 2,300
The problem of overpaying also affects moderate and upper income
households in Huntington Beach, although the problem is much less
severe for these groups . The following table presents 1980 census
results for moderate and upper income households . Overpaying in
this group affects more owners than renters, contrary to the results
for lower income households.
MODERATE AND UPPER INCOME HOUSEHOLDS
Total
Total Household's
Income Type Households Overpaying Renters Owners
Moderate/
Upper ( In-
come above
$20, 872 ) 31 ,637 2 ,353 7% 93 2 ,260
3 .1 .4 Privacy and Overcrowding
The provision of housing which contains enough rooms to provide
reasonable privacy for its occupants is also a goal of State housing
policy. A reasonable privacy standard is the provision of at least
as many rooms as there are persons in the household . According to
HCD guidelines, overcrowding exists when the ratio of persons to
rooms within the household exceeds 1 .01 persons per room. Bathrooms,
porches, halls, balconies, foyers, and half rooms are not counted in
determining the ratio of persons to rooms .
The 1980 census reveals that 2,034 households in Huntington Beach
currently experience some degree of overcrowding. Furthermore, 74
percent of these households are renter occupied.
(0003D) -28-
3. 1 .5 Suitability and Habitability
Problems with suitability or habitability of housing refer to the
number of households occupying dwelling units which are in need of
rehabilitation or replacement . An unsuitable unit is defined as a
housing unit which, in its present state, materially endangers the
health, safety, or well-being of its occupants in one or more
respects , and is either economically feasible to repair ( "needing
rehabilitation" ) or is not economically feasible to repair ( "needing
replacement" ) .
Estimates of the number of unsound housing units were presented
section 2 .1 .2 . The City's 1983 Housing Assistance Plan estimates
that a total of 1 ,253 substandard housing units currently exist in
Huntington Beach (549 owner-occupied and 704 renter-occupied) . Of
these units , a total of 703 (378 owner-occupied and 325
renter-occupied ) are considered suitable for rehabilitation. The
remaining 550 units are considered as needing replacement . Together,
units needing rehabilitation and replacement represent 1 .9 percent of
Huntington Beach' s current total housing stock .
3.1 .6 Special Needs
In addition to analyzing housing needs related to affordability,
overcrowding, and suitability, State policy encourages localities to
analyze the special housing needs of large families, minority
households, the elderly, the handicapped, and others as the locality
deems appropriate. Although SCAG ' s estimates of housing needs
address these special groups, the following sections provide
additional information which may be helpful in determining the scope
and direction of the City's housing policies and programs .
3 . 1 .6 . 1 Large Households
Large households with five or more persons number 7, 328, or 12
percent of all households in Huntington Beach. According to the
City 's Housing Assistance Plan, a total of 1 ,066 lower income large
family households need housing assistance due to overpaying . Large
families can also encounter the problem of overcrowding.
Overcrowding may occur as a result of couples and small families
moving into the city, and over a period of years raising large
families without moving into larger houses . Overcrowding also may
occur when large families moving into Huntington Beach cannot find
large enough homes at a price they can reasonably afford . In this
case, increased overcrowding may be preferred to overpaying or living
elsewhere.
(0003D) -29-
3 . 1 .6 . 2 Elderly Households
An estimated 10, 258 elderly persons (65 years of age or older )
currently reside in the City of Huntington Beach, or about 6 percent
of the total city population. Many elderly households in the city
are lower income households and, of these, SCAG estimates
approximately 1 ,218 households are paying more than 30 percent of
their income for housing . The City' s mobile home parks provide
reasonably affordable housing for elderly households, and many
elderly may also be original residents of the Downtown and Oldtown
areas who own their homes outright. Nonetheless, escalating housing
costs, especially in the rental market , severely impact the elderly
population, many of whom are on fixed incomes .
3. 1 . 6 .3 Handicapped Households
While certain handicapped individuals ( those who are blind, deaf, or
have nervous disabilities) may live comfortably without special
housing accommodations, persons with ambulatory handicaps who
require wheelchairs often need specially-designed, barrier free
housing that is also affordable. In many cases, households have
both elderly and handicapped members; these households deserve
special attention. SCAG estimates 1 ,218 elderly and/or handicapped
households in need of housing assistance .
3 . 1 .6 .4 Minority Households
According to the 1980 census, nonwhite minorities now comprise over
9 percent of the city's total population and 7 percent of all
resident households . Of the 7 percent of households headed by
minorities, Asian and Pacific Islanders account for 3 .6 percent ,
Blacks 0. 6 percent, Indian 0.6 percent and others 2 .3 percent .
Mexican American and others of Spanish origin represent the largest
ethnic minority group, comprising 5. 8 percent of all households .
Minority households, like other groups within the city, encounter
income and housing payment problems. A special census done in 1979
by the City of Huntington Beach revealed that. approximately
one-third of all minority households earn lower incomes . The
special census also indicated that a large proportion of minorities
are paying over 30 percent of their income for housing. The 1979
special census may be reflective of the ongoing problem minorities
encounter with housing.
3 . 1 . 6 . 5 Female-Headed Households
There are 5, 505 female-headed households in Huntington Beach. This
represents 9 percent of all households in the City. Of this number,
3 , 922 female-headed households include children, while 1 ,583 do
not . A total of 840 female-headed households are classified as
below poverty, or 15 percent of the total . More female-headed.
households with children are below poverty (19 percent ) as compared
with female-,headed households without children (4 percent ) . The
(0003D) -30-
percentage of female-headed households below poverty is much higher
than the percent of all households in the City below poverty . Only
3 percent of all City households are below poverty. Female-headed
households need special assistance in obtaining affordable housing .
3 . 1 .6 .6 Farmworkers
Huntington Beach has 878 workers engaged in farming, forestry and
fishing, or 7 .5 percent of the total number of workers in this
category in Orange County. SCAG estimates that there are a total of
150 farmworker households in Huntington Beach . The Regional Housing
Allocation model designates 90 percent of all farmworker households
as eligible for assistance . According to this formula, 135
farmworker households in the City are eligible for assistance; 83
households are very low income, and 53 households are low income .
It would be very difficult to single out so few households for a
special housing program; therefore, the City will include farmworker
households in programs for all very low and low income households .
3. 1 .6 .7 Mobile Home Residents
There are 2 ,715 mobile home dwelling units in the city. These
appear to represent a significant portion of the existing low and
moderate income affordable housing. The escalating cost of mobile
home space rentals is becoming a problem, especially for those
households on fixed incomes. The average size of mobile home
households is 1 .53 persons, indicating that many mobile home
occupants may be elderly retired people. Households occupying
mobile homes do not have a great deal of locational choice because
1 ) it is very expensive to move mobile homes, 2) there is a great
shortage of spaces for existing older units since coaches are
generally sold on the site and 3 ) new parks will not accept older
units . Few new parks have been developed in recent years due to
high land costs and restrictive zoning . Where new parks have been
developed, rents are considerably higher than the old parks and
initial costs for new mobile homes generally exceed $20,000 -
considerably more than the value of an older coach. Because new
mobile homes are considerably less expensive than conventional
housing, financing is available only up to 20 years, with 15 year
mortgages more common. Interest rates for mobile homes are
generally higher than for conventional housing, ranging from 13 1/2
to 15 percent .
Older mobile home parks within the city are in desirable locations,
often in older portions of the city, where recycling of land uses is
likely to occur . This presents a problem for relocating existing
residents, since the affordability of their present dwelling will be
difficult or impossible to duplicate.
(0003D) -31-
3 . 1 .6 .8 Families and Persons in Need of Emergency Shelter
Accurate information about the homeless in Huntington Beach is
currently not available. Only recently the first accurate survey of
homeless within Orange County was conducted by the Coalition for the
Homeless . The Coalition, a volunteer group, was advised by
experienced scientific consultants from the University of California
at Irvine. The survey was conducted during a one month period in
May-June 1985 . It found that during this period 3,169 persons
requested shelter from the agencies participating in the study. Of
these, 1 , 176 were children.
Not all the county agencies providing help for the homeless
participated in the study, and many of the participating agencies
were not open on weekends . Also, the study did not attempt to
survey homeless who were not seeking assistance . It is apparent
that only a portion of the homeless were reached through this
survey, yet the number of homeless surveyed is high . Apparently,
homelessness is a large problem in Orange County.
The number of verified homeless attributable to the City of
Huntington Beach during this one month survey period can be
extrapolated from the Orange County figures . If Huntington Beach
represents about 9 percent of the County' s population, then 9
percent of the 3 ,169 homeless , or 285 persons should be attributable
to Huntington Beach for May-June 1985 . Admittedly, this may be
underestimation of the true number of homeless within the City .
Additional facts disclosed by the Coalition survey indicate that
many of the homeless (24% ) are actually employed; a large percentage
(69% ) had lived in Orange. County one year or longer , and most were
between 20 and 40 years of age. When asked why they were without
housing, 69 percent said that there was no housing they could afford.
An accompanying survey of low cost temporary shelter sources ,
hotels, motels and boarding or rooming houses indicate that there
are presently no rooms available in Huntington Beach under $25 .99
per night for one person. The cost of $25 .99 per night was selected
for a threshold by those conducting the survey . A listing of low
cost and emergency housing resources by the Orange County Health
Care Agency indicates one motel in Huntington Beach with rooms at
$35 .00 per night single and $180 weekly. Hotels and motels may be
the only place that homeless people can find shelter on a temporary
basis without passing credit checks and having to pay a large
advance deposit .
Individual churches or other charaties may provide some relief for
the homeless as funding is available. At this time, there are no
organized programs under City auspices to assist homeless people.
(0003D) -32-
3. 2 Prospective Housing Needs
The previous section identified areas in which the City's present
housing supply falls short of providing all economic segments of the
community and persons having special needs with adequate housing
opportunities . Because most of the housing produced by current
market forces is generally not available at prices these households
can reasonably afford, the public and private sectors must cooperate
to produce and make available housing at less than market rates .
Having examined the need for non=market rate households , the housing
element will now address the prospective need for housing market
rate housing based on anticipated population and employment growth ,
new household formation, and shifting housing preferences.
3 .2 . 1 Population Growth
Population growth in the City of Huntington Beach has been and will
continue to be a function of new residential development and an
increasing housing stock . While the City experienced its peak rate
of growth during the sixties , the community' s desirable location
will continue to attract new residential growth and housing
opportunities . Estimates of the City ' s future population growth
were presented in section 2 . 3, and indicated continued growth
through the year 2000 . New residential construction is expected to
add approximately 19,000 housing units and 28,000 new residents
through the year 2000 . Within these growth parameters , the City
should endeavor to provide for as many low and moderately-priced
units as is economically feasible. Even with the active
participation of the building industry in' afforable housing
programs , the majority of new housing units built will be market
rate units .
3 . 2 . 2 Employment Growth
The need for housing within a given market area is largely dependent
on the local economy and the number and types of jobs available .
During the sixties, much of the new home construction in Huntington
Beach appealed to households employed in the Los Angeles area .
During this period, the Orange County economy began to grow and
diversify from a concentration of large industrial employers to
include more ancillary and service jobs. The continuing
diversification of the local economy attracts a greater variety of
non-skilled, semi-skilled, and professional workers, all of whom
should be provided with adequate housing opportunities and choice .
To a great extent, low density zoning and inflating land values have
perpetuated the production of larger luxury homes in Huntington
Beach and other neighboring communities, limiting the housing
opportunities for households with lower incomes . The failure of
individual communities to provide a range of housing opportunities
to match the regional economy causes longer commutes to work and the
concentration of lower income groups in older areas of the county.
(0003D) -33-
a .
An assessment of the prospective need for market rate housing must
take into consideration the number, type, and wage levels of new
jobs created in both the City and the County. According to the 1980
census, 23 percent of the City' s residents stated that they were
employed in Huntington Beach, with an additional 42 percent employed
in Orange County, and 26 percent outside of Orange County. On the
other hand, the City provided employment for 43,747 persons in 1980,
approximately 5.1 percent of all workers in Orange County . The
number of jobs, average wages , and employment projections for the
City and County are presented in Table 3-3 . The number of jobs in
Huntington Beach is expected to increase to 59, 220 by 1995 if the
City to County ratio of jobs in each category remains constant .
A total of 87,998 city residents are employed in some capacity, or
an average of 1 .4 jobs per household. Based on the amount of vacant
commercial and industrial land, the City can ultimately provide
approximately 18 ,250 additional jobs for about 13,000 additional
households in the City. However, not all persons employed within
the City can be expected to seek housing here . If as many as 75
percent of the new workers were to want housing in the City, there
should be sufficient land available to accommodate them at ultimate
buildout .
3 . 2 . 3 New Household Formation and Housing Preference
The average size of households in Huntington Beach is an estimated
2 .78 persons per household. Given smaller households and increasing
demand for housing, the. construction of smaller 1, 2, and 3 bedroom
units at higher densities is probable. New households may be
willing to sacrifice space and luxury amenities in order to obtain
affordable housing. The obstacles encountered by smaller households
in qualifying for home purchase may increase demand for affordable
rental units .
(0003D ) -34-
TABLE 3-3
EMPLOYMENT PROJECTIONS FOR HUNTINGTON BEACH
Average # of Jobs # of Jobs # of Jobs # of Jobs
Yearly Actual Forecast Forecast Forecast Change
Wage-1982 1980 1985 . 1990 1995 ' 85-95
Total-Orange
County $17 ,841 847,793 11086 ,100 1,256 ,300 1 ,333 ,400 77 ,100
Total HB unavailable 43 ,747 49,626 56,423 59,220 9,594
Agriculture $10 ,408 425 416 404 404 -21
Mining $31 ,588 287 298 322 335 +37
Construction $26 ,851 1,794 1 ,866 1,959 1 ,984 +118
Manufacturing $21 ,815 11 ,860 13 ,520 15, 413 15 ,721 +2 ,201
Trade $12 ,817 11 ,442 13, 387 15 ,663 16 , 132 +2 ,745
Transportation/
Public
Utilities $21 ,941 1,992 2 ,410 2 ,916 2 ,939 +529
Financial/
Insurance/
Real Estate $17 ,780 1,992 2 , 231 2 ,476 2 ,526 +295
Services $17 ,000 6,585 7,638 8,860 10, 012 +2 ,374
Government $17 ,450 7,346 7 ,860 8 ,410 9 , 167 +1 ,307
Source: Huntington Beach Department of Development Services, based on
data from the State of California Employment Development
Department Annual Planning Information and Employment by
Industry.
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
-35-
4 Housing Constraints
t
4.0 HOUSING CONSTRAINTS
The ability of the private sector to provide housing is affected by
forces in both the marketplace and the governmental arena. These
forces will be discussed in the following sections, and their
effects on the cost, types, and quantity of- housing examined .
