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Public Hearing - General Plan Amendment No 00-01 (Housing El
WUN Council/Agency Meeting Held: 12-�1g"ap l Deferred/Continued to: Approved ❑ Conditionally Approved ❑ Denied y lerk's S' nature Council Meeting Date: December 18, 2000 Department ID Number: PL00-71 CITY OF HUNTINGTON BEACH REQUEST FOR ACTION SUBMITTED TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS SUBMITTED BY: RAY SILVER, City Administratorovy c PREPARED BY: HOWARD ZELEFSKY, PLANNING DIRECTOR a �~ c� SUBJECT: APPROVE GENERAL PLAN AJIAENDMENT NO. 00-01(HOUSIN,�G - - 00 ELEMENT UPDATE) Gees m• 2DB0�//� c Statement of Issue,Funding Source,Recommended Action,Alternative Action(s),Analysis,Environmental Status;Attachment(s) J Statement of Issue: General Plan Amendment No. 00-01 is requested to update the General Plan Housing Element. The City Housing Element was last updated in 1999 to bring it into conformance with the General Plan. The purpose of the current update is to reflect the new Regional Housing Needs Assessment (RHNA) numbers from the Southern California Association of Governments. State law requires that local governments update their housing elements by December 31, 2000 to incorporate the new RHNA numbers. The Planning Commission and staff recommend approval of the updated Element because it is consistent with the General Plan and State law requirements. Funding Source: Not applicable Recommended Action: PLANNING COMMISSION AND STAFF RECOMMENDATION: Motion to: "Approve General Plan Amendment No. 00-01 and adopt Resolution No. (Attachment No. 1)." REQUEST FOR ACTION MEETING DATE: December 18, 2000 DEPARTMENT ID NUMBER: PL00-71 Planning Commission Action on November 14, 2000: THE MOTION MADE BY KERINS, SECONDED BY SHOMAKER, TO APPROVE GENERAL PLAN AMENDMENT NO. 00-01 AND FORWARD RESOLUTION NO. aaoo-TO THE CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: Ilex AYES: CHAPMAN, KERINS, LIVENGOOD, BIDDLE NOES: NONE ABSENT: SPEAKER, MANDIC ABSTAIN: NONE Motion Passed Alternative Action(s): The City Council may make the following alternative motion: "Continue General Plan Amendment No. 00-01 and direct staff accordingly." Analysis: A. PROJECT PROPOSAL Applicant: City of Huntington Beach, 2000 Main Street, Huntington Beach, CA 92648 Location: Citywide General Plan Amendment No. 00-01 is requested to update the General Plan Housing Element. The update is necessary to incorporate the revised Regional Housing Assessment (RHNA) numbers from the Southern California Association of Governments (SCAG). B. BACKGROUND The Housing Element is a mandatory component of the City's General Plan. It is intended to direct residential development in a manner to comply with State law by assisting the community in providing for future housing needs. California State law requires that local governments update their housing elements at five-year intervals. The last State deadline for updating housing elements was July 1, 1999. The City met this requirement with approval of its updated Housing Element on February 1, 1999. In November 1999, SCAG adopted new RHNA numbers for the southern California region. Pursuant to State legislation, housing elements must be updated to incorporate the revised RHNA numbers by December 31, 2000. PL00-71 -2- 11/30/00 4:25 PM REQUEST FOR ACTION MEETING DATE: December 18, 2000 DEPARTMENT ID NUMBER: PL00-71 C. PLANNING COMMISSION MEETING AND RECOMMENDATION: There were no persons who spoke during the public hearing. The Planning Commissioners inquired about units at risk, the impact of the SRO project on meeting the RHNA numbers and densities of vacant school sites. The Planning Commission unanimously approved General Plan Amendment No. 00-01. D. STAFF ANALYSIS AND RECOMMENDATION: This section 1) provides an overview of the Housing Element, 2) discusses the City's ability to accommodate its share of regional housing growth and 3) reviews key achievements since the last update. Overview of Updated Housing Element The purpose of this update is to include the revised RHNA allocated from SCAG for 1998- 2005. This update will provided legal protection for the City by maintaining compliance with State requirements and provides continued access to State housing funds. Although this is not a comprehensive update, in addition to the revised RHNA numbers, staff has provided current information regarding rents and sales data, city fees, funding resources for affordable housing, population increases and 1999 Housing Element Accomplishments. The City's housing document is divided into five primary components: Statutory Requirements; Technical Synopsis; Issues; Goals, Objectives and Policies; and Implementation Programs. This update focuses on the Technical Synopsis and Implementation Programs given the minor revision of the Housing Element. The Technical Synopsis component contains data on population, household and housing characteristics from which the Housing Element's goals, objectives and policies are developed. The updated document uses 1990 Census data, the most recent available, which is supplemented by recent market information for housing costs. Tables have been updated in order to reflect the most current information for 2000. Detailed Census data will not be available until 2002-2003. The Planning Commission report summarizes staffs findings. (Attachment No. 2) RHNA Analysis State law requires jurisdictions to provide for their share of regional housing needs. As part of the RHNA, the Southern California Association of Governments determines the housing growth needs for municipalities within its jurisdiction, which includes the City of Huntington Beach. In Orange County, the Orange County Council of Governments (OCCOG) was delegated responsibility for developing the RHNA in coordination with the cities and the PL00-71 -3- 11/30/00 4:25 PM T REQUEST FOR ACTION MEETING DATE: December 18, 2000 DEPARTMENT ID NUMBER: PL00-71 County. The draft RHNA adopted by OCCOG and SCAG has identified a 1998-2005 future housing need for Huntington Beach of 2,015, including 643 lower income units. This represents a significant decrease from the City's previous RHNA allocation of 6,228 units. The following table demonstrates that the City can theoretically accommodate the total housing need of 2,015 units both in aggregate and by income category. After subtracting out the 1,118 housing units that have already been constructed during the planning period of this Housing Element, there is a remaining balance of 897 units needed to meet the RHNA requirements. Minimum Site Density Inventory Units Guidelines Feasible Income Total Constructed Remaining Units Group RHNA (1/98 to 7/00) RHNA Capacity Very Low 388 4 384 >25 2,480 Low 255 0 255 units/acre Moderate 400 254 146 >8 107 units/acre Upper 972 860 112 <8 1,166 units/acre Total 1 2,015 1 1,1181 8971 3,753 Source: Table HE-27 Draft Housing Element(pg 11-HE-58) The Housing Element includes a discussion of constraints that make it difficult to meet RHNA projections such as the cost of development, environmental/infrastructure factors and land availability. However, as summarized in the table above, the number of additional units that could potentially be built based on current land use designations is 3,753, yielding a surplus of 2,492 units. It should be noted that this possible supply does not include land that might become available on closed school sites or as a result of a change in land use, or any density bonuses that might be granted in conjunction with a housing project. Thus, it is clear that the City has a reasonable opportunity to provide more than enough new units to comply with the RHNA numbers. However, it is possible that not all of the required units will be provided during the planning period of this Housing Element, and it is likely the case that very low and low income projects will need to be more actively pursued in order to meet specific RHNA category totals. PL00-71 -4- 11/30/00 4:25 PM I - T � REQUEST FOR ACTION MEETING DATE: December 18, 2000 DEPARTMENT ID NUMBER: PL00-71 Key Achievements since 1999 State law requires communities to assess the achievements under adopted housing programs as part of the update of their housing elements. This assessment is fully described on pages II-HE-68 through II-HE-74 of the Draft. The key achievements since the 1999 document was adopted are listed below. ■ The Economic Development Department made 25 rehabilitation loans totaling over $250,000. ■ The City actively worked with non-profits and expended over $3.5 million on the following acquisitions/rehabilitation projects: Bridges America — 66-unit Sher Lane project, Interval House-6 unit shelter for battered woman, Shelter for the Homeless-4 units, Orange County Community Housing Corporation-4 buildings totaling 20 units. ■ City Council approved Multiple Family Rehabilitation Assistance to Investors and Owners. ■ Completed Oakview housing survey to determine exterior conditions and plan for upgrade of buildings found substandard. ■ In June of 2000 the Vacant Land Survey was updated. ■ Assisted in the construction of 4 very low single-family homes for Habitat for Humanity. State Review The initial review from the Department of Housing and Community Development was completed at the end of October of this year. Additional information and clarification was requested of the city. Responses were prepared and submitted back to the State. Those responses are incorporated in the current draft of the document and highlighted for identification. Upon approval by the City Council, the document will be forwared to the State for a final 120-day review. SUMMARY: The updated Housing Element covers the planning period for January 2, 1998 to June 30, 2000. The document adequately addresses housing need in the City of Huntington Beach and complies with State requirements. It identifies appropriate programs to assist the City in meeting its housing goals, objectives and policies. Staff recommends the City Council approve the updated Housing Element for the following reasons: ♦ The updated Housing Element is consistent with the General Plan and State law requirements. ♦ The Housing Element update incorporates the new RHNA number from the Southern California Association of Governments. PL00-71 -5- 11/30/00 4:25 PM REQUEST FOR ACTION MEETING DATE: December 18, 2000 DEPARTMENT ID NUMBER: PL00-71 Environmental Status: The EIR prepared and certified for the 1996 General Plan adoption is a Program EIR, as defined in Section 15168 of the State CEQA Guidelines. As such, the EIR examines impacts associated with the long-term implementation of the General Plan, particularly build- out of vacant and underutilized properties in accordance with adopted land use policy. The analysis contained in the General Plan Program EIR indicated that most potentially significant effects associated with the General Plan implementation could be avoided or reduced to levels considered less than significant. However, policies in the Plan would not completely mitigate long-term, significant impacts relative to traffic, air quality and noise. Section 15168( C )( 2 ) of the Guidelines states that if a project is proposed which has been the subject of a prior certified EIR or adopted Negative Declaration, and "If the agency (City) finds that pursuant to Section 15162, no new effects could occur or new mitigation measures would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required." The Housing Element meets this criteria and the Finding of Consistency with the General Plan EIR is attached. (Attachment No. 3) Attachment(s): City Clerk's Page Number • Description 1. Resolution No. o?004) // c� 2. Planning Commission Staff Report dated November 14, 2000 3. Finding of Consistency with General Plan EIR 4. Draft Housing Element dated December 2000 RCA Author: Rosemary Medel/Mary Beth Broeren PL00-71 -6- 11/30/00 4:25 PM 'ATTACHMENT 1 RESOLUTION NO. 2000-119 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 00-01 HOUSING ELEMENT UPDATE 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 On August 22, 2000, a Notice of Availability was noticed in the paper for review of the draft Housing Element for interested parties; and Pursuant to California Government Code §§65586-65588, the City must complete the revision to its Housing Element to meet the provisions of Title 7, Division 1, Chapter 3, Article 10.6, commencing with section 65590, et seq. by December 31, 2000; and The Planning Commission, after giving notice as prescribed by law, held at least one public hearing to consider General Plan Amendment No. 00-01; and The Planning Commission finds that the General Plan Amendment is in general conformity with the General Plan Environmental Impact Report No. 94-01 certified by the City Council in 1996; and Based on the environmental analysis, the City Council of the City of Huntington Beach hereby makes the following findings; 1. In 1996, the City of Huntington Beach adopted a comprehensive General Plan update and certified a Final Program EIR for the project. 2. The 1996 General Plan EIR concluded that long-term implementation of the General Plan would reduce the majority of impacts to less than significant levels. However, policies in the Plan would not completely mitigate long-term, significant impacts relative to traffic, air quality and noise. 3. The proposed 1999-2005 Housing Element will not facilitate the creation of any additional housing units beyond those anticipated and accounted for by current land use policy. 4. Proposed new Housing Element programs will improve the quality of existing housing and improve access to housing for all needs groups. 5. Adoption of the 1998-2005 Housing Element will not result in any new environmental effects, and no new mitigation measures are required. 00reso/gpa00-01111/29/00 1 Res. No. 2000-119 6. Pursuant to Section 15168(c)(2) of the CEQA Guidelines, no new environmental documentation is required for adoption of the 1998-2005 Housing Element. The Draft Housing Element has been reviewed at one duly noticed public hearing held by the Planning Commission of the City of Huntington Beach on November 14, 2000. 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 General Plan Amendment No. 00-01 to update and amend the City's General Plan Housing Element is hereby approved. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 18th day of December , 2000. ATTEST: ayor v City ler c 27--dH APPROVED AS TO FORM: REVIEWED AND APPROVED: City ttorney Ijlly 0.�.� INITIA ED AND APPROVED: City�nistrator Plirding Direct r I 00reso/gpa00-01/11129/00 2 Res. No. 2000-119 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, CONNIE BROCKWAY, 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 at least a majority of all the members of said City Council at a regular meeting thereof held on the 18th day of December, 2000 by the following vote: AYES: Green, Boardman, Cook, Julien Houchen, Garofalo, Dettloff NOES: None i ABSENT: Bauer ABSTAIN: None City Clerk and ex-officio C erk of the City Council of the City of Huntington Beach, Califomia ATTACHMENT 2 Huntington Beach Department of Community Development x a STAFF REPORT TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Rosemary Medel, Associate Planner DATE: November 14, 2000 SUBJECT: GENERAL PLAN AMENDMENT NO. 00-01 (Housing Element Update) LOCATION: Citywide STATEMENT OF ISSUE: General Plan Amendment No. 00-01 is requested to update the General Plan Housing Element. The City Housing Element was last updated in 1999 to bring it into conformance with the General Plan. The purpose of the current update is to reflect the new Regional Housing Needs Assessment (RHNA) numbers from the Southern California Association of Governments (SCAG). The Housing Element is a mandatory component of the City's General Plan, and State law requires that local governments update their housing elements by December 2000 to incorporate the new RHNA numbers. Staff recommends the Planning Commission approve the updated Housing Element and forward it to the City Council for adoption. Upon final action by the City Council, the document will be sent to the State Department of Housing and Community Development for a final 120-day review period. Staff recommends the Planning Commission approve the updated Housing Element for the following reasons: ♦ The updated Housing Element is consistent with the General Plan and State law requirements. P g q ♦ The Housing Element identifies specific programs to address the community's housing needs, including adequate site provision, affordable housing and equal opportunity. RECOMMENDATION: Motion to: "Approve General Plan Amendment No. 00-01 and forward Resolution No. 1558 (Attachment No. 1)to the City Council for adoption." ALTERNATIVE ACTIONN: The Planning Commission may take alternative actions such as: "Continue General Plan Amendment No 00-01 and direct staff accordingly." GENERAL INFORMATION: APPLICANT: The City of Huntington Beach, 2000 Main Street, Huntington Beach, CA 92648 REQUEST: To review and adopt the updated General Plan Housing Element. DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE: Not applicable December 31, 2000 PROJECT PROPOSAL: General Plan Amendment No. 00-01 is requested to update the General Plan Housing Element. The update is necessary to reflect the new RHNA housing numbers from SCAG and incorporate minor data revisions throughout the document. Background The Housing Element is a mandatory component of the City's General Plan. It is intended to direct residential development in a manner to comply with State law by assisting the community in providing for future housing needs. California State law requires that local governments update their housing elements at five-year intervals. Section 65302 (c) of the Government Code sets forth the specific components to be contained in a community's housing element. These components are: ❑ Assessment of housing needs and inventory of resources and constraints ■ Analysis of the City's population, household and employment base and the characteristics of the City's housing stock; ■ Summary of the present and projected housing needs, including special housing needs, of the City's households; ■ Inventory of land suitable for residential development; ■ Review of potential constraints to meeting the City's identified housing needs; ■ Analysis of opportunities for energy conservation; and ■ Analysis of existing assisted housing developments. ❑ Statement of the community's goals, quantified objectives and policies to address the City's identified housing needs ■ Statement of the City's housing priorities for planning period; ■ Evaluation of opportunities that will further the development of new housing; and ■ Assessment of the City's achievements under the adopted housing program. The City's existing Housing Element was last comprehensively updated in 1989 for the five year period from July 1, 1989 to June 30, 1994. In 1992, the City adopted an amendment to the Housing Element for the Preservation of Assisted Housing in response to new State requirements. Cities had been required to complete the next five year update in 1994, however prior to that deadline, the State Legislature granted an extension to 1996. A second two-year extension was granted in 1996, and a one year extension was OOSR69 -2- 11/14/00 passed in September 1997 bringing the deadline for the last update to July 1, 1999. The updated Housing Element was approved on February 1, 1999. In November 1999, SCAG adopted the revised RHNA numbers for the southern California region. The updated Housing Element incorporating the revised RHNA numbers must be adopted by December 2000 pursuant to State legislation. Approach The City retained the firm of Cotton/Beland/Associates to prepare the Housing Element Update 2000. Staff support was provided by the Departments of Community Development and Economic Development. During the course of preparing the Draft Housing Element a Study Session was held with the Planning Commission. The Draft document was reviewed by the State Department of Housing and Community Development(HCD) (Attachment No. 3). HCD indicated that additional information regarding development constraints, infrastructure and an analysis of land use controls that could potentially impact housing development be submitted for further review. Staff has prepared responses to these issues that will be submitted to HCD (Attachment 4). ISSUES: General Plan Conformance: As a component of the General Plan, the Housing Element must be internally consistent with the other General Plan Elements. This section first identifies the proposed goals of the updated Housing Element and then reviews other components of the General Plan for consistency. There are three overall goals of the updated Housing Element. These goals are unchanged from the 1999 Housing Element and remain consistent with State law. Overall Goals 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. The proposed goals of the updated Housing Element are consistent with the existing goals, objectives and policies of the City's General Plan adopted in May 1996, including those of the Land Use and Environmental Resources/Conservation Elements. Objective LU 7.1 Accommodate the development of a balance of land uses that (a) provides for the housing, commercial, employment, educational, cultural, entertainment, and OOSR69 -3- 11/14/00 recreation needs of existing and future residents, (b) provides employment opportunities for residents of the City. Goal L U 9 Achieve the development of a range of housing units that provides for the diverse economic, physical, and social needs of existing and future residents of Huntington Beach. Objective LU 9.2 Provide for the preservation of existing residential neighborhoods. Objective L U 9.5 Provide for the development of housing for senior citizens, the physically and mentally challenged, and very low, low and moderate income families. Objective ERC 5.2.1 Provide ample opportunities for businesses and residents of the community to conserve and reuse natural resources. Environmental Status: The EIR prepared and certified for the 1996 General Plan adoption is a Program EIR, as defined in Section 15168 of the State CEQA Guidelines. As such, the EIR examines impacts associated with the long-term implementation of the General Plan, particularly build-out of vacant and underutilized properties in accordance with adopted land use policy. The analysis contained in the General Plan Program EIR indicated that most potentially significant effects associated with the General Plan implementation could be avoided or reduced to levels considered less than significant. However, policies in the Plan would not completely mitigate long-term, significant impacts relative to traffic, air quality and noise. Section 15168( C )( 2 ) of the Guidelines states that if a project is proposed which has been the subject of a prior certified EIR or adopted Negative Declaration, and "If the agency (City) finds that pursuant to Section 15162, no new effects could occur or new mitigation measures would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required." The Housing Element meets this criteria and the Finding of Consistency with the General Plan EIR is attached. (Attachment No. 5) Coastal Status: Portions of the city are within non-appealable and appealable areas of the Coastal Zone. The proposed project is exempt pursuant to Section 245.06 of the Zoning and Subdivision Ordinance. Redevelopment Status: Not applicable. Design Review Board: Not applicable. Subdivision Committee: Not applicable. Other Departments Concerns: OOSR69 -4- 11/14/00 The Department of Economic Development has contributed to and reviewed the updated Housing Element. There are no concerns or comments from other City Departments. Public Noti lcation: A Notice of Availability was mailed to interested parties and advertising that the Draft Housing Element was available for a 30-day public review period was published on October 11, 2000. The Draft Housing Element was also made available for review at the Central Library, Rodgers Senior Center, Oakview Library and City Hall Planning Department. The City of Seal Beach, the County of Orange and Bridges America Foundation requested a copy. As of the drafting of this report no comments have been received. Legal notice was published in the Huntington Beach/Fountain Valley Independent on November 2, 2000. In lieu of notices to all property owners of record in the city, notices were sent to interested parties and a minimum 1/8 page advertisement was used pursuant to Section 65353 of the State Planning Law. ANALYSIS: This section 1) provides an overview of the Housing Element, 2) discusses the City's ability to accommodate its share of regional housing growth, 3) reviews key achievements since the last update and 4) summarizes new programs for this Housing Element. Overview of Updated Housing Element The purpose of this update is to include the revised RHNA allocated from SCAG for 1998-2005. This update will provided legal protection for the City by maintaining HCD compliance thereby providing access to State housing funds. Although this is not a comprehensive update, in addition to the revised RHNA numbers, staff has provided current information regarding rents and sales data, city fees, funding resources for affordable housing, population increases and 1999 Housing Element Accomplishments. The City's housing document is divided into five primary components: Statutory Requirements; Technical Synopsis; Issues; Goals, Objectives and Policies; and Implementation Programs. This update will focus on the Technical Synopsis and Implementation Programs given the minor revision of the Housing Element. The Technical Synopsis component contains data on population, household and housing characteristics from which the Housing Element's goals, objectives and policies are developed. The updated document uses 1990 Census data, the most recent available, which is supplemented by recent market information for housing costs. Tables have been updated in order to reflect the most current information for 2000. Detailed Census data will not be available until 2002-2003. RHNA Anal OOSR69 -5- 1 1/14/00 State law requires jurisdictions to provide for their share of regional housing needs. As part of the RHNA, the Southern California Association of Governments determines the five-year housing growth needs for municipalities within its jurisdiction, which includes the City of Huntington Beach. In Orange County, the Orange County Council of Governments (OCCOG) was delegated responsibility for developing the RHNA in coordination with the cities and the County. The draft RHNA adopted by OCCOG and SCAG has identified a 1998-2005 future housing need for Huntington Beach of 2,015, including 643 lower income units. This represents a significant decrease from the City's previous RHNA allocation of 6,228 units. The following table demonstrates that the City can theoretically accommodate the total housing need of 2,015 units both in aggregate and by income category. After subtracting out the 1,118 housing units that have already been constructed during the planning period of this Housing Element(Table HE-27, page 1I- HE-58), there is a remaining balance of 897 units to meet the RHNA requirements. Minimum Site Density Inventory Units Guidelines Feasible Income Total Constructed Remaining Units Group RHNA (1/98 to 7/00) RHNA Capacity Very Low 388 4 384 >25 2,480 Low 255 0 255 units/acre Moderate 400 254 146 >8 107 units/acre Upper 972 860 112 <8 1,166 units/acre Total 2,015 1,118 897 3,753 Source: Tables HE-27 Draft Housing Element The Housing Element includes a discussion of constraints that make it difficult to meet RHNA projections such as the cost of development, environmental/infrastructure factors and land availability. However, as summarized in the table below, the number of additional units that could potentially be built based on current land use designations is 3,753, yielding a surplus of 2,492 units. Total Possible Category of Land Availability Units Vacant Land with No Entitlements 2,212 Vacant Land within the Downtown Area 280 Vacant Land with Entitlements 372 Vacant Land with Projects Pending Approval 889 Total 3,753 OOSR69 -6- 11/14/00 It should be noted that this possible supply does not include land that might become available on closed school sites or as a result of a change in land use, or any density bonuses that might be granted in conjunction with a housing project. Thus, it is clear that the City has a reasonable opportunity to provide more than enough new units to comply with the RHNA numbers. However, it is possible that not all of the required units will be provided during the planning period of this Housing Element, and it is likely the case that very low and low income projects will need to be more actively pursued in order to meet specific RHNA category totals. Key Achievements since 1999 State law requires communities to assess the achievements under adopted housing programs as part of the update of their housing elements. This assessment is fully described on pages II-HE-68 through II-HE-74 of the Draft. The key achievements since the 1999 document was adopted are listed below. ■ The Economic Development Department made 25 rehabilitation loans totaling over $250,000. ■ The City actively worked with non-profits and expended over$3.5 million on the following acquisitions/rehabilitation projects: Bridges America—66-unit Sher Lane project, Interval House-6 unit shelter for battered woman, Shelter for the Homeless-4 units, Orange County Community Housing Corporation-4 buildings totaling 20 units. ■ City Council approved Multiple Family Rehabilitation Assistance to Investors and Owners. ■ Completed Oakview housing survey to determine exterior conditions and plan for upgrade of buildings found substandard. ■ In June of 2000 the Vacant Land Survey was updated. ■ Assisted in the construction of 4 very low single-family homes for Habitat for Humanity. SUMMARY: The updated Housing Element covers the planning period for January 2, 1998 to June 30, 2000. The document adequately addresses housing need in the City of Huntington Beach and complies with State requirements. It identifies appropriate programs to assist the City in meeting its housing goals, objectives and policies. Staff recommends the Planning Commission approve the updated Housing Element for the following reasons: ♦ The updated Housing Element is consistent with the General Plan and State law requirements. ♦ The Housing Element update incorporates the new RHNA number from the Southern California Association of Governments. ATTACHMENTS: 1. Resolution No. 1558 2. Draft Housing Element, available for review at the Planning Department 3. Letter from State Department of Housing and Community Development, dated October 27, 2000 4. Response to HCD 5. Letter of General Plan Consistency OOSR69 -7- 11/14/00 I RESOLUTION NO. 1558 / l A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HUNTINGTON BEACH FOR GENERAL PLAN AMENDMENT NO.00-01 HOUSING ELEMENT UPDATE RECOMMENDING APPROVAL TO THE CITY COUNCIL OF CITY OF HUNTINGTON BEACH 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 WHEREAS, on August 22, 2000 a Study Session was held with the Planning Commission for consideration of minor revisions of the adopted 1999 Housing Element; and WHEREAS, on October 11, 2000, a Notice of Availability was noticed in the paper for review of the draft Housing Element for interested parties; and WHEREAS,Pursuant to California Government Code 65586—65588, the City must complete the revision to its Housing Element to meet the provisions of Title 7, Division 1, Chapter 3, Article 10.6, commencing with Sections 65580, et seq by December 31, 2000; and The Planning Commission, after giving notice as prescribed by law,held at least one public hearing to consider said General Plan Amendment No. 00-01; and WHEREAS, The Planning Commission finds that the General Plan Amendment is in general conformity with the General Plan Environmental Impact Report No. 94-01 certified by the City Council in 1996; and WHEREAS, Based on the environmental analysis,the City of Huntington Beach hereby makes the following findings; 1. In 1996,the City of Huntington Beach adopted a comprehensive General Plan update and certified a Final Program EIR for the project. Res1558 1 ATT C !F 1ENT NO. 2. The 1996 General Plan EIR concluded that long-term implementation of the General Plan would reduce the majority of impacts to less than significant levels. However,policies in the Plan would not completely mitigate long- term, significant impacts relative to traffic, air quality and noise. 