4 . 1 Market Constraints
Several factors influence the feasibility and cost of privately
developed housing . Within the market area there is demand for a
wide range of housing types and price categories. Which demands
will be satisfied depends upon the interpretation of demand by the
developer , the costs of land, construction, and financing, and the
developer 's opportunity for profit . The availability of land for
various types and density of housing also affects development
decisions . Governmental requirements and constraints interact with
market forces and are discussed separately in Section 4 .2 .
4 .1 . 1 Land Costs
Costs associated with the acquisition and improvement of land
include the market price of raw land, the costs of holding land
throughout the development process , and necessary improvements to
the land prior to construction. It has been estimated that these
costs contribute 25-30 percent to the final sales price of new homes .
Necessary improvements to land are estimated at $8,000 - $10 ,000 per
residential unit . This includes streets, curbs, gutters, lighting,
parkway landscaping or other amenities , water and sewage lines , and
utility connections to each site. Reductions in these expenses may
depend upon reducing City standards.
(0003D) -37-
Land holding costs during development are estimated at $600-$1 ,000
per unit for a 9 to 12 month period. This figure is determined by
interest rates on acquisition and development loans, which presently
run 2-4 percent above the prime rate. interest rates are not
amenable to control by local jurisdictions , therefore the greatest
inroad that can be made on holding costs would be through shorter
processing times for development permits . Processing time has a
much larger impact on construction costs than on holding costs ,
however , due to inflationary effects on construction and labor .
The major component of total land cost is the price of raw land .
Land prices in the City are quite high - $250,000-$350 ,000 per acre
is common . A medium-density (15 units per acre ) residential
development would incur a per unit land cost of $16,666 . A density
increase to 20 units per acre would reduce land costs to $12 ,500 per
unit and could reduce the sales price on an individual unit by
$4 ,166 . The City, however, cannot control the market price of its
land, which is pushed up by speculation, high demand, dwindling
supply, and desirable proximity to the coast . One alternative to
prevent inflating land costs is for the City to "bank" land by
outright purchase or donation in order to assure continued
availability of sites that can be used for affordable housing.
Left alone, the rapidly escalating market price of land will tend to
encourage mainly higher priced development . Higher density zoning
could reduce the cost per unit of land, but land zoned higher
density commands a higher market price . For this reason, density
bonuses rather than zoning changes may be the preferred vehicle for
reducing land costs .
The cost of the acquisition and development of land may also be
lowered by a developer's use of mortgage backed revenue bonds . The
City maintains an ongoing program to provide tax free bond financing
for new multi-family housing . Under this program, tax exempt bonds
are sold by the City to provide low interest loans to developers and
homeowners.
4 . 1 .2 Construction Costs
Construction and land costs together represent between 65 and 75
percent of the sales price of housing. Average construction costs
at present are between $27 and $37 per square foot depending on the
level of amenities and the type of units (single family detached,
attached condominiums , or apartments) .
"Bare bones" construction, or a reduction in amenities and quality
of materials (above a minimum level of acceptability for health,
safety, and adequate performance) could result in lower sales
prices . Additionally, pre-fabricated, factory built housing may
provide for lower priced housing by reducing construction and labor
costs . This possibility should be investigated.
(0003D) -38-
A major contribution to increasing prices is the rate of inflation
in construction costs . Prices for materials and wages are inflating
rapidly, sometimes far in excess of the Consumer Price Index .
Delays in development are therefore very expensive. Streamlining of
permit processing procedures thus may help minimize housing prices.
An additional cost factor is related to the number of units built at
the same time; as this number increases, construction costs over
the entire development are reduced because 1) earlier build-out
reduces the effect of inflation on prices and 2 ) some costs can be
lowered by buying or installing in larger quantity. This factor
provides an additional benefit when density bonuses are utilized.
4 . 1 . 3 Financing Costs
The impact of interest rates on housing is substantial , both for
renters and purchasers . Interest rates, however, are determined by
national policies and economic conditions, and there is little that
local agencies can do to affect these rates.
Presently, interest rates for home mortgages on owner-occupied
single family dwellings are approximately 14 percent for fixed rate ,
30 year loans . Most banks and lending institutions also offer
adjustable rate mortgages starting at approximately 11 1/4 percent .
These loans offer homebuyers lower interest rates initially;
however, the interest rate on these loans can be "adjusted" both up
or down based on current economic conditions . Interest rates for
rental units and interim and construction loans are higher . The
high costs of borrowing money are passed on to housing consumers by
developers and landlords as part of their business expense . For
purchasers, each one percent increase in interest rates on mortgages
translates into 75 cents per thousand dollars per month of a payment
on a 30 year loan at various purchase prices and interest rates
Table 4-1 shows the monthly payment (principle and interest )
required for a 30-year loan at various purchase prices and interest
rates.
For prospective purchasers, the required downpayment may be an
obstacle to obtaining suitable housing . Conventional financing
generally requires that 10-20 percent of the sale price of the unit
be paid as a downpayment . Accumulating such a large amount of
capital can be a problem for first time entrants into 'the housing
market . Households which are relocating will often have enough
equity in a previous residence to meet the downpayment requirements
of the next home.
Government insured loan programs may be available to reduce the
downpayment requirements considerably if the household and/or
desired property meet certain qualifications . V.A. loans are
available to veterans currently at interest rates of 12 1/2 percent ,
require no downpayment, but have an upper limit on the loan price of
$100,000 . Cal Vet loans, available to California veterans ,
currently offer 25 year term variable loans beginning at 8 percent.
(0003D) -39-
TABLE 4-1
MONTHLY MORTGAGE PAYMENTS (PRINCIPAL AND INTEREST) 30 YEAR AMORTIZATION
PRICE
75,000 1000000 125,000 150,000
Down Payment 0% 5% 10% 20% 0% 5% 10% 20% 0% 5% 10% 20% 0% 5% 10% 20%
Interest
Rates
11.00 714 679 643 571 952 904 857 810 1190 1131 1071 952 1429 1357 1286 1143
11.25 728 692 656 583 971 923 874 777 1214- 1152 1093 971 1457 1384 1311 1166
11.50 743 708 668 594 990 941 891 792 1238 1176 1114 990 1485 1411 1337 1186
11.75 757 719 681 606 1009 959 908 808 1262 1191 1136 1009 1514 1438 1363 1211
12.00 771 733 694 617 1029 977 926 823 1286 1221 1157 1029 1543 1466 1389 1232
12.25 785 747 707 629 1048 995 943 838 1310 1244 1179 1048 1572 1493 1416 1258
12.50 791 760 720 640 1067 1014 961 854 1334 1267 1201 1067 1601 1521 1441 1281
12.75 815 774 734 652 1087 1022 978 869 1359 1290 1223 1087 1630 1549 1467 1304
13.00 830 788 747 664 1106 1051 996 885 1383 1314 1244 1106 1659 1576 1493 1328
13.25 844 802 760 675 1126 1069 1013 901 1407 1337 1267 1125 1689 1604 1520 1351
13.50 859 816 773 687 1145 1088 1031 916 1431 1360 1289 1145 1718 1632 1546 1375
13.75 874 830 786 699 1165 1107 1049 932 1456 1384 1311 1165 1748 1660 1573 1398
14.00 889 844 800 711 1185 1126 1066 948 1481 1407 1333 1185 1777 1688 1600 1422
14.25 904 858 813 723 1205 1144 1084 964 1506 1431 1355 • 1205 1807 1717 1626 1446
14.50 918 873 827 735 1225 1163 1102 980 1531 1454 1378 1225 1837 1745 1653 1469
14.75 933 887 840 747 1244 1182 1120 996 1555 1478 1400 1244 1866 1773 1680 1493
15.00 948 901 854 759 1264 1201 1138 1012 1580 1502 1423 1264 1896 1802 1707 1517
Source: Huntington Beach Department of Development Services taken from the Monthly Mortgage Calculator for Conventional and FHA Loans
Financial Publishing Company, 1984.
The maximum amount of a loan currently available under the Cal Vet
loan program is $90 ,000 . F .H.A. insured loans may require a 5-15
percent downpayment, at 12 1/2 percent rate of interest, with a
limit of $75 ,000 on the loan amount .
4 . 1 .4 Availability of Land
The greatest constraint to the production of new housing in
Huntington Beach, regardless of price, is the availability of vacant
developable. land. The incorporated area of the City encompasses
approximately 17,174 acres of land; of this, an estimated 15 ,221
acres are currently developed, about 88 percent of all land in the
City. Of the approximately 1 ,950 acres that remain, about 824 acres
are presently designated for residential use, with the majority in
the Estate and Low Density categories . Only 300 acres of vacant
medium and high density land are available for the development of
condominiums and rental units to accommodate the City' s housing
needs . The City will consider implementing general plan amendments
and/or zone changes to increase density and offering density bonuses
to developers of large projects in order to achieve identified
housing goals . However, any contemplated increases in density are
limited by the ability of the City 's existing and planned system of
community facilities and municipal services to adequately and safely
accommodate designated land uses throughout the City.
Subdivision patterns also affect the availability of land for new
development . Much of the remaining vacant land in the City exists
in scattered, smaller parcels . In some cases , these parcels may be
landlocked or substandard for development . while the collective
acreage may be adequate to allow development in pursuit of housing
goals, the suitability of individual sites is often hampered by
multiple ownership and/or poor configuration, poor location, or
environmental constraints.
4 . 2 Governmental Constraints
Local governments affect the supply, distribution, and cost of
housing through land use controls, building codes, development
permits, and processing fees. Compliance with State-mandated
requirements such as environmental impact assessment and Coastal
Commission approval procedures may also influen-ce the cost and
nature of residential development . In addition, property taxes and
special assessments contribute to governmental impact on housing.
This section discusses how each of these factors relates to the
City 's ability to respond to its housing needs.
(0003D) -41-
4 . 2 . 1 Land Use Controls
The City's policies for development are set forth in the General
Plan, which contains nine stlte-mandated elements dealing with the
issues of land use, circulation, housing, noise, safety, seismic
safety, open space, conservation, and scenic highways. While the
issues and policies related to housing are addressed primarily in
the Housing Element, policies contained in all of the other elements
significantly affect the character and production of housing in
Huntington Beach. The relationship of the other General Plan
elements to the Housing Element is discussed in Section 1 . 3 .
The location and types of housing in the City are determined to a
great extent by development policies contained in the Land Use
Element , which establishes the amount and distribution of various
land uses throughout the City. Residential development is allowed
in the following General Plan land use categories:
Percent
Total of Total
Acreage City
Land Use Category Allowable Density Designated Acreage
Estate Residential 0-4 units/gross acre 287 1 .7%
Low Density Residential 0-7 units/gross acre 8,730 50 . 8%
Medium Density Residential 0-15 units/gross acre 1 ,968 11 .5%
Medium High Density
Residential 0-25 units/gross acre 42 . 2%
High Density Residential 25+ units/gross acre 546 3 .2%
Mixed Development varies 75 . 4%
Planned Community varies 210 1 . 2%
The density of development allowed under these designations
determines the type of housing that is developed . Over half of the
City 's incorporated land area is planned for low density residential
use, which explains the predominance of detached single family
homes . Considerably less acreage is planned for medium and high
density uses, which characteristically provide condominium and
apartment units . The areas of the City designated Mixed Development
and Planned Community allow for a mixture of uses, densities , and
housing types .
Generally speaking, the more units per acre, the less cost per unit
for fees, required improvements, and developers ' overhead cost .
Presently, only 67 acres of undeveloped high density land remain in
the City, and the majority of this exists in small remnant and
unconsolidated parcels. Nearly half of the 67 acres are located
along the first block of the townlot area within the coastal zone
boundary where land costs are high. The suitability of this area for
low and moderate income housing is very limited.
( 0003D) -42-
Under the existing City code, a developer may build a portion of any
one project at a higher density and a portion at a lower density, as
long as the overall density of the entire project does not exceed
that which is allowed by the zoning. This approach may allow certain
units within a project to be available at a lower cost .
Under State law, when a developer agrees to construct at least 25
percent of the total units of a housing development for persons and
families of low or moderate income, the City is required to grant
either a density bonus or provide other incentives of equivalent
financial value. A "density bonus" means a density increase of at
least 25 percent over the otherwise maximum allowable residential
density under the applicable zoning and General Plan designation .
The additional units allowable with a density bonus offset land and
site preparation costs permitting the developer to reduce the final
cost of individual units . Density bonuses can assist both the City
and the developer by providing more affordable housing for the
consumer without reducing the overall profitability of a residential
development for the builder . Density bonuses can be combined with
fast-track processing, a permitted reduction in amenities , slightly
smaller unit size, and/or government assisted financing programs to
further increase the production of affordable housing.
The City's coastal location and lack of abundant vacant land has
contributed to the inflation of land values . Even with the option of
a density bonus for residential developments, high land costs
continue to constrain the building industry from producing abundant
affordable housing . In the absence of special incentive programs ,
the private sector will continue to experience difficulties in
expanding housing opportunities for low and moderate income
households given present residential land use controls .
4 . 2 . 2 Local Building Codes
Huntington Beach has adopted the Uniform Building Code, which
establishes minimum construction standards . Although a locality may
impose more stringent standards, it cannot adopt any which are below
those of the UBC . Thus, the City cannot reduce construction costs by
revising the City Code, as some cities with stricter standards are
able to do.
4 .2 .3 Required off-site and on-site improvements
Developers of single family residential tracts in the City are
required to install arterial and local streets, curbs, gutters ,
sidewalks, sewers, street lighting, and trees in the public
right-of-way within and adjacent to a tract . These facilities are,
in most cases, dedicated to the City, which is responsible for
maintenance. The cost of off-site improvements obviously varies ,
dependent largely upon the type and location of the residential
development but can be generally estimated at approximately $8 ,000
per dwelling unit.
( 0003D) -43-
While there are no required on-site improvements for lots created by
a typical single family subdivision, some on-site improvements are
required for planned residential developments and apartments . For
example, private streets and landscaping within a planned development
must meet standards set forth in the zoning ordinance. Additionally,
a minimum of 10 ,000 square feet of recreational area is required
within all planned developments, regardless of the size or density of
the project . All off-site improvements mentioned above are also
required for planned developments . Apartment developments are
subject to minimum on-site open space and parking requirements as
well as off-site improvements.
4 . 2 .4 Permits
As specific projects are initiated, detailed approvals are required
which take the form of permits and inspections . The average
application and permit processing times are given in Table 4-2 .
The high cost of housing is often blamed in part on governmental
delays and bureaucratic red tape. Unquestionably, more stringent
development regulations have increased processing time and thus added
to housing costs. . It has been estimated that every month a
residential project is delayed beyond its planned construction start
date, the cost per dwelling unit incrTales by at least 1 .1 to 1 .5
percent of the planned selling price. One potential way to
reduce housing costs would be to reduce the time necessary for .
processing of permits . A comparison of average processing times for
Huntington Beach and selected other localities is presented in Table
4-3 . At present, it would not appear that significant savings would
result from "fast track" processing because these times are
relatively short in the City.