3. The proposed 1998-2005 Housing Element will not facilitate the creation of any additional housing units beyond those anticipated and accounted for by current land use policy. 4. Proposed new Housing Element programs will improve the quality of existing housing and improve access to housing for all needs groups. 5. Adoption of the 1998-2005 Housing Element will not result in any new environmental effects, and no new mitigation measures are required. 6. Pursuant to Section 15168 (c)(2) of the CEQA Guidelines, no new environmental documentation is required for adoption of the 1998-2005 Housing Element. WHEREAS,the Draft Housing Element has been reviewed at one duly noticed public hearing held by the Planning Commission of the City of Huntington Beach on November 14, 2000. Res1558 2 NO. ��y NOW, THEREFORE, BE IT RESOLVED,by the Planning Commission of the City of Huntington Beach, pursuant to Title 7, Division 1, Chapter 3, Article 6 of the California Government Code, commencing with 65350,that General Plan Amendment No. 00-01 to update and amend the City's General Plan Housing Element is hereby recommended for approval to the City Council. PASSED AND ADOPTED by the Planning Commission of the City of Huntington Beach at a regular meeting thereof held on the 14th day of November, 2000, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: C. Howard Zelefsky, Secretary Planning Commission Chairperson Res1558 3 STATE OF CAI iFORNIA-RUSINESC TRANSPORTATION,AND HOUSING AGENCY / GRAY DA VIS C ov rnor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT �o,)SING �o Division of Housing Policy Development 1800 Third Street,Suite 430 '�� W P.O.Box 952053 - Sacramento,CA 94252-2053 AFC oaF hapl/housing-hed.ca.gov Fl (916)323-3176 1in F� FAX: (916)327-2643 lJ U,�rpgRTM O 32040 �iy�aFp��N/N October 27, 2000 Mr. Howard Zelefsky, Planning Director City of Huntington Beach Community Development Department Planning Division 2000 Main Street Huntington Beach, California 92648 Dear Mr. Zelefsky: RE: Review of the City of Huntington Beach's Draft Housing Element Thank you for submitting Huntington Beach's draft housing element, received for our review on September 13, 2000. As you know, the Department of Housing and Community Development (HCD) is required to review draft housing elements and report our findings to the locality pursuant to Government Code Section 65585(b). A telephone conversation with Ms. Karen Warner, the City's consultant, on October 23, 2000, assisted our review. This letter and accompanying Appendix summarize the conversation with Ms. Warner. While the current draft element is well written and includes a useful identification of housing needs in Huntington Beach, including a thorough analysis of assisted units at-risk of conversion to market rate, portions of the element require additional information and analysis to comply with State housing element law(Article 10.6 of the Government Code). Among the necessary changes, the element should be revised to demonstrate that the City: 1) has or will have sufficient land, with available infrastructure and absent constraints that would allow it to be developed at appropriate densities to accommodate the development of housing commensurate with the Huntington Beach's share of the regional housing need for all income groups, and 2) thoroughly describe and analyze the City's residential land use controls. We look forward to reviewing the revisions in the near future. For your information, we have enclosed a brief description of new and existing housing and community development programs administered by this Department along with funding levels for the current fiscal year. We are pleased to report a historic increase in housing funds available though HCD. A number of the programs such as the Jobs-Housing Balance Improvement Program, the CalHome Program and the Downtown Rebound Program are new and under current development. Please consult our homepage at www.hcd.ca.gov for program information updates. Mr. Howard Zelefsky, Planning Director Page 2 We hope our comments are helpful to the City. We appreciate the courtesy and assistance of Ms. Warner during the course of our review. We would be willing to meet in Huntington Beach or otherwise provide additional assistance to aid the City in revising its housing element. Please feel free to contact Robert Maus, of our staff, at (916) 323-3180. In accordance with their requests pursuant to the Public Records Act, we are forwarding a copy of this letter to the individuals listed below. Sincerely, C, Cathy E. eswell Acting Deputy Director Enclosure cc: Karen Warner, Cotton/Beland/Associates Catherine Ysrael, Supervising Deputy Attorney General, Attorney General's Office Terry Roberts, Governor's Office of Planning and Research Juan Acosta, California Building.Industry Association Marcia Salkin, California Association of Realtors Marc Brown, California Rural Legal Assistance Foundation Rob Weiner, California Coalition for Rural Housing Susan DeSantis, The Planning Center Dara Schur, Western Center on Law and Poverty Michael G. Colantuono, Attorney at Law Ralph Kennedy, Orange County Housing Coalition Crystal Simms, Legal Aid Society of Orange County Jean Forbath, Orange County Human Relations Eileen Clawson, Public Law Center Ellen Winterbottom, Attorney at Law Jonathan Lehrer-Graiwer, Attorney at Law David Booher, California Housing Council Ana Marie Whitaker, California State University Pomona Karen Warner, Cotton/Beland/Associates Christine Diemer,Building Industry Association Joe Carreras, Southern California Association of Governments Toni Dwyer, Kennedy Commission Dara Kovel,Mercy Charities—Housing California Maya Dunne, St. Joseph Health System APPENDIX City of Huntington Beach The following changes would bring Huntington Beach's housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change we cite the supporting section of the Government Code. The particular program examples or data sources listed are suggestions for your use. A. Housing Needs, Resources and Constraints 1. The element should include an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public services available to these sites (Section 65583(a)(3)). Expand the land inventory analysis to indicate and clarify: • Whether there is sufficient total infrastructure capacity(water, sewer, streets, etc.) to accommodate the City's new construction need before the end of the 2000-2005 planning period and if any specific parcel(s) included in the land inventory (vacant or underutilized) is constrained by infrastructure availability. • The density ranges and zonin designations for Huntington Beach's categories permitting residential development. • Whether units have been or are likely to be developed in Huntington Beach at the densities permitted under the general plan. While the element indicates (page 56) that general plan land use categories allow residential development at the following densities: low (7 du/ac), medium (15 du/ac), medium-high (25 du/ac), and high (30 du/ac), it is unclear whether typical development approaches the maximum permitted in the general plan. • The City could demonstrate the viability of the dwelling unit projections in Table HE-23 and HE-26 by describing the basis for the estimate (for example, past development applications, historic development patterns in these districts, current City policies or incentives, etc.). • The development impacts (both the likelihood of development and if developed the cost impacts upon unit affordability) likely resulting from the environmental constraints (floodplain, oil resources, hazardous waste, land use conflicts, wetland environments, seismic hazards, and methane overlay districts) described on pages 49-54. This analysis should be expanded to: 1) demonstrate the impact of these constraints upon residentially-designated land available to accommodate the City's regional share need during the 2000-2005 planning period and 2) include some estimate of the cost impacts of these constraints acknowledged in the element upon residential development, particularly multifamily development that could accommodate Huntington Beach's regional share need for lower-income households. i • Conversations with a nonprofit housing provider active in Orange County indicate that minimum parcel sizes of 1.75 to 2 acres in size yielding at least 45 to 50 units are required to produce units affordable to lower -income households. To help determine whether land with general plan designations of medium-high and high can yield units affordable to lower-income households, the element should include a description of the range of parcel sizes for the acreage in these land use categories. 2. Analyze potential and actual governmental constraints upon the maintenance, improvement, and development of housing for all income levels, including land use controls. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Section 65584 (Section 65583(a)(4)). The element should include a description of the City's development standards for each zone permitting residential development. At a minimum the element should describe and evaluate City requirements for each specific zoning category relating to density, parking, height limitations, maximum lot coverage,building setbacks, design standards, park standards, and open space for their potential impact upon the development of housing. The element should also indicate which if any zones require a conditional use permit for multifamily development. After Huntington Beach has identified its development standards the City should indicate whether the standards present a constraint to housing development. Identified constraints should be removed or programs to mitigate the constraints should be developed. 3. The element should contain an analysis of any special housing needs, such as those of families and persons in need of emergency shelter(Section 65583(A)(6)). The element indicates (page 38) that the analysis of the special housing needs of families and persons in need of emergency shelter will be revised when Huntington Beach's draft Consolidated Plan is complete. It is our understanding that the draft consolidated plan is now complete; the element should be revised to incorporate the new information. B. Housing Programs 1. The housing element should include a program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element (Section 65583 (c)) Program actions should include specific implementation actions to ensure the City can meet housing element program requirements (Section 65583(c)(1-6) and in designing effective housing programs Huntington Beach should consider the following: Whenever possible, and where appropriate, each program action should contain a specific date for implementation during the planning period to demonstrate the City's commitment to implementation. While it may be appropriate for the Fair Housing Program (Program #23) to be implemented over the course of the planning period (2000-2005) other actions should have specific implementation actions with specific timelines early enough in the planning period to implement the desired change. The following programs should be revised to include discrete dates for program implementation: • Program #20: The element should state when the City anticipates completing an evaluation for establishing an in-lieu fee housing program for non-residential development. • Program #21: The element should indicate 'when the City would evaluate the development of a specific procedure for fast track processing. • Program #22: The City should describe when the development of an SRO implementing ordinance would be completed. 2. Identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing,factory-built housing, mobilehomes, and emergency shelters and transitional housing. Where the inventory of sites, pursuant to paragraph (3) of subdivision (a), does not identify adequate sites to accommodate the need for groups of all household income levels pursuant to Section 65584, the program shall provide for sufficient sites with zoning that permits owner-occupied and rental multifamily residential use by right, including density and development standards that could accommodate and facilitate the feasibility of housing for very low- and low-income households (Section 65583(c)(1)). As noted in comment A.1 above, further analysis of the feasibility of sites described in Huntington Beach's land inventory is needed. The adequacy of sites cannot be established prior to a more detailed analysis. 3. The housing element shall contain programs, which "address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing"(Section 65583(c)(3)). As noted above (A.2), Huntington Beach's element requires a more thorough description and analysis of the City's land use controls as potential governmental constraints. Depending upon the results of that analysis, the City may need to add programs to remove or mitigate any identified constraints. 4. Describe the amount and uses of moneys in the redevelopment agency's Low- and Moderate Income Housing Fund(L&MFund(Section 65583c)). Data supplied by the Huntington Beach Redevelopment Agency indicates that at the end of Fiscal Year 1997-98 Huntington Beach had an unencumbered balance in the L&M fund of $783,802. The element should describe the estimated amount and anticipated uses of the L&M Fund during the 2000-2005 planning period. C. Public Participation Describe how the City made a diligent effort to achieve the public participation of all economic segments of the community in the development of the element (Section 65583(c)). The housing element should specifically describe efforts by Huntington Beach to circulate the housing element among organizations and individuals that represent lower-income households and to involve such groups and persons in the development of the element. A Housing Within the Coastal Zone The housing element should contain a quantification of low- and moderate-income units constructed, converted and demolished in the coastal zone since January 1, 1982 (Government Code Section 65588 (d)(1-3)), and also quantify the low- and moderate- income units that have been required to replace low- and moderate-income units that were authorized to be converted or demolished in the coastal zone and to identify the location of the replacement units (Government Code Section 65588(d)(4)). The draft element contains information about low- and moderate-income units in the Coastal Zone since 1989; it should incorporate the required data since 1982, as was contained in the housing element adopted in July 1990. NO1-09-2000 11:54 COTTON BFI-AND PGSOC i ATES 626 304 0402 P.0229 URBAN AND ENVIRONMENTAL P L A N N I N G CONSULTANTS TRANSMITTAL DATE: November 9,2000 TO: Rob Maus,Housing Policy Analyst Department of Housing and Community Development IBM 3'd Street,Room 430 Sacramenrn,CA 93814 FROM: Karen Warner,AICP PROJECT: 1167.00 COPIES, Mary Beth Broeren,Senior Planner Huntington Beach SUBJECT: Draft Huntington Beach Housing Element TRANSMITTING: I. Revised Elcment text in response to 10/27/00 HCD review of Draft 2. Mark-up of HCD Letter to page reference text amendments SENT BY: 1rUPS ❑ UPS NEXT DAY ❑ UPS-AQD ❑ U.S.MAIL ❑ EXPRESS MAIL C.1 MESSENGER ❑ FED EX ❑ CBA DELIVERY ❑ OTHER REMARKS: As I indicated on your voice mail,the City has been working diligently to address HCDs comments on its September 2000 Draft Housing Element, Attached for your review are the revised text pages,along with it marls-up of the 10127 HCD letter with page references. The Planning Commission hearing on the element is scheduled for November 14',with the City Council adoption hearing scheduled for December 4th. The City is requesting an informal review of these document revisions prior to Council adoption. Please contact me when you return next week to discuss the time frame for your review of the revised text. i i i i 747 EAST GREEN STREET,SUITE 30D • PASADENA.CA 91101 (626)304-0102 • FAX(626)304-0402 a E-MAIL eb epacWti.net NOV09-2000 11'54 COTTON LELAND ASSOCIATES 626 304 0402 P.03•,'29 APPENDIX City of Huntington Beach The following chanses would bring Huntington Beach's housing element into compliance with Article 10.6 of the Government Code. Accompanying each recomrnended change we cite the supporting sec'aon of the Government Code. The particular progrim exampies or data sources listed are suggestions for ywar use. A. Housing Needs,geaources and Constraints PC 41?E' 1. The element should include an inventory of land suitable for residential development, including vaca,u sites and sites having potential for redevelopment, and an analysis of Me relationship of zoning and public services available to these sites (Section 65383(a)(3)). expand the land inventory analysis to indicate and clar4. • Whether there is sufficient total infrastructure capacity(water, sewer, streets,etc.)to P�55 accommodate the City's new construction need before the end of the 2000.2005 planning period and if any spccifie parcels) included in the land inventory(vacant or underutilized) is constrained by infrastructure availability. (�g 'flee The detuity sneer and minx designations for Huntington Beach's categories �- permitting residential development. • Whether units have been or are likely to be a elo ed in Huntington Beach at the densities permitted under the general plan. While the element indicates (pale 56) that general plan land use categories allow residential development at the following densities: low (7 du/ac), medium (15 du/ac), medium-high (25 du/ac), and high (30 du/ac), it is unclear whether typical development approaches the maximum permitted in the general plan. • The City could demonstrate the viability of the dwelling unit projections in Table P5 Sri HE-23 and FM-26 by describing the basis for the estimate (for example, past development applications, historic development pattems in these districts, current City policies or incentives,etc.). • The development impacts(both the likelihood of development and if developed the F S (--513 cost impacts upon unit affordability) likely resulting from the environmental constraints (floodplain, oil resources, hawdous waste, land use conflicts, wetland env'iroments, seismic hazards, and methane overlay districts) described on pages 49-54. This analysis should be expanded to: 1) demonstrate the impact of these constraints upon residentially-designated land available to accommodate the City's regional share need during the 2000-2005 plannirg period and 2) include some estimate of the cost impacts of these constraints acknowledged in the element upon residential development, particularly multifamily development that could accommodate Huntington Beach's regional share need for lower-income households. NOV-09-2000 11e55 COTTON BELAND ASSOCIATES 626 304 0402 P.04i29 • Conversations with a nonprofit housing provider active in Orange County indicate that minimum parcel sizes of 1.75 to 2 acres in size yielding at least 45 to SO units (Q 0 are required to produce units affordable to lower -income households. To help determine whether land with general plan designations of medium-high and high can yield units affordable to tower-income househclds, the element should include a description of the range of parcel sizes for the acreage in these land use categories. 2. Analyse potential and actual governmental constraints upon the maintenance, improvement, and development of housing for all income levels, including land use controls. The analysis shall alto demonstrate local efforts to remove governmental constraints that hinder the locabryfrom meeting its share of the regional housing need in accordance with Section 65584(Section 65S83(a)(4)). The element should include a description of the City's development standards for each L4 to, zone permitting residential development. At a minimum the element should describe �5O and evaluate City requirements for each specific zotunLcateQory relating to density. parking,height limitations,rnax=um lot coverage,building setbacks, design standards, park standards, and open space for their potential impact upon the development of housing. The element should also indicate which if any zones require a conditional use permit for multifamily development. After Huntington Beach has identified its development standards the City should indicate whether the standards present a constralat to housing development. identified constraints should be removed or prog=s to mitigate the constraints should be developed. 3. The element should contain an analysis of any special housing steeds, such as those of families and persons in need of emergency shelter(Section 65583(A)(6)). The element indicates (page 38) that the analysis of the special housing needs of families and persons in need of emergency shelter will be revised when Huntington Beach's draft Consolidated Plar. is complete. It is our understanding that the drag consolidated plan is now cornpletZ.; the element should be revised to incorporate the new information. B. Housing Ps MMU I. The housing element should include a program which sets forth a five year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals.and objectives of the housing element (Section 65583 Program actions should include specifc implementation actions to ensure the City can mcet housing element progratn requinetneuts (Section 65583(c)(1-6) and in designing effective housing programs Huntington Beach should consider the following: NOV-09-2000 11:56 COTTON BELANL ASSOCIATES 626 304 0402 P.05/29 Whenever possible, and where appropriate, each program action should contain a specific date for implementation during the planning period to demonstrate the City's commitment to implementation. While it may be appropriate for the Fair Housing Program (Program 923) to be implemented over the course of the planning period (2000-2005) other actions should have specific implementation actions with specific timelines early enough in the planning period to inVlement the desired change. The following programs should be revised to include discrete dates for program implementation: • Program #20: The elsrrtent should state when the City anticipates completing an 05 901 evaluation for establishing an in-lieu fee housing program for non-residential �, 9?• development. Program 421: The element should indicate when the City would evaluate the development of a specific proctdure for fast track processing. • Program 022: The City should describe when the development of an SRO implementing ordinance would be completed. 2- Identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to faa kiaty and encourage the development of a variety of types of housing for all income levels, including rental housing,factory-built housing, mobilehomes, and emergency shelters and transitional housing. Where the inventory of sites, pursuant to paragraph (3) of subdivision(a), does not identify adequate sites to accommodate the need for groups of all household income Ievels pursuant to Section 65384, the program shall provide for sufficient sites with zoning that permits owner-occupied and rental multifamily residential use by right. including density and development standards that could accommodate and facilitate the feasibility of housing for very low- and low-income households(Section 65S83(c)(1)). As noted in comment A.1 above. further analysis of the feasibility of sites described in Huntington Beach's land inventory is needed The adequacy of sites cannot be established prior to a more detailed analysis. 3. The housing element shall contain programs, which "address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvemm, and development of housing"(Section 65583(c)(3)). As noted above (A.2), Huntington Beach's element requires a more thorough description wid analysis of the Ci. i land use controls as potential governmental constraints. Depending upon the results of that analysis, the City may need to add programs to remove or mitigate any identified constraints. 4. Describe the amount and uses of moneys U the redevelopment agency's Low- and Moderate Income Housing Fund(L&MFund(Section 6S383c)). �os Co Data supplied by the Huntington Beach Redevelopment Agency indicates that at the end of Fiscal Year 1997-98 Huntington Beach had an unencumbered balance in the L&M NOLI-09-2-000 1=56 COTTON BELAND ASSOC i ATES 6*26 3e4 0402 P.06/29 ford of$783,802. The element should describe the estimated amount and anticipated uses of the L&M Fund during the 2000-2005 planning period. C. Public Participation ,Dercribe how the City made a diligent efiron to achieve the public participation of all economic segments of the community in the developmeV of the element(Section 65583(c)). �l The housing element should speci5cally describe efforts by Huntington Beach to circulate 'T the housing element among organizations and individuals that represent lower-inconla households and to involve such groups and persons in the development of the element. D. Housing within the Coastal Zone The housing element should contain a quantification of low- and moderate-income unit constructed. converted and demolished in the coastal zone since January 1, 1982 (Government Code Section 65J88 (d)(1-3,y, and also gwnro the low- and moderate. income units that have been required to replace law-and moderate-income units that were authorized to be converted or demolished in the coastal zone and to identify the location of the replacement units(Government Code Section 0388(d)(4)). The draft element contains information about low- and moderate-income units in the rz) �� Coastal Zone since 1989; it should incorporate the required data since 1982, as was j p contained in the housing elcmunt adopted in July 1990. NOl-09-2000 1 i 5� COT-nN bELH+ Q Pr=k- ATE bJ '0 2402 F n7 aR COMMUN TY DEVELOPMENT CHAPTER YOU iN . ELEMENT individuals and organizat,ons Aluch have expressed an interest in the HoLsung Element update program £Ttroa�comaletxon of the-Draft HousmzElement.the City ctrcuiatas allotice of Availability of the Draft Housmz Ele�ient to a variety of mterested ors ons mcludwe-those revrese6um lower mcorne households The Nottce deSnes a 30 day review and comment Dertod, and tdentfies locatmons for maew of the draft doattmea mcladmtr the local hb*ane&the Semor Center and the Hann= Demrtment The follawinzt regarchag av_ailabiht of the Drat Housmg Element. Oranyp,,Co�ommumv ILo ag,Cqmo�o� Bns gciAmeucaFoupdatioz Ttabita�Hum-an",__ w lit C sheheq shoit�ryt£rc oMeless Prc6d 5'e' ctenev, ,. . Fam14V C'ow:al of Orange Pquatj Leah omen Voter. I-rwlt�y To7Q�f1 suM en��of� '�each, Pubhc hearings are held on the Housing Element before both the Planning Cun=ss on and Ciry Counczi Notifcatnon is published in they iocal newspaper in advance of each hearing and direct notices arc mailed to interested individuals Public hearings are televised,allowing greater access o individuals unable to attend in person. THE CITY OF HUNTINGTON 13EACH GLIgERAL P,.A 11 HE-4 NOI,L-09-2000 11 57 COTTON BE_AND i:f:SCE'ATES 626 DD4 0402 P Oe/29 COMMUNITY DEVELOPMENT CHAPTER NIQUEAi G ElE_MENT of lower income, frequently res-dting in the overcrowding of smaller duelling units and in rum, accelerating unit deterioration The 1990 Census reports 6,447 households with five or more members in Huntington Beach, representing 9 percent ofche City's total households The tenure distribution of large households is as follows: 3,683 owner-occupied, and 2,764 renter-occupied According to the Ciq's 1995 Consolidated Plan, 1,197 large&nil)renters were lower income and m need of housing assistance, and approximately 56 percent of these households live in overcrowded conditions This indicates a need for large(i e,three or more bedrooms)affordable rental units in the City Female Haaded Households: Female-headed households with children require special consideration and a si stance because of their greater need for day care, heal 'tn care, and other facilities. These households tend to have lower incomes than other groups, which limits housing availability for this group in 1990,Huntington Beach had 6,576 female-headed family households, 3,633 or 55 percent with children The 1990 Census also indicates that approximately 15 percent of these female-headed families with children had incomes below the poverty. level These households need affordable supportive services, such as day care and health care, as well as affordable housing opportunities Farmworkers: The special housing needs of farmworkers stem from their loin wages and the insecure, seasonal nature of their employment The 1990 Census indicated that there were 932 Hunhrgton Beach vesidcnts employed in farming,forestry,or fishing occupations,which is less than one percent of the Cay's workforce Farmworkers have a need for affordable housing for families, as well as single people Homeless: Throughout the country, homelessness has become an increasing problem Factors contributing to the rise in the number of homeless people include the economic recession,a general lack of housing affordable to to+Ner income persons,reductions in public subsidies to the poor,and the de-institutionalization of the mentally ill 7�""5'G'ti"w...-n1-.+'R^'-'M�l^,r"IY w.e'r-"......--.-rZ'Y......, -. �._r>>'^•7 i'fza,,.�,.,-� As ii&cated is the Ci3v`s 20W Conk idated.PI=the exact,size,oftim homeless ootiiitation in Ht>htineon Beaches cultta aiid their dis I locations. Accordihi�#a"t (tow c► ''"d Plaia ihtimews w,xth--s,i ice vroviders.City sta€1~aad .cies-invttived.vvi fwuei;the City:of Hiln&i ton B=h does.not tierceive itselfas havine,a di mdr,hom0le'r'p'i&1em but moa`e iznportsntly fords aneed formomaffordabie housin&end finds a ne' to assii§t i adMduals and families at risk of becoming hpmeles& The 1990 Census data on the homeless reported seven residing in emergency shelters and none visible on the streets in Huntington Beach Of note is that it has been widely acknowledged that the methodology used in the Census for estimating the number of homeless was ineffective in systematically identifying and quantifying the numbers of homeless persons, which resulted in a substantial undercount In 1995, the Episcopal Service Alliance, located in the downtown area, reports serving approximately 75 homeless persons monthly in Huntington Beach Based on estimates by the Grange County Homeless Issues Task Force, the County's homeless population consists of approxiznatel) 10,000 to 12,000 individuals,representing 0 4 to 0 5 percent THE CITY OF HUNTINGTON BEACH GENERA!,PLAN 11-14E-21 NO,,—09-2000 11:58 COTTON BELAI,� PSSCa7-i ATES e26 304 0402 P.09 29 CON12MLNITY DEVELOPMENT CHAPTER _HQ(1,51M :Ft.£,WF_tYT Tbe:Cftv;siciidentiaI developm tkwdardsm din.lablcHE--21.-:Ibe City itS,st�ztdaad . y;�gnt��e�,a6h�r_if�axrg�,County;,cam>�tmiti�a��aQ�itot=�eev�ais a con.4tr�inttc� dt�1� TABLE HE-21 PROPERTY DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS ILMH-A RL RM Subdistrict RMH RM RMP Mirtlmum Building Site 6,000 6,000 -500 6,000 6NO l0 m Width(ft.) 63 60 25 60 6C NiA Cul do sac fi-mage 4! 45 — 45 45 NIA Minimwn Setbacks Front(FL) 15 15 12 10 10 10 Sidc M) 3;5 3:5 3;5 315 3;5 — 8treet$ide(ft j 6,10 6,10 5 6;10 6,10 10 Rew(f.) 10 10 11,5 10 10 — Maidmum Hcight(f1.) Dwellings 35 35 35 35 35 20 Accessory Structures 15 15 15 15 15 l5 Mwdmum FAR — — 1.0 — — — h2laimurn Lot Area per 0000 2.904 + 1,742 1-44 — Dwelling Unit(sq.fQ Maxirraun Lot Coverage% 50 50 v0 50 50 75 Studio 1 bed 2 bed 3 bed 4 bed Kramum Floor Area 300 650 9m i.100 1,300 Private Open Space Ground floor Units 200 200 250 3W 400 Above Ground Floor Units 60 60 120 120 120 Parking Slagle Family 2 2 2 2 2 Multi•Family 1 1 2 2.5 25 (i enclosed) 0 enclosed) (I enclosed) Guests .3 per unit Senior I 1 I 1 I1 5 " Lots<50're width=1 du per 25°frontage. Lots?:0'in width-1 du per 1,900 sq.ft. THE CITY OF HLNTINGTON BEACH GENZRAL PL,mN 1T.tiE.46 COTTON SP ANLI ASSOC 1 ATES E?b :+3-; 0402 P 10-29 COKMiUNITY DEVELOPMENT CHAPTER H[X,SING ELEMENT d. Local Processing and Permit Procedures The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately reflected m the urut's selling price The review process in Huntington Beach is governed by four levels of eeeision-making bodies the Zonmg,Administrator, the Design Review Board,the Planing Commission and the City Council One way to reduce housing costs is to reduce the time for processing permits Table HE-23 presents a companson that shows the average development processing tunes .n Huntington Beach are comparable with several surrounding communities YnI'Y YMulti= dantaal proi���fiver than.5 unite��nx#.maps a�p _titled tag izght xiz.al� m�a� .t y3 rtir.