The City 's permit processing procedures include assessment of the
environmental impact of proposed projects , and review of the
environmental impact report, if one is required. This portion of the
processing procedure is mandated by State law under the California
Environmental Quality Act .
Approximately 26 percent of the remaining vacant residential land
within the City's boundaries lies. within the coastal zone. Projects
proposed within this zone must, in addition to City approval , obtain
the permission of the Regional Coastal Commission. This procedure
will be expedited after the approval of t`he Local Coastal Plan, when
the City will assume the approval process (expected by June, 1984 ) .
("Orange County Cost of Housing Committee
(0003D) -44-
TABLE 4-2
PROCESSING TIME AND FEES
Estimated Processing Application
Application Time In Weeks Fee
BOARD OF ZONING ADJUSTMENTS
Lot Line Adjustment 2-3 105 .00
Use Permit 3 115 .00
Conditional Exception 3 115 .00
Plot Plan Amendment 3 115 .00
Administrative Review 2-3 110 .00
Tentative Parcel Map 3 1105 .00
PLANNING COMMISSION
Conditional Exception 4 247 .00
Conditional Use Permit 6 302 .00
Tentative Tract Map 6 385 . 00 +
Zone Change* 6 390 .00
General Plan Amendment* 12 1325 .00 +
Code Amendment* 6 357 .00
Precise Plan of Street Alignment* 6 506 .00
Special Sign Permit 4 1247 .00
*Requires City Council approval also: Add approximately 3 weeks.
Source : Huntington Beach Department of Development Services
Revised 1984
qRPHUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
-45-
TABLE 4-3
COMPARISON OF DEVELOPMENT PROCESSING TIME IN MONTHS
Costa Orange Riverside Riverside
H.B. Irvine Newport Mesa County (County) ( City)
General Plan 1 .5 3 - 24 6 4 12 - 24 4 - •12 4
Amendment
Zone Change 1 . 75 3 - 4 2 4 3 - 4 7 - 9 4 - 6
EIR' s 2 4 - 6 (1 ) 4 3 - 4 3 - 5 3 - 4
Tentative
Tracts 1 3 3 1 1 - 2 6 1 - 2
Site Plan
Review (Staff) 1 1 - 2 (2 ) 1 1 - 2 1 2 - 3
Site Plan
Review (Comm. ) 1 .5 1 - 2 (2 ) 2 1 - 2 ( 3 ) (2 )
Plan Checking/
Building Permits 1 1 - 2 1 1 1 .5 1 . 5 1 .5
Source : Huntington Beach Department of Development Services
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
-46-
4 . 2 .5 Fees
Fees are collected by the City to help cover the costs of permit
processing, inspections, environmental impact determinations, and to
contribute to the delivery of services such as water , sewers , storm
drains, libraries, parks and recreational facilities . These fees
are assessed on the basis of square feet of building space, number
of dwelling units, or acres of development . As land use densities
increase, the proportion of the cost borne by each unit decreases
for those fees which are charged on a per acre basis.
Costs per dwelling unit for fees in Huntington Beach averaged
approximately $3,155 as of March, 1984 . A large percentage of this
cost consists of fees (or property dedications) for parks and
recreation purposes . A detailed analysis of City fees appears in
Table 4-4 . Table 4-5 compares the City's fees with other Southern
California jurisdictions.
4 .2 .6 Taxes and Insurance
The current estimate of the share of the cost of owning or renting
attributed to taxes and insurance is 10 percent . This burden falls
more heavily on lower income households, whose expenditures for
housing require a larger proportion of their household income .
Since property taxes on homes which are sold are based on the
purchase price, new home buyers face higher taxes than those who
remain in their current residences . Renters , too, are vulnerable
since they are unable to control the sale of the property in which
they live, yet the rent they pay may be raised to cover the new
landlord 's higher taxes .
4 . 3 Regional Relationships
The provision of adequate housing for all sectors of the community
is an area-wide problem, closely tied to economic expansion and
employment growth. Particularly in Southern California, where long
commute trips to work are common, the location of market rate
households tends to be dictated more by preference than by
necessity. Long commuting distances increase traffic congestion and
lower air quality. The rising cost and growing shortage of gasoline
should provide incentives to reduce commuting travel in the future,
putting greater pressure on the housing market in the older , more
accessible cities.
Approximately one-half of Huntington Beach lies within the flood
plain of the Santa Ana River and has been designated a special flood
hazard area by the federal government (see Figure 4-1 ) . Under the
National Flood Insurance Act of 1968, mortgage lenders are
authorized to require that structures located in flood hazard areas
be insured against potential flood damage . Flood insurance is
available (and is required for homes in the special flood hazard
area) at subsidized rates . Insurance premiums vary according to the
mortgage amount of the structure being insured, averaging between
$160 and $300 per year for single family homes. Premiums for
(0003D) -47-
TABLE 4-4
PERMIT PROCESSING AND DEVELOPMENT FEES IN HUNTINGTON BEACH*
(Average Per Unit For Selected Construction)
LOW DENSITY MEDIUM DENSITY MEDIUM HIGH DENSITY HIGH DENSITY
Per Unit Single Single Apt. Apt. Apt. Apt. Apt. Apt.
Average Family Condo— Family Condo— (2-4 (2-4 Condo— (2-4 (5 + Condo— (2-4 (5 +
Fee Detached minium Detached minium units) units) minums units) units) miniums units) units)
2509 s.f. 1600 s.f. 1650 s.f. 1200 s.f. 1000 sf 900 sf 894 s.f. 950sf 750 sf 770 s.f. 800 sf 712 sf
Parks & Re—
creation $2,395 $1,662 $2,395 $1,662 $1,662 $1,662 $1,662 $1,662 $1,662 $1,096 $1,662 $1,096
Library 311 200 205 160 120 110 119 115 95 107 100 92
Entitlement 500 800 500 800 230 230 800 230 230 800 230 230
Water 60 60 60 60 60 60 60 60 60 60 60 60
Other ** 959 727 738 605 534 500 505 508 448 463 463 431
Per Unit
Average
Total 4,225 3,449 3,898 3,277 2,606 2,562 3,146 2,575 2,495 2,526 2,515 1,909
* Estimates only; processing and development fees vary depending on project location, unit mix and site conditions.
NOTE: Not inlcuded are drainage and sewer accessment fees which depend on location and site characteristics.
** Includes building, plan check, electrical, mechanical, plumbing, conservation and sewer hook up fees.
Source: Huntington Beach Department of Development Services
TABLE 4-5
COMPARISON OF PLANNING AND PERMIT FEES FOR SINGLE FAMILY DWELLING
Building Plan Electrical Plumbing Tent.
Permit Check Permit Permit Grading/ General Plan Park Site Tract Zone
City 1500 sq ft 1500 sq ft 1500 sq ft 1500 sq ft Inspection Sewer Amendment In Lieu Plan Map Change
Anaheim 433.00 281.00 39.00 43.00 80.00 490.00 13.00 579.00 . 0.00 6.00 2.00
Buena Park 649.00 454.00 48.00 58.00 80.00 300.00 10.00 0.00 5.00 8.00 10.00
Costa Mesa 350.00 281.00 35.00 61.00 80.00 500.00 20.00 1,206.00 0.00 3.00 12.00
Fountain Valley 313.00 203.00 38.00 29.00 70.00 325.00 0.00 1,050.00 5.00 14.00 9.00
Garden Grove 321.00 200.00 111.00 130.00 14.00 432.00 16.00 650.00 8.00 10.00 12.00
HUNTINGTON
BEACH 301.00 196.00 131.00 88.00 19.00 1,381.00 30.00 2,395.00 6.00 13.00 8.00
Irvine 295.00 192.00 26.00 26.00 92.00 1,525.00 22.00 4,120.00 18.00 49.00 22.00
Newport Beach 193.00 115.00 24.00 29.00 227.00 950.00 13.00 3,200.00 7.00 13.00 5.00
Santa Ana 310.00 202.00 I8.00 23.00 150.00 790.75 10.00 400.00 10.00 65.00 3.00
Westminster 337.00 169.00 26.00 51.00 83.00 500.00 3.00 785.00 2.00 13.00 3.00
Orange County 662.00 285.00 0.00 0.00 48.00 262.00 10.00 1,500.00 31.00 50.00 14.00
Fees are shown per dwelling unit although not all fees are collected on a per unit basis.
Source: Building Industry Association of Southern California , 1982.
i
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A Areas of 100-year flood; base flood elevations and
flood hazard factors not determined.
AO Areas of 100-year shallow flooding where depths
are between one (1) and three(3) feet; average
depths of inundation are shown, but no flood ZONE V
hazard factors are determined.
All Areas of 100-year shallow flooding where depths am
between one (1) and three (3) feet; base flood
elevations are shown, but no flood hazard factors
determined.
Al-A30 Areas of 100-year flood; base flood elevations
and flood hazard factors determined.
B Areas between limits of the 100-year flood and
500-year. flood; or certain areas subject to
1.00-year flooding with average depths less than FEBRUARY 16, 1983
one (1) foot or where the contributingdrainage
arca is less than one square m areas ile; or ar
protected by levees from the base flood. FLOOD INSURANCE RATE MAP
C' Arms of minimtil f1cx-dinq.
V Anvis (if 100-yrvrr coastal rlood with velocity
(wnvr action); tire; rle(xl elevations and flood huntington beach
hiznrd fact:orr tintrlrtrrmined.
Vl-V30 Areas of 100-yoer coastal flood with velocity planning division
(wave action); base flood evelatiens and flood
hazard factors determined.
multi-family units are somewhat higher . The flood insurance
requirement adds slightly to the price of affected homes in
Huntington Beach, and may indirectly add to the cost of affected
rental units.
4 . 3 . 1 Employment-Residence Balance
Employment levels within Orange County have shown substantial growth
in the years preceding 1980 . Total Orange County employment is
expected to increase to an estimated 1 ,254 ,000 in 1984 from a 1982
annual average of 1 ,206,500 . The total job count is expected to
increase by about 3 percent per year during the 1980 ' s to a 1990
total of 1,256 , 300 . The growth rate is projected to taper off to
1 .2 percent annually during the 1990 's and be well under one percent
per year for the following two decades . Total employment in Orange
County for the year 2020 is forecast at 1 ,605 ,400, up 70 percent
from 1980 .
At present, 85 ,998 residents of Huntington Beach are in the labor
force. Of these, approximately 19 ,855 both work and reside in the
City. Currently, there are an estimated 767 acres of vacant
industrial and commercial acreage which ultimately could provide an
estimated 18,250 additional jobs .
4 .3 .2 Regional Pressures on Local Housing Market
The southern portion of the County is where much recent growth has
centered and where most new residential growth is expected to
occur . The population of Orange County is projected to increase by
40 percent from its 1980 census. total of 1 ,931 ,570 to 2,676 ,900 by
the year 2000 . During this period, 57 percent of the growth is
expected to occur in South County areas . There should also be a
larger proportion of employment opportunities in these areas
resulting from new commercial and industrial development . To the
extent that sufficient low cost housing 1s not provided in these
areas, demand will increase in established residential communities
where housing stock includes older, less expensive units . This
demand will continue to increase the resale price of homes and
rental value of apartments, as well as generate traffic and air
quality problems.
4 .3 . 3 . Housing and Employment
New homes sold in Orange County in 1983 were significantly lower in
price than 1982 sales, due largely to a reduction in home size . The
average home price declined 4 .2 percent (from $171 ,200 to $164 ,000 )
and the average square footage of living area declined 7 .3 percent
( from 1,780 square feet to 11650 square feet ) . While the cost of
housing has decreased somewhat, the average sales price of a home in
Orange County continues to be the third highest of any county in
California.
( 0003D) -51-
The real estate market in Huntington Beach has improved
substantially since 1981 when interest rates for home loans were
peaking at between 16 and 17 percent. The rise in household income,
the availability of adjustable home loans, together with relatively
stable housing and construction prices have made the purchase of
homes possible for a larger number of individuals and families . The
price range of new home sales in Orange County during 1982 and 1983
is shown in the following table:
NEW HOME SALES BY PRICE RANGE
1983 SALES
$50,000- 70,000- 90,000- 110,000- 130,000 170,000- $290, 000
69 999 $89 ,999 $109,999 tl29,999 1169,000 1289r999 +
8% 18.% 12% 14% 17% 21% 10%
9% 11% 3% 11% 27% 29% 10%
1984 SALES
$5Oi000- 701000- 90,000- 110 ,000- 130,000 170 ,000- $290 ,000
69 999 $89 ,999 $109r999. $129 ,999 t169,000 t289,999 +
9% 11% 3% 11% 27% 29% 10%
As the table indicates, despite rising incomes and more favorable
home financing, home ownership continues to be limited to moderate
and upper income households . HUD estimates that at least 45 percent
of all demand for future sales units will be in the moderate and low
cost range. Almost all demand° for rental units will- be moderate and
below, with about 68 percent for low cost rentals.
There are indications that industry is beginning to consider the
availability of affordable housing which affects its supply of labor
in making locational decisions . A lack of reasonable housing
alternatives for workers could result in loss of employment
opportunities with a concomitant drop in revenues and economic
vitality for the community.
(0003D) -52-
5 Energy Conservation
0
5.0 ENERGY CONSERVATION
The City has many opportunities for directly affecting energy use
within its jurisdiction . Because a major proportion of energy
consumed in a community is tied to on-site uses, both directly
(heating and cooling buildings) and indirectly ( through the impact
of development patterns on activities such as transportation) ,
conservation policies directed toward the residential development
process offer the greatest potential for the City to reduce energy
waste.
In this section, building and land use policies are briefly reviewed
to identify the steps the City could take to encourage energy
conservation in residential development .
5.1 Building Conservation Standards
Energy conserving building standards for new construction (Title 24
of the California Administrative Code) have been in effect in the
state since 1978 and were upgraded in 1982 . These standards can be
met by any of three alternative approaches : a passive solar
building, a well-insulated non-solar building, and a building with
an active solar domestic hot water system. Current policy in
Huntington Beach with respect to energy conservation building
standards involves enforcement of Title 24 standards, as mandated by
the State.
Modifying building standards represents the most logical and
effective means of improving the energy efficiency of buildings yet
to be built . Two strategies are available to the City to reduce
energy use in newly constructed housing. A number of relatively
( 0003D) -53-
minor modifications to building codes and standards can
significantly reduce much of the energy now wasted in heating and
cooling . Features such as insulation in walls , ceilings and water
heaters, and weatherstripping around doors and windows can
effectvely plug energy "leaks" through which heated or cooled air
can escape . A well-insulated building requires less energy to heat
and cool and is often more comfortable because there are fewer
drafts .
A more comprehensive approach, passive solar design, involves using
the building structure itself as an energy source. Passive design
utilizes energy from the sun and local climate (e.g. , prevailing
breezes) to both heat and cool buildings (See Figure 5-1 ) .
Estimates by the California Energy Commission indicate that in
Orange County, 85-90 percent of the heating and cooling needs of
typical tract homes could be met by passive solar designs . Passive
heating and cooling is accomplished through both careful lot siting
and building design that usually includes the following features :
a) winter exposure and summer shading of south-facing glass; b)
increased thermal mass of the structure to even out temperature
variations; and c ) appropriate exterior colors and vegetation to
reduce artificial cooling requirements . Incorporating passive solar
design into residential development represents the greatest
potential for significantly reducing building energy consumption in
new construction . The State of California has fully endorsed the
concept of passive architecture by both sponsoring a passive home
design competition and designing its new state office facility, the
Bateson Building, as a passive solar "showplace" .
5 .2 Retrofitting
While Title 24 and local building codes are effective means of
conserving energy in new residences, they do not apply to the more
than 66,000 residential units currently existing in Huntington
Beach Techniques reducing energy use in existing residences ,
termed weatherization or retrofitting, are therefore important
opportunities for energy conservation. Weatherization typically
involves the installation of simple measures designed to plug energy
"leaks" , such as attic insulation, caulking and weatherstripping
around doors and windows, water heater blankets, and devices to
shade south-facing windows during hot summer months . Weatherization
can reduce residential energy consumption by 30 to 60 percent
without loss of personal comfort or change of life style.
Currently, the City is not involved in retrofitting existing housing
units . Support for weatherization is being provided by the
federally mandated Residential Conservation Service (RCS ) , in which
gas and electric companies offer home energy audits to eligible
customers . The City may consider adopting an active role in
promoting weatherization and follow the model recently implemented
in Santa Monica . The City of Santa Monica utilizes RCS funds to run
its own conservation program. Municipal energy conservation teams
(0003D) -54-
Q
wl rtTt:�
u�i�LATev r�.al'c - Q
Ll I 1.IATVR TALK
.)o IH me r— SOURCE: California Energy Commission
A Common Type of Passive Solar House
FIGURE 5-1
On
49�- -
GGII.�GTDI'� �'AryGI-5
� I
�nJTr� Ace �ivC 1a��
SOURCE: California Energy Commission
An Active Solar System
FIGURE 5-2
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
—55—
are sent to different neighborhoods and actually install measures in
homes that want them. The Santa Monica program guarantees energy
savings and is expected to be more cost-effective than traditional
RCS programs . In addition, the Santa Monica program extends to
tenants of multi-family buildings, a group not currently covered by
the RCS program.
The City could also adopt retrofit ordinances. Such ordinances
typically require the installation of specific, cost-effective
weatherization measures, in residential buildings built prior to the
1978 building standards . Compliance with these ordinances is
usually required at the time of resale of the property.
Retrofit ordinances have to be evaluated with respect to their
possible effect on the housing market . Although retrofitting may
add to the price of housing, it could actually improve the ability
of a buyer to qualify for a loan . This is because weatherized
houses have lower utility bills, which is a consideration in the
debt-income ratio used in decisions to grant loans . In a 1981
survey of prospective homebuyers in the San Diego area, it was found
that a wide majority of the respondents (76% ) would be willing to
pay up to an additional $1 ,500 for upgraded insulation.
The fact that 40 percent of Huntington Beach ' s housing is rental
property underlines the importance of a retrofit ordinance for the
City. Owners of rental property have little incentive to
voluntarily weatherize rental units . Renters , in turn, may shy away
from energy saving investments in their homes since they may not
occupy the property long enough to recover the costs involved .
Renters are also legally prevented from improving their homes
without permission of the owner.
5 . 3 Active Solar Energy Conservation
Another means of conserving residential energy is the active solar
energy system. Active solar systems, in contrast to passive solar
design, involve collecting the sun 's energy at one place (usually
rooftop collectors ) and transferring it mechanically (using pumps or
fans) to a separate storage area (See Figure 5-2 ) . In Southern
California, active systems are generally too expensive for space
heating but are particularly well suited to heating hot water for
domestic, pool , and commercial use.
5 .3 . 1 State and Federal Tax Credits
The economics of solar hot water heating are closely tied to state
and federal income tax credits . Currently, there are no state tax
credits available for solar heating of spas and pools . A solar tax
credit of 50% is granted for the installation of solar systems in
residential dwellings . There is $3 ,000 limit on the tax credit per
solar system. Federal tax credits are granted for solar space and
hot water heating but not for pool heating. Home owners as well as
members receive a 40 percent tax credit for the first $10 ,000 spent
( 0003D) -56-
for a solar system granted the unit is built before 1977 . Landlords
are eligible for a business energy credit of 15 percent for
installation of active solar systems in rental units regardless of
when they are constructed.
The cost-benefit-analysis for solar systems should also include
indirect economic benefits such as reduced imports of nonrenewable
fuels , increased energy self-sufficiency, reduced environmental
pollution, and stimulation of local employment .
5 . 3 . 2 Promoting Solar Development
The City could adopt ordinances that mandate solar systems under
certain circumstances . More than 20 cities and counties in
California have enacted ordinances requiring that solar be used at
least as part of the heating system for new swimming pools and
spas . Many communities have also adopted ordinances requiring solar
domestic hot water heating.
A more flexible approach consists of mandating solar systems through
the design review process . In making solar systems a condition for
approval of subdivision maps, local ,government can ensure that solar
is incorporated into larger housing developments, which, in
communities like Huntington Beach, comprise the majority of new
residential construction . In comparison to solar ordinances, this
approach would be simpler and less costly to administer, although it
would require more involvement by the City ' s planning staff.
An additional approach to promoting solar development, one that can
serve as either an alternative or as a complement to mandatory
provisions, is the Municipal Solar Utility (MSU) concept . An MSU is
a local organization that provides residents with financial
resources and/or services to facilitate the adoption of solar
systems in the community. At least five cities in California
currently have MSU's . An MSU can take one of three basic forms :
(1) The direct service MSU offers a range of products and services
to meet consumer needs , including the sale or lease of solar
equipment , installation, financing and maintenance; ( 2 ) The broker
MSU matches the needs of residents with suppliers , offering low
interest loans, lease or rental options, technical assistance,
system maintenance, insurance, and linking customers with private
solar firms that sell and install solar systems; and (3 ) The
facilitator MSU helps customers define their needs by offering
consumer information, technical assistance for "do-it-youselfers" ,
Post-installation inspection and complaint mediation .
5 .4 Land Use Controls
The City can take the initiative in guiding local development and
land use in a way that reduces energy use requirements substantially
over the long run. This discussion covers three areas in which the
City can exercise its power to ensure that land is developed in an
energy efficient manner : ( 1 ) solar access; (2 ) residential design
standards; and (3 ) general land use guidelines.
(0003D) -57-
5 .4 . 1 Solar Access
All solar energy systems require direct access to sunlight in order
to operate . Buildings and vegetation may shade solar collectors and
can prevent the system from operating adequately. The lack of
guaranteed direct access to sunlight, or "solar access" is one of
the major barriers to more wide-spread use of solar heating.
In 1978, the California State Legislature passed the Solar Rights
Act and the Solar Shade Control Act which provide a firm basis for
protecting solar access , but the burden of responsibility for doing
so is placed on logal governments . At least 74 communities in
California have already taken steps to ensure solar access .
The City has various alternatives for ensuring solar access within
its jurisdiction. More specifically, the City may give careful
consideration to implementing some set of the following actions :
a . Zoning:
i . Review current zoning regulations to identify barriers
to solar access : These should be modified provided
such revisions do not clearly conflict with other
community goals.
ii . Revise current zoning regulations to more specifically
protect solar access, through either prescriptive or
performance standards .
iii . Consider the use of flexible or negotiated zoning
techniques to provide developers with additional
incentives for providing solar access.
b. Subdivision Regulations :
i . Revise subdivision regulations , in accordance with the
California Solar R.ights Act, to address solar access
concerns through the siting and orientation of streets,
lots and buildings.
ii . Require the dedication of solar easements in new
residential developments as is allowed under the Solar
Rights Act .
C . Regulating Trees and Landscape:
i . Actively enforce the California Solar Shade Control
Act , as a means of protecting solar access from shading
vegetation.
ii . Review and revise current municipal tree policies, so
that selected tree species and siting guidelines
minimize both existing and potential shading of solar
systems.
(0003D ) -58-
d. EIRs and Site Plan Reviews :
i . Revise local EIR and site plan review guidelines to
include specific provisions for addressing the issue of
solar access.
e . Covenants and Easements:
i . Review CC&Rs in local developments to remove
unnecessary restrictions to the use of solar designs
and devices, to be in compliance with the Solar Rights
Act . C
ii . Encourage local developers to utilize CC&Rs to
specifically protect solar access in new developments .
In developing a local solar access policy for Huntington Beach, the
City should take full advantage of a technical assistance program
provided by the State 's SolarCal Local Government Commission, which
is intended to facilitate the process of formulating such policies .
5 . 4 . 2 Residential Design Standards
A variety of residential design features, including careful site
orientation, passive solar architecture, and use of vegetation for
shading can significantly reduce the amount of energy consumed
within the City over the next several decades . In 1980, the City
adopted a Land Use Amendment (Amendment No. 80-1 ) to the General
Plan that reflects Huntington Beach' s general policy commitment to
energy efficient residential design . The Amendment specifies a
policy to promote design in development that will accommodate energy
conservation features . This amendment provides the basis for
developing specific guidelines and regulations .
Two alternative approaches may be considered by the City in
implementing energy efficient residential development . One approach
involves offering incentives to developers (e.g. , zoning variances ,
priority processing) who voluntarily incorporate energy efficiency
into their projects. In using this approach, criteria must be
established that specify what design features qualify for such
incentives . A second approach entails adopting development
standards that would specify to what extend and/or in what ways
energy conservation features must be incorporated into residential
projects .
The environmental impact review processs established under the
California Environmental Quality Act (CEQA) offers planners an
excellent tool for ensuring that energy conservation is incorporated
into all new development . Under Appendix F of this Act, energy use
implications must be considered in the drafting of Environmental
Impact Reports . The City could direct further attention to the
energy implications of development by requiring developers to
submit , as part of their plans, a "statement of energy efficiency" ,
in which they must specify the measures taken to minimize energy use
in their proposed development .
(0003D) -59-
The City could facilitate the incorporation of energy concerns into
the development review process by developing a comprehensive list of
energy conservation criteria that could be used in evaluating the
energy conserving -potential of submitted plans . The Solar Rights
Act specifically grants cities the power to disallow subdivision
maps that do not provide for passive heating and cooling
opportunities . This power can be combined with other established
municipal land use controls to ensure that energy conservation is
adequately incorporated- into future development .
5 .4 .3 Land Use Conservation Guidelines
Because 42 percent of total energy consumption is used for local
travel , considerable conservation can be achieved by reducing local
travel . One way to accomplish this is by encouraging greater land
use integration. The principle of integrating land uses leads to
neighborhoods that encompass a mix of residential and
service-related uses (e.g . , convenience grocery stores, low
intensity office and commercial space, recreation facilities) . Land
use integration has been realized in Huntington Beach 's new Downtown
Specific Plan that provides for the combination of residential with
commercial and office uses . The City may review its zoning
ordinances and relax them whenever they prohibit the integration of
land uses . Planned Residential Development provisions in zoning
ordinances permit flexibility and, therefore, provide an excellent
opportunity under existing regulations for energy efficient land use .
Short distance travel within residential neighborhoods may also be
reduced by facilitating bicycling and walking. Huntington Beach is
well suited to bicycle travel , both topographically (flat terrain)
and climatically (year-round warm weather with a short rainy
season) . The City has already established a system of bike paths
which receive frequent use, particularly near the beach areas . The
safety and directness of bicycle paths should be an important
consideration in the review of new housing developments. Similarly,
pedestrian paths should be as short and direct as possible,
providing short-cuts through particularly long blocks and major
development sites .
Street landscaping can be effectively uses to provide shade and rain
protection for bicycle and pedestrian paths . For the coastal region
in which Huntington Beach is located, the best tree species are
those that are short and broad in size, deciduous and
smog-tolerant . One relevant landscaping policy would be to
encourage the use of drought-resistant vegetation, which requires
signficantly less water and, thereby, conserves both a precious ,
diminishing resource and the energy needed to supply it .
(0003D) -60-
6
6 Present Housing Programs
6 .0 PRESENT HOUSING PROGRAMS
The City takes an active role in providing housing assistance
through its Housing and Community Development programs. At present,
840 households receive or have received housing assistance . Another
512 households will be assisted by projects that are now underway,
bringing the total number of households assisted to 1 ,352 (see Table
6-1 ) . The City 's present housing programs are described in the
following sections and summarized in Section 6 .5 .
6 . 1 New Construction
6 .1 .1 Talbert-Beach Senior Housing
The City will make available City-owned property within the
Talbert-Beach Redevelopment Project Area for the provision of 164
apartment units for low income seniors . In addition, property
owners of two adjacent parcels have expressed interest in devoting a
portion of their property to similar housing for senior citizens .
The City, through its redevelopment agency, will provide assistance
to these property owners in the provision of 96 additional units for
seniors . The City will use previously budgeted CDBG funds to
construct street access and other infrastructure improvements
necessary to implement this project . It is anticipated this project
will be under construction by 1985 . To facilitate construction of
the project , the City will be providing tax exempt mortgage revenue
financing which will offer a below market interest rate construction
loan and long term mortgage for the project.
(0003D) -61-
TABLE 6-1
CURRENT ASSISTED HOUSING
Program Household Type
Elderly Family Mixed Total
Scheduled New Construction 260 188 448
Section 8 Low Income Rental
Assistance (New Construction) 185 105 290
Section 8 Existing 144 367 511
Completed Rehabilitation 39 39
Scheduled Rehabilitation 64 64
TOTAL 589 660 103 1 ,352
HOUSING MET BY CURRENT CITY PROGRAMS
Household SCAG Assisted by Remaining
Type Estimated Need Present Programs Need
Elderly 11218 589 48 .0 629 52 .0
All Families 8 ,224 660 8 .0 7,564 92 .0
Large 1 ,029 155 15 .0 874 85 .0
Small 7, 195 317 4 .0 61878 96 .0
TOTAL 9,442 1 ,249 13 . 0% 8,193 87%
* Percentage of SCAG Estimated Need
Source : SCAG Regional Housing Allocation Model; Housing assistance
plan and Orange County Housing Authority.