� � �.r.^- y �, f4 w `5•-' uaT����a ^�, .r� atio trt�,Q£1>'YLidrG utltt9 r UlIt3P Y2 CQffir1 10 YF3Y8f1 TABLE HE-23 DEVELOPMk.N, T PROCESSING'TIME IN HUNTINGTON BEACH AND Si(1RROUNDING COMMUNI'TTES (in woatbs) Hatrtrngton Costa Newport Orange Process Beach Men Irvine Beach Coo nt General Plan Amendment 6-12 6-8 4-6 6-8 12 24 Zone Change I8 for undeveloped' 6.12 6-9 4-6 4-6 4-8 for ntfll EIR 6 4-6 4-6 8-12 6-9 Tentative Tract 4-6 6.8 6-12 6-12 1.22 Site Plan Review Mmunum 90 days (SMM 1 I-2 2 2 Nlwamum 6 months' Site Plan Review (Comm) 3-4 1-2 2-3 2-3 1-2 Plan Checkmg/ C3 weeks for I* Source City of Huctwgton Beach,as o May 2000 Notes 1 Often processed concurrent with General Plan Amendment 2 Amumcs ail&urettonary approval secured and no new environmental documentation necdc& 3 Dependmg on envronatcatal needs i THE CITY Of HUNTINGTQt•1 BEACH GENERAL PLAN 11-HE SO _ I NOV-09-2000 11*59 COTTON EEAND ASSOCIATES 6225 334 0402 P.11.29 COMMUNITY DEVELOPMENT CHAPTER HO[1.c -,G ELEAffyr E,,nyjrnMental and Infrastructure Constraints a. Floodplaln Situated on a low-lying flood plain and bounded by the Santa Ana River, Huntington Beach has faced significant flood hazard in the past. However,as of June 14, 2000, the Federal Emergency Management Agency(FEMA)redesignated a portion of the City's flood plain from A99 to A,which means that the area has no base flood elevation.This redmignation is based on the completion of the Santa Aria River Mainstem flood control project, which includes critical features - channel and badge widening and channelization of the Lower Santa Area River Channel Reaches 1 through 4,and the Seven Oaks Dam. Consequently, nearly all properties within the floodplain are exempt from flood construction requirements and have a substantial reduction in flood insurance rates. Figure U-S shows the designated flood plains in the City. The City does contain three potential residential sites the will Likely be in the floodplain when the temporarvA99 desiXwIon is removed. One ofthew sites has an approved A6 unit project,and the site is elevated high enough so that the=its will be IIoodproof ed. A second project within the A99 designation is in the plamunR stages for 200 units,Imd this site will also be raked to comply with FEMA requirements. The third site aidiln the A99 designation is an 8 acre school site that has been deemed surplus for residential dov elo=ent;with potential for development with approximately SO residential units.The City's experience has beenthat developers have economical ways to floodproof single family homes,typically by raising a site,and that a floodplain designation has not served to deter development.Areas that cur eatly have to comply with floodprooflna requirements are almost entirely built out,with the majority of undeveloped residential properties,including the downtown area,outside designated.tloodpiains. b. Ofl Resources i Huntington Beach is historically an oil town. The numerous oil facilities currently operating in the City serve to reduce the amount of land ctlrren+Jy available for development. While residential projects can sometimes be developed around producing wells,often redevelopment of the sites must be postponed until oil production ceases and facilities are abandoned. The presence of oil facilities thus reduces the amount of land available for development in the near future and/or increases the cost of development. a Hazardous Wast"etkane Because of the long history of oil recovery-operations in Huntington Beach,some vacant residential properties contain hazardous wastes releted to abandoned oil wells,oil pipelines,or the presence of methane gas. These contaminated sites require clean up prior to their development,which adds to the cost of developing these sites. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-EiE-51 NO L-©'�-2000 2 00 C T Ot DEL- ND T S � S 04 0402 F 1 COMMUNITY DEVELOPMENT CHAPTER tiOUSING ELEMENT Figure 115 shows the areas in Huntington Beach that have been affectedM,y methane gas and have been designated as Llethane Overlay DistrictsXK"r Thetwb primarp areas of"remmnmreszd�ntt dev�pnmt WittnnIbIli i Clveria�r are the Che—vr;g Q field. the do rrntow �tscn'be futtherbelow Huntington Beach was identified as a high risk area relative to methane gas migration into and/or from the shallow geolooy (peat and organic) deposits in the Roberts Report, A later study by Ge Science Analytical' indicating biogemc methane caused The City to enact methane seepage distri t regulatio-is for these areas All oil fiel&are considered high risk areas for methane seepage The main conduit for petrogeruc methane is through abandoned oil wells Therefore all areas which lie above or it the immediate vicinity of one of the identified major oil field areas or dnlling areas in the City are potential areas of concern Methane may also be trapped beneath impervious urfac.s (e g. parking lats) or in enclosed underground areas (e g basements subterranean garages tunnels)where concentrations may cause an explosion or hazardous breathing conditions 1liere arc tbi�e �� "w_'` - ,--- -r�----- p areas�wbeze Lpmdu on>W4iIustoncally coneetrtr et v the City . ���, g ercig� , dual`1 Cevmn�ofieldH Ilk .� _Ir obi th houttbe dawntrlwn�,� �t cos #o;�edta�ap�aou. can raag� inywhem from U 5 � ���� 1� �ssze c�tbe41"ot�tans�ex�arsafi tbn kr ..� - a?aaisria �i t,F rwtrto are�d 1 251 "1 S�st�ts BOO and i.dowatolvm currently ��-,S�bw�x r tg-tsp_i eats a o off e bvl, w land h3 ,and s n( r 1fadd twn to tlEsclR+eari� p are" nose � ned od webs 1hA cost _ apprrnr to $ St feog for a typical 3 00 at ttvers5oo 000 a watt oathe pr notrti fair years,the deli m> v�xo be reabandoned.w r. 5��a uer the St au has ap�rog+raai to y� fg,well ab do m t sIe elo £t.tV*,J terns of the tti s _ o� eisraonear3�oTttt rescdeal;ie uae*7 pa= eac a - aad.Dew eI6jmaeq AWe:='�ent fDA), T1irsD�roquired 'l�io ar onediate ifs Mpey h=40iWT 1-4W homes have bear*t,wi#h an additional 6S0 a ez , Cause oM!t :,D,&tremed=4Qn)zas=not beeaia sigtufic;ant ArgUs Peer kum, 1988 2Anpus ntr+ kLri 1988 3Angus Petroleum 1988 THE CIn OF HLNTINGTON BcACH GENERAL PLAN 11HE52 NOV-0T2900 2 OQ COTTON BP AND ASSOC ATES 525 M4 040` P 13i2Q COMMUNITY DEVELOPMENT CHAPTER HMI tS�{'EL.EMfEN7' det+�rEBnt. adds ti>is arm�a�of verYUM twtg of vacant land whichWla �Chevrort to rcmcdur e-th&so.A m ph=m a very-east effective sinner Tbo seconcfofl md> area,the Aera F�erprprCpertyr m1olely dmosw.vVISstor serve cornme^-cmi and '_ - expected to rem art Oil =ducUon. for t&-,next 15 20t years Adjacent to_'this wro erty is a residmttally desspated property expected to accommodate 256 untt3. Ibis is a fazmer Chev tI =perV and is currently be= rmedhated by Chavrau pursuant to the DA.referenced above although it ts�nat t of the Hotly_Smhff Spcfa Plan. 1 Ytq,tg7W vve mad for this areajs —HE CITY OF HUN71NOTON BEACH GENERAL PLAN I1HE' 53 NOV-09-2000 i2: 0 COTTON; EELAHE, ASSOC_ATE.= C-26 304 0402 P.14.�24 � I I L22 WemT&W-f Blvd. n I 1 � in Sd-W AVO. m seal Eaacn � 3z i A.ter ECG+ga-Are. F�rn�n Valley W�nt■t Ave. i rat e t.owt�ofo`♦ Ekd Ave. ctar� ♦a BslaaChfss} Garfield are, i FaC& Legere! .s■ City 8oandary I ■■• Akluist-NdoFauitZone Mane Overlay Dlsvitt AMU of 100-year Flood A-No Base Flood Elevation ' AE-Base Food Elevabmi A99-ProWcled by Federal ProyeCt Under Consumbon C Caste Are" Antes of 500-year Floods;Areas of 10D.year e Rood w:tn Average Depth less than a one!oat end pmtecW tom 100-year Flood Lmla, 1 Coaspl Hood with Ve►oc. Hazen Development Constraints '11-5 City of Huntington Beach General Plan u-mF---u g CD NOV-0'-2000 2 0 Cu T TON BELPNL ACSOC I ATES 5 :�D4 0402 P 15 29 COMMUNITY DEVELOPMENT CHAPTER sc tdu ed'to-b�eo�sade by lsum n�Gbmi�ssao ciose'a 2000 Laso there scatt=%1V=1sffixuu t5thedD wows area dw aave obmidomxoil vv�L4,"or Wiffs neap the aid a£1fie1ryrod4C*er1&',The C, seeri many oftbesiwells close the-sites reuaediat�,ati develo d wd resic�entiat or� ial uses,. Based aa�the strong real estate narIce �I ,Pctj;gt 11jtresad f&corrtmuein Dovva tawtt� •�•-,-- ---�-v^ . , �'-�-r +prr-++�-�+-..r.�*.-7� T.--•--+^-- � ,.,..-.� arc addition to f=er oil p ttctto stes'the City had one prop Aythat a on the State Saperfvnd "�txcope�,��oryresicl�al�devel�. �ocess of gyc�'Iean=ice of,tlie-sa���a I�'SC' Howe�ve� dtbe�to�cb.Ql�ent�s of eaa u� thus sate has�t fieep.taclu�f� sa.{es>av+eatory for than Housrgg��e�ent cue d. Public Services and FacdaUs Much of the City's infrastructure is aging and will regw c Improvements or replacement ov er time The timing and funding of Improvements needs to be closely correlated with development phasing The City has adopted an integrated infrastructure Master Plan which identifies needed improvement(s)and associated costs a, `�'�{°��7'Q^}tif3 "�on 1;Rrt .�r' Esc . ~y t Ew 4r �� N�7 t,s' '✓ N � r VV Y�tv ,.�. utiliti odate wtb.''ICI `*tlopmf�vtl4Cle�;tnW t � hate �.._a3..d-,t e.,-.� �� ,.,,, ,.,, h r .�v + w: s` paid setv+re���� 1]a sOlife •ins�tnces�ttms-IIl�}t j need:to be BIGC fldRte Fit w CtL1F�LL,+ �by UF111ent 4�-5 Cp*g_djKm YC8T,1 p .lmrizrnze cg.� l �mtrastcuctu .Land Use Confltc& There are several areas of the Citv in which the location of residential uses with commercial or Industrial uses has resulted in conflic�s (refer to Figure 11-6) These areas are described below 1 GarjteldAvenue Huntington Street Clay Avenue Gothard Street This area contains low density medium density and high density residential uses adjacent to heavy manufacturing uses 4t this time no manufacturing use poses a problem however a future manufacturing use as permitted by zoning may create a land use conflict with the residential uses Z Magnolia Street W arner Avenue The northNestero area of this intersection contains industrial uses adjacent to a school low-density and high density residential uses The mix of Industrial uses adjacent to noise sensitive uses creates noose impacts on the noise sensitive uses i THE CITY OF HUNTINGTON BEACH GENERAL PLAN II HE M y NOIJ-09-2000 _2 11 COTTON REAND ASSOC ATES E25 30-4 040Z F 1E 1219 COMNIL'NITY DEVELOPMENT CHAPTER HQU r1VG EL.E.MZ 3 North of Adanu between Delaware Street arod Hunnrgr,-)rt.S1raP1- This area contains a number of oil production sites adjacent to medium and hip density residential uses, Oil production activiues pose a possible risk of subsidence for adjacent residential lands 4 Garfield A,,enue, Reach Boulevard, Ellis Avenue, Gothard Street- This area is a mix of single-family residential units, multiple-family residential uruts, Lght tdustnal, and institutional uses This hand use mix presents pedestran4ehicular conflicts in addition to the hes?th and environmental hazards presented by the mdiistnal and non-industrial lazed use conflict. S WarnerAvenue, Gothard Street,Slater Avenue,ana Southern Pacific Railroad Right-of- Play - The single-family residential units, institutional, light industrial, and retail mix creates traffic conflicts and the potential for environmental and health hazards Mitigating those conflicts for residential projects in these areas will add to the costs of development f Wetland Environments 'The City contains important coastal and river wetland environments that contain significant habitat. As development continues, it is important to maintain ensting and establish new standards that ensure the protection of these resources Protecting these resources can also add to the cost of new development The Crtyr curreuldy has one property with a Q 8 acre degraded wetland that is designated for residential development The owner originally planned 172 traits on the site However,the site is in litipntinn havri nn the prolect's proposal to fill in the 0 S acre wgd2nd portion of the cite Thera is a high possibility that the degraded wetland 0ortion of the site will be required to be preserved, and a buffer placed around it Current estimates are flW the project will be reduced by approm=tely 50 units as a result. g Seismic Hazards Most of the geolagie and seisiiue haz&6 that/lint Qic puiraiLdl to unpdLi the City are due to the active:Newport-Inglewood fault which traverses We City,the shallow water table,and the relatively loose nature of recent sedimentary deposits Collectively ,or individually,these factors may generate surface fault rupture,severe ground shaking,subsidence,the release of methane,and other hazards trefer to r igtue ll-�) More stringent building standards that are necessary in areas with a shallow water table and/or loose sedri=t can add to the cost of residential development. The CstS�ciaseutlyt lip vac r den2tsl ,pe lea wIhiclx��� �y� thc� ctiiist-Paolo 7 s +a++? cµ4+sti ,d fe1 208 $ZOIICxSV�lICh THE CITY OF HUNTINGTON BEACH GENERAL PLAN B-HE-57 10U-©9-20©E� �2 _2 CC-ITOW EELAND ASSOC ATES 626 304 0402 P 1''/29 COMULNTTY DEVELOPMENT CHAPTER bU 1S1NG&&EM V r'FY1 �'4.', ~,^,,.,, �# pBTC'0������8�.-�VC1.ojtlilf�t_'��D�CIIY81i�YC��,3�' ,,���82 SW�3�1"rRl#��•OP'�.;5 .�Fw� Wlf t]1.t 7,:nt ?Aae habitab9e t91Y i0 l S9 zow cmbewcO imodZd;-,7be vaunt pe es r � uu# �xatt zo . can as�commadat�a to#at a 22 end 4ve I= Z YR� Jr • f � W � �ncdeadec�3xi#hexesrdenl t sites covets at fo th lEleme�. A!7'rudt4Omfect is proper on one of these t�s,a D ►e sfrcet m tie£aftza> ,ion the ot�pitmty.os�lj�,a exyYsmall Iwaa�rn of the s,�tg xs affected acid thrc is Pr©pvse`d to btt ez� ctended siti�e --r-.-ofarW..�...�.-,,...�......._.W` �H1� QTSCS t D� arCBW Irl tec�cn, ereas tha#FASYI*been develo t r K «,�sy� q �w aty ,expM mg of 1tS recant` 'y'p w t,�,Fhe z�one��j$ .yea berme r y.,, pnvato phWlr.Cirm,spflt�tw wE yis 1a �� _ t&, _44%41- 511�s�5C1�IFiC 5 Le �ress6 t i9ugb site 4YQ%: - ad THE CITY OF HUNTINGTON$EACH GENERAL PLAN ut�ss COT700 BELANL HSSOCIATE5 6-3. ---�i4 0-L-2 P 1L,29 COMMUNITY DEVELOPMENT CH4PTER P.GLSZK ELEMENT H HOUSING RESOURCES Tlus section describes and analyzes resources available for the development rehabilitat on and preservation of housing in the City of Huntington Beach This includes the availability of land resources ard the City s ability to satisfy its share of the region s future housing ne,-aa financial resources a ailable to support the provision of affordable housing and adm irustranve resources available to assist in unplementing the City s housing programs A ullabibty oP Slues for Howie a Vacant Land The vacant land analysts is based on a vacant residential land survey conducted by the City in 1998 and updated by comparing%acant sites to building permits pulled since 1998 The City followed up vnth site %isits and found tha some sites were developed and some are vacant that were not previously identified The vacant land inventory cxeludes sites that Lvild nut be developed wirhln the five year planning horizon due to special circumstances For example contaminated sites that are vacant and zoned residential are not included Based on this sites analysis relatively little vacant land suitable for residential development remains in Huntington Beach Approximately 117 acres of the City's residential land are vacant and have no project entitlements or pending de relopment projects Under the existing zoning and General Plan Iand use designations,this acreage could accommodate an additional 2,212 dwelling units Table HE 24 provides a breakdown of the number of additional dwelling units that could be developed on these vacant sites at densities ranging from four to 30 dwellug units per acre Of the vacant acres 69 are withm the Medium High and High Density categories providing opporturnnes for i 828 units of lover cost housing that can accommodate lower income households The assessment ofdevel itierit pa�ti81 c m e City' t+atcant sites-is based ozolie maxiniu m Dermi #d'e�an each d=zo*S6' cx�tion of, vuhzch a calcdaid.at 30 umtslacre but pemirtted tzrgife%tijsentbe ete3 vacantUndmHunbr.AwnBewb, the CAY#r utre� to siMMrti�deveio*=ti of pray .a to Ovu inammum developable densities km6 of two recent ifforftbte pmWts in the City xevel dwsities of 28 umWacre for Bowen 6urt(RM1Izone) and 50uxtzWam fora singleroom oc cu (SRO)project(Mixed Use zone) =eMY ,approved by the City Councils In addrtiozy the most recent residential project developed in the downtown was developed ats densrty of22 unimacr+e(Mixed Use zone) Based on thew recent trends,combined with;t1'ie bl4 cost of lent,the City feels it is reasonable to assume deveropment will occur at the bigh end of the pernutted density range Yn addition,the City has a history of grant lug density hoarser for affordable MecosupportinI evert kgher densities. THE CITY OF HUNTIPtCTON BEACH GENERAL PLAN II HE 59 N0Q-09-2A00 12 13 COTTON BE AFID ASSOCIATES 6226 Yj4 040 P 19,29 COKMUNITY DEVELOPMENT CHAPTER xni�,rti�firms Accord to the St De n6t:of Houses and Citm=unityDcvcloment CD?conveasa' 'Aral a- aoaprofit.bo'usi s�developer in,Orange County cote mm!muua parcel sizes of L75 to in s��yiet���ast 45 to 5�uFu�s aze ncs�s�r"to yield ua B�F�zdaSle to lower incnrixe households. 'T'he City has conducted an analysis of the vacant multi-fanully zoned gels(RM; RMH;RM in Table HE,24 to determitle which-sites meetthissixq threshold.:Within the RM zone,; all vacimt sites are ebovo this aw;rwithm the RH zone;O cf tine 48 acres nit the size thresh6ld,; and within,the RIK gon rm#o;`all vnc els are smualler damu 1 7w.� $ za'is ais " -within,the Downtown.{Vale HE:27),Parcels are typically smaller,featly 25'x-X 15',,but Seveiral vacant properties are contiguous i adjat:cist to undeiudlized grope 'd.aitd cari be consolidated to support mold-family development. Unlike ixaazlSr inland Dram CouT ty cx)mtniunities,Hunti ngten Bekc supports more dense urban development,and has several affordable projects developed on smallej site,�such as Bowen_Court which-was recently developed t 20,very low incorne units on.$4 acres. Other similar coastal.camtumuties bke Santi Monica with.high Land prices routinely have affordable projects developed sites less than half as acre in size. Therefore,given the strong markei for development in Huntington Beach combined with the high densities permitted,paxti,cularIy for ,affordable proiects, the smaller size of some of the CAy's xnuLti-family zoned properties is-not I}r'ewed as a opnheat! Currently vacant residentially designated properties with entitlements provide for an additional 372 units(260 market-rate and 112 for very low-to moderate-income households),as illustrated is Table HE-25. 'These reflect projects with entitlements that a:e likely to be built within the near term pl&=Ig horizon Table HE-26 shows currently vacant laid with projects penduag approval. A total of 999 units are pending approval--275 for lower income households and 614 market rate units THE CITY OF HUNTINGTON BEACH GENMAL PLAN IT-HE-60 s NOV-09-2000 12- COTTON BELAFID ASSOCIATES 6236 -304 0402 P.20i29 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-24 RESIDENTIAL DEVELOPMENT POTENTIAL-VACANT L4,ND WITH NO ENTITLEMENTS Land Use Category Acres Total Units Love(3-7 dufae) 41.74 29 Medium(0-15 du/ac) 6.14 92 Medium-High(0-25 du/ac) 49.53 1,213 Hi 30+du/ac) 20.3 615 Total 116.91 Z212 Source: Ciry of Huntington Beach,August,2000. TABLE HE-25 RESIDENTIAL DEVELOPMENT POTENTIAL- VACANT LAND PROJECTS VV'ITII ENTITLEMENTS Very Low- Low- Mcderate- Market Income Income Income Rate F 7S 17 Ifin Source: CIIy of Hun ington$cacti.Augt>Si,2000. TABLE HE 26 RESIDENTIAL DEVELOPMENT POTENTIAL- VACAINT LAND PROJECTS PENDING APPROVAL Very Low- Lew- Moderate- Market Income income Incorne Rate r ' a Source: Ciry of Huntington Beach,August,2000. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IT-HE-6 i NOV-09-2eOO 12:14 COTTON EELAt,T, ASSOCIATES 626 304 0402 P.21 2-9 COMMUNITY DEVELOPMENT CHAPTER HOUSING E.L£,1�ElyT 1n addition to development on vacant land,the Downtown Specific Plan provides for multi-farni!v and mixed use infill. A total of approximately 280 dwelling units can be provided for in the Dovmtomm.m shown iu Table HE-27. Tlu,drra has designated I I acres forMedium-High and High Density uses,providing for up to 277 higher density units. TABLE HE-27 DOWNTOWN SPECIFIC PLAN RESIDENTIAL DEVELOPMENT CAPACITY Zone Number of Acres Number of New Units Medium(0-15 dulac) 0.17 3 Medium-High(0.25 du/ac) 7.40 185 Hi (0-35 du/ac) 3.97 92 Totsl 11.54 292-1 sourcc: Ciy or Huntington Beath.August.20M. b. Closed School Sites-Surplus Sites for Housing from School Districts The City has a total of 16 closed schools that have General Plan land use designations of public land with underlying designations of either Low Density Residential (7 du/acre) or Medium Density Residential (IS du/acre). If all of these sites were developed as residential, they would yield an additional 1,386 units. Although the School District no longer operates schools at any of these sites, it leases the properties to organizations such as the YMCA,day care facilities and church:s,and uses some of the sites for its administrative offices. Currently, the City is evaluating potential development on the Burke School site. Market demand may not be strong enough to warrant developing the school sites with housing in the near term. In fact,several sites are being considered by va inti4 private developers for commeroial devoloprnent. Therefore,pvtautial lcvCluprntmt of these sites as residential has not been included in the total number of units anticipated to be constructed over the 2000-2005 planning period. c. Residential Development Potential Compared with Hunfi ton Beach's Regional Housing Needs Huntington Beach has an identified future housing need (RHNIA) of 2.015 units to be developed during the 2000-2005 period.Table HE-28 shows the breakdown of these 2,015 units into income categories. THE CITY OF HUNTINGTON BEACH GIgERAL PLAN 1I-HE-62 NoQ-09-200C 12 14 -0TTO4 EELAND PSSOC 1 ATE=+ 6co :04 0402 P 22/29 COMMUNITY DEVELOPMENT C Ar TER __. .._ . HC_Tl+S1NGELE1+lEtV7' Redevelopment Set Aside Redevelopment law requires redevelopment agencies to reserve 20 percent of the tax increment collected annually for the purpose of providing affordable housing Rede ielopment agencies are also required to allocate 15 percent of the units produced in a project area for low-!moderate-income households - �,,.........,, � - -A,,.�+�Pga�.W yy...__•_-"'-_-_�---_-tea^-,n-_-•+[,-, ear, en�y bas adopted sgblatlous�si� � (Dec 1: .9)for a ;ch specifies a si _ at T a vie e�r�1o�ffi�t sit adde Wzh�ia&aa to beswat. gdzsIe�apd wddedby 6e a$one'that -2 �4he �",#s1a%tt3ol�atedtoc:bad'b ,� �YQ,�l� ma���a�lc�lly� for tha set-aside tea'd Eye year Hotas= El ezto apron. $n additaan, heir= ves other forms of rev"i<i wtar�eggs;ERAF loan s>e lymem, lea r�payme'= by the Redevelop ipat.Aa 9 ad-income fta an Aker ftm�d senior develop66,all tootab=approxnately-S3 0 oa&=the pl�sag moo& 1~aall?yp es of 1rov - ' 2 ,the Agency has an unencu.mb=d siet�a valance of S65 md1ion] Is totem the Agency is an6cipated to have approwaiiately„�12 million in revenues coxi n'buted to the se-aside hind 'I'l�A��c�►'� b���l'� C;o aaplaata�P�a-����# edata�� ly�Il� 1�talliora p3 g v op" e t65161=ve of arL �r.d � liar t tom_ .fT ax rne off t ie 7� ti Y A asz ' ds� a ff M tine Y�_ ern+ on?ro + f t Hosizi a of' Ats + ei �eut salt anoerrrs gailiousi"zglg� o;&e 1" tYOYI Corprmantry Development Block Grant (CDBG) CDBG funds can be used for a variety of commututy development and housitigactivitiespnraralybenefitttnglo%erixomchouseholds The City receives as annual CDBG entitlement of approximately $1 8 million from the federal govemmcnt (HUD) The City u= CDBG morues to fond several housing activities, including housing rehabilitation programs fair housing sery ces, and partnerships with non-profits for the creation of affordable housing, such as Habitat for Humanity and Orange Housing Development Corporation HOME Investment Partnership Program (HOME) The HONM program u. a federal program untended to expand and preserve the affordable housing supply for very low- and low-income hoi2.9ehnld-; The City receives an annual entitlement of agproxu taly S600,000 from HL1D Eligible acwgties include housing rehabilitation,acquisition,new construction,rental assistance and first-tome homebuyer assistance The regulations require that a minimum of 15 percent of the HOME funds muat be zvwded to apeatal housing noa p4afits It�av� as Comaaumv Ilous A Development Organizations(CHDOe) Huritington Beach uses its HOME funds to support both THE CITY OF HUNTINGTON BEACH GENERAL ELAN nI-HE-64 NOV-09-2000 12:15 COTTON BELAhD ASSOCIi;TES 62-76 304 0402 P. /29 COMMUNITY DEVELOPM NT CHAPTER ff01-J'S14 Ff PQOGRAM TWO 1997-2(W1ACC0Mntsfli4LVM HOUSING PROGRAM DESCRItyt'fON YEAR GOAL 22. Redavelopmeat Continue to puusue 2S Units The Economic Develcp t Deputtr rt:in partnership A;ancy Production productior of afLordahk with Orange County Community Housing Corporstion and Replacement housing to meet the provided 10 rtplaeemcnt units. Housing Rodevektpment AgenO Obligations ongoing production end Mplacemeat housing ooligations. Ln sionary Evelume establishment Adopt The City has not adopted a tWified Indusionary ing of an iocltuiot>an ordinance Housing Ordinance. However,a l00% inclucionary nance bonging ardinance. requitement W low and xxxiame incooao households s required on most new devdopmeat. Chou the strong housing market and a:alating housing costs in the City,this pnogrmn remains appropriax fix the Element. eu Fa Evahtate establishing an Conduct Nexus Tha City has mot ooatpleted the#144y lip� t gS ram for von- mt4 m tee tot non- Study. appiopriamcss of a vial impact fee program. ef�tial residential development. Establish fee Given the City's desire ao attract rather:tat detract mmmhr pageaa as aenplaynf..;l�v,-s6 iva ubc.Jun Pruaaarn b nay kxww approp�. deemed appropriate. LOF GOVERNMENTAL CONSIRAIKS: koap•,,ed Continue to adopt coda Continue to The City continues to adopt opda n to due Sumo ssibility Updates. adopt code Uniform Building and Housing Codes to renect curretnt updoo. accessibility n�ofreme:stt . Tract' Evslwto fatt tuck Evaluate The City's general approach is to fast neck projects in Processing for using for affordable development of =ordaace with the permit Streamlining wet Affordsbld housing pmjccu. a specific Nonetheless.die City intends to evaluate oppm unities Housing Projects proeedum fbr to Atnher streamline the deWlOpment praca& tau track Processing 33. Encourage Develop proSmn to Develop A curdy session condoned in August of 2000 evaluated Implamcntatfon of enwaraw Program the development mudards for future Single Rmrn SRO Ord'vusax implementatlon of SRO Occupancy pojocta.A review of cerMucted SRO Ordinance. p OO=throughout the county:4cmtif9a sections of the Huntington]Bach code where modlftcsaom could be to aWasd to Warase the viability of constructing or rettabifltming SROs. 34. Review General Rwiew Genera!Plan, Continue to The Ocwcal Plan and Zonirg SubdivUien Ordinance PW and Zoning Zoning and Subdivision review of an are mvkwed on an ongoing bests. Subdivision Ordinance to ensure it ongoing basis Ordinance for Wheats Housing Elerxfu Co isoncy with vatits and programs. Housing Element EQUAL HOUSING OPPORTUMtf V: 35. Fair Housing Plan Prcpm Fair Housing Continue to Thee Economic Development Department is currently Plan which idendfics proviAe fair working with the Orange Cctaay Fair}bwirg impediments to fair housing Fotmdaiiat on a cowtty-wide fair horsing policy. housing choke,and sets services. forth appropriate actions. Nvkmcin apioos Gaged Ibr in Plan. THE CITY OF HUNTINGTON BEACH GENERAL PLAN If•HE-7s NO J-@9-2ee0 2 b �,0 i TO a SELHNL HSS X i HTEq h-�b :;F-4 0402 P -4^q COMMUNITY DEVE,.OPME-,.,T CHAPTER HOUSING ELE E VT I HE 16 Solicit Participation of Private Developers w affordable Housing Programs Program Description The Citv conducts outreach to provide financial and regulatory incentives to pnvate developers to increase the supply of affordable housing in Huntinron Beach The City focuses a portion of 4gency assistance towards rental projects which meet the needs of very low and low income renters, and large families The City is currently in negotiations with private developers for the provision of 271 affordable senior apartments known as Victoria Woods Senior Apartments and 20 affordable sensor apartments known as Bowen Court Semor Apartments 14 rve Year Goat untinue outreach effort to private developers I HE 17 Project Self-Sufficiency Program Description This program offers assistance to low income single parents so that tbev can aclue%a economic independence from governmental assistance through a vast community and county network of human services This program is a public private partnership between the Project Self Sufficiency Task Force/Single Parent Network of Orange County and the Project Self Sufficiency Foundation founded in 1994 The program is funded by a combination of the City s CDBG funds City General Funds and private donations Assistance to eligible participants includes education scholarships job trainirg support,childcare scholarships medical emergencies transportation and emergency services Five Year Goal Continue to provide support services to low uxome single parents to muxitior towards celf cufficiancy I HE 1$ Redevelopment Agency Production and Replacement Housing Obligations Prugrum Dwatripiwn T1t�RGt1CYGltt�i11dG11�A,CULy supyvdla ilia pr+�alut.UVil Vl.illUrt i�1G 13U17S1I1�' using CDBG and HOME fonds redevelopment set aside funds and other available resources to meet the Agency s ongoing hous.ng production(inclusionary)and replacement obligator Five Year Goal Construct a total of 100 affordable housing unis I HE 19 Implement Inclusionary Housing regtui ffii established e�e; T]C 7rI ICStriC eC1 8: 8�oi 81 PG ux ufis•to be OCCti�ie b ft =an 'i ctirp ipu�tts..'Fhe• tt _r k 1 ' _ of sects with THE CITY OF HUJNTINGTON BEACH GENERAL PLAN 11HE90 h40V-09-2000 CCTTJ�l M-AhD ASSOC ATES 62S --P-4 0402 P 2529 COMMUNITY DEVELOPMENT CHAPTER HOUVIVG&f EMElYT ---•r-----^---+� -- r -�.+....-_e---•-cs-^- -q�^ y+��=-'++��«t-r-.,.ter.--T-,r-�.... �.,� cr Ehan.3 unttato mclude�it �to units as�aff'ordableto low aid moderate-meome 'o rectaYpr<atect theselneCttsib* ' �ta'atis Seteckb SQBWaMbdia_r&amuly Income(Mm For tiwnerspfp ect�. ��ate-� °be ffor e fi 04-�20% SFL.In 4 V A ✓ II 2 - t`" y 1.I.ti HollgSeacliff ecifcPlan,t sc�ukonary3"uu=.cntys15'��'Eb Cit3rpmbvidessevrraloptions fo>;fult•Ilnerrt of the tnclimonarhons regaFre�cnt,iricu3u pravtsitoit LK of new units either oral, oroff site off-sMte siniltti fame klyFi cgUtionhehabUttation,end off-site purchs$e of affQrdabtlrt cbV=aats of at-nsk an I�tanr de tern have choaea to txande the units off-site ti�rougb cQftibutton of $25.009_Ve regwed 1 inclusidnary unit__to a local nonprofit building anc J."M49 4 - Frve-Year Goal Continua to unplement inclusionary housing requirements ISSUE REMOVAL OF GOVERdrNMWAL CONSTRAINTS I-RE 20 "Fast Track" Processing for Affordable Houung Protects Program Description The City's procedures wh_le efficient, can add cost to developing housing The City will evaluate its 2ppro✓al process and determine the fersibility of a"fast track'appro%al process for affordable housing projects Five-Year Caed Lvalaate dC.welopmtnt Of a spec.if c p.u"Lur-fur f t during 2001-2002 I-HE 21 Encourage Implementation of SRO Ordinance Program Description The City adopted an SRO Ordinance, however the ordinance has not yet hrrn iM117M Di►vi-lopment Qtmd3rdr for SR-Ge are codified m tho Toning CvdtRamoo (Eoetisn 230 46, Non-Residential Districts) The City will evaluate other sLecessfw SRO ordinances throughout the State and identify potential revisions to the City's Ordintarce to jrake it more useful Five-Year Goal Develop implementation program during 2001-2002 ISSUE EQUAL HOUSING OPPORTUNITY I-ILE 22 Fair.Housing Program Description As required by HUD,the City hay prepared ran"Analys.s of Impediments to Fair Housing Choice' and will implement Plan actions to address identified impediments The City will continue to use the services of the Fair Housing Council of Orange County All compiaints of THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-Hb-97 NOV-09-2000 12:17 ':OTTION BELAIM ASSOC i ATE_ 62F• 304 0402 P.26.29 COMIMUNITY DEVELO?MENT CHAMP, HOUSING ELE1LfEN"T TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM FIVE RESPONSIBLE FUNDING SMEDULE HOLSING PROGRAM DESCRIMON YEAR COAL AICLVZY SOURCE M Solicit Provide flea cW and Continue outreach Planning General Fund: Omgring puticipation of regulatory b=tives to effort to private Deperan ,9 Set Aside Private private devekhpom to dcvclopes. Economic Funds:HOME; Dcvcicpers in increase the sapply of Development CDBG Affordable affordable bcasing. Dcpartment Kotulog .. 