Revised 1984
HUNTINGTON BEACH C4LIFORNIA
PLANNING DIVISION
-62-
6 . 1 .2 Warner Condominiums
The construction of a 102 unit condominium project has been approved
on property located north of Warner Avenue, between Lynn and Sims
Streets.. This project will set aside all units for low and
moderate- income households; 25 percent of the units shall be set
aside for low income •households and the remaining 75 percent for
moderate income households . The completion date for this project
has not been set .
6 .1 .3 Oakview Redevelopment
The City is working with owners of rental properties to encourage
the rehabilitation of 16 fourplexes in the Oakview Redevelopment
Project Area. These owners will have the opportunity to construct
one additional unit on each fourplex property. Owners will be
required to construct new enclosed garages as part of this program,
and a street will be vacated for the provision of additional open
space -and recreation area for the project 's tenants .
6 .1 .4 Tax Exempt Mortgage Program
Huntington Breakers - The City maintains an ongoing program to
provide tax exemp mortgage financing for new multi-family housing .
The City sells securities and bonds to provide financing for new
multi-family housing . Purchasers of these bonds receive an interest
rate that is below the current mortgage market; however, the income
from the bonds is tax-exempt which increases the effective net yield
to the bond holder . One project which will be financed in this way
is the Huntington Breakers, which will contain 342 units . The
Breakers has received all its entitlement approvals from the City
and tax exempt financing for this project was closed on March 10,
1983. From this 342 unit project, 25 percent or 86 units will be
allocated as affordable. In addition to the Huntington Breakers ,
the City is currently working with several developers for the
provision of additional affordable housing for both seniors and
small families . It is anticipated that construction from this
planned, tax-exempt financing will total approximately $20 million .
6 . 2 Assistance to Existing Units
6 . 2. 1 Section 8 Assistance to Existing Units
HUD ' s Section 8 program provides rental assistance to households
occupying existing units . Under the Existing Housing Program,
assistance is provided directly to families through a public housing
agency which makes payments to owners of rental units that qualify
for the program. The City contracts with the Orange County Housing
Authority to administer the Section 8 Rental Assistance
(0003D) -63-
Program, which has issued 2,272 rent certificates in the city to
date . Recipients locate their own housing subject to the landlord ' s
participation in the program' and the rent limits set by HUD. The
recipient pays 30 percent of his or her household income toward the
rent and the program pays the remainder. Section 8 subsidies have
limitations on the amount of rent the certificate holder can pay
for housing; since rental housing is often priced above these
limits, acceptance in the program does not guarantee that housing
will be obtained. As of February 1, 1984, about 511 of the
certificates issued were in use in the city.
If recipients of Section 8 rental housing assistance certificates do
not locate a housing unit that meets the program requirements within
60 to 120 days, their certificate becomes inactive. ' There are 1 ,009
inactive certificates for the city to date, indicating that
households are often unable to locate suitable/ affordable housing
even when assistance is available to them.
6 . 2 . 2 Section 8 Low Income Rental Assistance - New Construction
Funds
Under this program, owners or developers of projects are guaranteed
long-term housing assistance payments to make up the difference
between a unit ' s "fair market rent" (established by HUD) and the
tenant ' s contribution toward the rent, which must -be at least 15
percent, but not more than 30 percent of the tenant 's income. The
projects using Section 8 subsidy are:
Wycliffe Gardens - The City contributed $56 ,000 of CDBG funds to
subsidize land costs for the Wycliffe project in 1980 . This project
is a 14-story 185 unit apartment complex for senior citizens .
Individual units rent for approximately $500 .00 per month and are
all eligible for federal subsidy.
Two other projects utilize Section 8 new construction subsidies . W
& B Building, Incorporated constructed Surfside Villas , which
contains 75 assisted rental units and Ayres Construction,
Incorporated constructed Las Brisas, consisting of 30 assisted
rental units. Both of these projects were required by the
California Coastal Commission as a condition of approval for larger
market rate condominium developments by the same builders . Since
their construction, however, the Coastal Commission has lost its
authority to condition new housing development in the coastal zone
to provide affordable housing . New legislation now requires local
governments to be responsible for overseeing the provision of
affordable housing when market rate projects are approved in the
coastal zone.
6 . 2 . 3 Neighborhood Preservation/Rehabilitation Loans
The City has allocated $528,000 in CDBG funds for the 1983-84 fiscal
year to provide low interest rehabilitation loans to owners of
residential properties . Under this program, work has been completed
on 39 residential properties and 64 other requests are currently
being processed.
( 0003D) -64-
6. 2 .4 Community & Neighborhood Enhancement
The Community and Neighborhood Enhancement Program is a
comprehensive program designed to promote and assist in the
upgrading of selected older residential neighborhoods within the
City. This program is designed to meet individual needs , to be
responsive to the social and economic circumstance which exists
within each neighborhood, to have strong resident and property owner
support and backing, and to be limited to a few priority areas so
that the ,full benefit of a concentrated effort might be realized by
generating substantial physical and visual improvement within these
areas . The areas within the Neighborhood Enhancement Program
include the Oakview Neighborhood, Washington Street Neighborhood,
Commodore Circle Neighborhood, South Shores , Liberty, Oldtown and
Townlot Neighborhoods . There is a continuing effort to provide
housing rehabilitation assistance to promote the renovation of
existing units within these neighborhoods . Over 40 property owenrs
have participated in the program to upgrade their properties within
these neighborhoods . During this past year, new projects and
programs have been established to carry out the community and
neighborhood enhancement effort . The new projects and programs
include the rehabilitation of 64 units in the Koledo Lane Project;
improving the physical appearance of the Washington Street
Neighborhood; and providing counseling services to assist new
immigrant residents in the Commodore Circle Neighborhood in learning
traditional modern domestic standards and practices .
6 .2 .5 Other Assisted Housing
Housing assistance is also provided to a number of households in
Huntington Beach through HUD's Section 235 (Homeownership Assistance
for Low and Moderate Income Families) and Section 236 (Rental and
Cooperative Housing Assistance for Low Income Families) programs .
The 235 program provides mortgage insurance to purchasers of single
family residences whose adjusted gross income is less than 95
percent of the area median income. After a 6 percent down payment,
purchasers are required to spend at least 20 percent of their
adjusted income toward monthly mortgage, insurance, and tax
payments . This program also provides for subsidizing the mortgage
interest rate to as low as 5 percent. The 235 program has been
suspended and is currently unavailable. A total of 751 condominiums
were sold under the 235 program in 1964 . It is not known how many
original owners still occupy the units purchased with Section 235
assistance.
Section 236 provides payments to mortgage lenders for multi-family
projects to reduce mortgage interest rates to as low as 1 percent in
order to make inexpensive rental or cooperative units available to
low income households . Rents are limited to 25 percent of tenants '
adjusted income. HUD pays additional subsidies to cover the
difference between rents collected and the actual operating costs of
the project . The 236 program has been suspended and is cu.rrently
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unavailable; however, two apartment complexes of 198 and 40 units
were previously constructed utilizing Section 236 assistance .
Portions of these projects are occupied at subsidized rents ,
although the exact number of assisted households is not known .
6 . 3 Removal of Governmental Constraints
6 .3 . 1 Fast Track Processing
The City expedites processing for any project with an affordable
component which requires approval by the City' s Planning Commission
or Council . This program is helpful in reducing holding costs while
processing the approvals necessary for zone changes, density
bonuses , plan check and building permit procedures, and, therefore,
results in lower construction costs and more affordable housing .
6 . 3 . 2 Senior Residential Suffix Zoning
The Senior Citizen Residential suffix was adopted to establish
standards for residential developments designed to house senior
citizens . By adopting these standards , the City recognizes that
housing needs for senior citizens differ in some respects from the
needs of non-seniors . When the suffix is applied to a property,
certain development standards will be reduced; specifically, those
related to minimum floor area, site coverage, building separation ,
building bulk , parking and open space. These reduced standards will
enable senior citizen projects to be built and sold/rented at a more
affordable cost .
6 .3 .3 Second Unit Ordinance
The City of Huntington Beach has amended its ordinance code by
adding a new subsection pertaining to second units in single family
residences . A second unit may be added to an existing single family
residence subject to standards within the ordinance. This ordinance
can provide a cost effective means of serving additional development
through the use of existing infrastructure and should provide
relatively affordable housing for low and moderate income small
households within existing under-utilized structures . Second units
will have the additional benefit of allowong many older persons to
remain in their homes by providing additional income and security.
6 . 3 .4 Mobilehome Overlay Zone and Conversion Ordinance
The Mobilehome Overlay Zone and Conversion Ordinance contains
requirements for applying the mobilehome park overlay zone and
provides minimum standards for an acceptable mobilehome relocation
assistance plan if a mobilehome park is converted to other uses .
Many senior citizens and low income households presently reside in
the City' s many mobilehome parks. The goal of the mobilehome
relocation assistance plan is to provide alternative housing
opportunities for mobilehome owners who may be displaced as a result
of the conversion of mobilehome parks to other uses because of
development activities within the community.
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6 .4 Orange County Fair Housing Council
Huntington Beach is a member of the Orange County Fair Housing
Council and will contribute $20,000 in Community Development Block
Grant funds for its support this year. The basic programs of the
Fair Housing Council include 1 ) housing discrimination response, 2)
landlord-tenant counseling , 3) low income housing advocacy, 4 )
publication of the semi-yearly Forum newsletter, and 5 ) community
awareness and education. In the 7irst two quarters of 1983, 1 , 165
individuals residing in Huntington Beach were assisted by the Fair
Housing Council .
6 . 5 Needs Addressed by Present Programs
SCAG estimates the number of elderly and handicapped households
currently needing assistance to be 1 ,218. When completed, the
Talbert-Beach Senior Housing Project will house 260 elderly
households . There are 144 elderly households currently being
assisted with Section 8 Existing subsidies and 185 elderly
households receiving Section 8 Low Income Rental Assistance (New
Construction) ; by 1985 a projected total of 589 elderly households
will be assisted, about 48 percent of the estimated 1985 need.
Section 8 Existing subsidies are also assisting 367 families . ( The
actual number of certificates issued in the city, and their
distribution to elderly and family applicants is determined by HUD
based on the City's Housing Assistance Plan. ) In addition, Section
8 Low Income Rental Assistance (New Construction) presently assists
105 families and new construction will provide an additional 188
units to be completed in 1985. This will provide a total of 660
family units or 8 percent of present need for all families . Of the
367 families receiving Section 8 assistance, 155 are large families
( 3 or more bedrooms) and 212 are small families (2 or less
bedrooms) . Current family need is estimated by SCAG at 1 ,029 for
large families and 7, 195 for small families . By 1985 present
programs will have met 4 percent of the small family need and 15
percent of the large family need. Families, especially small
families, appear to have the greatest need for housing assistance at
this time. Table 6-1 indicates the number of units currently being
assisted and the percentage these units constitute of the City' s
overall need.
6 . 6 Numerical Housing Goals
The SCAG-estimated future income housing need for low income
households in Huntington Beach will be 4, 292 by July of 1989 .
Current programs should provide 448 units by 1985--260 for the
elderly and 188 for families, plus an additional 103 CDBG
rehabilitation loans for a total of 551 units . There will still be
a need for an additional 3,741 of low income housing units or 748
units per year by 1988.
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SCAG estimated the future housing unit needs for moderate incomes to
be 2 ,610 by 1989 . The City should provide 522 units of moderate
income housing per year until 1989 . In addition, 33 units per year
should be rehabilitated, and conserved , or a total of 165 units by
1989 .
6 .7 Evaluation of Housing Opportunities Under the 1979 Housing
Element
During the five year period from 1979, when the City' s last Housing
Element was adopted, until 1984, SCAG's estimate of existing housing
need in Huntington Beach increased by 1,857 units , from 7 ,585 to
9 ,442 units . A total of 841 units have been developed or are in the
process of development under the policies of the 1979 Housing
Element . In addition, 511 households now receive rental subsidies
under Section 8 . Altogether, 1 ,352 households have been or will be
assisted through City programs . Although this number represents
only 14 percent of the number of households needing assistance, it
does indicate that the City is making a good faith effort to fulfill
its commitment to its stated housing goals .
The need for affordable housing is now so great that local
government alone cannot fulfill that need. A healthy housing market
which produces the type of housing most in demand is the real hope
for adequate housing for all economic segments of the community.
The City can best facilitate this supply and demand process by
recognizing the changing nature of the housing market and taking
steps to facilitate private sector production of needed housing .
This requires a slow process of educating the community and changing
what are perceived as acceptable norms for housing in order to
accommodate smaller, more intense types of projects which can meet
the future needs of Huntington Beach residents . Shifts in community
acceptance are always slow and tend to lag behind market demand .
However , within the City such trends are already at work and can be
seen in the number of recent approvals of market rate units which
are small compared to the norms of the seventies, and configured as
stacked flats to better utilize expensive infill land. These
projects usually contain a high level of amenities in the common
areas in order to provide a desirable residential environment . This
type of product can be marketed at prices which are affordable to
moderate income households, and in some instances, to low income
households . They are proving to be extremely popular .
In recognition of these trends in the housing market, the City has
acted upon policies in the Housing Element which will reinforce the
natural market adjustment. Density bonuses are being encouraged in
appropriate locations . The Senior Residential Suffix zoning was
developed to facilitate senior housing. The multi-family zoning
ordinances , under which both condominium and rental units are
developed, are being revised. This will encourage small lot
condominium projects which can utilize existing infill sites which
are not attractive for development under present zoning
regulations . The City's redevelopment program will place the City
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I
in the position of a direct provider of affordable housing.
Redevelopment law requires that 20 percent of all tax increment
funds be devoted to affordable housing. As redevelopment
progresses, this will result in many new affordable units within the
City.
Over the past five years , the City has tested its Housing Element
policies and found that some work better than others in the local
context . Accordingly, this revised Housing Element has eliminated
the unworkable policies, emphasized the useful ones and attempted to
devise new policies which will further reinforce and encourage
market production . In light of drastically reduced federal and
state support of housing subsidy programs, this seems to be the only
prudent, long-term approach to providing housing for all economic
groups .
I
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7 dousing In The Coastal Zone
7.0 HOUSING IN THE COASTAL ZONE
7 .1 BACKGROUND
Housing in the coastal zone of Huntington Beach includes some of the
newest and most expensive homes in the City as well as areas of very
old, deteriorated and substandard housing. In many areas , small
summer homes, a legacy of the City' s early heyday as a beach resort ,
adjoin modern apartment units . Similarly, the coastal population
ranges from affluent families to young, single apartment dwellers
preferring a beach orientation, to senior citizens on fixed incomes
in older dwellings or mobile homes . Some neighborhoods are very
homogenous; others have several different co-existing uses .
According to the 1980 census data, there are 7,342 dwelling units in
the coastal zone of Huntington Beach. This represents 11 . 5 percent
of the total housing stock in the City. Of these, 5 ,171 are single
family homes or condominiums. The remainder are apartments or
mobile homes.
There are approximately 16, 100 persons residing in the coastal zone,
an average of 2 .2 per household . This is below the City-wide
average of 2 .8 persons per household .
Approximately 1 ,300 persons age 65 and over live in the coastal
zone, representing 8 percent of the total coastal population. Over
50 percent of the population of 65 and older is located in two
census tracts containing large mobile home parks. Another 25
percent of the total senior population resides in the Huntington
Harbour area . These two locations represent the extremes in housing
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a
cost - from relatively low cost mobile home coaches to very
expensive water-oriented locations. Seniors as a percentage of the
total census tract population were very high in the tracts
containing the mobile home parks - 21 and 29 percent respectively,
but seniors comprised only 4 .4 percent of the total population of
Huntington Harbour . By comparison, seniors accounted for 5 .9
percent of the total City population.
Within the coastal zone, 65 percent of the units were
owner-occupied, while 24 percent were rented . The remaining 11
percent are assumed to be mobile home coaches, which are generally
owned by the occupant, but situated on a leased space in a mobile
home park . The average rents for a housing unit within the coastal
zone was $412 in 1980. This does not include rents on mobile home
spaces.
Although mobile homes in the coastal zone represent only 11 percent
of the total housing in City, they comprise almost a third of the
total mobile homes in the City. Coastal mobile home parks are
concentrated between Lake and Newland streets north of Pacific Coast
Highway . This area has the highest proportion of elderly residents
in the City and a lower than average median income. The monthly
median mortgage payment is also low, indicating that mobile homes
are a significant source of low and moderate income housing .
The incidence of overcrowded housing in the coastal zone was very
small in 1980, amounting to only 116 cases . Overcrowding is defined
as housing which has more occupants than rooms, (e.g. more than 1 . 01
occupant per room) .
Twenty percent of all coastal zone households were composed of just
one person . This is quite a high percentage and helps to account
for the much smaller household size in the coastal zone than in the
City as a whole.
0
In the older areas of the City' s coastal zone many units have
problems of age, deterioration and substandard conditions . The
Community Analysis Report conducted by the City 's Department of
Housing and Community Development in June, 1977, identified 1 ,830
substandard units in the City by housing type and degree of
deterioration . Of these, 1 ,260 units were concentrated in the
Downtown and Oldtown areas, both of which lie partly within the
coastal zone.
Parts of these areas and the old downtown of the City were recently
included within a redevelopment project adopted by the City' s
Redevelopment Agency. Through public investment in redevelopment,
the City hopes to join with the private sector in rehabilitating and
upgrading the downtown, which will , in turn, encourage reinvestment
in the surrounding residential neighborhoods.
( 0003D) -72-
7. 2 COASTAL ZONE ACTIVITY
Government Code Section 65588 (d) requires the City to include in its.
housing element : 1 ) a review of the number of housing units
approved for construction within the coastal zone after January 1 ,
1982, 2 ) the number of housing units for persons and families of low
or moderate income required to be provided in new housing
developments either within the coastal zone or within three miles of
the coastal zone, 3 ) the number of existing residential dwelling
units occupied by persons and families of low or moderate income
that have been authorized to be demolished or converted since
January 1, 1982 in the coastal zone, and 4 ) the number of
residential dwelling units for persons and families of low or
moderate income that hve been required for replacement of units
authorized to be demolished or converted, giving the location of the
replacement units. This section will address these requirements .
Since January 1 , 1982, 5 dwelling units have been authorized to be
demolished within the City's coastal zone. No units have been
authorized to be converted . The five dwelling units authorized to
be demolished were all single units and, therefore, exempt from
replacement requirements under 65590 (b) (1 ) of the Government Code .
Since no units requiring replacement have been authorized for
demolition or conversion, no replacement units have been required .
Since January 1 , 1982, the following units have been authorized for
construction in the coastal zone:
1 . 53 single family homes on already existing lots ,
2 . 76 single family homes in a new subdivision,
3 . One apartment unit;
4 . 77 condominium and patio homes in a single project .
During this same period of time, 197 units of affordable housing
have been approved for construction within three miles of the
coastal zone . In addition, 164 units of affordable senior citizen
housing have been approved, bringing the total affordable units
approved since January 1 , 1982 to 361 .
It should be pointed out that there have been a fairly large number
of market rate units approved for construction within three miles of
the coastal zone which are selling, or will sell when completed, for
prices that fall within the affordable range . These units are not
built under development agreements, however, and can be sold to or
occupied by persons of any income level . The fact that such units
are being developed and sold without City participation indicates
that market forces will encourage the production of affordable
housing because that is where the demand is .
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8 Goals, Policies, And Programs
i
8 .0 GOALS, POLICIES, AND PROGRAMS
The City of Huntington Beach has adopted three goals for its housing
program which are consistent with. State and Regional housing
policies . These goals are:
1 . The attainment of decent housing within a satisfying living
environment for households of all socioeconomic, racial , and
ethnic groups in Huntington Beach.
2 . The provision of a variety of housing opportunities by type,
tenure, and cost for households of all sizes throughout the
city.
3 . The development of a balanced residential environment with
access to employment opportunities , community facilities , and
adequate services .
In order to progress toward the attainment of these goals, the City
has committed itself to specific policies and programs . The
policies are organized around five issue areas which are identified
by the California Department of Housing and Community Development as
important priorities in addressing local housing problems . This
section presents a discussion of the problems inherent in each of
the issue areas , followed by policies adopted by the City to resolve
these problems . The programs intended to effect their solution then
are discussed, including anticipated impacts , responsible agencies,
financing, and the time frame for completion of each program.
( 0003D) -75-
8 . 1 ACCESSIBILITY
Providing housing opportunities for all households regardless of
race, color , religion, sex , family size, marital status, national
origin, ancestry, age or physical disability is an essential element
of a sound housing program. In order to assure non-discrimination
in housing, the City contracts with the Orange County Fair Housing
Council which investigates complaints of discrimination because of
race, ethnicity, marital status , or sex . The Fair Housing Council
also handler problems with evictions, rent increases , substandard
housing conditions , and disputes regarding deposit returns , as well
as arbitrating landlord-tenant conflicts .
One problem needing attention is that of handicapped and elderly
persons whose access to decent housing may be prevented by
architectural barriers. Policies and actions addressing these
special needs have been included under accessibility because it is
felt that the lack of assistance to these groups may constitute a
subtle, if unintended, form of housing discrimination.
8 . 1 . 1 Policies
In order to assure accessibilty to decent housing for all , the City
of Huntington Beach shall :
Promote fair housing practices throughout the city.
• Promote housing which meets the special needs of
handicapped and elderly persons.
Encourage the provision of adequate numbers of housing
units to meet the needs of families of all sizes .
8. 1 .2 Programs
8 . 1 .2 . 1 Action: Utilize the services of the Orange County Fair
Housing Council.
Anticipated Impact: All complaints of discriminatory
practices in housing within the city will receive
attention. In addition, OCFHC will provide counseling in
landlord-tenant disputes, special assistance for ethnic
minority and female-headed households (which includes escort
services to locate adequate housing) , bilingual housing
literature and video-tape presentations, day-care services,
and housing assistance counseling.
Responsible Agencies: Huntington Beach HCD
Financing : The City will contribute to the Orange County
Fair Housing Council . $20,000 in CDBG funds have been
approved for its support this year .
Schedule: Ongoing
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8 . 1 .2 .2 Action: The City will make available Redevelopment
Agency-owned property within the Talbert-Beach redevelopment
area for the construction of senior citizen housing.
Anticipated Impact : Aid in production of 164 units for
senior citizen housing.
Responsible Agencies: Huntington Beach HCD/Redevelopment
Agency
Financing: $4 .6 million Tax Exempt
Schedule: 1985 Financing $340,000 CDBG Loan
8 . 1 .2 .3 Action: Develop City standards to implement new state and
federal laws for access and adaptability for the physically
handicapped.
Anticipated Impact : More locational choice for the
physically handicapped due to an increase in the supply of
suitable rental units .
Responsible Agencies: Huntington Beach HCD and Department
of Development Services .
Financing: Department Budgets
Schedule: 1984-1985
8 . 1 .2 .4 Action: Maintain a directory of accessible housing for
handicapped persons, and provide referral services .
Anticipated Impact : Assistance to handicapped persons in
locating housing.
Responsible Agencies: Huntington Beach HCD and the Dayle
MacIntosh Center
Financing: No cost to the City
Schedule • Ongoing
8 . 1 .2 . 5 Action: Provide grants to owners of rental housing for
modifications necessary to make units accessible to and
suitable for the physically disabled.
Anticipated Impact : The provision of an increased number of
rental units suitable for physically disabled persons .
Responsibile Agencies : Huntington Beach HCD and the Dayle
MacIntosh Center
Financing: $1500/unit grant from CDBG funds
Schedule• Ongoing
(0003D ) -77-
8 . 1 .2 . 6 Action: As part of the ongoing rehabilitation program, fund
rehabilitation loans which include improvements to make
housing accessible to handicapped persons within designated
neighborhoods.
Anticipated Impact : An increased amount of locational
choice for the physically disabled.
Responsible Agencies : Huntington Beach HCD
Financing: CDBG funds (see Section 8 . 4 . 2 . 3 )
Schedule• Ongoing
8 .2 ADEQUATE PROVISION
Adequate provision for the housing needs of all economic segments of
the community is an issue of the highest priority in Huntington
Beach . For reasons previously discussed, it appears unlikely that
market forces alone will produce enough housing that is affordable
to low and moderate income households to meet expected needs . Since
decent housing for all is important to the welfare of the entire
city, it is particularly important to address this need through the
use of those public powers which impact housing .
8 . 2 . 1 Policies
To ensure adequate provision of housing for all economic segments of
the community, the City of Huntington Beach shall:
• Utilize developer agreements and density bonuses where
feasible to encourage the production of low and moderate
income housing.
Take advantage of existing infrastructure and public
improvements to provide additional affordable housing by
allowing second units in single family zoning districts .
• Encourage mixed-use projects containing residential and
non-residential uses which can take advantage of shared land
costs to reduce the costs of land for residential uses .
Promote adoption of development standards which reduce
housing costs .
Continue to expedite the permit process for residential
projects.
Undertake economically feasible programs to provide for
housing throughout the community to meet the needs of low
and moderate income households .
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• Provide the management and personnel resources necessary to
carry out identified housing programs and responsibilities .
• Continue and expand utilization of Federal and State housing
assistance programs.
• Encourage the participation and financial commitment of
private entities in attaining housing goals .
• Encourage the provision and continued availability of a
range of housing types throughout the community, with
variety in the number of rooms and level of amenities .
• Promote the availability of sufficient rental housing stock
to afford maximum choice of housing type for all economic
segments of the community.
• Encourage the retention of adequate numbers of mobile homes
and investigate areas for potential new mobile home zoning .
• Encourage the provision of alternative housing through
replacement housing and/or relocation for low or moderate
income households displaced by public or private
developments .
• Ensure that any adverse impacts are minimized when
increasing densities or relaxing standards in order to
provide for low and moderate income housing.
Continue to enforce the mobile home conversion ordinance.
8 . 2 .2 Programs
8 . 2 . 2 . 1 Action: Continue to provide tax-exempt single family
mortgage revenue bonds to provide below market rate
financing for moderate income first-time buyers .
Anticipated Impact : Make a greater share of housing stock
available to first-time buyers .
Responsible Agencies: HCD
Financing : Huntington Beach sale of mortgage revenue bonds
Schedule: Ongoing
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8. 2 . 2 . 2 Action: Consider the feasibility of permiting a waiver or
reduction of development fees for projects participating in
an affordable housing program.
Anticipated Impact : If feasible, such an amendment could be
expected to decrease the cost of housing .
Responsible Agencies : Department of Development Services
Financing: Department budget
Schedule• 1985
8 . 2 . 2 . 3 Action:. Provide consultation and technical assistance to
aid private developers in expanding housing opportunities .
Xntici ated impact : Increased housing choice and more
attordable housing.
Responsible Agencies: Department of Development Services
and Huntington Beach HCD
Financing: Department administrative budgets
Schedule• Ongoing
8 . 2 . 2 .4 Action: Initiate anaoutreach campaign to solicit
participation of private developers in affordable housing
programs; maintain a roster of interested firms .
Anticipated Impact : The production of affordable housing .
Responsible Agencies : Huntington Beach HCD
Financing : HCD Administrative Budget
Schedule: Ongoing
8 . 2 . 2 .5 Action: Continue to contract with the Orange County Housing
Authority to administer the Section 8 Housing Assistance
Program and any successor programs .
Anticipated Impact: Maintenance of the current level of
assisted housing. participation in the City .
Responsible Agencies : Huntington Beach HCD and the Orange
County Housing Authority.
Financing: HCD Administrative funds/OCHA
Schedule• Ongoing
(0003D ) -80-
8 .2 . 2 . 6 Action: Contract with the Orange County Housing Authority
to screen and verify incomes of potential participants in
Iousing programs .
Anticipated Impact: Ensure that recipients of affordable
housing are qualified for -such housing.
Responsible Agencies: Huntington Beach HCD/OCHA
Financing: HCD Budget
Schedule: Ongoing
8 . 2 . 2 . 7 Action: Review development standards to determine which
ones can be relaxed in order to reduce housing cost; process
appropriate code revisions .
Anticipated Impact : Reduction in the cost of housing .
Responsible Agencies: Department of Development Services
Financing: Department Budget
Schedule• 1985
8 . 2 . 2 .8 Action: Continue to provide tax exempt mortgage financing
for new multi-family housing.
Anticipated Impact: The Huntington Breakers will contain
342 units . Of these 25 percent or 86 units will be
allocated as affordable and offered on first right basis to
Redevelopment Agency's relocation/replacement housing .
Responsible Agencies : HCD/Redevelopment Agency
Financing: $16 million tax exempt financing (closed in
March 1983 )
Schedule• 1984
8 . 2 . 2 .9 Action: Revise the multi-family zoning ordinances to reduce
required recreation space and common open space in smaller
projects .
Anticipated Impact: Reduction of required recreation
facilities and common open space in smaller projects will
make infill development on smaller parcels more feasible,
and reduce the cost of multi-family projects .
Responsible Agency: Department of Development Services
Financing: Department Budget
Schedule• 1985
( 0003D ) -81-
8 . 3 STANDARDS AND PLANS FOR ADEQUATE SITES
A key element in satisfying the housing needs of all segments of the
community is the provision of adequate sites for housing of all
types, sizes , and prices . This is an important function of both
zoning and General Plan land use designations . Since the city is
already developed to a large extent, provision for future housing
needs may require the rezoning of some areas where appropriate to
meet housing needs and where economically feasible in terms of City
facilities and services . An assessment of the adequacy of sites
must include the collective capacity of sites community-wide as well
as the suitability of individual sites for non-market rate housing.