17, Pmicet Self- Offer Wistancc to Continue to provide Commtutity CDBG:HOME; Ongoing sufftc=i cy low-income,singly Support stavrm to Scrviccs Gcnctal Fwtd: p1mu so that they kmw-income,single Department private can arhifte eeonoen!e parenrs to trimitioe douticns: indepe:"=ftm toward self comtpetitive pvemnxnw suf5ciertry. HUD greats. assistance. I 18. Redevelopment Mae production of Conseuct a local of Economic CDBG Funds. Ongoing Agency affordable housing to 100&Mmlable Development Redevelopment Production and meet the housing units. D"Wtmuent Agency fimb, RepNoon nt Redevelopment HOME,Sauc Moulins Agency's onpb% and Federal t Obtisstions production and Housing Tax mpkcement housmi g Crediu,others ebibortions. a,available. 19. Impleaxm Provide ter.perccm Cun6aue to require Pimuni g Ocpararxnt 2000-2005 Inclusionary affardable units within WIustomy units, DeparunanC Budget Housing Market-rate p LC=. Economic Offer several Developmxnt atterrstNes to Providing units on-lite. ]ILMOVAL OF GOVERNMENTAL COMSTRANTS: 20. "Fast Tack" EYatum the City's Evaluate Planning Department 2001-2002 Procesung flu approval process and deveopmcnt of a DepL=mt Budget Affordable determine the specirc procedure Housing Profess feasibility of a"ad far fig trek track-approval proessains process&r aftclable THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-H�96 NOI-0g-2000 12:17 COTTGN SELANL ASSOCIATES 5=6 304 0402 P.2729 COMMUNITY DEVELOP.MEN'I'CHAPTER HOUSING ELE.WSNT TABLE HE-32 AUNTINGTON BEACH 2000-2005 HOUSING IMPLEMENTATION PROGRAM (continued) PROCRtM nVE RESPONSIBLY FUND1NC SCHEDULE j"113RMA"'t DESCIN"ION YEARGOAL AGENCY SOURCE The city adapted an Develop Pbnrtit8 Droortim t 2001.2002 SRO Ordinance but it iaplema taica Department awket has ttmyet beta pmaram. utitiamt Evtluue ether suears fa]SRO nrdiRet "and ideatily pot+auial revisioma 0 make the C' 's ruire awful. EQUAL HOUSING OPPORTUNITY: 22. Fsie Housing Impkromt Fair Coatinae to provide Ecorterue CDBG tangoing Housing Plan actions fair bowing Developmatt and comw.ue to use the sorvioes.4rtpkmat Depot>rratt; service of the Fair actions called for in planning Houlft Council of Plan. Depertotent Omar County. 21. Aac"ble Adopt Uniform Contiaue to adopt Economic CDBG Ongoing Housing Building and Hominy updates to Uniform Dc-Jopmmt Codes to reflect current Boading tad Depatomne+u tad accessibility Ranting Codes. Da*Maclramb requltetnenu in new maintain direwiry Center constructim of toeecsible Coordinate with We housing far Macintosh Catty and physm*ly disabK provido modification and pmvwc lam «ssistartcc. for ammibility improves 24. Continaum of participate in Regional Continue Eeommic CDBG ongoing Care-HomSlas Strategy to assist the participation in the Detelopment Assistance homeless. Regional Dapmaneat Committee of Cam. ADoeatr CDBG fiords w homeless service providers. QUAN IVIED OBJECTIVES: TOTAL 1.'NM TO BE CONSTRUCTED.394 Wry L j,*,255 Luw,146 Wdernie;112 Upper' TOTAL L74M TO BE REHABILITATED:$0 Very Low,25 Low Incm-- 40 Moderate Incorme TOTAL UNTTS TO BE CONSERVED:At Risk Units:452 Vary Low ktrome,147 Low irmw b Reflects reduction in RHNA of 1,1 IS units developod betwm 1/98-7J00 per Table HE-28. THE CITY OF HUNTINGTON BEACH GENERAL PLAN u.tIE-v� NOO-09-2000 -2 �8 COTTON EE'_AFID ASSCC.ATES 626 304 0-.0` 2 28 Z9 COMMUNITY DEVELOPMENT Cr1APTER Housau-9LEy,9*VT sdB?Ay= 26. Enforce Land Use Ordinances The City will continue to actively enforce land use ordinances 1989 Goal: Improved property maintenarce throughout the City Program Status. This is an ongoing process 27 Mobile Hoare Park Displacement The City will meet and consult with mobile home owmers who are potential displaces as the result of mobile home park conversions to other uses 1989 Goal• Mitigate clisplacement impacts on mobile home park residents Program Status This program has not been implemented,since there have been no conversions other than the Dnfwood mobile home park The gradual conversion of this park is occurring due to Redevelopment Agency activitnes Mitigation of relocation Impacts is being addressed through the Redevelopment Agency 28. Financial Assistance for Displaced Residents The City will provide financial assistance for relocation of persons displaced by redevelopment activities including occupant of mobile home parks 1989 Goal. Mitigate impacts to displaced residents Program Status The majonty of housing displacement has occurred in the Main Pier Redevelopment Project Area or due to public improvement projects Relocation benefits have been provided 29 Monitor and Replace Affordable Units in the Coastal Zone The City will continue to monitor and assure replacement of tow- and moderate-income housing which is demolished or converted in the Coastal Zone 1989 Goal. Conservation of affordable housing through replacement. Program Status- There ha,.e been a total of 112 affordable units demolished m the Coastal Zone slrucce,iune ]Q8 _and otat of 14ement um buiiut E � vitli�Cmo Ao i4 "J M THE CITY OF HUNTINGTON BEACH GENERAL PLAN nr-HE Appendix A- 109 NM--09-2900 -2 12 COTTON BELAP-D aGSOC I WES 62ti �14 a402 P 29 21'� COMMUNITY DEVELOPMENT CHAPTER fl( W.VG ELEMfEjVZAPPE'VQLX �one,'wft3$5us aOrdabkt0 to "MmO ate 1DCOrrie~housefzOldSt three miles e s �s°a i`a� tef to� !'s 1 g0994us EiipeLnt for add goo:4 :onma�o �,, r 9i_*es -11 30 Home Weatherhon Improvements The Community Development Council a non-profit corporation, the Southern California Gas Company and Southern California Edison offer a variety of energy conservation serve ces designed to assist low-income,senior citizens,the handicapped,and non-English speaking customers to help them reduce energy consumption Homeowners or renters may qualify for the following free weathenzatson unprovements attic insulation,weather stripping caullang,water heater Insulation blankets water-saving showrerheads heating/cooling duct msulauon, as well as other types of improvements that increase energy efficiency 1989 Goals Improve residential energy efficiency and related housing costs. Program Status Thus is an ongomg activr* 31 Code Enforcement One of the primary oblectu es of the Clty's code enforcement program is to bring substandard housing units into compliance with City housing codes The code enforcement program is operated through the City's Community Development Department 1989 Goals Expand the cede enforcement program Program Status Due to citizen complaints and community concerns regarding detenoMaaon within the City,the code enforcement program has been expanded from 3 lZ inspectors In 1989 to fire full- time field Inspectors,one part-tune abandoned vehicle inspector,and one part-time busuuess license enforcement Inspection This staffing level enables the Community Development Department to respond to the average monthly Caseload of 625 code complaints Code enforcement is an ongoing activity in the City Two Code Enforcement officers are funded using CDBG funds 32 Interest hate Write-Downs for Exxting Affordable Housing The City of H'i untingtnn Aearh has P nt ember of affordable multiple-family housing prolocu that were built with the assistance of federal,state,or redevelopment set-aside monies and/or that were given density bonuses or other non-monetary incentives Some of these units have the potential to Convert to market rate housing,because ofexpiratnon ofthe federal loan,expuTbon ofthe Section 8 contract, or expiration of other affordability controls The City will develop a Multiple-Family Unit interest Rate unto-Downs Program that will offer a lwiyt,ww wrote-Juwii urtui tmLting!merest bearing note TIME CITY OF 14 NTINGTON BEACH GENERAL PLAN 11 HE Appendix A-110 TOTAL P 2q ATTACHMENT 3 FINDING OF CONSISTENCY WITH GENERAL PLAN EIR CITY OF HUNTINGTON BEACH 1998-2005 HOUSING ELEMENT October 25, 2000 The City of Huntington Beach proposes adoption of an updated Housing Element(Element)for the City's General Plan. The updated Element covers the 1998-2005 planning period for the SCAG (Southern California Association of Governments) region. The Element proposes goals and programs to meet the City's anticipated housing needs through 2005. Adoption of a housing element is considered a"project"under the California Environmental Quality Act(CEQA). Thus, environmental review is required pursuant to CEQA (Public Resources Code Section 21000 et seq.),the State CEQA Guidelines(Government Code Section 15000 et seq.),and the City of Huntington Beach CEQA Guidelines. This document serves as the project environmental documentation pursuant to CEQA. Background The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal. Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive General Plans. Section 65302 (c) of the Government Code sets forth the specific components to be contained in a community's housing element. State law requires housing elements to be updated at least every five years to reflect a community's changing housing needs. As stated above,Huntington Beach's current update covers the 1998-2005 period for the SCAG region. Existing Housing Element: The Huntington Beach Housing Element was comprehensively updated in 1989, and again in 1999 to provide consistency with the 1996 General Plan. The 1989 and 1999 Elements set forth goals and program objectives aimed toward meeting a projected need of 6,228 new housing units between 1989 and 1998. Both Elements were found in statutory compliance by the State Department of Housing and Community Development. Existing General Plan: In May 1996, Huntington Beach adopted a comprehensive update of its General Plan. The 1996 General Plan sets forth policy for land use development in Huntington Beach over the next 20 years. The certified General Plan Final Program EIR(1996) indicated that implementation of policies contained in the Plan would reduce the majority of impacts to less than significant levels. However, policies in the Plan would not completely mitigate long-term,significant impacts relative to traffic, air quality, and noise. Implementation of mitigation measures identified in Final Program EIR are currently monitored as called for in the adopted Mitigation Monitoring Program. Huntington Beach General Plan Finding of Consistency 1998-2005 Housing Element 1 with 1996 General Plan EIR i Proposed 1998-2005 Housing Element The proposed 1998-2005 Housing Element includes the major components identified below. These components are currently in place under the existing Housing Element. a. An analysis of the City's population, household and employment base, and the characteristics of the City's housing stock. b. A summary of projected housing needs of the City's households. c. A review of potential constraints to meeting the City's identified housing needs. d. An evaluation of opportunities that will further the development of new housing. e. A statement of the Housing Plan that will address Huntington Beach's housing needs, including housing goals, policies, and programs. For the 1998-2005 SCAG planning period,the Element identifies the need for construction of 2,015 units, distributed among the following income levels: Very Low Income (0-50% median family income (MFI)) 388 i Low (51-80% MFI) 255 Moderate (81-120% MFI) 400 Above Moderate (over 120% MFI) 972 Total Households 2,015 To meet these needs,the 1998-2005 Housing Element sets forth 47 programs, most of which were contained in the 1999 Element and continue to be relevant to the next planning period, as well as several new programs. Relationship of the Housing Element to Balance of General Plan The 1998-2005 Housing Element works in tandem with the balance of the General Plan to implement land use policy regarding the distribution and intensity of residential development, as set forth on the land use policy map. The Housing Element does not propose any change to the land use policy map or to the density limits established for each of the residential land use i categories. Rather, Housing Element policies and programs work to implement certain land use goals by facilitating development of new housing on those properties designated for residential use. Thus, adoption of the Housing Element will not provide for any new housing beyond that allowed by land use policy set forth in the 1996 General Plan. Additional goals and anticipated effects of Housing Element implementation are the rehabilitation of substandard housing units and ensuring equal access to housing for all income groups. Huntington Beach General Plan Finding of Consistency 1998-2005 Housing Element 2 with 1996 General Plan E/R Environmental Analysis The EIR prepared and certified for the 1996 General Plan adoption is a Program EIR, as defined in Section 15168 of the State CEQA Guidelines. As such, the EIR examines impacts associated with the long-term implementation of the General Plan, particularly build-out of vacant and underutilized properties in accordance with adopted land use policy. As noted above, the analysis contained in the General Plan Program EIR indicated that most potentially significant effects associated with General Plan implementation could be avoided or reduced to levels considered less than significant. However, policies in the Plan would not completely mitigate long-term, significant impacts relative to traffic, air quality and noise. Section 15168(c)(2) of the Guidelines states that if a project is proposed which has been the subject of a prior certified EIR or adopted Negative Declaraion, and"If the agency(City)finds-that pursuant to Section 15162, no new effects could occur or new mitigation measures would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required." Section 15162 of the Guidelines define the conditions under which a subsequent EIR would be required for a project as follows: (a) Substantial changes are proposed in the project which require major revisions of the EIR due to the involvement of new significant environmental effects or substantial increase in the severity of previously identified significant effects; (b) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and/or (c) New information of substantial importance,which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted, shows any of the following: 1. The revised project will have one or more significant effects not discussed in the previous EIR; 2. Significant effects previously examined will be substantially more severe than shown in the previous EIR; 3. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or 4. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. HunSngton Beach General Plan Finding of Consistency 1998-2005 Housing Element 3 with 1996 General Plan EIR As stated above, the 1998-2005 Housing Element will not result in any land use policy change; thus, the project will not facilitate the creation of any additional housing units beyond those anticipated and accounted for at build out by current land use policy. Element programs aimed at the preservation of existing affordable units will act to preserve housing, and proposed housing rehabilitation programs will improve the quality of existing housing stock. These two types of programs will have beneficial effects.The Density Bonus Program is an existing City program that is addressed by current housing and land use policy. Existing and proposed new programs that provide housing assistance will neither increase nor decrease the number of available units. None of the Housing Element programs will result in any new environmental effect not already considered in the 1996 General Plan EIR. Findings Based on the above analysis, the City of Huntington Beach hereby makes the following findings: 1. In 1996, the City of Huntington Beach adopted a comprehensive General Plan update and certified a Final Program EIR for the project. 2. The 1996 General Plan EIR concluded that long-term implementation of the General Plan would reduce the majority of impacts to less than significant levels. However, policies in the Plan would not completely mitigate long-term, significant impacts relative to traffic, air quality and noise. 3. The proposed 1998-2005 Housing Element will not facilitate the creation of any additional housing units beyond those anticipated and accounted for by current land use policy. 4. Proposed new Housing Element programs will improve the quality of existing housing and improve access to housing for all needs groups. 5. Adoption of the 1998-2005 Housing Element will not result in any new environmental effects, and no new mitigation measures are required. 6. Pursuant to Section 15168(c)(2)of the CEQA Guidelines,no new environmental documentation is required for adoption of the 1998-2005 Housing Element. Huntington Beach General Plan Finding of Consistency 1998-2005 Housing Element 4 with 1996 General Plan EIR ATTACHMENT 4 A COPY OF THE DRA HOUSING ELEMENT IS AVAIL BLE AT THE PLANNING DE ARTMENT 2000 MAIN STREET HUNTINGTON BEACH, CA 9 648 . y 4 "4 f � so ®(a tt 6 CBA, INC. Urban and Environmental Planning Pasadena •San Diego•Sacramento `lJ� 4 ` City of Huntington Beach General Plan Community Development Chapter 2000-2005 Housing Element Draft Prepared for: City of Huntington Beach 2000 Main Street Huntington Beach, California 92648 (714) $36-5271 Prepared by: CottonBeland/Associates 747 East Green Street, Suite 300 Pasadena,CA 91101 I i December 2000 CITY OF HUNTINGTON BEACH HOUSING ELEMENT TABLE OF CONTENTS Section Page STATUTORY REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1 Organization of the Housing Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-? TECHNICAL SYNOPSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3 A. Sources of Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3 B. Public Participation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3 C. Housing Needs Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-5 Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-5 Household Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-11 D. Housing Stock Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-24 E. Assisted Housing At Risk of Conversion to Market Rate Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-26 ISSUES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-37 F. HOUSING NEED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-37 Households in Need of Assistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-38 Housing Stock Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-39 Regional Housing Needs (RHNA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-41 G. HOUSING CONSTRAINTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-42 Market Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-42 Governmental Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-45 Environmental and Infrastructure Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-51 H. HOUSING RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-58 Availability of Sites for Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-58 Funding Sources for Affordable Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-62 Administrative Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-67 Opportunities for Energy Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-68 I. PREVIOUS ACCOMPLISHMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . H-71 Comparison of 1989-1994 RHNA with Units Constructed since 1989 . . . . . . . . . . II-78 THE CITY OF HUNTINGTON BEACH GENERAL PLAN Y CITY OF HUNTINGTON BEACH HOUSING ELEMENT TABLE OF CONTENTS (continued) HOUSrN PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-80 Goals, Objectives, and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-80 Implementation Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-85 APPENDICES .4. I989 -1997 Housing Accomplishments (Excerpt from 1999 Housing Element) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-99 .B. Housing Element Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-119 THE CITY OF HUNTINGTON BEACH GENERAL PLAN CITY OF HUNTINGTON BEACH HOUSING ELEMENT TABLE OF CONTENTS (continued) LIST OF TABLES Table Page HE j Population Growth Trends Huntington Beach and Surrounding Cities - 1980-2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6 HE-2 Median Age - 1980 and 1990 Huntington Beach _ and Surrounding Communities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6 HE-3 Age Characteristics - 1980 and 1990 Huntington Beach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-7 HE-4 Population by Race/Ethnicity Huntington Beach and Surrounding Communities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-8 HE-5 Population by Race/Ethnicity- 1980 and 1990 Huntington Beach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-8 HE-6 Employment by Business Type -2000 Huntington Beach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-10 HE-7 Number of Households/Average Size - 1980 and 2000 Huntington Beach and Surrounding Communities . . . . . . . . . . . . . . . . . . . . . . . . . II-12 HE-8 Overcrowded Households Huntington Beach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-12 HE-9 Prices of Single-Family Homes-January to December 1999 . . . . . . . . . . . . . . . . . II-15 HE-10 Prices of Multi-Family Homes/Condominiums - January to December 1999 . . . . . II-15 HE-II Rental Rates in Complexes with 100+Units 1998 . . . . . . . . . . . . . . . . . . . . . . . . . II-17 HE-12 Housing Affordability Matrix (2000) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-18 THE CITY OF HUNTINGTON BEACH GENERAL PLAN iii 1 CITY OF HUNTINGTON BEACH HOUSING ELEMENT TABLE OF CONTENTS (continued) LIST OF TABLES (Continued) Table Pa,e I-IE-13 Housing Type and Vacancy Rate- 1990 and 2000 . . . . . . . . . . . . . . . . . . . . . . . . . . II-25 HE-14 Huntington Beach Assisted Housing Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-26 HE-15 At-Risk Housing Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-29 HE-16 Market Value of Section 8 Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-33 HE-17 Rent Subsidies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-34 IIE-18 Existing and Projected Housing Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-37 HE-19 Disposition of Home Purchase Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-44 HE-20 Disposition of Home Improvement Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-44 HE-21 Property Development Standards for Residential Districts . . . . . . . . . . . . . . . . . . . II-46 HE-22 Summary of Development Fees -Typical Residential Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-47 HE-23 Development Processing Time in Huntington Beach and Surrounding Communities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-50 HE-24 Residential Development Potential -Vacant Land with no Entitlements . . . . . . . . II-60 HE-25 Residential Development Potential - Vacant Land Projects with Entitlements . . . . II-60 :HE-26 Residential Development Potential -Vacant Land Projects Pending Approval . . . 11-60 :HE-27 Downtown Specific Plan Residential Development Capacity . . . . . . . . . . . . . . . . . U-61 HE-28 Regional Housing Growth Need by Income Group . . . . . . . . . . . . . . . . . . . . . . . . . II-62 :HE-29 Financial Resources for Housing Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-64 THE CITY OF HUNTINGTON BEACH GENERAL PLAN iv I � CITY OF HUNTINGTON BEACH HOUSING ELEMENT TABLE OF CONTENTS (continued) LIST OF TABLES (Continues!) Table pcwe HE-30 1999 Housing Element Accomplishments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-72 HE-31 1989-1997 Regional Housing Growth Needs Compared to Units Constructed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I1-79 HE-32 2000-2005 Housing Implementation Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I1-94 THE CITY OF HUNTINGTON BEACH GENERAL PLAN v r CITY OF HUNTINGTON BEACH HOUSING ELEMENT TABLE OF CONTENTS (continued) LIST OF FIGURES Figure Page II-1 Minority Household Concentrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 11-9 II-2 Household Income Distribution (1998) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-13 II-3 Median Sales Prices (2000) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-14 II-4 Median Sales Price of Single-Family Homes and Condominiums . . . . . . . . . . . . . . . . II-16 II-5 Development Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-53 II-6 Land Use Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-55 THE CITY OF HUNTINGTON BEACH GENERAL PLAN A COMMUNITY DEVELOPMENT CHAPTER HOUSILYG ELE;WEiVT STATUTORY REQUIREMENTS The California State Legislature identifies the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal. Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature mandates that all cities and counties prepare a housing element as part of their comprehensive General Plans. Section 65302(c) of the Government Code sets forth the specific components to be contained in a community's housing element. Huntington Beach last updated its Housing Element in 1999 to bring the Element into consistency with the City's recently adopted General Plan. The planning period covered by this prior element is from 1989 - 2000. With release of the new regional housing needs figures (RHNA) by SCAG (Southern California Association of Governments), the City`is now updating the Element for the 2000-2005 period. Since the City's Housing Element was updated so recently and found in statutory compliance by the State, the 2000-2005 Element reflects a focused update to address the new regional needs figures, program accomplishments, and future five year housing goals. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Organization of the Housing Element The Huntington 3each Housing Element is comprised of the following major components: 1. An analysis of the City's population, household and employment base, and the characteristics of the City's housing stock. (Section C and D) 2. A summary of the present and projected housing needs of the City's households. (Section C and F) 3. A review of potential constraints to meeting the City's identified housing needs. (Section G) 4. An evaluation of opportunities that will further the development of new housing. (Section H) 5. An assessment of the City's achievements under the adopted housing program. (Section I, Appendix) 6. A statement of the Housing Plan to address Huntington Beach's identified housing needs, including housing goals, policies and programs (Section J). THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-2 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TECHNICAL SYNOPSIS A. SOURCES OF INFORMATION In preparing the Housing Element, various sources of information are consulted. The 1990 Census provides the basis for population and household characteristics. Although dated, no better source of information on demographics is widely accepted. In addition, the 1990 Census must be used in the Housing Element to ensure consistency with other regional, State and federal housing plans. However, several sources are used to provide reliable updates to the 1990 Census. The following lists the primary source documents and materials used in preparation of the Housing Element: 1. U.S. Department of Commerce, Bureau of Census, 1980 and 1990 Census reports. 2. City of Huntington Beach General Plan, Housing Element, 1999. 3. City of Huntington Beach General Plan, 1996. 4. City of Huntington Beach Consolidated Plan. 5. Redevelopment Implementation Plan, 2000-2005. 6. Fair Housing Plan 7. City of Huntington Beach Community Profile. 8. Housing Condition Field Surveys conducted by City staff. 9. Residential site information compiled by City staff. 10. Home Mortgage Disclosure Act (HMDA) data on lending patterns. 11. Current housing sales and rental information obtained through property tax assessor files and City surveys. B. PUBLIC PARTICIPATION Section 65583 (c)(5)of the Government Code states that,"The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Members of the public are given several opportunities to recommend strategies, review, and comment on the Huntington Beach Housing Element. Workshops are held with the Planning Commission during development of the draft Element, and participation by the public is actively elicited. Workshop notices are published in the local newspaper, and notices are sent directly to THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-3 I COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT individuals and organizations which have expressed an interest in the Housing Element update firogram. Ilpon completioc of the Draft Housing Element, the City circulates a Notice of Availability of the Draft Housing Element to a variety of interested organizations. including those representing lower income households. The Notice defines a 30 day review and comment period_ and identifies locations for review of the draft document.including the local libraries.the Senior Center.and the Planning Department. The following organizations were sent direct notification regarding availability of the Draft Housing Element: Orange Countv Community Housing Corporation Bridges America Foundation Habitat for Humanity Interval House Crisis Shelters Shelter for the Homeless Council on'Aging Proiect Self-Sufficiency _ Fair Housing Council of Orange County League of Women Voters Mobile Home Owners League _ Huntington Beach Chamber of Commerce Orange County Association of Realtors— Orange Orange County Building Industry Association_ Huntington Beach Tomorrow Southern California Association of Governments Orange County Planning Department City of Seal Beach: Public hearings are held on the Housing Element before both the Planning Commission and City Council. Notification is published in the local newspaper in advance of each hearing, and direct notices are mailed to interested individuals. Public hearings are televised, allowing greater access to individuals unable to attend in person. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-4 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT C. HOUSING NEEDS ASSESSMENT Assuring the availability of adequate housing for all social and economic sectors of the City's present and future population is an important goal of the Housing Element. To implement this goal,the City must target its programs toward those households with the greatest need. This section of the Housing Element discusses the characteristics of the City's present and future population and housing stock, in order to better define the nature and extent of unmet housing needs in the City. Population The characteristics of the population in a city are important factors affecting the type and quantity of housing in that community. Issues such as population growth rates,age and race/ethnicity as well as employment help determine the city's housing needs. a. Population Growth Trends The 1990 Census population for Huntington Beach was 181,519. This represents a total increase of 6.4 percent over the 1980 population of 170,505. As Table HE-I shows,Huntington Beach ranks as the third most populated city in Orange County,following Anaheim and Santa Ana. Population figures from the State Department of Finance identify the City's 2000 population as 199,326,with among the lowest growth rates in the County between 1990 and 2000 at 10 percent, and lower than the County-wide average growth rate of 17 percent. b. Age Characteristics The age structure of a population is an important factor in evaluating housing needs and projecting the direction of future housing development. The 1990 Census data reveal that, in terms of median' age and persons over the age of 18, the population of Orange County, including Huntington Beach, is aging (see Table HE-2). In 1990, about 75 percent of the Orange County population was above the age of 18, compared to about 73 percent in 1980. In 1990, 79 percent of the population in Huntington Beach was above age 18, compared to 1980 when 72 percent of the population was more than 18 years old(see Table HE-3). The aging trend can be attributed to a decline in the influx of large families, a general trend of decreasing household size,and a proportion of the population that is "aging in place" (i.e.,they are not moving out of the area when their children leave home or when they retire). Compared to surrounding communities, Huntington Beach has historically had one of the lower median ages. However,since 1980,the City's median age has risen so that it is slightly above the County's median age. IThe median is that number exactly in the middle of a distribution of numbers. That is,50 percent of the numbers in the distribution are above the median,and 50 percent of the numbers are below the median. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-5 r i COMMUNITY DEVELOPMENT CHAPTER HOUS,'NG ELEMENT TABLE HE-1 POPULATION GROWTH TRENDS HUNTINGTON BEACH AND SURROUNDING CITIES 1980-2000 1990-2000 City 1980 1990 2000 Chance %Change Anaheim 219,311 266,406 310,654 44,248 17% Costa Mesa 82,562 96,357 106,607 10,250 11% Fountain Valley 55,080 53,691 56.919.. 3,228 6% Huntington Beach 170,505 181,519 199,326 17,807 10% Newport Beach 62,556 66,643 75,627 8,984 13% Santa Ana 203,713 293,742 317,685 23,943 8% Seal Beach 25,975 25,098 27,412 2,314 9% Westminster 71,133 78,118 87,637 9,519 12% Total County 1,932,709 2,410,556 2.828,351 417,795 17% Source: 1980, 1990 U.S.Census,2000 figures from State Department of Finance TABLE HE-2 - MEDIAN AGE - 1980 AND 1990 HUNTINGTON BEACH AND SURROUNDING COMMUNITIES City 1980 Median Age 1990 Median Age Anaheim 28.1 28.9 Costa Mesa 28.3 30.1 Fountain Valley 28.7 33.5 Huntington Beach 28.1 31.7 Newport Beach 35.0 38.4 Santa Ana 25.8 25.0 Seal Beach 40.1 50.0 Westminster 28.4 30.2 Orange f ouna 28.5 30.4 Source: 1980, 1990 U.S.Census Note: Information only provided through Census;more updated information not available. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-6 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEaV ENT TABLE HE-3 AGE CHARACTERISTICS - 1980 AND 1990 HUNTINGTON BEACH Age Range 1980 1980 1990 1990 0-5 13,024 7.6 12,663 <6.9> 6-13 21,341 12.5 16,057 <8.8> 14-17 13,074 7.7 8,915 <4.9> 18-20 10,237 6.0 8,834 <4.9> 21-24 14,550 8.5 13,331 <7.3> 25-34 32,910 19.3 38,712 21.3 35-44 24,724 14.5 30,095 16.6 45-54 17,808 10.4 23,374 12.9 55-64 12,717 7.5 14,577 8.0 65+ 10,120 5.9 14,961 8.0 Total 170,505 100 181,519 100 Source: 1980, 1990 U.S. Census Note: Information available through Census only. More current information unavailable. c. Race and Ethnicity The racial and ethnic composition of a population affects housing needs because of the unique household characteristics of different racial/ethnic groups. Huntington Beach mirrored the County- wide racial and ethnic trends between 1980 and 1990. Orange County is predominately non- Hispanic White (64.5 percent of the population). This is a smaller proportion than it was in 1980 when the non-Hispanic White population accounted for 78 percent of the total population. When compared to the rest of the County,Huntington Beach has the fourth largest Asian and Pacific Islander population,the third largest non-Hispanic Black population,and the second largest Native American population. Table HE-4 describes the population of Huntington Beach and surrounding communities by race and ethnicity. In 1990, the Huntington Beach population was 79 percent non-Hispanic White, down from 90 percent in 1980 (see Table HE-5). The proportion of those reporting themselves as Hispanic increased from 7.8 percent in 1980 to 11.2 percent in 1990. The proportion of Asian/Pacific Islanders increased from 4.9 percent to 8 percent between 1980 and 1990.Figure II-I represents the 1990 distribution of minority household concentrations in Huntington Beach. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-7 COMMUNITY DEVELOPMENT CHAPTER _ 1 HOUSING ELEtymyT TABLE HE-4 POPULATION BY RACE/ETHNICITY HUNTINGTON BEACH AND SURROUNDING COMMUNITIES City White Black Native Asian Hisp. Other Am. Anaheim 150,874 6,302 996 24,083 83,755 396 Costa Mesa 69,493 1,140 340 5,998 19,319 67 Fountain Valley 39,164 485 257 9,368 4,357 60 Huntington Beach 143,848 1,622 932 14,565 20,397 155 Newport Beach 61,727 215 148 1,884 2,648 21 Santa Ana 67,897 6,454 720 26,867 191,383 421 Seal Beach 22,513 244 48 1,025 1,253 15 Westminster 44,907 795 347 17,105 14,896 68 Orange County 1,554,501 39,159 8,584 240,756 564,828 2,728 Source: 1990 U.S.Census Note: Information only available through the Census. More current information unavailable. TABLE HE-5 POPULATION BY RACE/ETHNICITY- 1980 AND 1990 HUNTINGTON BEACH Race/ 1980 1980 1990 1990 Ethnicity # % # % *White 154,156 90 143,848 79.2 *Spanish Origin 13,427 NA 20,397 11.2 Black 1,218 0.7- 1,622 0.9 Native Am. 1,204 0.7 932 0.5 Asian 8,453 5 1 14,565 8.0 Other 5,474 3.2 155 0.1 Total 170,505 100 181,519 100 Source: 1980, 1990 U.S.Census 'Note: Spanish origin is a sub-category of the White ethnic class,and is therefore not included in the total. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-8 22 Westminster Blvd. in `— N C N cn I_• N c7� u gl m � Bois i Ave. in Seal Beach c / / 39 Westn inter U 0 m �� Edinger Ave- FValle in Y Wamer Ave. a , Talbert Ave- Ellis Ave. Garfield Ave. Yorktown Ave. / Pacific /.. Legend Ocean / • City Boundary Ave. Census Tract Boundary Census Tract Number / Proportion of Minority Households I 0-15% j Costa Mesa ® 15.1%-25% ® 25.1%+ i (County average minority households per census tract=25.7) Source: U.S. Census. 1990 Minority Household ConcentrationsCn 5 W City of Huntington Beach General Plan II-HE-9 Z w r t COMMUNITY DEVELOPMENT CHAPTER - HOULNG ELEVENT e. Employment There are currently approximately 51,054 jobs' in Huntington Beach. The key employment categories in the City in terms of the number of firms and employees are the manufacturing business/professional service,and construction sectors. Together,these categories account for over 75 percent of all employment in Huntington Beach. Table HE-6 shows employment by business type in the City in 2000. 7 he 1990 Census data indicated that 108,429 Huntington Beach residents were in the labor force. Of those employed, approximately 18 percent of them worked in the manufacturing sector and 45 percent in the service sector. According to the 1990 Census, the unemployment rate in Huntington Beach was 3.6 percent, considerably below the County average of 4.8 percent. The unemployment rate varied by race/ethnicity. That is, in 1990, the unemployment rate for the White population was 3.4 percent, compared to 7.9 percent for those of"Other" races, 7 percent for the Black population, 6.2 percent for those of Hispanic origin, 4.2 percent for the Asian population, and 3.8 percent for the Native American population. TABLE HE-6 EMPLOYMENT BY BUSINESS TYPE - 2000 HUNTINGTON BEACH Business # Employees Retail Trade 9,271 Financial/Insurance/Real Estate 2,122 Business/Professional Service 13,768 Construction 10,422 Manufacturing 14,047 Transportation/Communi- 1,424 cation/Public Utility Total 51,054 Source:Business License Dept.City of Huntington Beach,2000. -Source: City of Huntington Beach Business License Department,2000. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-10 f l ` COMMUNITY DEVELOPMENT CHAPTER HOUSfNG ELEMENT Household Characteristics The characteristics of the households in a city are important indicators of the type of housing needed in that community. The U.S. Census defines a household as all persons who occupy a housing unit, regardless of whether these persons are related by birth, marriage, adoption, or not related at all. People living in retirement or convalescent homes,dormitories,or other group living situations are not considered households. a. Household Composition and Size As indicated on Table HE-7, since 1990, the number of households, or occupied housing units, increased by about 10 percent in Orange County. In Huntington Beach,the number of households increased by approximately 3,23)0, or 5 percent. Household size is an important indicator of population growth as well as an indicator of unit overcrowding. A city's average household size will increase over time if there is a trend towards larger families. In communities where the population is aging, the average household size may actually decline.In Orange County,the average household size increased from 2.87 to 3.06 persons per unit between 1990 and 2000. In Huntington Beach,the average household size declined from 2.78 in 1980,to 2.62 in 1990,and then rose again to 2.75 in 2000.This trend of declining followed by rising average household size between 1980 and 2000 also occurred in Fountain Valley,Newport Beach, and Seal Beach. In contrast, the cities of Anaheim, Costa Mesa, and Westminster showed steady increases in their average household size,and Santa Ana's average household size increased dramatically from 3.12 to 4.33. In Huntington Beach, renter-occupied households averaged a smaller number of people per unit (2.54)than did owner-occupied households(2.68).Typically, multiple-family rental housing has a lower average household size than single-family homes. The City's relatively small average household size in part may reflect the aging population in the City,and a lower incidence of family households. However,this is probably also due to the fact that Huntington Beach has relatively few units for large families to rent. b. Overcrowding The federal government defines an overcrowded household as one with more than one person per room,excluding bathrooms,kitchens,hallways,and porches. Overcrowding in households results from either a lack of affordable housing(which forces more than one household to live together,or a large-family household living in a too-small unit) and/or a lack of available housing units of adequate size. Table HE-8 shows the extent of overcrowding by housing tenure (i.e., renter/owner) and income, specifically for large family renter-households and non-elderly homeowners. The information in this table was produced by the Department of Housing and Urban Development(HUD)based on 1990 Census data,and was provided for large-family,non-elderly,and total households only. This table illustrates that unit overcrowding in Huntington Beach has a much higher incidence among renter households than among owner households, regardless of income level. Specifically, according to THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-11 COMMUNITY DEVELOPMENT CHAPTER _ HOUSING ELEXIENT TABLE HE-7 NU WBER OF HOUSEHOLDS/AVERAGE HOUSEHOLD SIZE - 1990 AND 2000 HUNTINGTON BEACH AND SURROUNDING COMMUNITIES 1990 1990 2000 2000 Total Persons per Total Persons per City Households Household Households Household Anaheim 87,588 2.994 93,945 3.261 Costa Mesa 37,467 2.510 38,457 2.724 Fountain Valley 17,407 3.067 17,612 3.214 Huntington 68,879 2.624 72,109 2.753 Beach Newport Beach 30,860 2.137 33,255 2.252 Santa Ana 71,637 3.997 71,594 4.332 Seal Beach 13,370 1.858 13,367 2.034 Westminster 25,116 3.102 26,041 3.351 Orange County 827,097 2.870 911,122 3.063 Source: 1990 U.S.Census,2000 figures from State Department of Finance. TABLE HE-8 OVERCROWDED HOUSEHOLDS HUNTINGTON BEACH Percent Overcrowded by Income Group Income Group Large-Family Total Rental Non-Elderly Total Owner Rental Households Owner Households Households Households Extremely Low Income 81.6% 1.3.6% 1.6% 0.6% (0-30%MFI) Very Low Income 83.5% 19.5% 7.3% 3.2% (31-50%MFI) Other Low Income 61.9% 13.5% 4.8% 2.6% (51-80%MFI) Total Overcrowding 56.4% 8.9% 2.1% 1.6% Source: HUD CHAS Data Book,Table 8, 1994(Based on 1990 Census Data) MFI =Median Family Income THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-12 COMMUNITY DEVELOPMENT CHAPTER HOUSING EZELVIENT the 1999 SCAG Regional Housing Needs Assessment,2,656 renter households were overcrowded,as opposed to 684 owner households.Furthermore,the incidence of overcrowding is even higher for lower income large-family renters, with over 80 percent of the extremely low and very low income larger renter households experiencing overcrowded conditions in 1990. This is an indication of the limited supply of affordable large (i.e., three or more bedrooms) rental units in Huntington Beach, and the doubling up of households to save on housing costs. c. Income Distribution Income is a major factor influencing the demand for housing and, to a large extent, reflects the affordability of housing in a community. The State Department of Housing and Community Development has developed the following income categories based on the median family income (MFI) of a Metropolitan Statistical Area: • Very Low Income: 50 percent or less of the area MFI • Low Income: between 51 and 80 percent of the MFI • Moderate Income: between 81 and 120 percent of the area MFI • Upper Income: greater than 120 percent of the area MFI Figure 11- 2 illustrates the City's household income distribution, as estimated by the Regional Housing Needs Assessment developed by SCAG in 1998. As can be expected, renters are more prevalent among low and moderate income groups, whereas owners comprise over two-thirds of upper income households. The high incidence of very low income owner households is likely reflective of senior homeowners on fixed incomes. FIGURE II-2 HOUSEHOLD INCOME DISTRIBUTION (1998) HUNTINGTON BEACH 30,000 H 25,000 v 0 20,000 3 = 15,000 O 10,000 E `r � r Z 5,000 _ 0 Very Low Low Moderate Upper e Renter ® Owner Source:Regional Housing Needs Assessment, 1998. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-13 I ' COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEXfENT In comparison to the County, Huntington Beach has a comparable proportion of low and moderate income households. More specifically, in Huntington Beach,approximately 15, 10,and 20 percent of households are in the very low-, low-,and moderate-income groups,respectively,whereas in the County, approximately 19, 12, and 21 percent are in the very low-, low-, and moderate-income groups, respectively. Upper income households make up a larger proportion of the households in Huntington Beach (55 percent)than in the County (48 percent). iL Housing Affordability and Overpayment Housing, Prices:The median housing unit value in Orange County is one of the highest in the state. ,According to the 1990 Census, the median value of an owner-occupied dwelling unit more than doubled since 1980, increasing from $108,100 in 1980 to $252,700 in 1990. Compared to surrounding cities, Huntington Beach had the third highest median housing value in 1990 after Newport Beach and Seal Beach. More recent data from the California Association of Realtors(CAR)indicate that Huntington Beach and Fountain Valley have the third highest median home price among the eight cities. According to CAR, the median sales price of a home in Huntington Beach in the first quarter of 2000 was $285,000. Figure II-3 shows the 2000 median home values for Huntington Beach and nearby cities and the County. Detailed housing market sales data for the City are provided in Tables HE-9 and HE-10. The median sale prices of single-family homes and multi-family units are$283,000 and$181,500,respectively. The sales volume of single-family homes is fairly high between January 1999 and December 1999. Specifically,single-family homes with three to four bedrooms have been the most popular with home buyers: 934 or 82 percent of the 2,020 homes sold have three to four bedrooms. The multi-family housing market has also been active,with 635 sales between January 1999 and December 1999. Of the multi-family units sold, 391 or 61 percent have two bedrooms. Only 108 three-bedroom units were sold, likely indicating that these units are limited in supply. FIGURE H-3 MEDIAN SALES PRICES-2000 700,000 600.000 t 500,000 400,000 ~- 100.000 tS r' tic_ ;i.. -x•:_ cy f Fountain Valley Newport Beach Westminster Costa Mesa Huntington Beach Seal Beach Orange County Source:Califomia Association of Realtors, 1"Quarter 2000 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II—HE-14 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-9 PRICES OF SINGLE-FAMILY HOMES- JANUARY 1999 to DECEMBER 1999 HUNTINGTON BEACH Number of Median Price Range Number of Bedrooms Price Units Sold 1 $136,000 $80,000-$585,000 41 2 $219,000 $75,000-$965,000 244 3 $217,000 $95,000-$2,200,000 934 4 $320,000 $118,000-$2,704,000 723 5 $379,000 $220,000-$1,200,000 73 6 $382,000 $306,000-$840,000 5 MedianlT l $283,000 $64,500-$675,000 2,020 Source:Dataquick,January 1999 to December 1999 TABLE HE-10 PRICES OF MULTI-FAMILY HOMES/CONDOMINIUMS- JANUARY 1999 to DECEMBER 1999 HUNTINGTON BEACH Number of Median Price Range Number of Bedrooms Price Units Sold 1 $138,000 $77,000-$366,000 133 2 $185,000 $76,000-$390,000 391 3 $193,000 $79,000-$540,000 108 4 $389,750 $309,000-$470,500 2 5 $390,000 $390,000-$390,000 1 Median/Totals 1 $113,500 $76,000-$540,000 635 Source:Dataquick,January 1999 to December 1999 Sales price and volume varies by zip code within the City. As shown on Figure II-4, the highest median sales prices for single-family homes and condominiums are located in zip code 92648. The highest volume of condominium sales, 208 units, took place in zip code 92648 whereas the highest volume of single-family home sales, 766 units, took place in zip code 92646. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-15 r i 22 Wes minster Blvd. I \ y N I (n N C q co m Seal Beach �. Bolsa Ave- I f N L39 Westminster U \• Median Sales Price 92647 Edinger Ave. �Y � Condominium 4 $1 Fountain Single-Family -Fa mily Home Median Sales Price \ Valley S359.000 Condominium ` $130.500 Warner Ave - 92649 Single-Family Home Talbert Ave- Countyof a `•�f= 92648 Ellis Ave- Orange n9 (Solsa Chica) Garfield Ave. ••„t'� Median Sales Price 92646 Condominium Yorktown / Pacific $210.000 Single-Family Home Adams Ave. $485,000 Median Sales Price Condominium , $180,000 Single-Family Home 5268,000 j Atlanta Ave, Ocean / Hamilton Ave. Costa Mesa 1 :iource: Oataquick, January 1999.2000 Median Sales Price of Single-Family Homes and Condominiums 5 W City of Huntington Beach General Plan II-HE-16 Z CD COMMUNITY DEVELOPMENT CHAPTER HOUSING El EAVENT Housing Rental Rates:Between 1980 and 1990,housing unit rental rates have increased 122 percent in the City and 116 percent in the County as a whole. In 1990, the median monthly rent in Huntington Beach was $808, and the median monthly rent for the entire County was $728. Compared with surrounding communities,Huntington Beach had the third highest median monthly rent in 1990 after Newport Beach($961),and Fountain Valley($846). City rents were above those in Seal Beach ($790), Costa Mesa ($759), Westminister ($690), Santa Ana ($679), and Anaheim ($661). Table HE-I I summarizes current rental rates in the City based on data from REALFACTS,a service which provides information for rental complexes of 100 units or more. Twenty-eight complexes in Huntington Beach were included in the survey, comprising 6,316 units. TABLE HE-11 RENTAL RATES IN COMPLEXES WITH 100+ UNITS MARCH 2O00 HUNTINGTON BEACH Type Bedrooms Units Average Rent Apartment Studio 311 $793 1 2,972 $889 2 2,478 $1,086-$1,150' 3 261 $1,326 Townhome 2 174 $1,224 3 120 $1,408 Source: REALFACTS,2000 1 = $1,086 represents the average rent for a two bedroom, 1 bath and $1,150 represents the average rent for a two bedroom,2 bath. The largest supply of rental units in the City was in the one bedroom and two bedroom apartment categories, with 86 percent of the City's rentals falling in these two categories. Average rents on these units were$889 and $1,086 to $1,150, depending on the number of bathrooms, respectively. Only 6 percent of the rental stock in the City were three bedroom units.Rents for these units average $1,326 and $1,408 for apartments and townhomes, respectively. Housing Cost and Affordability: Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with the maximum affordable housing costs to households of different income levels. Taken together,this information can reveal who can afford what size and type of housing as well as indicate the type of households that would likely experience overcrowding or overpayment. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-17 COMMUNITY DEVELOPMENT CHAPTER -_ HOUSING ELEMENT The fede al Department of Housing and Urban Development (HUD) conducts annual household income surveys for metropolitan areas across the country,including Orange County. These income surveys are adjusted for differences in the type and size of a family. ::4UD uses these income levels to determine the maximum amount that a household could pay for housing and their eligibility for ilederal housing z.ssistance. Accord-ng to HUD, the 2000 Area Median Family Income (MFI) for a four-person household in Orange County is $69,600. "Cable HE-12 Provides the annual income for very low,low,and moderate-income households by the size of the family and the maximum affordable housing payment based on the federal standard of :30 percent of gross household income. Standard housing costs for utilities, taxes, and property insurance are also shown. From this income and housing cost information,the maximum affordable home prices and rents are determined. TABLE HE-12 HOUSING AFFORDABILITY MATRIX (2000) COUNTY OF ORANGE Income Levels Housing Costs Maximum Affordable Price Income Group Annual 30%of Monthly Taxes and Income Income Utilities Insurance Home Rental Very Low One Person $24,350 $609 $50 $150 $64,955 $559 Small Family $31,300 $783 $100 $150 $84,621 $683 Large Family $37,600 $940 $150 $150 S101,704 $790 Low One Person $35,150 $879 $50 $150 $99,916 S829 Small Family $45,200 $1,130 $100 $150 $131,897 $1,030 Large Family $54,200 $1,355 $150 $150 $159,706 $1,205 Moderate One Person $58,450 $1,461 $50 $150 $192,482 $1,411 Small Family $75,150 S 1,879 $100 S 150 $250,882 $1,779 Large Family $90,200 $2,255 $150 $150 $302,727 $2,105 Notations: 1. Small Family=3 persons;Large Family=5 persons 2. Utility costs for renters assumed at$50 per month 3. Monthly affordable rent based upon payments of no more than 30%of household income 4. Property Taxes and Insurance based on averages for the region 5. Affordable home price is based on down payment of 10%, annual interest of 7.5%, a 30-year mortgage,and monthly payment of 30%of gross household income. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-18 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Very low-income households in the City earn 50% or less of the County median family income - between$24,350 and$37,600 depending on the size of the family.Based on financing criteria noted earlier,the maximum affordable home price for a very low-income household ranges from$64,955 and $101,704. Because the majority of homes in the City exceed $101,704 and the down-payment requirement is particularly burdensome for very low-income households, these households are typically limited to the rental market. Average apartment rents in the City are as follows: $793 for a studio, $889 for a one-bedroom, $1,086-$1,150 for a two-bedroom(depending on the number of bathrooms),and$1,326 for a three- bedroom unit. After deductions are taken for utilities, however, a very low-income household can only afford to pay$559 to$790 in rent per month,depending on the family's size. This means that a one-person household could not afford an average priced studio apartment without overpayment or doubling up with other roommates.The problem is exacerbated for larger families who earn very low income. Low-income households earn 80%or less of the County's median family income-between$35,150 to$54,200 depending on the family's size. The maximum affordable home price for a lower-income household ranges from$99,916 for one-person to $159,706 for a five-person family. Based on the sales data presented in Table HE-9 a one-person household and small family households can not afford the median sales price for a home in the City, regardless of size. A large family can afford a one-bedroom home, however, this would result in overcrowding. Average apartment rents in the City are $793 for a studio, $889 for a one-bedroom unit, $1,086 - $1,150 for a two-bedroom(depending on the number of bathrooms),and$1,326 for a three-bedroom unit. After deductions for utilities,a low income household can afford to pay$829 to$1,205 in rent per month,depending on family size. As a result,a one-person household can afford an adequately sized studio. However, small and large families cannot afford an adequately sized apartment. Moderate-income households in the City earn 120% or less of the County median family income --between$58,450 to$90,200 depending on the size of the family.The maximum affordable home price for a moderate-income household ranges from $192,482 for a one-person household to $302,727 for a large family household. One-person, small and large family households can afford the median sales price for a home in the City. More specifically,one-person households can afford the median sales price for one-bedroom homes,and small and large families can afford the median sales price for one-, two-, and three-bedroom homes in the City. However, these size homes for a large family may result in an overcrowding situation. One-person, small family, and large family households all can afford adequately sized apartments. e. Special Needs Groups Certain segments of the population may have a more difficult time finding decent, affordable housing due to their special circumstances or needs. These "special needs" households include elderly persons, disabled persons, large households, female-headed households, farmworkers, and the homeless. Elderly: The population over 65 years of age has four main concerns: THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-19 COMMUN 7Y DEVELOPMENT CHAPTER _ HOUSING ELEMENT • Income - People over 65 are usually retired and living on z.fixed income; • Health Care-Because the elderly have a higher rate of illness and dependency,health care and supportive housing is important; • Transportation - Many seniors use public transit. However, a significant number of seniors have disabilities and require alternative transportation; and • Housing - Many seniors live alone and are renters. These characteristics indicate a need for smaller,lower cost housing units with easy access to public transit and health care facilities. According to the 1990 Census,there are an estimated 15,088 elderly persons(i.e.,65+years of age) in the City of Huntington Beach, representing 8.3 percent of the total population. Of these, approximately 32 percent,or 4,795 are considered "frail" elderly persons(people with one or more limitations to daily activities). According to the CHAS Data Book, an estimated 2,840 elderly Households in the City are lower income households in need of housing assistance. Assuming the same proportion (32 percent) of these elderly are frail, it can be estimated that 909 of Huntington :Beach's lower income elderly households are frail elderly in need of housing assistance. Given the size of the elderly population in Huntington Beach and the number of those in need of housing assistance,the existing inventory of assisted housing and supportive housing for elderly in the City is inadequate to serve the needs. Disabled: Persons with disabilities include those with mental, developmental, and physical disabilities. According to the 1990 Census,there are 14,098 Huntington Beach residents with work, mobility, and/or self-care disabilities, comprising 9 percent of the City's population. Housing for physically disabled persons must not only be affordable, but also contain special construction features to be accessible. The location of housing for disabled persons is also important because many such households need access to a variety of social services and to specialized handicapped access facilities. In addition to the housing needs of the physically disabled described above,there should be support services designed to meet individual needs. While no current comparisons of disability with income,household size,or race are available,it can be assumed that a substantial number of disabled persons fall within the federal Section 8 income limits, particularly those households not in the labor force. Housing opportunities for individuals with disabilities can be addressed through the provision of affordable, barrier-free housing. Rehabilitation assistance can be targeted to disabled renters and homeowners for unit modifications to improve accessibility. Accessible housing for the disabled can also be provided through development of housing for seniors. Large Households: Large households are identified as a group with special housing needs based on the limited availability of adequately sized,affordable housing units. Large households are often THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-H E-20 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT of lower income, frequently resulting in the overcrowding of smaller dwelling units and in turn, accelerating unit deterioration. The 1990 Census reports 6,447 households with five or more members in Huntington Beach, representing 9 percent of the City's total households. The tenure distribution of large households is as follows: 3,683 owner-occupied, and 2,764 renter-occupied. According to the City's 1995 Consolidated Plan, 1,197 large family renters were lower income and in need of housing assistance, and approximately 56 percent of these households live in overcrowded conditions. This indicates a need for large (i.e., three or more bedrooms) affordable rental units in the City. Female-Headed Households: Female-headed households with children require special consideration and assistance because of their greater need for day care, health care, and other facilities. These households tend to have lower incomes than other groups, which limits housing availability for this group. In 1990,Huntington Beach had 6,576 female-headed family households, 3,633 or 55 percent with children. The 1990 Census also indicates that approximately 15 percent of these female-headed families with children had incomes below the poverty level. These households need affordable supportive services, such as day care and health care, as well as affordable housing opportunities. Farmworkers: The special housing needs of farmworkers stem from their low wages and the insecure, seasonal nature of their employment. The 1990 Census indicated that there were 932 Huntington Beach residents employed in farming,forestry,or fishing occupations,which is less than one percent of the City's workforce. Farmworkers have a need for affordable housing for families, as well as single people. Homeless: Throughout the country, homelessness has become an increasing problem. Factors contributing to the rise in the number of homeless people include the economic recession,a general lack of housing affordable to lower income persons,reductions in public subsidies to the poor,and the de-institutionalization of the mentally ill. As indicated in the Citv's 2000.Consolidated Plan. the exact size of the homeless population in Huntington Beach is difficult to estimate because of the transient character of the homeless and their dispersed locations. According to the Consolidated Plan. interviews with service nroviders.