8 . 3. 1 Policies
To assure the adequate provision of sites for housing, the City of
Huntington Beach shall :
• Utilize the following criteria for identifying and
evaluating potential sites for low and moderate cost
housing. Sites should be:
- located with convenient access to:
arterial highways and public transportation
schools, parks, and recreational facilities
shopping areas
employment opportunities
- adequately served by public facilities , services , and
utilities
- minimally impacted by seismic and flood hazards . Where
such hazards cannot be avoided, adequate mitigation
measures shall be incorporated into the design of all
proposed development .
- minimally impacted by noise and blighted conditions
- compatible with surrounding existing and planned land
uses
- located outside areas of predominantly lower income
concentrations
• Plan for residential land uses which accommodate
anticipated growth from new employment opportunities .
Locate residential uses in proximity to commercial and
industrial areas and transportation routes to provide
convenient access to employment centers .
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• Promote the rezoning of vacant or recyclable parcels of
land to higher densities where compatible with surrounding
land uses and available services in order to lower the cost
of housing.
• Utilize surplus park and/or school sites for residential
use where appropriate and consistent with the City' s
General Plan.
8 . 3 . 2 Programs
8 . 3 . 2 . 1 Action: Review the proposed comprehensive revision of
Ti-vision v'ision 9 of the City Municipal Code to ensure it reflects
Housing Element policies and programs while maintaining
adequate standards for development .
Anticipated Impact : Ensure consistency in carrying out the
housing program while maintaining quality development .
Responsible Agencies : Department of Development Services
Financing: Department budget
Schedule: 1985-1986
8 . 3 . 2 . 2 Action: Monitor changes in industrial and commercial land
uses 'to assess their impact on residential land use .
Anticipated Impact : This action is intended to reflect
changing con itions in the city in order to adequately
respond to current housing needs .
Responsible Agencies : Department of Development Services
Financing: Department budget
Schedule: Ongoing
8 . 3 . 2 . 3 Action: Investigate the feasibility of utilizing vacated
school and park sites and other publicly owned land for low
and moderate cost housing.
Anticipated Impact : Increase in the availability of sites
for low and moderate income housing, and provision of
incentives to private developers to produce affordable
housing .
Responsbile Agencies : Department of Development Services
and Department of Public Works
Financing: Department budgets
Schedule: Ongoing
(0003D) -83-
8. 3 . 2 .4 Action: Investigate General Plan land use and zoning
e�ignations to determine where increased densities can be
utilized to provide for rental units for households of
lower and moderate incomes .
Anticipated Impact : Increase in the number of suitable
sites for development of affordable housing .
Responsible Agencies : Department of Development Services
Financing : Department budget
Schedule: 1985-1986
8 . 4 PRESERVING HOUSING AND NEIGHBORHOODS
The State of California has made housing preservation and
conservation a high statewide priority. While most of the city ' s
housing stock is less than 20 years old and in good condition, a
recent Community and Neighborhood Enhancement Program identified
areas of deteriorated older units . Two neighborhoods in particular ,
the Downtown and the Oakview neighborhood, have been designated as
targets for rehabilitation under the Community Development Block
Grant Program. Investor-owners within the Oakview Area have
expressed enthusiastic support for this project and currently 64
units within the area are being rehabilitated.
8 .4 . 1 Policies
In order to preserve housing and neighborhoods, the City of
Huntington Beach shall : .
Encourage the maintenance and repair of existing
owner-occupied and rental housing to prevent deterioration
of housing in the city.
• Encourage the rehabilitation of substandard and
deteriorating housing where feasible.
• Where possible, take action to promote the removal and
replacement of those substandard units which cannot be
rehabilitated.
Provide and maintain an adequate level of community
facilities and municipal services in all community areas .
• Improve and upgrade community facilities and services where
necessary.
( 0003D ) -84-
8 .4 . 2 Programs
8 . 4 . 2 . 1 Action: Review al•l changes in planned land uses to
determine the cumulative impact on community facilities .
Anticipated Impact : The assurance of adequate levels of
community facilities and services to all areas of the city .
Responsible Agencies : Department of Development Services
and Department of Public Works
Financing: Department budgets
Schedule: Ongoing
8 .4 . 2 . 2 Action: Continue to make available low interest
rehabilitation loans for low-income owner-occupied housing .
Anticipated Impact : Rehabilitation of deteriorated housing
in the city and preservation of existing single family
housing stock . The program goal is 25 units per year with
a maximum loan of $15,000 per unit .
Responsible Agencies : Huntington Beach HCD
Financing : $950,000 CDBG original loan pool ; $200,000
annual addition.
Schedule: Ongoing
8 .4 . 2 . 3 Action: Enhance and preserve the multi-family housing
stock within the Oakview Nieghborhood.
Anticipated Impact : The rehabilitation of 64 units in the
Koledo Demonstration Program is underway and the program
will be expanded to the remainder of the area in the future
years.
Responsible Agencies : Huntington Beach HCD/Redevelopment
Agency
Financing: CDBG Rehabilitation Loan Pool; possible use of
Redevelopment Agency Funds
Schedule: Ongoing
8 . 4 . 2 . 4 Action: Within selected target areas , provide low interest
rehabilitation loans to investor-owners of multi-family
rental housing.
Anticipated Impact : Rehabilitation of deteriorating
multi-family housing and the preservation and enhancement
of rental housing stock occupied by low and moderate income
households . Goal of 35 units per year .
( 0003D) -85-
Responsible Agencies: Huntington Beach HCD
Financing: CDBG Loan Pool and CDBG Funds
Schedule: Ongoing
8 .4 . 2 .5 Action: Monitor housing conditions in neighborhoods
co sinco sin dered marginal or at risk for deteriorated conditions
in order to identify the need to expand existing
rehabilitation programs.
Anticipated Impact : The prevention of deterioration in
marginal neighborhoods .
Responsible Agencies: Huntington Beach HCD
Financing: CDBG funds
Schedule: Ongoing
8 .4 . 2 .6 Action: In concert with a private developer, develop and
imp'l—e—ment a comprehensive improvement plan for Commodore
Circle.
Anticipated Impact : Rehabilitation of 80 units and
initiation of occupancy and maintenance standards .
Responsible Agency: HCD
Financing: $200,000 in CDBG funds/Rdevelopment Agency Tax
Exempt Financing
Schedule: 1984-1985
8 . 4 . 2 . 7 Action: Prepare a City-wide Maintenance ordinance.
Anticipated Impact : Provide an enforcement tool to insure
uniform maintenance consistent with the standard prevalent
in the community.
Responsible Agency: HCD
Financing : Department Budget
Schedule: 1985
8 . 4 . 2 .8 Action: Continue to actively enforce land use ordinances .
Anticipated Impact : Improved maintenance throughout the
City.
Responsible Agency: Department of Development Services
Financing: Department Budget
Schedule: Ongoing
( 0003D ) -86-
. •
8 . 5 PRESERVING AFFORDABILITY
An important aspect of making housing available to all economic
segments of the community is ensuring that assisted housing remains
affordable to the income groups for which it was intended or which
presently occupy it . In the rental housing market , the priority of
preserving affordability may conflict with that of preserving
housing and neighborhoods , since rehabilitated units can command
higher rents . This conflict necessitates a delicate balance.
8 . 5. 1 Policies
In order to preserve affordability, the City of Huntington Beach
shall :
• Promote and, where possible, require the continued
affordability of all units produced with participation by
the City or its authorized agents including density bonuses
and tax exempt financing.
• Encourage the continued affordability of those units
utilizing public funds for rehabilitation.
• Regulate the conversion of existing apartment units to
condominiums to minimize the adverse impact of such
conversion on the supply of low and moderate income rental
housing, keeping in mind that condominium conversion may,
at time, provide affordable opportunities for home
ownership.
8 .5 . 2 Programs
8 .5 . 2 . 1 Action: Oversee the requirements for continued
a?Tor-- ability of low and moderate income units produced
under the housing program with tax exempt financing.
Anticipated Impact : The retention of affordable units
produced with the tax exempt financing program.
Responsible Agencies : HCD/Redevelopment Agency
Financing: Proceeds of tax exempt securities sales
Schedule: Ongoing
8 .5 . 2 . 2 Action: Prepare a condominium conversion ordinance .
Anticipated Impact: Regulate the conversion of rental
housing to ownership units in order to mitigate impacts on
affordable rental housing.
Responsible Agencies: Department of Development Services
and the Office of the City Attorney
( 0003D ) -87-
Financing: Department budgets
Schedule• 1984
8 . 5 . 2 . 3 Action: Continue to pursue production of affordable
hous ng, utilizing CDBG funds, Redevelopment Agency funds
and other available resources to meet the Redevelopment
Agency's ongoing relocation/replacement agency obligations .
Anticipated Impact : Increase the supply of affordable
housing.
Responsible Agencies : Department of Development Services
and Huntington Beach HCD/Redevelopment Agency
Financing: CDBG funds; Redevelopment Agency funds and
other resources as available.
Schedule: Ongoing
8 . 5 . 2 .4 Action: Create and maintain an inventory of sites
potentially suitable for affordable housing and refer these
to private developers .
Ancitipated Impact : This action will facilitate the
production of affordable housing .
Responsible Agencies: Huntington Beach HCD/Redevelopment .
Agency
Financing: CDBG funds/Tax Exempt Financing
Schedule : Ongoing
8 . 5 . 2 . 5 Action: Meet and consult with mobile home owners who are
potential displacees from mobilehome parks which intend to
convert to other uses .
Anticipated Impact : Assessment of impacts and preparation
of strategies to address needs of displacees .
Responsible Agencies : Redevelopment Agency and Department
of Development Services
Financing: Department Budgets
Schedule: Ongoing
8 . 5 . 2 . 6 Action: Provide financial assistance for relocation of
persons displaced by redevelopment activities, including
occupants of mobilehomes .
(0003D) -88-
Anticipated Impact : Mitigation of adverse impacts on
displaced residents.
Responsible Agency: HCD
Financing: CDBG funds $585,000 1984-85
Schedule: . Ongoing
8 . 6 ENERGY CONSERVATION
Reducing expenditures for energy can result in effective reductions
in housing expense, since the costs of utilities are part of overall
housing costs . The City does, therefore, want to encourage more
efficient use of energy, to promote both private benefits (less
expensive utility bills) and public benefits (reduced reliance on
imported fuel ) .
8 .6 . 1 Policies
• Encourage passive solar design in the development of new
housing.
i
• Consider developing, retrofit ordinances requiring attic
insulation and weatherstripping to be implemented at the
time of resale or improvements to the dwelling.
• Investigate the feasibility of the using of renewable
energy sources (solar and geothermal ) for hot water, space,
and pool heating of larger housing developments .
• Study the possibility of revising current zoning
regulations to ensure solar access .
• Study the possibility of revising subdivision regulations
to address solar access.
• Review and revise current municipal landscaping and tree
policies so that landscaping in the City minimizes shading
of solar systems .
• Revise local EIR and site plan review guidelines to address
the issue of solar access.
• Encourage CC&Rs that protect solar access in new
development .
• Adopt development standards that specify to what extent
energy features must be incoporated into residential
projects.
• Continue to encourage alternatives to the automobile such
as buses, bicycling, and walking.
(0003D) -89-
I
C
Appendix A
APPENDIX A
DEFINITIONS
Adequate housing: Housing which
1 ) is structurally sound, water-tight and weather-tight, with
adequate cooking and plumbing facilities, heat, light , and
ventilation .
2 ) contains enough rooms to provide reasonable privacy for its
occupants.
3 ) is within the economic means of the households who occupy it .
Affordability: The relationship between household income and
ousing costs . A housing unit is considered affordable if the cost
to occupy it does not exceed 30. percent of the gross income of the
household that occupies it .
Amenity Any service or facility which extends beyond the
e�nition of adequate housing.
Council of Governments: An organization created to undertake
regional planning an whose membership is composed of elected
officials of local governments in the planning area; an organization
recognized as an areawide planning organization by the Federal
Department of Housing and Urban Development .
Department of Housing and Community Development (HCD) : The
department of the California State Government whic is responsible
for preparation of the statewide housing element and housing element
guidelines, review of local housing elements, and technical
assistance to local jurisdictions .
Elderly: Persons 62 years of age or older .
General housing market or market area : A regional geographical
unit characterized by an economic and social interdependence with
respect to the provision of housing and employment opportunities .
Handicapped : Persons determined to have a physical impairment or
mental disorder which is expected to be of long-continued or
indefinite duration and is of such a nature that the person' s
ability to live independently could be improved by more suitable
housing conditions.
Household: All persons occupying a single dwelling unit .
(0003D) -791-
Housing Unit: The place of permanent usual abode of a person,
including a single-family dwelling, a single unit in a two-family
dwelling, multi-family or multi-purpose dwelling, a unit of a
condominium or cooperative housing project , a nonhousekeeping unit ,
a mobile-home, or any other residential unit which is considered to
be real property under State law.
Income: Salary and/or wages , interest from assets , tips , pensions ,
as stance grants.
Income ranges: Those categories established for the purposes of
defining households of low, moderate, and upper earnings . The
listing below shows income categories and their corresponding dollar
ranges based on the most recent Orange County median income for a
family of four (1984 : $35,823 ) .
Category Definition Current dollar range
Low 0-80% of OC median 0 - 17,912
Moderate 80-120% of OC median 19,913 - 28 , 658
Upper Over 120% of OC median 128,659 - 42,988
Large family: A family of 5 or more persons
Locality: Any county, city and county, or city including charter
cities .
Market-rate household: A household which, as determined by the
allocating entity, Eas the financial capability to meet its housing
needs without sacrificing other essential needs .
Needing rehabilitation : A housing unit which in its present state
Materially endangers the health, safety, or well-being of its
occupants in one or more respects, and which is economically
feasible to repair.
Needing replacement: A housing unit which in its present state
materially endangers the health, safety, or well-being of its
occupants in one or more respects , and which is not economically
feasible to repair.
Non-market-rate household: A household which does not have the
financial capability to meet its housing needs without sacrificing
other essential needs .
Overcrowding: Households which have 1 .01 or more persons per room.
Southern California Association of Governments (SCAG) : The council
of governments established by local governments in Los Angeles ,
Orange, Ventura, San Bernardino, Riverside and Imperial Counties to
facilitate regional planning for the area.
(0003D) -92-
Standard Metro olitan Statistical Area (SMSA) An entity consisting
o a centra city or cities and econom—l-c--alTy dependent suburban
cities including the counties in which they are located, as
determined by the U.S. Office of Management and Budget .
Suitability/habitability: The condition of a housing unit;
households living in units requiring rehabilitation or replacement
are considered to have needs with respect to suitability and/or
habitability.
Very low-income household: A household whose income, with
adjustments for household size, does not exceed 50 percent of the
median household income of the county.
(0003D) -93-
i
Appendix B
Form Ar) !
0t18 No ?r'
U S. OEPARTStENT Or HOUSING AND URBAN DEVELOPMENT 1. NAME OF COMMUNITY 1111 _
CO;--UNITY DEVELOPMENT BLOCK GRANT PROGRA-M
ENTITLEMI-NI PROGRAM city of H UntijigtonBeach
2 GRANT NUNIBER
HOUSING ASSISTANCE PLAN I I
B — 8 4 — I11 C 1 - 10 6 — � 0 5 0 � 6
3. PERIOD OF APPLICABILITY 14- S. It:Cki—MENTAL YEAR OF 6. HUD APPROVAL
FROM: IN3 TO: 9/30/034 ( L'Original KlRevision CAmendmrnt t 2 03 --
(Sicnature of Authorized Official) 1D:Nr' _
INCORPORATION OF HAP, PARS I - 111, BY REFERENCE. Parts I, II and III of th1: HAP ,,Droved —dune-1-5-.— 98-3 - --
are incorporal':d by reference and are not contained in this (second/ (third) year submission. (Latest amendment date of the H2P,Parts l - lll, if any: 1
PART IV - ANNUAL HOUSING ASSISTANCE GOALS
PROGRAM OR PROJECT UNITS TO BE ASSISTED LOWER INCOME HOUSEHOLDS TO BE ASSISTED
Iiuu SMALL LARGE i
Lis:HUDAssisr,d l;en:al housing Programs first, then other Renter NUMBER OF ; HOUSING
ELDERLY ! FAMILY I FAMILY TOTAL
Froerarn;anrlOanerPrograms Separately. UNITS � TYPE
.�—.-- - A— —— --- F: C D c F G ~
-- — —
1 . Section 8 Existing (or Voucher) X 100 existing 15 75 10 j 100
2. Talbert-Beach Senior Housing 147 new147
147
3, i,eiohboncocd Enhancement (Rehab Loans)
I _
I_n er i; 35 Rehab 3 i3 2 i8
I I
!
Renter X 64 Rehab -- 40 -- 40
346 i 165 128 12 305
i
{
I
� I I
I I
Form Approved'
OMB No. 2506.0063
U.S. DEPARTMENT OF HOUSING AND BAN DEVELOPMENT 1.NAME OF COM, TY
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
ENTITLEMENT PROGRAM _ .. - _
2:GRANT NUMBER
HOUSING ASSISTANCE PLAN i
B 8 4 , - I P1 C�- 0 6 ;- 10 j5 0 6
,1. PERIOD OF APPLICABILITY 5. HUD APPROVAL
FROM: October 1, 1983 TO: September 30, 1984
4. DATE OF SUBMISSION 14a. -
Sept. 30, 1983 I M Original ❑ Revision L.)Amendment (Siynatu-re of Authorized Official! (Dare)
PART I - HOUSING ASSISTANCE NEEDS
TABLE I - HOUSING STOCK CONDITIONS
STANDARD UNITS SUBSTANDARD UNITS SUBSTANDARD UNITS SUITABLE FOR REHAB
TEN URE OCCUPIED UNITS
TYPE OCCUPIED VACANT OCCUPIED VACANT _ _ —_� VACANT
UNITS UNITS UNITS UNITS Total Lo-.ver Income I UNITS
t
A -._E F G----..1- -
s Owner 34,638 642 549 10 378 68 8
7 Renter 25 535 1 103 --- 704 -- --- 17 --- - - 325---- 133 --- -13—
TABLE II - RENTAL SUBSIDY NEEDS OF LOWER INCOME HOUSEHOLDS
- ------------ --------
ELDERLY SMALL FAMILY---
LARGE FAMILY TOTAL
Vi I J K
B Very Low Income —_ _—_ 688_ 3,182 337_ _ —._.4 187
s Percent 16..0- °= ----_..76. .E -- -- 8.p- - - — -100%,
10 Other Lower Income 3.56. 2,734 _ _24-1_ __..- _ _ 3,331_J
11 _ ETR - ------ - - -- --- --- - ---- --....93 . _.-....1_,.454 _ 481 ...... .. - ---
12 To be Displaced 135
--13- Total. ---... -.. ... -- ----- - ----- - - - 252 7..,430. - 1,066 --- - ------9,748- --
14 Percent 12.8 76.2 10.9 i 100%
PART II - THREE YEAR GOAL
TABLE I - UNITS TO BE ASSISTED
REHABILITATION
OF NEW CONVERSION l0 I HOME
-_-- — SUBSTANDARD UNITS CONSTRUCTION STANDARD UNITS IMPROVEMENTS
----L- M L — --v O
15 _ Owner 108 0 __ _ 0__ 0
16 Renter'----'- - ---- -- 232—- - ---628-- - 0 �J -- 0
(UNITS EXPECTED TO ASSIST LOWER INCOME HOUSEHOLDS)
1� _ Owner ------ ------ ----54-- - --�--------- -----�- _ O
18 Renter 146 318 0 0
TABLE II - LOWER INCOME HOUSEHOLDS TO RECEIVE RENTAL SUBSIDIES
ELDERLY SMALL FAMILY LARGE FAMILY TOTAL
S
19 Households to be Assisted 52 263 35 .-- _..350:___-___
20 Percent ,r 75 10 % 100%
TABLE III - GOALS FOR HUD RESOURCES: SUBJECT'f0 LOCAL REVIEW AND COMMENT
ELDERLY SMALL FAMILY LARGE FAMILY TOTAL
i --u --- -- V w
2l Households to be-Assisted 52 263 35 35-0
HOUSING TYPE PREFERENCE (Maximum Number of Units that will be Accepted)
22 NEW REHAB EXISTING
• � 300 � [ --___250 I �-_----__- 500_ I 1,050
23, ❑Check this box if the applicant wishes to review State Housing Agency proposals within its jurisdiction.
PART III - GENERAL LOCATIONS
24 Attach map identifying the general locations of proposed assisted housing.
HUD-7091 1 (10-82)
—96— (24 CF14 !;71110r)
ATTACHMENT 1
H.A. P. Narrative
Substandard definition :
The City of Huntington Beach uses the definition of substandard as established
in the Uniform Building Code and as periodically amended. This is generally
interpreted to mean that the .disfunction or failure of any one major building
system (e.g. roof, plumbing, electrical , or heating, etc. ) will result in the
structure being classified as substandard.
Suitable for Rehabilitation
Those units identified as substandard are considered suitable for rehabilitation
if cost of repair or replacement of disfunctionate or failed building systems
does not exceed the economic value of the structure after rehabilitation a.nd if
the rehabilitation will substantially prolong the economic life of the structure
to provide decent, safe and sanitary shelter.
—97—
ATTACHMENT NO. 2
H.A.P. Narrative
Expected to Reside
The E.T.R. figures on line 11 of Part 1 , Table 1 are derived from the
SCAG RHAM 83 Draft distributed by EMAD proportions as follows:
elderly small family large family.
4.6% 71.7% 23.7%
—98—
H.A.P. Narrative
The needs of minority households in substandard housing by tenure type.
are as follows:
Owner Renter
Black 4 5
Hispanic. 94 362
Indian 5 4
Asian 105 128
Other 9 7
217 506
Source: SCAG RHAM 83, and Los Angeles .Area Office HUD EMAD and Equal Opportunity
Divisions
It is expected that these households will be eligible for and receive
assistance in a share consistent with each minority's representation in
the community at large.
The estimates of the low-income minority households requiring rental sub-
sidies by household type by minority household category are as follows :
Elderly Small Family Large Family Total
Hispanic 225 917 94 1236
Black 51 18 2 71
Indian/Asian 34 136 14 184
310 1 ,071 110 1 ,491
Source: LAAO HUD EMAD
—99—
ATTACHMENT 5
H.A.P. Narrative
Special Needs of the Handicapped
The estimates for households with handicapped members within Huntington Beach
are as follows :
Very low income, 124
Non-Elderly, 1 person
Other, Non-Elderly 90
1 person —
214 Subtotal
Small families with 435
handicapped members
Large families with 107 Subtotal
handicapped members
To address these needs the City will include handicapped accessable units in
any new construction projects, has identified rental units suitable for handi-
capped accessibility modifications , is using CDBG levels to provide grants of
up to $1500/unit to participating landlords , and is working closely with the
Dayle MacIntosh Center for the Disabled of Orange County to provide an ongoing
referral service to landlords . .
—100—
V �
ATTACHMENT 16
H.A.P . Narrative
Special needs of single individuals with dependent children
The estimates of households with single parents within the City of Huntington
Beach are as follows:
Estimate
Female household heads with 4,268
dependent children less
than 18 years old
Male household heads. with 910
dependent children less
than 18 years old
5,178 TOTAL
It is expected that those households in this group that require housing assistance
will receive such assistance in a share proportionate to the representation in the
community at large. In addition, the City has used CDBG funds to provide a 4500
square foot Day Care Center to aiding the special needs of households with single
parents and dependent children.
—101—
ATTACHMENT #7
H.A.P. Narrative
Standard residential units to be demolished by tenure type are estimated
be as follows :
Owner -0-
Renter 180 .
Source City survey of mobile home occupants within
coastal zone and likely to be displaced over
3 year term of Housing Assistance Plan.
—102—
v �
ATTACHIMENT 8
H.A. P. Narrative for 3 year goal
The actions regarding the stated three year goal are as follows :
a. The City is making available, a City-owned site within the Talbert-
Beach Redevelopment Project Area for the provision of 124 rental
units„ for low income seniors. This site was originally intended to
be used for an elementary school and was subsequently acquired by the
City for park purposes and now has been allocated for use as a senior
housing site. In addition, property owners of two adjacent sites have
expressed interest in devoting a share of their property to similar
rental housing for senior citizens and the City through its Redevelop-
ment Agency, will provide assistance to these property owners in the
provision of 96 additional rental units for seniors. In addition,
access and other public improvements necessary to make these sites
avialable for senior housing will be provided through previously budgeted
CDBG funds.
b. Also in the Talbert-Beach Redevelopment .Project Area, the City is in
the process of preparing and adopting an amendment to the local zoning
ordinance which will provide for a new SR suffix. This SR suffix
(senior residential ) will provide a mechanism which may be applied not
only in the Talbert-Beach Redevelopment Project Area , but which may sub-
seQuently be used at other sites throughout the City. This amendment
will provide for certain reductions in open space parking and covered
parking ratios which are normally required in multi-family construction.
c. The City also expedites processing for any project with an affordable
component and which requires entitlement to use approvals by the City' s
Planning Commission or City Council . These actions are evident in
processing the approvals necessary for zone changes, density bonuses ,
plan check and building permit procedures for previously completed
affordable housing projects ( Wycliffe Gardens, Surfside Villas) as well
as for planned projects (Huntington Breakers, 342 unit apartment project) .
d. The City of Huntington Beach intends to continue its current contract
with the Orange County Housing Authority for the administration of the
Section 8 existing and Section 8 Moderate Rehabilitation Programs.
It is anticipated that the Orange County Housing Authority will also
handle the administration of any subsequent housing assistance program
offered through HUD such as the "voucher" program yet to be implemented.
e. The City anticipates several actions to promote and assist developers
in the provision of assisted housing. These are:
1. The City maintains an ongoing program to provide tax-exempt mortgage
financing for new multi-family housing. One such project, Huntington
Breakers - 342 units, has received all its entitlement approvals from
the City and tax-exempt financing for this project was closed on
March 10, 1983. Of this project' s 342 units , 25010 wild be allocated
—103—
Narrative - 3 yr. goal
Page Two
as affordable. In addition , the City is currently working with
several developers for the provision of additional affordable
housing for both seniors and small families. It is anticipated
that this planned , tax-exempt financing, will total. approximately
$20 Million and will be consumated by July, 1983.
2.. The City is also working with owners of rental properties to en-
courage the rehabilitation of sixteen 4-plexus in the Oakview Redevelop-
ment Project Area and will make available to these owners the oppor-
tunity to construct one additional unit on each 4-plex property.
Owners will also be required to construct new enclosed garages as
part of this program, and a street will be vacated for the provision
of additional open space and recreation area for the project' s
tenants. Each of these buildings will also include at least one
Section 8 Moderate Rehabilitation Unit from the currently authorized
25 units available within Huntington Beach.
3. The City is working with the Dayle MacIntosh Center for the disabled
of Orange County to encourage owners of rental units to make a share
of such units available for accessability modifications. The City .
is making available, through CDBG funds , $1500 Grants/per unit to
participating property owners so that existing apartments within the
community can be modified to meet the needs of households with handi-
ca'pped or physically disabled members. This is an ongoing activity
and is expected to continue for a 3 year term of this Housing
Assistance Plan.
f. The City's principal efforts to reduce the cost of housing development
are related in the items above (e.g. making available on-sites , providing
street access improvements, and the provision of tax-exempt mortgage
financing at interest rates below those available on the conventional
market) . While City ordinance does not permit the waiver of usual park
and recreation or other development fees , the City does assess proposals
for the construction of new multi-family housing which contain an afford-
able component on a case-by-case basis to determine if a reduction of
such fees or other direct financial assistance is warranted to enhance
the economic feasibility of the project and assure affordability.
—104—
o
DEPARTMENT OF DEVELOPMENT SERVICES
JAMES W. PALIN, Director
GLEN K. GODFREY, Deputy Director of Planning
PLANNING DIVISION STAFF
* MICHAEL ADAMS, Senior Planner
FLORENCE WEBB, Senior Planner
JAMES R. BARNES, Associate Planner
CHARLES CLARK, Associate Planner
* JEANINE A. FRANK, Associate Planner
MICHAEL STRANGE, Associate Planner
JEFF ABRAMOWITZ, Assistant Planner
HAL SIMMONS, Assistant Planner
SUSAN PIERCE, Assistant Planner
HOWARD ZELEFSKY, Assistant Planner
SERGIO MARTINEZ, Senior Plan Checker
DON SHAW, Land Use Technician
BOB FRANKLIN, Planning Aide.
* PAM POSTEN, Planning Aide
ROBERT SIGMON, Planning Draftsman
* CAROL CUSENZA, Planning Intern
DORIS FERGUSON, Administrative Secretary
* JANET MAYFIELD, Secretary
SHEILA ROGERS, Clerk Typist Senior
JOAN STAUSS, Secretary
SPECIAL ASSISTANCE
CLAY HARAI, Planning Intern
* PROJECT TEAM