-City staff.and agencies involved with homeless issues.the City of Huntington Beach-does not perceive itself as having a dramatic homeless problem,but more importantly finds a need for more affordable housing.and.finds a need to assist individuals and families at risk of.becomina homeless: The 1990 Census data on the homeless reported seven residing in emergency shelters and none visible on the streets in Huntington Beach. Of note is that it has been widely acknowledged that the methodology used in the Census for estimating the number of homeless was ineffective in systematically identifying and quantifying the numbers of homeless persons, which resulted in a substantial undercount. In 1995, the Episcopal Service Alliance, located in the downtown area, reports serving approximately 75 homeless persons monthly in Huntington Beach. Based on estimates by the Orange County Homeless Issues Task Force, the County's homeless population consists of approximately 10,000 to 12,000 individuals, representing 0.4 to 0.5 percent THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-21 COMMUNITY DEVELOPMENT CHAPTER - HOUSING EL,5i LENT :3ased or, estimr.tes by the Orange County Homeless Issues Task :=orce, the County's homeless :?opulatior. consists of approximately 10,000 to 12,000 individuals,represerting 0.4 to 0.5 percent of the County's population. In contrast to the public perception of the homeless person as a.single :man often on drugs or alcohol, the composition of this population is becoming increasingly heterogeneous and complex. The homeless include families, children, single women, and the temporarily unemployed. As a beach community, the City attracts numerous individuals who congregate along the beach, under the pier, by the Santa Ana River,and in Central Park. As most homeless individuals migrate to available services, social service agencies located outside the City also serve the Huntington Beach homeless. In October 1993,the Research Committee of the Orange Courity Homeless Issues Task Force issued a report titled. "Demographic Profile and Survey of Homeless Persons Seeking Services in Orange County." The report compares data from two homeless surveys(1990 and 1993). According to the demographic profile contained in the report: • Approximately 56 percent of 1993 respondents were single,where 48 percent of the 1990 respondents were single. • Approximately 59 percent of respondents in both surveys were White. • The 1990 sample had a slightly smaller proportion of African-Americans and a higher proportion of Latino/Hispanic respondents. • Approximately 16 percent of the 1993 sample were veterans, whereas 22 percent of the 1990 sample were veterans. • Approximately 68 percent of the 1993 respondents were unemployed and Iooking for work,whereas 61 percent of the 1990 respondents were unemployed and looking for work. • The average length of residence in Orange County for the 1993 sample was 14.6 months, and the average length of residence for the 1990 sample was 11.92 months. A 1990 study entitled"Hunger in Orange County"by Anne Cotter is an update of an ongoing survey begun in May, 1988. The study estimated that only 17 percent of all Orange County families had incomes which would qualify them to buy homes. The above information on the homeless indicates a need for additional emergency shelters as well as transitional housing that includes an array of services, including job training and child care. A variety of housing types and services should be provided to serve the various subpopulations such as single men and women, families, and battered women. The study by Ms. Cotter also described those who are considered to be "at-risk" of becoming homeless. About one-third of all Orange County families paid a larger percentage of their incomes THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-22 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT on housing than the federal guidelines recommended, which makes them vulnerable to becoming homeless upon loss of employment or reduction in incomes. Persons "At-Risk" of Becoming Homeless: The "at-risk" population is comprised of very low- income families and individuals who upon loss of employment would lose their housing and end up residing in shelters, with friends or family, or becoming homeless. Lower-income families, especially those earning less than 50 percent of the regional median income,are at particular risk of becoming homeless. These families are generally experiencing a cost burden,paying more than 30 percent of their income for housing. In more severe cases, some families pay more than 50 percent of their income for housing. The"at-risk"population also includes individuals who are in imminent danger of residing in shelters or of being unsheltered because they lack access to permanent housing and do not have an adequate support network,such as parents or relatives in whose homes they could temporarily reside. These individuals, especially battered women and children, runaway or abandoned youth, those being released from penal,mental or substance abuse facilities require social services that help them make the transition back into society and remain off the streets. Needed services include counseling,rental assistance, and job training assistance. The "at-risk" population needs housing that is subsidized in some way to prevent them from becoming homeless. This need can be met through any housing program that provides for affordable rents. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I1-HE-23 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELr=WENT D. HOUSING STOCK CHARACTERISTICS This section describes characteristics of the housing supply in Huntington Beach,including type,age, condition, and availability. a. Housing Grcwtfi Huntington Beach is a suburban community with relatively little vacant land remaining for new development. Most of the City's residential development occurred between 1960 and 1979, and another 17 percent of the City's housing was built between 1980 and 1990. According to the Census, Huntington Beach had a housing stock of 72,736 units in 1990,representing a moderate 14 percent increase over the number of units in 1980. b. Housing Type and Tenure Housing Type: During the 1960s, vacant land was plentiful in Huntington Beach, and housing construction was characterized almost exclusively by large tracts of single-family homes. During the early 1970s,condominium developments and small multiple-family rental units became popular in response to changing housing demands,land constraints,and market conditions. Housing growth in the 1980s was characterized by multiple-family apartments and condominiums, lower density duplex and triplex units, and some single-family dwellings. Between 1990 and 2000, the number of single-family units increased by 7 percent(from 43,441 to 46,640 units), while the number of multiple-family units increased by less than 1 percent (from 26,095 to 26,308 units). The number of mobile homes remained the same at 3,200 units. The overall distribution of housing types remains relatively stable in Huntington Beach, with single- family housing units still comprising the majority (61 percent) of the City's housing stock. Approximately 35 percent of the City's housing units are multiple-family units. Table HE-13 shows the distribution of the City's housing stock by housing type in 1990 and 2000. Housing Tenure: The tenure distribution of a community's housing stock (i.e., owner vs. renter) influences several aspects of the local housing market. Residential mobility is influenced by tenure, with ownership housing having a much lower turnover rate than rental housing. Housing overpayment, while faced by many households regardless of tenure, is far more prevalent among renters. Tenure preferences are primarily related to household income,composition,and age of the householder. In 1980,owner-occupied housing comprised about 57.6 percent(35,208 households)of Huntington Beach's households. The proportion of owner-occupied housing in 1990 had remained nearly the same at 58.5 percent, although the number increased to 40,284 households. Age and Condition of Single-Family Housing Stock: City Code Enforcement and Housing staff began conducting a housing condition survey during 1995, finishing it in July, 1996. The survey covers the exterior of the units only, and was completed while staff was out in the field responding to code compliance complaints. The determination of condition was based on a point system. That is,the condition of a number of features,such as the roof,paint,and landscaping were given a rating THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-24 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMEN TABLE HE-13 HOUSING TYPE AND VACANCY RATE - 1990 AND 2000 HUNTINGTON BEACH Housing Unit Type 1990 2000 Number Percent of Total Number Percent of Total Housing Units Housing Units Single-Family 43,441 1 59% 46,640 61% Multiple-Family 26,095 35% 26,308 35% Mobile Home 3,200 4% 3,200 4% Total Housing Units 72,736 100% 76,148 100% Total Occupied Units 68,879 95% 72,109 95% Vacancy Rate -- 5.30% -- 5.30% Source: 1990 U.S.Census and Department of Finance 2000 Estimates of 1, 2, or 3. A rating of 1 means the feature is in good condition, a 2 means the feature is in fair condition, and a 3 means the feature is in poor condition. The scores of all the features were then combined for the property and categorized such that an overall score of up to 10 means the property is in good condition, an overall score of 11-20 indicates the property is in fair condition, and an overall score-of more than 21 indicates a property in need of considerable repair. Of the 35,125 properties surveyed to date',28,485(81 percent)were determined to be in good condition,6,041 (17 percent) were determined to be in fair condition, and 599 (less than 2 percent) were determined to be in poor condition. More recently, in January 2000, City Code Enforcement staff conducted a focused quality housing survey of 277 buildings in the Oakview Enhancement Area. The purpose of the survey was to determine the exterior condition and upgrade the buildings found to be substandard per the Uniform Housing Code. The survey criteria was based on three categories: good, fair, and poor. A majority (75 percent) of the 277 buildings surveyed were found to be in fair condition, 22 percent in good condition,and 3 percent in poor condition. Violation notices were sent to the property owners of the eight substandard buildings and all eight have either complied with the notice or are in the process of doing so. The Code Enforcement staff will begin Phase 2 of the survey in July 2000. The goal of Phase 2 is to upgrade the marginal buildings found in the`fair'category.The upgrade effort is projected to last six months. 3 As of July 15, 1996. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-25 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELE34ENT E. ASSISTEI► HOUSING AT RISK OF CONVERSION TO MARKET RATE HOUSING According to Government Code Section 65583 (a)(8), (c)(6), jurisdictions must evaluate the potential for currently rent restricted low-income housing units to convert.to non-low-income housing and pro)ose programs to preserve or replace those units. This section identifies the City's assisted housing units that are at risk of converting to market rate housing between 2000 and 2010. a. Inventory of Assisted Housing Units in Huntington Beach All multi-family rental units assisted under federal, State, and/or local programs, including HUD programs, State and local bond programs, redevelopment programs, and local in-lieu fee, inclusionary,density bonus,or direct assistance programs are included.The inventory was compiled by interviews with City staff and review of"Inventory of Federally Subsidized Low-Income Rental Units at Risk of Conversion"(California Housing Partnership Corporation)and"The Use of Housing Revenue Bond Proceeds - 1994" (California Debt Advisory Commission). Table HE-14 provides a description of assisted housing developments in Huntington Beach. TABLE HE-14 ASSISTED HOUSING PROJECTS HUNTINGTON BEACH Total Number of Potential Tenant Number of Assisted Applicable Conversion Housing Development Type Units Units Programs Date City Multi-Family Revenue Bond Projects Emerald Cove Senior 164 164 City Multi- Perpetuity 18191 Parktree Circle Family Revenue Bond Huntington Village Senior 114 29 City Multi- 2007 16171 Springdale Street Family Revenue Bond Huntington Breakers Family 342 68 City Multi- 2006 21270 Beach BIvd. Family Revenue Bond Five Points Villas Senior 166 32 City Multi- 2022 18561 Florida Ave Family Revenue Bond and Set Aside Federally Assisted Projects Huntington Villa Yorba Family 198 192 236(J)(1) 2013 16200 Villa Yorba Section 8 annual renewals THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-26 C • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELE&ENT Total Number of Potential Tenant Number of Assisted Applicable Conversion Housing Development Type Units Units Programs Date Wycliffe Gardens Senior 185 185 231 2021 18765 Florida Avenue Section 8 annual renewals Surfside Villas Family 75 75 221(D)(4) 21 117 Sundown Section 8 2002 Density Bonus Projects 17230 Elm Street Family 7 1 Density Bonus 2001 2418/2420 Huntington Street Family 21 4 Density Bonus 2002 303-309 Yorktown Family 9 2 Density Bonus 2004 5081 Dunbar Family 6 1 Density Bonus 2001 7581 Warner Ave Family 11 2 Density Bonus 2004 7591 Holt Ave Family 11 2 Density Bonus 2002 7891 Holt Ave Family 8 1 Density Bonus 2002 7901 Holt Ave Family 8 1 Density Bonus 2002 7916 Stark Family 8 1 Density Bonus 2001 7924 Stark Family 8 1 Density Bonus 2001 Harbor Gateway Family 102 20 Density Bonus 2002 4691 Warner Ave Oceanaire Apartments Family 65 62 Density Bonus 2026 7811 Talbert Parkview Apartments Family 28 14 Density Bonus 2000 2201 Delaware Street Redevelopment Set Aside 725-733 Utica Family 36 36 Set Aside 2024 Bridges Foundation Family 66 66 Set Aside 2028 16112 Sher Lane Project Self Sufficiency Family 9 9 Set Aside 2024 313 11"Street THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-27 COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&WENT Total Number of Potential Tenant Number of Assisted Applicable Conversion Housing Development Type Units Units Programs Date HOME Funds Interval Hcuse Family 6 6 HOME 2029 Cypress Ave OCCHC Family 4 4 HOME 2024 17372 Keelson Lane OCCHC Family 4 4 HOME 2024 17382 Keelson Lane OCCHC Family 4 4 HOME 2027 17291 Koledo Lane CDBG OCCHC Family 4 4 HOME 2027 17351 Koledo Lane CDBG OCCHC Family 5 5 HOME 2026 17361 Koledo Lane OCCHC Family 5 5 HOME 2026 17371 Koledo Lane OCCHC Family 5 5 HOME 2030 17401 Koledo Lane OCCHC Family 5 5 HOME 2030 17432 Koledo Lane OCCHC Family 4 4 HOME 2026 17422 Queens Lane OCCHC Family 4 4 HOME 2026 17432 Queens Lane Shelter for the Homeless Family 4 4 HOME 2030 7802 Barton Drive Shelter for the Homeless Family 4 4 HOME 2024 7812 Barton Drive TOTAL 1,705 1,026 Loss of Assisted Housing This section evaluates those lower income multi-family rental projects in Huntington Beach that are at-risk of converting to market-rate uses prior to June 30,2010.As shown in Table HE-1 5,seventeen affordable housing projects are considered to be at-risk during this period,totaling 599 lower income assisted units. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-28 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-15 AT-RISK HOUSING INVENTORY Total Number of Potential Tenant Number of Assisted Applicable Conversion Housing Development Type Units Units Programs Date City Multi-Family Revenue Bond Projects Huntington Village Senior 114 Studio= 1 City Multi- 2007 16171 Springdale Street 1 BR=27 Family 2BR= 1 Revenue Bond Huntington Breakers Family 342 Studio=25 City Multi- 2006 21270 Beach Blvd. 1 BR=36 Family 2 BR=7 Revenue Bond Federally Assisted Projects Huntington Villa Yorba Family 198 IBR=21 236(J)(1) 2013* 16200 Villa Yorba 2 BR= 152 Section 8 2000* 3BR= 19 Wycliffe Gardens Senior 185 1 BR= 185 231 2021* 18765 Florida Avenue Section 8 2000* Surfside Villas Family 75 2BR=31 221(D)(4) 21117 Sundown 3 BR=22 Section 8 2002 4BR=22 Density Bonus Projects 17230 Elm Street Family 7 2 BR= 1 Density Bonus 2001 2418/2420 Huntington Street Family 21 2 BR=4 Density Bonus 2002 303-309 Yorktown Family 9 2 BR=2 Density Bonus 2004 5081 Dunbar Family 6 2 BR= I Density Bonus 2001 7581 Warner Ave Family 11 2 BR=2 Density Bonus 2004 7591 Holt Ave Family 11 2 BR=2 Density Bonus 2002 7891 Holt Ave Family 8- 2 BR= 1 Density Bonus 2002 7901 Holt Ave Family 8 2 BR= 1 Density Bonus 2002 7916 Stark Family 8 2 BR= 1 Density Bonus 2001 7924 Stark Family 8 2 BR= I Density Bonus 2001 Harbor Gateway Family 102 1 BR= 19 Density Bonus 2002 4691 Warner Ave 2 BR= 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-29 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELERENT Total Number of Potential Tenant Number of Assisted Applicable Conversion Housing Development Type Units Units Programs Date Parkview ADartmer is Family 28 2 BR= 14 Density Bonus 2000 2201 Delaware Street TOTAL 1,141 Studio=26 1 BR=288 2BR=222 3BR=41 4BR=22 •These dates represent earliest possible conversion date and potential extension of affordability. Use restrictions on these projects are governed by three different programs:mortgage revenue bonds, Section 8 and density bonuses. The following describes these at-risk projects by program type. Aortgage Revenue Bond Projects Projects financed by mortgage revenue bonds are required to provide 20%of the units to households earning 80% or less of the area median income for a period no less than one-half the term of the bond. A typical bond-financed project has a 20-year term. In Huntington Beach, two of the City's four bond financed projects are at-risk of converting to market rate prior to 2010. Huntington Village: Huntington Village is a 114-unit senior housing project financed in part through the Redevelopment Agency. For this project, the Redevelopment Agency issued Multi- Family Mortgage Revenue Bonds in exchange for 20-year low income use restrictions on 25 percent of the units in the project, totaling 29 units. Low income use restrictions on this project are eligible to expire in 2007. Huntington Breakers:There are 342 units in Huntington Breakers,68(20%)of which are restricted 1:or low-income use pursuant to the the Redevelopment Agency issued Multi-Family Mortgage Revenue Bond. Low-income use restrictions on this project are eligible to expire in 2006. There are also 17 moderate-income units required through Density Bonus; however, Table HE-15 only accounts for lower-income restricted units. .Project-Based Section 8 Contracts The Section 8 program provides property owners guaranteed rental payments, in return for :maintaining their housing units as affordable to lower income households. Under HUD rules, .property owners are guaranteed a minimum rent payment equal to the HUD-determined fair-market rent (FMR) or negotiated payment standard (typically higher than FMR). Tenant payments are restricted to 30% of their income. The difference between the payment standard and tenant rent is paid by HUD. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-30 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Recent federal legislation has been enacted to address the expiration of Section 8 contracts. The goal is to ensure that Section 8 projects receive as close as possible to prevailing rents within a community. For projects that are currently over-subsidized,the Mark-to-Mark program is designed to lower excess rental payments in return for substantial incentives, while the Mark-up-to-Market program is designed to bring up under-subsidized projects. Upon expiration of Section 8 contracts, owners with HUD-issued mortgages have two options. Projects above fair market rents can participate in the Mark-to-Mark program that reduces rents to fair market in return for favorable tax treatment and debt restructuring.For projects renting at below fair market rents, owners can participate in the Mark-up-to-Market program which allows rents to be marked up to comparable market rents—which is especially important in escalating rental markets such as Huntington Beach. The following three housing projects maintain project-based Section 8 contracts with HUD,and are at risk of conversion to market rate: Huntington Villa Yorba: Huntington Villa Yorba is a 198-unit HUD Section 236(J)(1)project.In September 1994, the project owner filed a revised Plan of Action to Extend the Low-Income Affordability Use Restrictions through its application to convert the complex to all Section 8 contracts. The project's mortgage now extends through May 2013. The current Section 8 contract period is through May 2000, although the 1998 Federal Balanced Budget Agreement is committed to providing Section 8 funding through at least 2002 for all expiring Section 8 contracts. `Wycliffe Gardens: Wycliffe Gardens is a 185-unit Section 231 elderly project with a mortgage extending through 2021. While the mortgage on this project is not eligible for prepayment, the Section 8 contracts associated with all the units are subject to continued renewal by HUD. The current Section 8 contract period is through October 2000, although federal funding is in place to assure renewal through at least 2002. Surfside Villas: Sufside Villas is a 75-unit Section 221(13)(4)project for family households. This program does not have income limits for project tenants or project rent thresholds,although projects insured under this program may include Section 8 tenants. Surfside Villas does receive Section 8 subsidies under the Housing Assistance Payment Contract(HAP Contract)with a twenty year term eligible for expiration in March 2002. Density Bonus Projects Twelve density bonus projects are at-risk of converting to market rate housing prior to 2010. The City granted these projects a density increase of at least 25 percent in exchange for 20 percent of the projects'units being set aside for low-income households.The 50 density bonus units in these twelve projects are restricted through an agreement between the City and the buildings' owners for a period of 15 years, all of which will expire within the next 10 years. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-31 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELE,LIENT h. Preservation and Replacement Options preservation or replacement of the seventeen at-risk projects can be achieved in several ways: 1) transfer of ownership to non-profit organizations; 2)provision of rental assistance to tenants using ether funding solrces; 3) replacement or development of new assisted multi-family housing units; 4) purchase of affordability covenants; and/or 5) refinance of mortgage revenue bonds on bond Ainded units. These options are described below, along with a general cost estimate for each. 'Transfer of Ownership Transferring ownership of for-profit at-risk projects to non-profit organizations is perhaps the least -ostly way to ensure that for-profit units remain affordable in the long-term. Of the at-risk units, ownership transfer may have application to the city's three Section 8 projects where 100% of the units are affordable. In density bonus and bond projects where only a portion of the units are lower income, it is generally not cost-effective for a non-profit to purchase the entire apartment complex. By transferring ownership of the Section 8 projects(Huntington Villa Yorba,Wycliffe Gardens,and Surfside Villas) to a non-profit housing corporation, low income use restrictions can be secured indefinitely and projects would become eligible for a greater range of governmental assistance.The feasibility of this option depends on several factors,including the willingness of the apartment owner to sell the project, the existence of non-profit corporations with sufficient administrative capacity to manage the project, and availability of funding. The current market value for Huntington Villa Yorba, Wycliffe Gardens and Surfside Villas is generally estimated in Table HE-16,based on the projects' potential annual income,operating,and maintenance expenses. As shown in Table HE-16, the current market value of these Section 8 projects is $42 million. Assuming a 10 percent downpayment is required to transfer ownership of the Section 8 projects to a non-profit, a total downpayment of approximately $4.2 million and mortgage loan of$38 million would be required. Unless public funding is available up-front to pay for the purchase price, on-going subsidies (e.g. rent subsidies) would be required to support the monthly mortgage and maintenance costs to maintain the units as affordable to low income households. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-32 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-16 MARKET VALUE OF SECTION 8 PROJECTS Projects' Units Total 1-Bedroom 206 units 2- Bedroom 183 units 3-Bedroom 41 units 4-Bedroom 22 units Total 452 units Annual Operating Cost $1,397,600 Gross Annual Income $5,257,885 Net Annual Income $3,860,285 Market Value $42,463,137 Market value is estimated with the following assumptions: 1. Average market rents in Huntington Beach for a studio unit is $793, I-bedroom unit is $889,2 bedroom unit is$1,150,and 3-bedroom unit is$1,326(source:RealFacts,2000). The average market rent for a 4-bedroom unit is estimated at$1,502. 2. Average bedroom size for a studio unit is assumed at 500 square feet, I-bedroom is assumed at 600 square feet,2-and 3-bedroom units are 900 square feet,and 4-bedroom unit is 1,100 square feet. 3. Vacancy rate=5% 4. Annual operating expenses per square foot=$4.00 5. Market Value=Annual net project income'multiplication factor. 6. Multiplication factor for a building in moderate condition= 11. Rental Assistance Long-term availability of funding for Section 8 contract renewal is uncertain. Three of the at-risk projects currently have Section 8 contracts, and may be at risk of expiration. Other state and local sources of funds can be used to maintain expiring rent subsidies,or as a tool to maintain affordability in expiring Bond and Density Bonus projects. Rent-subsidies can be structured to minor the Section 8 program.Under Section 8,HUD pays owners the difference between what tenants can pay(defined as 30 percent of household income) and what HUD and the local Housing Authority estimate to be the Fair Market Rent(FMR)on the unit.The program can be implemented through vouchers,which allow the tenants to choose where they want to live. The feasibility of this alternative, in the case of property owners, depends on their willingness to accept rental vouchers. In terms of cost-effectiveness, rental subsidies are less costly than constructing new assisted housing,as shown in Table HE-17. Given the bedroom mix of all 599 at- THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-33 COMMUNITY DEVELOPMENT CHAPTER , HOU,WiVG ELF_MENT :-isk units, the total cost of subsidizing the rents for these units is estimated at $49,846 per month, or approximately$598,152 annual:y, translating to $12 million in subsidies over a 20-year period. TABLE HE-17 RENT SUBSIDIES REQUIRED FOR AT-RISK UNITS Section S/Subsidized Bond Projects Federally Assisted Density Bonus Projects At-Risk Units Projects Studio 26 0 0 1-Bedroom 63 206 19 2-Bedroom 8 183 31 3-Bedroom 0 41 0 4-Bedroom 0 22 0 Total Monthly Rent $65,946 $343,015 $33,447 Income Supported by Very Low Income Households Total Monthly Rent $68,090 $383,787 $40,377 Allowed by Fair Market Rents Total Monthly Subsidies $2,144 $40,772 $6,930 Required Total Annual Subsidies $25,728 $489,264 $83,160 Required Notes: ;. A studio unit is assumed to be occupied by a 1-person household, a 1-bedroom unit by a 2-person household,a 2-bedroom unit by a 3-person household,and a 3-bedroom unit by a 4-person household. :!. Based on the 1999 Median Family Income in Huntington Beach,affordable monthly rent for a 1-person very low income household is$559,$646 for a 2-person household,$683 for a 3-person household,and$720 for a 4-person household. 1999 Fair Market Rent in Orange County is S645 for a studio,$704 for a I-bedroom unit,$871 for a 2-bedroom unit,S1,212 for a 3-bedroom unit,and$1,349 for a 4-bedroom unit. Construction or Purchase of Replacement Units The construction of new low income housing units is a means to replace at-risk units should they be converted to market rates. The cost of developing housing depends upon a variety of factors, THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-34 ` COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEwar including density, size of units (i.e. number of bedrooms), location, land costs, and type of construction. According to local housing developers,the most recent typical residential sale prices in Huntington Beach were $30 to $35 per square foot for a lot zoned for multiple-family development.Development costs average$45 per square foot,without parking.Based on an average density of 18 units per acre,an average unit size as assumed in Table HE-16,and the same bedroom mix as the existing units, the cost to replace the total 599 at-risk units would range between approximately $63.6 million and $70.8 million. Instead of constructing new affordable units,similar existing units may be purchased to replace those at-risk. Based on current market value assessments(see Table HE-16), the total cost to replace the 599 at-risk units through the purchase of similar existing units with the same bedroom mix could generally be estimated at around $57.4 million. Purchase of Affordability Covenants Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as low-income housing. Incentives could include writing down the interest rate on the remaining loan balance,and/or supplementing the Section 8 subsidy received to market levels. The feasibility of this option depends on whether the complexes require rehabilitation or are too highly leveraged. By providing lump sum financial incentives or on-going subsides in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable. Refinancing of Mortgage Revenue Bonds Another option is to refinance the mortgage revenue bonds that were issued to the owners of the two bond-financed projects to preserve the low-income use restrictions.If refinanced,the project would be required by the 1986 Tax Reform Act to commit their 20-percent low income units for the greater of 15 years or as long as the bonds are outstanding. I To ensure affordability of the City's bond assisted units, the City can negotiate with the project owners to refinance the bonds. The costs to refinance the bonds include the difference in interest rates on the remaining debt between the previous and re-negotiated bonds, an insurance cost of approximately three percent of the bond to be paid by the City up front, and administrative costs. Thus, the project owners may not have a financial incentive to refinance unless bond interest rates are well below rates on the initial bonds and are combined with other incentives. More often, property owners prefer to either sell the property or seek refinancing from private lenders and would therefore be eligible to opt out of affordability controls. Bond refinancing may more likely be used in combination with transfer of ownership to a non-profit. c. Cost Comparisons The cost to construct new housing to replace the 599 at-risk units with the same bedroom mix, assuming there is sufficient land available,is$63.6-$70.8 million.This cost estimate is higher than the cost to provide rental assistance to the 599 at-risk units,which is$49,846 per month or$598,152 annually. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-35 COMMUNITY DEVELOPMENT CHAPTER HOUSING EL,"tifENT Transferring ownership of for-profit at-risk projects to non-profit organizations is applicable to those projects which are under private ownership. Furthermore, it is only cost effective to transfer ownership of foc-profit to non-profit for projects in which all of the units are affordable to lower income househo:ds.This applies to Huntington Villa Yorba,Wycliffe Ga-dens,and Surfside Villas. These projects have a market value of$42 million requiring a down-)ayment of$4.2 million and a $38 million mor:gage. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-36 COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&W&VT ISSUES F. HOUSING NEED Assuring the availability of adequate housing for all social and economic segments of Huntington Beach's present and future population is an important goal for the City.To achieve this goal,the City must target its programs and monetary assistance toward those households with the greatest need. This section of the Housing Element is a summary of the major housing need categories in terms of income groups as defined by Federal and State law. It includes the City's share of regional housing need as developed by the Southern California Association of Governments (SCAG). The City recognizes the special status of very low- and low-income households, which in many cases are elderly, single-parent or large family households. TABLE HE-18 EXISTING AND PROJECTED HOUSING NEEDS CITY OF HUNTINGTON BEACH Existing Housing Needs Overpaying Households: Special Needs Groups: Total 25,476 Elderly Households 909 Renter 12,690 Disabled Persons 14,098 Owner 12,786 Large Households 6,447 Female Headed Households 6,576 Female Headed w/Children 3,633 Farmworkers 932 Overcrowded Households: Housing in Need of Rehabilitation: Total 3,345 Fair Condition 6,250 Renter 2,656 Poor Condition 607 Owner 689 Projected Housing Growth Needs(June 1,1998 through June 30,2005) Total 2,015 Very Low-Income 388 Low-Income 255 Moderate-Income 400 Upper-Income 972 Note: Special needs figures cannot be totaled because categories are not exclusive of one another. Source: 1990 U.S.Census;City of Huntington Beach, Housing Conditions Survey, 1996(based on survey of 35,125 units);SCAG Draft Regional Housing Needs Assessment(Nov 1999). THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-37 COMMUNITY DEVELOPMENT CEAPTER HOUSING EtEM&V Households in Need of Housing Assistance As summarized in Table HE-18, the groups most in need of housing assistance in the near future include the following: a. Overcrowded Households-Overcrowding in households results from either a lack of affordable housing (which forces more than one household to live together)and/or a lack of available housing units of adequate size. According to the 1999 SCAG Regional Housing Needs Assessment, 2,656 (8.9 percent) of all renters and 689 (1.6 percent) of all owner households were overcrowded. Most of these households, particularly the renter households, were lower income. b. Households Overpaying for Housing-According to the 1999 SCAG Regional Housing Needs Assessment, an estimated 12,786 (31 percent) of the City's homeowners, and 4,021(54 percent) of the City's lower income homeowners were spending 30 percent or more of their gross income on housing. Of the renter households, 12,690 (43 percent) of the total and 8,859 (86 percent) of the lower income renter households were spending more than 30 percent of their income on housing. c. Special Needs Households- Certain segments of the population may have a more difficult time finding decent,affordable housing due to their special circumstances or needs.In Huntington Beach, these "special needs" households include: • 909 of Huntington Beach's lower income elderly households are frail elderly in need of housing assistance; • 14,098 persons with work, mobility, and/or self-care disabilities (9 percent of the total population) who may have special housing needs; • 6,447 large households with five or more members,representing 9 percent of the total households; • 6,576 female-headed households,and 3,633 of these households had children. Of the female-headed households with children, approximately 545 (15%) were living in poverty; and • 932 Huntington Beach residents' employed in farming, forestry, or fishing occupations (i.e., farm workers). d. The Homeless-To be updated when Draft Consolidated Plan complete.As a beach community, the City attracts numerous individuals who congregate along the beach,under the pier,by the Santa Ana River, and in Central Park. The 1990 Census data on the homeless reported seven residing in emergency shelters and none visible on the streets in Huntington Beach. In 1995, the Episcopal THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-38 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Service Alliance,located in the downtown area,reported serving approximately 75 homeless persons monthly in Huntington Beach. The "at-risk" homeless population is comprised of very low-income families and individuals who upon loss of employment would lose their housing and end up residing in shelters, with friends or family,or becoming homeless.Lower-income families,especially those earning less than 50 percent of the regional median income, are at particular risk of becoming homeless. These families are generally experiencing a cost burden, paying more than 30 percent of their income for housing. In more severe cases, some families pay more than 50 percent of their income for housing. The at-risk population also includes individuals who are in imminent danger of residing in shelters or of being unsheltered because they lack access to permanent housing and do not have an adequate support network, such as parents or relatives in whose homes they could temporarily reside. These individuals, especially battered women and children, runaway or abandoned youth, those being released from penal,mental or substance abuse facilities require social services that help them make the transition back into society and remain off the streets.Needed services include counseling,rental assistance, and job training assistance. Housing Stock Needs Other components of housing need include the age and condition ofthe housing stock,housing sales prices and rents, and assisted housing at risk of conversion to market rate housing. a. Age and Condition of Housing Stock - The age and condition of the housing stock can have implications for housing needs. That is, some residents may live in older housing that needs major repair/replacement but not have the money to effect the repairs,leaving the housing stock vulnerable to further deterioration.Assisting these households with rehabilitation assistance will help preserve the City's existing affordable housing stock. In general, housing over 30 years old usually is in need of some major rehabilitation, such as a new roof, foundation work, plumbing, etc. According to the 1990 Census, approximately 80 percent of the City's housing stock is more than 30 years old. City Code Enforcement staff began conducting a housing condition survey in January of 1995.The survey covers the exterior of the units only, and is being completed while staff is out in the field responding to complaints. Of the 35,125 properties surveyed, the survey found that the following number of housing units were in good, fair, and poor condition: Good Condition 28,485 Units (81%) Fair Condition 6,041 Units (17%) Poor Condition 599 Units (Less than 2%) 35,125 Units THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-39 r COMMUNITY DEVELOPMENT CHAPTER HOUSING ELE& LENT More recently, in January 2000, City Code Enforcement staff conducted a focused quality housing survey of 277 buildings in the Oakview Enhancement Area. Of the 277 properties surveyed, the survey found that the following number of buildings were in good, lair, and poor condition: Good Ccndition 60 buildings (22%) Fair Condition 209 buildings (75%) Poor Condition 8 buildings Q%) 277 buildings b. Housing Sales Prices and Rents - According to the 1990 Census, the median value of an owner-occupied dwelling unit more than doubled since 1980,'increasing from$108,100 in 1980 to $252,700 in 1990.More recent data from the California Association of Realtors indicates the median sales price of a home in Huntington Beach in the first quarter of 2000 was $285,000. Housing affordability is income dependent. The median price for a home in Huntington Beach exceeds the maximum affordable home price for very low-income households. For low-income households, one-person and small family households also are unable to afford the median price for a home; however, large family households can afford a one-bedroom home, which would result in overcrowding. Moderate-income one-person and small family households can afford an adequately sized home; however, large families cannot afford an adequately sized home. In 1990,the median monthly rent in Huntington Beach was$808,and the median monthly rent for the entire County was $728. Information on March 2000 average rents was obtained from REALFACTS for apartment and townhome rentals with a minimum of 100 units. Average rents ranged from approximately $739 for a studio, $889 for a one-bedroom unit, $1,086 to $1,150 (depending on the number of bathrooms)for a two-bedroom unit,to$1,326 for a three-bedroom unit. Very low-income households cannot afford to rent an adequately sized apartment.Low-income one- person households can afford a studio apartment; however, small and large families cannot afford an adequately sized apartment. Each type of moderate-income household can afford an adequately sized apartment. c. Assisted Housing at Risk of Conversion - The City of Huntington Beach has a total of 599 multiple-family assisted units at risk of conversion to market rate housing. Of these units, 97 were constructed under the City's Multi-Family Revenue Bond Program,452 units were federally assisted, and 50 resulted from Density Bonuses. Low-income units in the City's two bond projects are subject to the following expiration dates, as shown in Table HE-15. Huntington Breakers is a 342-unit project built in 1984 with 68 income- restricted units. The project owner refinanced the bond with the City in 1989, and again in 1996, extending affordability controls until 2006. Huntington Village is a I 14-unit senior housing project with 29 units set aside for low-income households. Use restrictions expire in 2007. The three THE CITY OF HUNTINGTON BEACH GENERAL PLAN I1-HE-40 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT federally assisted projects, Huntington Villa Yorba, Wycliffe Gardens, and Surfside Villas, will expire in years 2000 and 2002. A total of 452 assisted units are at-risk in these projects. Twelve Density Bonus projects containing 50 units will expire in years 2000, 2001, 2002, and 2004. The Regional Housing Needs Assessment (RHNA) State law requires jurisdictions to provide for their share of regional housing needs. As part of the Regional Housing Needs Assessment(RHNA), the Southern California Association of Governments (SCAG) determines the five year housing growth needs for municipalities within its jurisdiction, which includes the City of Huntington Beach. In Orange County, the Orange County Council of Governments (OCCOG) was delegated responsibility for developing the RHNA in coordination with the cities and the County. Future housing needs numbers reflect the number of new units needed in a jurisdiction based on households which are expected to reside within the jurisdiction (future demand), plus an adequate supply of vacant housing to assure mobility and new units to replace losses. The draft Regional Housing Needs Assessment (RHNA) adopted by OCCOG and SCAG has identified a 1998-2005 future housing need for Huntington Beach of 2,015, including 643 lower income units. Table HEA 8 shows the income breakdown of these 2,015 units. The analysis of available residential sites presented in Section H - Housing Resources - demonstrates the City's ability to provide adequate sites to address its share of regional housing needs by income category. Promenade Development: 80 moderate-income ownership units THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-41 COMMUI`:ITY DEVELOPMENT CHAPTER HOUSING ELEMENT G. HOUSING CONSTRAINTS Actual or potent:al constraints on the provision and cost of housing affect the development of new housing and the maintenance of existing units for all income levels. Market, government, infrastructure, a:.-id environmental constraints to housing development in Huntington Beach are discussed below. Market Constraints The high cost of renting or buying adequate housing is the primary ongoing constraint of providing affordable housing in the City of Huntington Beach. High construction costs,labor costs, land costs and financing constraints are all contributing to a decrease in the availability of affordable housing. a. Vacant/Underdeveloped Land Approximately 117 acres of the City's residential land are vacant and have no project entitlements or pending development proj ects.Under existing zoning and General Plan land use designations,this acreage could accommodate an additional 2,212 dwelling units, as shown. in Section H. Housing Resources Table HE-23. In addition, currently vacant residentially designated properties with entitlements and projects pending approval can accommodate 1,261 units, as shown in Section H. Housing Resources Table HE-24 and 25. In addition to development on vacant land,the Downtown Specific Plan provides multi-family and mixed use infill of approximately 280 units,as shown in Section H. Housing Resources Table HE- 26. Furthermore, the City has a total of 16 closed schools that have General Plan land use designations of public land with underlying designations of either Low Density Residential (7du/acre) or Medium Density Residential (15 du/acre). These sites could accommodate an additional 1,386 units. b. Construction Costs The single largest cost associated with building a new house is the cost of building materials, comprising between 40 to 50 percent of the sale price of a home. Typical residential construction costs for a single-family home of average to good quality range from approximately$50 to$70 per square foot, while custom homes and homes with extra amenities run higher. The cost of wood frame, multiple-family construction averages around $50 per square foot, exclusive of parking. A reduction in amenities and quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could result in lower sale prices. In addition, pre- fabricated,factory built housing,which the City allows for in its General Plan,may provide for lower priced housing by reducing construction and labor costs. Another factor related to construction costs is the number of units built at one time. As the number of units built at once increases,construction costs over the entire development are generally reduced based on economies of scale. This reduction THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-42 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT in costs is of particular benefit when density bonuses are used for the provision of affordable housing. c. Land Costs The limited supply of developable vacant land in Huntington Beach has accounted for a steady increase in raw land costs. However, those costs vary according to location. According to local housing developers, residential sale prices in Downtown Huntington Beach were $30 to $3.55 per square foot for a lot zoned for multiple-family development. In November 1999, the Economic Development Department conducted a city-wide survey and determined that prices ranged from$13 to$20 per square foot for a lot zone for multi-family development.The cost of a lot zoned for single- family development averaged $80,000 plus about $25,000 foi improvements. d. Labor Labor is the third most expensive component in building a house, constituting an estimated 17 percent of the cost of building a single-family unit. The City's ability to mitigate high construction and land costs is limited, since the City lacks the financial resources to directly subsidize construction. e. Availability of Mortgage and Rehabilitation Financing The availability of financing affects a person's ability to purchase or improve a home. Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. Jurisdictions can,however,offer interest rate write-downs to extend home purchase opportunities to lower income households. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information in the disposition of loan applications and the income, gender, and race of loan applicants. As shown in Table HE-19,of the 6,061 applications for conventional mortgage loans to purchase homes in the City,about 68 percent were originated(approved by lenders and accepted by applicants).This is higher than the 60 percent mortgage approval rate nationwide.The overall denial rate was about 11 percent, well below the national average of 22 percent. Twenty percent of the applications were withdrawn, closed for incompleteness, or not accepted by the applicants; this is comparable to the national average of 18 percent. As expected the denial rate for low-income applicants was the highest among the three income groups at about 19 percent, followed by moderate-income applicants at about 12 percent. The denial rate for low-income applicants is substantially lower than the rate nationwide of 48 percent. For government-assisted home purchase loans,the overall approval rate,80 percent,was higher than the approval rate for conventional loans.It should be noted that low-income households have a much better chance of getting a government-assisted loan than a conventional loan.Over 84 percent of the THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE43 COMMUNITY DEVELOPMENT CHAPTER HOUSING EI. W .NT low-income applicants were approved, a higher approval rating than for :ow-income applicants applying for cor..ventional loans. Table HE-20 shows the disposition of conventional and government-assisted home improvement loans. Compared to mortgage loans, home improvement loans were much more difficult to secure, as is typical in :Host jurisdictions. The overall approval rates for conventional and government- assisted home improvement loans were very low-only 59 percent and 36 percent,respectively. The TABLE HE-19 DISPOSITION OF HOME PURCHASE LOANS Conventional Loan Applications ovemment-Assistedoan Applications Applicant Income Total % % % Total % % % Originated Denied Other* Originated Denied Other* Low-Income 873 61.6% 18.6% 19.8% 158 84.8% 5.7% 9.5% (<80%MFI) Moderate-Income 1,233 71.3% 11.6% 17.1% 127 79.5% 9.4% 11.0% (80%to 119% MFI) Upper Income 3,642 69.3% 10.1% 20.5% 63 77.8% 11.1% 11.1% (>=120%MFI) Not Available 313 55.9% 10.5% 33.5% 15 66.7% 13.3% 20.0% Total 6,061 67.9% 11.7% 20.4% 363 81.0% 8.3% 10.7% Source: Home Mortgage Disclosure Act(HMDA)data, 1998 *Note: Other includes applications approved but not accepted, files closed for incompleteness, and applications withdrawn. MFI = Median Family Income TABLE HE-20 DISPOSITION OF HOME IMPROVEMENT LOANS Applicant Income Conventional Loan Applications overnment-Assistedoan Applications Total % % % Total % % % Originated Denied Other* Originated Denied Other* Low-Income 105 49.5% 29.5% 21.0% 11 36.4% 36.4% 27.3% (<80%MFI) Moderate-Income 134 56.0% 26.1% 17.9% 15 40.0% 40.0% 20.0% (80%to 119% MFI) Upper Income 304 62.8% 16.8% 20.4% 34 41.2% 20.6% 34.2% (>=120%MFI) Not Available 31 71.0% 22.6% 6.5% 9 11.1% 77.8% 11.1% Total 574 59.2% 21.6% 19.2% 69 36.2% 34.8% 29.0% Source: Home Mortgage Disclosure Act(HMDA)data, 1998 *Note: Other includes applications approved but not accepted, files closed for incompleteness,and applications withdrawn. MFI= Median Family Income THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-44 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT relatively high denial rates for low- and moderate-income households support importance of City sponsored rehabilitation assistance for these households. Increasing the availability of financing sources for households to improve or rehabilitate their homes is important to improving the overall quality of housing in the City. Governmental Constraints Housing affordability is affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing in the City. Land use controls,site improvement requirements, building codes, fees and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. a. Land Use Controls The Huntington Beach General Plan and Zoning and Subdivision Ordinance provide for a range of residential land use designations/zones in the City: Residential Low(RL)-Single-family residential units,clustered zero-lot line developments,and "granny"flats. This designation allows for between three and seven dwelling units per net acre. Residential Medium (RAC - Single-family residential units,duplexes,townhomes,and garden apartments, allowing for a maximum of 15 dwelling units per net acre. Residential Medium High(RMH)-Townhomes,garden apartments,apartment"flats",allowing for a maximum of 25 dwelling units per net acre. Residential High (RH) - Townhomes, garden apartments, and apartments. This designation is intended for developments of up to 35 dwelling units per net acre. Mixed Use (M - May include residential uses. The exact density, location, and mix of uses in the category is intended to be governed by a specific plan, in order to allow greater design flexibility and to address the uniqueness of a particular area. In May 2000,the City adopted Ordinance No.3455 to amend the Zoning and Subdivision Ordinance to add standards for small lot developments(lots less than 4,000 square feet).The new standards act as an alternative to attached housing in multi-family districts. They apply to all small lot subdivisions, whether the tentative map is designed with single units per lot, or multiple units per lot(condominium).By providing greater development flexibility and allowing smaller lot sizes,this ordinance facilitates development and reduces development costs. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE45 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT The City's residential development standards are summarized in Tab'.e HE-2 1. The City's standards are fairly comparable to other Orange County communities,and have not served as a constraint to development, TABLE HE-21 PROPERTY DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS RINIH-A RL RNI Subdistrict RNIH RH RNIP Minimum Building Site 6,000 6,000 2.500 6.000 6.000 10 ac. Width(ft.) 60 60 25 60 60 N/A Cul de sac frontage 45 45 — 45 45 N/A Minimum Setbacks Front(ft.) 15 15 12 10 10 10 Side(ft.) 3;5 3;5 1.5 3;5 3;5 — Street Side(ft.) 6;10 6;10 5 6;10 6;10 10 Rear(ft.) 10 10 7.5 10 10 — Maximum Height(ft.) Dwellings 35 35 35 35 35 20 Accessory Structures 15 15 I5 15 15 15 Maximum FAR — — 1.0 — — — Minimum Lot Area per 6,000 2,904 ' 1,742 1,244 — Dwelling Unit(sq. ft.) Maximum Lot Coverage% 50 50 50 50 50 75 Studio I bed 2 bed 3 bed 4 bed Minimum Floor Area 500 650 900 1,100 1,300 Private Open Space Ground Floor Units 200 200 250 300 400 Above Ground Floor Units 60 60 120 120 120 Parking Single Family 2 2 2 2 2 Multi-Family 1 1 2 2.5 2.5 (1 enclosed) (1 enclosed) (1 enclosed) Guests .5 per unit Senior 1 1 1.5 • Lots<50'in width= I du per 25'frontage. Lots>50'in width= 1 du per 1,900 sq.ft. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-46 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEXIENT In addition,the City offers incentives, including density bonus, land write downs,and write downs of other development costs, to for-profit and non-profit developers, for the development of senior citizen and very low-to moderate-income housing. b. Fees and Improvements Building, zoning and site improvement fees can significantly add to the cost of construction, and have a negative effect on the production of low-income housing. Since the enactment of Proposition 0, the Tax Reform Act of 1986, the City has had to shift the cost burden of processing the development from the City to the developer in the form of a variety of fees which are shown in Table HE-22. TABLE HE-22 SUMMARY OF DEVELOPMENT FEES -TYPICAL RESIDENTIAL PROJECT ee i ype Cost Per Sinale Family Unit Cost Per Multi-Family ntt Planning/Building Fees: Tract Map' 130.00 101.00 Conditional Use Permit' 165.30 165.30 Environmental Processing' 84.30 84.30 Inspection' 1,026.80 705.60 Building Plan Checks 924.10 635.10 Plan Review6 Planning) 308.10 211.70 Strong Motion 17.40 9.30 Library$ 375.00 240.00 Processing' 25.00 25.00 School Fees10 4,284.00 2,460.00 Parks/Recreation" (fee) 12,957.10 10,501.70 Electrical Permit" 271.00 208.00 Mechanical Permit" 220.80 124.80 Plumbing Permit10 275.00 198.00 Fence Permit's 104.60 84.60 Addressina" 11.60 11.60 Sub-Total S21,179.30 $15,765.30 Public Works Development Fees: 156.30 Sewer-City" 2,360.00 156.30 Sewer-County1' 900.00 2,360.00 Traffic Impact Fee" 2,640.00 900.00 Water" 163 2,640.00 3.30 Drainage'' 6.70 233.30 Grading Permie2 50.00 6.70 Street Plans" 40.00 50.00 Tract Map-Plan Check" 120.00 23.30 Landscape-Plan Check" _ 300.00 Engineering/Inspection26 Sub-Total $8,856.30 $6,769.60 Total Fees Per Unit S30,035.60 $22,534.90 Total Fees Per Acre S135,160.20 S676,047.00 Source:City of Huntington Beach,May 2000. Fee Assessments based upon average single-family dwelling development of: A)2.100 sq.ft.of living area/400 sq.ft.garage;B)4 bedroom units;C)30-lot subdivision at 4.5 du/acre;D)Type V construction; and E)Building Valuation-S174,000 Fee Assessments based upon average multiple-family development of: A)1,200 sq.ft.of living area/400 sq.ft.garage;B)4 bedroom units;C)1-lot subdivision at 30 du/acre;D)Type V construction;and E)Building Valuation-S93,080 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-47 COMMUNITY DEVELOPMENT CHAPTER , HOUSING ELEMENT Development fees for a single-family low density development are estimated at$30,000 per unit,and fees for a multiple-family high density development are approximately $22,500 per unit. Certain Planning Building and/or Public Works fees could be waived or subsidized by the City for the provision of lower income and senior citizen housing. Fees which have an established per unit cost have been indicated in the above table. However,some fees vary based upon the scale of the project. The formula and assumptions made for calculating those fees have been provided below: Fee Formula T_ Assum lion Planning and Building 1. Tract Map $3,000+S30/lot Total processing fee was divided amon,¢each unit 2. Conditional Use Permit $4,960 per new Residential Total processing fee was divided development among each unit 3. Environmental Process Per project fee of Assumes preparation of a $2,340 Environmental Assessment !Mitigated Negative Declaration $150 Mitigation pursuant to CEQA S38 County Posting Fee $2,528 Total processingfee was divided among each unit. 4. Inspection Per Project fee of Scenario: $736+$3.93/$1,000 SFR valuation:$174,000 over S 100,000 WR valuation:593,080 5. Building Plan Check 90%of Building Inspection Fee Scenario 6. Plan Review(Planning) 10%of Building Inspection Fee Scenario 7. Strong Motion Valuation x 0.0001 Scenario 8. Library Enrichment:$0.15/sq. ft. including Scenario garage Development:$0.44/sq. ft. including garage 9. Processing $25.00 10.School Fees $2.05/s . ft.not including garage Scenario I I. Parks/Recreation 5.0(D.U. x D.F.) X$755,516 1,000 12. Electrical Permit 50.07/sq. ft. Scenario 13. Mechanical Permit Per item cost Standard features included in calculation, based on scenario 14. Plumbing Permit Per item cost Standardfeatures included in calculation, based on scenario THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-48 C COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Fee Formula Assum tion 15. Fence Permit $32/foot for 6 foot tall block wall Assumed 75 lineal feet of 6 foot tall block wall per unit. 16. Addressing $340/project Total processing fee was divided among each unit. Public Works 17.Sewer-City $150/du or$700 per acre,which Scenario ever is treater 18. Sewer-County $2,360 per unit Scenario 19. Traffic Impact Fee $75 per trip end Scenario 20. Water $79,200 Total processing fee was divided amon.z each unit 21. Drainage $7,000 per acre Total processing fee was divided amone each unit 22.Grading Permit Varies depending upon project Same assumption used- acreage and number of cubic yards 54,5001acre. of soil involved. Total processing fee was divided among each unit 23.Street Plans $201/project Total processing fee was divided among each unit 24.Tract Map-Plan Check $700 or$40 per lot,which ever is Scenario oreater 25. Landscape-Plan Check S120-SFR Total processingfee was divided $300-MFR over 10 units among each unit 26. Engineering/Inspection Fees are highly variable by project Per unit fee was too variable and characteristics was not addressed in table City of Huntington Beach,May 2000. c. Building Codes and Enforcement The City of Huntington Beach has adopted the State Uniform Building, Housing, Plumbing, Mechanical and Electrical Codes. These codes are considered to be the minimum necessary to protect the public health, safety and welfare. The local enforcement of these codes does not add significantly to the cost of housing. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE49 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELe,t4ENT d. Local Processing and Permit Procedures The evaluation 4nd review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately reflected in the unit's selling price. The review process in Huntington Beach is governed by four levels of decision-making bodies: the Zoning Administrator, the Design Review Board, the Planning Commission and the City Council. One way to reduce housing costs is to reduce the time for processing permits. Table HE-23 presents a comparison that shows the average development processing times in Huntington Beach are comparable with several surrounding communities. Multi-family residential projects with fewer than 5 units (parcel map) are permitted by right in all multi-family zones;projects with 5-9 units(tract map)require approval by the Zoning Administrator; and projects with.10 or more units require.Planning Commission approval: TABLE HE-23 DEVELOPMENT PROCESSING TIME IN HUNTINGTON BEACH AND SURROUNDING COMMUNITIES (in months) Huntington Costa Newport Orange Process Beach Mesa Irvine Beach County General Plan Amendment 6-12 6-8 4-6 6-8 12-24 Zone Change 18 for undeveloped' 6-12 6-8 4-6 4-6 4-8 for infill EIR 6 4-6 4-6 8-12 6-9 Tentative Tract 4-6 6-8 6-12 6-12 1-2'- Site Plan Review Minimum 90 days (Staff) 1 1-2 2 2 Maximum 6 months' Site Plan Review (Comm.) 3-4 1-2 2-3 2-3 1-2 Plan Checking/ <3 weeks for l" Buildii3g Source: City of Huntington Beach,as of May 2000. Notes: 1 Often processed concurrent with General Plan Amendment 2 Assumes all discretionary approval secured and no new environmental documentation needed. 3 Depending on environmental needs. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-50 C COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&PENT Environmental and Infrastructure Constraints a. Floodplain Situated on a low-lying flood plain and bounded by the Santa Ana River, Huntington Beach has faced significant flood hazard in the past. However, as of June 14, 2000, the Federal Emergency Management Agency(FEMA)redesignated a significant portion of the City's flood plain from A99 to X, which means that the area is no longer in the floodplain. This redesignation is based on the completion of the Santa Ana River Mainstem flood control project,which includes critical features- channel and bridge widening and channelization of the Lower.Santa Ana River Channel Reaches 1 through 4,and the Seven Oaks Dam. Properties that remain A99 are exempt from flood construction requirements and have a substantial reduction in flood insurance rates. Figure II-5 shows the designated flood plains in the City. The City does contain three potential residential sites that will likely be in the floodplain when the temporary A99 designation is removed. One of these sites has an approved 186 unit project,and the site is elevated high enough so that the units will be floodproofed. A second project within the A99 designation is in the planning stages for 200 units, and this site will also be raised to comply with FEMA requirements. The third site within the A99 designation is an 8 acre school site that has been deemed surplus for residential development,with potential for development with approximately 50 residential units.The City's experience has been that developers have economical ways to floodproof single family.homes,typically by raising a site, and that a floodplain designation has not served to deter development.Areas that currently have to comply with floodproofing requirements are almost entirely built out,with the majority of undeveloped residential properties,including the downtown area, outside designated floodplains. b. Oil Resources Huntington Beach is historically an oil town. The numerous oil facilities currently operating in the City serve to reduce the amount of land currently available for development. While residential projects can sometimes be developed around producing wells,often redevelopment of the sites must be postponed until oil production ceases and facilities are abandoned. The presence of oil facilities thus reduces the amount of land available for development in the near future and/or increases the cost of development. c. Hazardous Wast&Nethane Because of the long history of oil recovery operations in Huntington Beach,some vacant residential properties contain hazardous wastes related to abandoned oil wells,oil pipelines,or the presence of methane gas. These contaminated sites require clean up prior to their development, which adds to the cost of developing these sites. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-51 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELER NT Figure II-5 shows the areas in Huntington Beach that have been affected by methane gas and have been designated as Methane Overlay Districts The two primary areas of remaining residential development within the Methane Overlay are the Chevron Oil Field and the downtown' described further below. Huntington Beach was identified as a high-risk area relative to methane gas migration into and/or from the shallow geology (peat and organic) deposits in the Roberti Report'- A later study by GeoScience Analytical' indicating biogenic methane caused the City to enact methane seepage district regulations for these areas All oil fields are considered high risk areas for methane seepage The main conduit for petrogenic methane is through abandoned oil wells Therefore, all areas which lie above or in the immediate vicinity of one of the identified major oil field areas or drilling areas in the City are potential areas of concern Methane may also be trapped beneath impervious surfaces (e g , parking lots) or in enclosed underground areas (e g , basements, subterranean garages,tunnels)where concentrations may cause an explosion or hazardous breathing conditions There are three principal areas where oil production was historically concentrated in the City the Chevron oil field (Holly Seacliff area), the Aera Energy property, and numerous individual lots throughout the downtown area In general the per lot cost to remediate a previous oil site can range anywhere from $3,000450,000 per lot, depending on the size of the lot and extent of the contamination_ In the downtown,the costs to remediate a standard 25'x 115'lot starts at$3,000 and goes up, with a recent double-size lot costing $38,000 to remediate With vacant lots in the downtown currently selling for$500,000 and up,this remediation cost represents a fraction of the land value, and has not served as a deterrent to development ' In addition to the clean-up cost,methane barriers are often required in close proximity to abandoned oil wells. This cost is reflected in the construction cost and adds approximately$2 50 per square foot for a typical 3,000 square foot single-family home Given that new homes this size or smaller start at over$500,000,the additional$7,500 for the methane barrier is fairly nominal.Finally,if there is a well on the property that has not been abandoned in the last ten years, the well may have to be reabandoned,which generally costs around$35,000 However,the State has a program to help pay for well abandonment,which is utilized by developers in the City,, In terms of the three historic oil areas mentioned,the Chevron oil field is now nearly built out with residential uses pursuant to the Holly Seacliff Specific Plan and Development Agreement(DA). This DA required Chevron to remediate its property Since 1997, 1,400 homes have been built with an additional 650 allowed/expected. Because of the DA,the remediation has not been a significant 'Angus Petroleum, 1988 2Angus Petroleum, 1988 3Angus Petroleum, 1988 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-52 zz Westminster Blvd. \ m� mi N 91 � of M g 8 801sa Ave. I m C/) R Seal Beach r ar. � 0 39 Westminster U m N m Edinger Ave. Fountain Valley Wamer Ave. �. 405 Talbert Ave. Ellis Ave. County of 4.` ♦` Orange ` (Boise Chica) Garfield Ave. i Pacific / Legend / • City Boundary ---— Alquist-Prido Fault Zone / ® Methane Overlay District ® Areas of 100-year Flood A-No Base Flood Elevation AE-Base Food Elevation A99-Protected by Federal Project Under Construction Costa Mesa Areas of 500-year Floods;Areas of 100-year flood with Average Depth less than a one foot % and protectd from 100-year Flood Levels. 1 Coastal Flood with Velocity Hazard Development Constraints 5 1 cc CD City of Huntington Beach General Plan 11_HE-53 Z COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&WENT deterrent. In addition,this area consisted of very large tracts of vacant land which allowed Chevron to remediate the soil in place in a very cost effective manner. The second oil producing area,the Aera Energy property, is solely designated for visitor serving commercial and open space; it is expected to remain in oil production for the next 15-20 years. Adjacent to this property is a residentially designated property expected to accommodate 256 units. This is a former Chevron property, and is currently being remediated by Chevron pursuant to the DA referenced above although it is not part of the Holly Seacliff Specific Plan. The tentative map for this area is scheduled to be considered by the Planning Commission before the close of 2000. Lastly,there are scattered parcels throughout the downtown area that have abandoned oil wells,or wells nearing the end of their productive life The City has seen many of these wells close,the sites remediated,and developed with residential or commercial uses Based on the strong real estate market, the City expects this trend to continue in the Downtown. In addition to former oil production sites,the City has one property that is on the State Superfund List. This is a 38-acre property designated for residential development, and the owner is in the process of pursuing clean-up of the site with DTSC. However, due to the challenges of clean-up, this site has not been included in the sites inventory for this Housing Element cycle., d. Public Services and Facilities Much of the City's infrastructure is aging and will require improvements or replacement over time The timing and funding of improvements needs to be closely correlated with development phasing The City has adopted an Integrated Infrastructure Master Plan which identifies needed improvement(s) and associated costs The City's 1996 General Plan identifies adequate transportation infrastructure,utility infrastructure and public service capacity to serve 19,500 additional residential units. As the City's residential sites inventory for the five year Housing Element cycle anticipates only 3,700 units,the City has more than adequate infrastructure capacity to accommodate this growth. New development will tie into existing water and sewer mains; and in some instances mains may need to be upgraded to accommodate new demands generated by development. No specific parcels du_r_ing the five year planning horizon are constrained by infrastructure availability. e. Land Use Conflicts There are several areas of the City in which the location of residential uses with commercial or industrial uses has resulted in conflicts (refer to Figure II-6). These areas are described below. 1 Garfield Avenue, Huntington Street, Clay Avenue, Gothard Street- This area contains low density, medium density, and high density residential uses adjacent to heavy manufacturing uses At this time,no manufacturing use poses a problem, however, a THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-54 22 Westminster Blvd. en Ca 77 •�`.� m r✓ / o g =1 l m; \, BOlsa Ave. Seal Beach c J 39 Westminster U. 4m,- - y ! 1 Edinger Ave. • Fountain •� � .��. Valley a �y 2 // Warner Ave. l Hall a05 ,/ •` . Talbert Ave. County of •`• •" 1 His Ave. Orange �r' (Solsa Chica) J F//7 4 Garfield Ave. •1 / 1 I Yorktown Ave- . 3 Adams Ave. Pacific / Ocean Atlanta Ave. / Ha ton Ave. l� i Legend • City Boundary Costa Mesa ® Conflict Areas % 1 _ Land Use Conflict Areas 5 W City of Huntington Beach General Plan `D 11-6 II-HE-55 Z `L- COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT future manufacturing use as permitted by zoning may create a land use conflict with the residential uses. 2. Nfagnolia Street, Warner Avenue - The northwestern area of this intersection contains industna1 uses adjacent to a school, low density, and high density residential uses. The mix of industrial uses ad:acent to noise sensitive uses creates noise impacts on the noise sensitive uses. 3. North ofAdams, between Delait,are Street and Huntington Street - This area contains a number of oil production sites adjacent to medium and high density residential uses. Oil production activities pose a possible risk of subsidence for adjacent residential lands. 4. Garfield Avenue, Beach Boulevard, Ellis Avenue, Gothard Street- This area is a mix of single-family residential units, multiple-family residential units, light industrial, and institutional uses. This land use mix presents pedestrian/vehicular conflicts in addition to the health and environmental hazards presented by the industrial and non-industrial land use conflict. 5. Warner Avenue, Gothard, Street, Slater Avenue, and Southern Pacific Railroad Right-of- Way - The single-family residential units, institutional, light industrial, and retail mix creates traffic conflicts and the potential for environmental and health hazards. Mitigating those conflicts for residential projects in these areas will add to the costs of development. f. Wetland Environments The City contains important coastal and river wetland environments that contain significant habitat. As development continues, it is important to maintain existing and estab:ish new standards that ensure the protection of these resources. Protecting these resources can also add to the cost of new development. The City currently has one property with a 0.8 acre degraded wetland that is designated for residential development. The owner originally planned 172 units on the site. However,the site is in litigation based on the proiect's proposal to fill in the 0.8 acre wetland portion of the site. There is a high possibility that the degraded wetland portion of the site will be required to be preserved, and a buffer placed around it. Current estimates are that the project will be reduced by approximately 50 units as a result. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-56 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT g. Seismic Hazards Most of the geologic and seismic hazards that have the potential to impact the City are due to the active Newport-Inglewood fault which traverses the City,the shallow water table,and the relatively loose nature of recent sedimentary deposits Collectively or individually,these factors may generate surface fault rupture,severe ground shaking, subsidence,the release of methane,and other hazards (refer to Figure II-5) More stringent building standards that are necessary in areas with a shallow water table and/or loose sediment can add to the cost of residential development The City currently has only two vacant residential properties.which fall within the Alquist-Pnolo fault zone The State Alquist-Priolo Act allows for single-family homes in the fault zone,which are not part of a tract development Alternatively, residential tracts which site open space features within the fault zone and habitable structures outside the zone can be accommodated. The two vacant properties remaining in the fault zone can accommodate a total of 22 units,and have been included in the residential sites inventory for the Element. A 17-urut project is proposed on one of these sites, and placed the street in the fault zone,on the other property, only a very small portion of the site is affected and this is proposed to become an extended side yard In terms of areas that have been developed,the fault zone traverses the Holly Seacliff area where the City has experienced most of its recent residential growth. The fault zone setback area became private and public open space that serves the surrounding homes In summary,seismic hazards car_i be addressed through site layout. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-57 COMMUNITY DEVELOPMENT CHAPTER HOU'UNG ELEMENT H. HOUSIi\;G RESOURCES This section describes and analyzes resources available for the development, rehabilitation, and preservation of housing in the City of Huntington Beach. This includes the availability of land resources and the City's ability to satisfy its share of the region's future housing needs, financial resources available to support the provision of affordable housing, and administrative resources available to assist in implementing the City's housing programs Availability of Sites for Housing a. Vacant Land The vacant land analysis is based on a vacant residential land sun ey conducted by the City in 1998 and updated by comparing vacant sites to building permits pulled since 1998. The City followed up with site visits and found that some sites were developed and some are vacant that were not previously identified. The vacant land inventory excludes sites that could not be developed within the five year planning horizon due to special circumstances. For example, contaminated sites that are vacant and zoned residential are not included. Based on this sites analysis,relatively little vacant land suitable for residential development remains in Huntington Beach. Approximately 117 acres of the City's residential land are vacant and have no project entitlements or pending development projects. Under the existing zoning and General Plan land use designations, this acreage could accommodate an additional 2,212 dwelling units. Table HE-24 provides a breakdown of the number of additional dwelling units that could be developed on these vacant sites, at densities ranging from four to 30 dwelling units per acre. Of the vacant acres, 69 are within the Medium-High and High Density categories,providing opportunities for 1,828 units of lower cost housing that can accommodate lower income households. The assessment of development potential on the City's vacant sites is based on the maximum permitted density in each district,with the exception of RH,which is calculated at 30 units/acre but permitted 3 5 units/acre under zoning. Given the limited remaining vacant land in Huntington Beach, the City is committed to supporting development of properties to their maximum developable densities. Review of two recent affordable projects in the City reveal densities of 28 units/acre for Bowen Court(RMH zone),and 50 units/acre fora single room occupancy(SRO)project(Mixed Use zone) recently approved by the City Council. In addition, the most recent residential project developed in the downtown was developed at a density of 22 units/acre(Mixed Use zone). Based on these recent trends,combined with the high cost of land,the City feels it is reasonable to assume development will occur at the high end of the permitted density range. In addition,the City has a history of granting density bonuses for affordable projects, supporting even higher densities. THE CI FY OF HUNTINGTON BEACH GENERAL PLAN II-HE-5 8 COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&WENT According to the State Department of Housing and Community Development(HCD),conversations with a nonprofit housing developer in Orange County indicate minimum parcel sizes of 1.75 to 2 acres in size yielding at least 45 to 50 units are necessary to yield units affordable to lower income households. The City has conducted an analysis of the vacant multi-family zoned parcels (RM, RMH,RH)in Table HE-24 to determine which sites meet this size threshold.. Within the RM zone, all vacant sites are above this size;within the RMH zone,30 of the 48 acres meet the size threshold; and within the RH zone, all vacant parcels are smaller than 1.75 acres in size. Within the Downtown (Table HE-27), parcels are typically smaller, generally 25' x 115', but several vacant properties are contiguous or adjacent to underutilized properties,and can be consolidated to support multi-family development. Unlike many inland Orange County communities, Huntington Beach supports more dense urban development, and has several affordable projects developed on smaller sites, such as Bowen Court which has been approved for 20 very low income units on .84 acres. Other similar coastal communities like Santa Monica with high land prices routinely have affordable projects developed on sites less than half an acre in size. Therefore, given the strong market for development in Huntington Beach combined with the high densities permitted, particularly for affordable projects, the smaller size of some of the City's multi-family zoned properties is not viewed as a significant,constraint to their development. Currently vacant residentially designated properties with entitlements provide for an additional 372 units(260 market-rate and 112 for very low-to moderate-income households),as illustrated in Table HE-25. These reflect projects with entitlements that are likely to be built within the near term planning horizon. Table HE-26 shows currently vacant land with projects pending approval. A total of 889 units are pending approval-- 275 for lower income households and 614 market rate units. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-59 COMMUNITY DEVELOPMENT CHAPTER _ HOUSING E,,EMENT TABLE HE-24 RESIDENTIAL DEVELOPMENT POTENTIAL - VACANT LAND `'VITH NO ENTITLEMENTS Land Use Category Acres Total Units Low(3-7 du/ac) 41.74 292 Medium(0-15 du/ac) 6.14 92 Medium-High (0-25 du/ac) 43.53 1,213 Hish(30+du/ac) 20.5 615 Total 116.91 2,212 Source: City of Huntington Beach, August,2000. TABLE HE-25 RESIDENTIAL DEVELOPMENT POTENTIAL - VACANT LAND PROJECTS WITH ENTITLEMENTS Very Low- Low- Moderate- Market Income Income Income Rate Source: City of Huntington Beach,August,2000. TABLE HE-26 RESIDENTIAL DEVELOPMENT POTENTIAL - VACANT LAND PROJECTS PENDING APPROVAL Very Low- Low- Moderate- Market Income Income Income Rate Source: City of Huntington Beach,August,2000.. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-60 COMMUNITY DEVELOPMENT CHAPTER HOUSIIYU ELEAEN In addition to development on vacant land,the Downtown Specific Plan provides for multi-family and mixed use infill. A total of approximately 280 dwelling units can be provided for in the Downtown,as shown in Table HE-27. This area has designated 1 I acres for Medium-High and High Density uses,providing for up to 277 higher density units. TABLE HE-27 DOWNTOWN SPECIIFIC PLAN RESIDENTIAL DEVELOPMENT CAPACITY Zone Number of Acres Number of New Units Medium(0-I5 dune) 0.17 3 Medium-High(0-25 du/ac) 7.40 185 Hi 0-35 du/ac 3.97 92 Tatat )1.54 280 Sounx: City of Huntington Beach,August,2000. b. Closed School Sites-Swplus Sites for Housing from School Districts The City has a total of 15 closed schools that have General Plan land use designations of public land with underlying designations of Low Density Residential (7 dulacre). If all of Ihcse sites were developed as residential,they would yield an additional 1,258 units. Although the School District no longer operates schools at any of these sites,it leases the properties to organizations such as the YMCA,'day care facilities and churches,and uses some of the sites for its administrative offices. Currently, the City is evaluating potential development on the Burke School site. Market demand may not be strong enough to warrant developing the school sites with housing in the near term. In fact,several rites are being considered by various private developers for commercial development. Therefore, potential development of these sites as residential has not been included in the total number of units anticipated to be constructed over the 2000-2005 planning period. c. Residential Developdment Potential Compared with Huntington Beach's Regional Housing Needs Huntington Beach has an identified future housing need (RHNA) of 2,015 units to be developed during the 2000-2005 period.Table HE-28 shows the breakdown of these 2,015 units into income categories. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-H&61 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-28 REGIONAL HOUSING GROWTH NEED BY INCOME GROUP Units Minimum Site Inventory Constructed Remaining Density Feasible Units Income Group Total RHNA (1/98-7/00) RHNA Guidelines Capacitv* Very Low 388 4 384 225 units/acre 2,480 Low 255 0 255 Moderate 400 254 146 2 8 units/acre 107 Above Moderate 972 860 112 <8 units/acre 1,166 Total 2,015 1 1,118 1 897 1 3,753 •Includes vacant land without entitlements,with entitlements,and projects pending approval as shown in Tables HE-23,24,and 25 in addition to residential development capacity within the Downtown Specific Plan area as shown in HE-26. Housing units constructed and issued certificates of occupancy since January 1, 1998 can be counted toward fulfilling the RHNA for this Housing Element cycle. According to the City,a total of 1,118 units have been constructed between January 1, 1998 and July 1, 2000, leaving the City with a remaining RHNA of 897 units. In addition to market rate units, 4 very low income and 254 moderate income deed restricted units have been produced during this period. Table HE-28 compares the City's remaining RHNA of 897 units with the residential sites inventory, which provides for approximately 3,753 units. As indicated in Table HE-28,the City has provided zoning to accommodate over 2,480 new units at 25+units per acre,providing densities appropriate to support lower income development, and well in excess of the need for 639 lower income units. The City has also provided for the development of 107 units at densities which should offer affordability to moderate income households,just short of the RHNA's 146 moderate-income units. This shortfall can easily be made up on a portion of the lower income sites given their abundance. Therefore,the City has sufficient capacity to accommodate the projected need both in aggregate and by income category. Funding Sources For Affordable Housing The City has access to a variety of local, state federal and private resources that can be used for affordable housing activities. The following section describes the three most significant funding sources used in Huntington Beach - Redevelopment Set-Aside, CDBG and HOME. Table HE-29 summarizes these and additional funding sources available to support implementation of the City's housing programs. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-62 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Redevelopment Set-Aside. Redevelopment law requires redevelopment agencies to reserve 20 percent of the tax increment collected annually for the purpose of providing affordable housing. Redevelopment agencies are also required to allocate 15 percent of the units produced in a project area for low-/moderate-income households. The Huntington Beach Redevelopment Agency has adopted an Affordable Housing Compliance Plan (Dec 1999) for all Project Areas which specifies anticipated contributions to the Redevelopment set- aside fund, and how these monies are to be spent. As indicated in this Plan and updated by the agency through 2005,the Agency is anticipated to contribute between$1.5 to$1.8 million annually to the set-aside fund during the five year Housing Element cycle, totaling approximately $8.1 million. In addition,the Agency receives other forms of revenue,including interest earnings,ERAF loan repayments, loan repayments by the Redevelopment Agency, and income from an Agency financed senior development, all totaling approximately$3.0 million during the planning period. Finally,as of November 2000,the Agency has an unencumbered set-aside balance of$1.25 million. In total, the Agency is anticipated to have approximately$12-million in revenues contributed to the set-aside fund during the fve year planning period. The Agency's Affordable Housing Compliance Plan outlines anticipated expenditures of nearly$11, million in redevelopment set-aside(inclusive of administrative costs)during the time frame of the Housing Element. The Plan'identifiesahe following activities for expenditure of set-aside fund_s_ as reflected in the Housing Implementation Program(Table HE-3 1)of the Housing Element; • Multi-family_acquisition and rehabilitation through non-profits. Assistance in'development of special.needs and lower income family,housing...._.. • Assistance m provision of special needs housing through acquisition%rehabilitation Community Development Block Grant (CDBG). CDBG funds can be used for a variety of community development and housing activities primarily benefitting lower income households. The City receives an annual CDBG entitlement of approximately $1.8 million from the federal government (HUD). The City uses CDBG monies to fund several housing activities, including housing rehabilitation programs, fair housing services, and partnerships with non-profits for the creation of affordable housing, such as Habitat for Humanity and Orange Housing Development Corporation HOME Investment Partnership Program (HOME). The HOME Program is a federal program intended to expand and preserve the affordable housing supply for very low- and low-income households. The City receives an annual entitlement of approximately $600,000 from HUD. Eligible activities include housing rehabilitation,acquisition,new construction,rental assistance and first-time homebuyer assistance. The regulations require that a minimum of 15 percent of the HOME funds must be awarded to special housing non-profits known as Community Housing Development Organizations (CHDOs). Huntington Beach uses its HOME funds to support both THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-63 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT new construction of affordable housing, and the acquisition and rehabilitation of older apartment buildings. The City has used HOME as a tool to develop partnerships with CHDOs and other non- profit housing developers,and to provide gap financing for non-profit housing partners with secured partial financing commitments from conventional lenders. TABLE HE-29 FINANCIAL RESOURCES FOR HOUSING ACTIVITIES Program Type Program Name Description Eligible Activitics I. Federal Community Development Grants awarded to the City on a Acquisition Programs Block Grant(CDBG) formula basis for housing and Rehabilitation community development activities. Home buyer assistance a. Formula/ Recipients must be low to moderate Economic development Entitlements income(up to 80%MFI),or reside Homeless assistance in a low and moderate income target Public services(15%cap) area Neighborhood revitalization Home Investment Flexible grant program awarded to New construction Partnership Act(HOME) City on formula basis for housing Acquisition activities. Rehabilitation • Home buyer assistance • Tenant-based assistance • Planning Section 8 Rental Assistance Rental assistance payments to Rental assistance Program owners of private market rate units (certificates),or directly to tenants (vouchers). Section 8 tenants must be low income(up to 50%hlFI). Administered by the Orange County Housing Authority b. Competitive Section 202 Grants to non-profit developers of Acquisition Programs supportive housing for the elderly. Rehabilitation Rental assistance is available to very New construction low income elderly persons(up to Rental assistance 50%MFI). Support services �_�: .'fir° •."rye -.•,,{.•' eh+��y .%;;S_ _� }. c y... -'Sits:.:^{„s-i�Ci _:�_,� -- :..._y :^^����•. -.'ram;' ::��r-.R�r;r:i-. [....i•.:• -�"'-+:: �_� Cape Ann: 146-unit affordable housing Greystone Keys: 150 units of which 23 are project moderate-income THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-64 COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&WENT TABLE HE-29 FINANCIAL RESOURCES FOR HOUSING ACTIVITIES Program Type Program Name Description Eligible Activities Grants to non-profit developers of Acquisition Section 811 supportive housing for persons with Rehabilitation disabilities.including group homes. New construction independent living facilities and Rental assistance intermediate care facilities. Section 203(k) Provides simile lon,2-term.low- Acquisition-dwellings and land interest loan at fixed rate to finance Rehabilitation both the acquisition and Relocation of unit to another site rehabilitation of residential property. on new foundation on the - mortgage property • Refinance existing indebtedness 2. State Programs Mortgage Credit Certificate Income tax credits available to first- Home Buyer Assistance (MCC)Program time home buyers for the purchase of new or existing single family housing. Local agencies(County) make certificates available. California Housing Finance Below market rate financing offered New Construction Agency(CHFA)Rental to builders and developers of Rehabilitation Housing Programs multiple family and senior rental Acquisition of properties from housing. Tax exempt bonds provide 20 to 150 units below-market mortgages. Low Income Housing Tax Tar credits available to individuals New Construction Credit and corporations that invest in low Rehabilitation income rental housing. Tar credits Acquisition sold to people with high tar liability, and proceeds are used to create housing 3. Local Redevelopment Housing 20 percent of Agency tax increment New Construction Programs Set-Aside Funds. funds are set-aside for affordable Rehabilitation housing activities governed by state Acquisition law. Tax Exempt Housing The city can support low income New Construction Revenue Bonds. housing by issuing housing Acquisition Rehabilitation mortgage revenue bonds requiring the developer to lease a fixed percentage of the units to low income housgholds and maintain the rents at a specified rate. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-65 COMMUNITY DEVELOPMENT CHAPTER HOUSING E,.EME.NT TABLE HE-29 FINANCIAL RESOURCES FOR HOUSING ACTIVITIES Program Type Program Name. Description Eligible Activities d. Private Federal National Mortgage Loan applicants apply to Resources/ Association(Fannie Mae) participating lenders for the Financing following programs: Programs a. Community Home Mortgages which fund the Home buyer assistance Mortgage purchase and rehabilitation Rehabilitation Improvement of a home. Program b. Community Seconds Find rate second mortgages Home buyer assistance Mortgage Loans issued by private mortgage insurers. C. Fannie Neighbors Low Down-Payment Home buyer assistance Mortgages for Single-Family Home in under served low- income and minority communities d. Fannie 97 3%down payment mortgage Down payment assistance loans for low income home buyers • 3%loans for nonprofits, government agencies to pay for closing costs Federal Home Loan Bank Direct Subsidies to non-profit and New Construction Affordable Housing Program for-profit developers and public agencies for affordable low income ownership and rental projects. Applicants respond to NOFAs,with funds awarded on competitive basis. Freddie Mac Home Works-Provides 1"and 2' Homebuyer assistance combined mortgages that include rehabilitation with rehabilitation loan. City provides gap financing for rehabilitation component. Non- profit and for profit developers contact member banks. Low Income Housing Fund Non-profit lender offering below Predevelopment costs (LIHF) market interest,short term loans for Site acquisition affordable housing in both urban and Construction rural areas. Eligible applicants Rehabilitation include non-profits and government agencies. - Private Lenders The Community Reinvestment Act Varies,depending on individual (CRA)requires certain regulated program offered by bank financial institutions to achieve goals for lending in low and moderate income neighborhoods. As a result,most of the larger private lenders offer one or more affordable housing programs,such as first-time home buyer,housing rehabilitation, or new construction. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-66 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Administrative Resources Described below are non-profit and for-profit agencies that can serve as resources in the implementation of housing activities in Huntington Beach. These agencies play an important role in meeting the housing needs of the City. In particular, they are critical in the production of affordable housing and preservation of at-risk housing units in Huntington Beach. The Orange County Community Housing Corporation(OCCHQ: OCCHC is the oldest and largest non-profit affordable housing developer in Orange County. OCCHC has been involved in a number of housing projects for very low-income large families throughout Orange County. OCCHC participates in the management as well as the development of low income housing. Habitat for Humanity: Habitat for Humanity is a non-profit, Christian organization dedicated to building affordable housing and rehabilitating deteriorated housing for very low income families. Habitat builds and repairs homes for families with the help of volunteers and homeowner/partner families. Habitat homes are sold to partner families at no profit with affordable, no interest loans. Volunteers, churches, businesses and other groups provide most of the labor for the homes. Land for new homes is typically donated by government agencies or individuals. Council of Orange County. Society of Saint Vincent De Paul._The Society of Saint Vincent De Paul provides many social services in Orange County such as food distribution and medical services. The Society plans to continue to expand its housing operations. Including the value of donated time and goods, the Society has an annual revenue of$9.8 million and employs a staff of 75 persons. The Bridzes Foundation: The Bridges Foundation is a national non-profit housing development corporation with a local office in Orange County. This organization specializes in the acquisition and rehabilitation of apartment projects,and placement of affordability covenants on a portion of the rehabilitated units. The Bridges Foundation is currently rehabilitating the 66-unit Sher Lane project and is in negotiations with the Redevelopment Agency regarding the 28-unit Wycliffe Apartments project. HomeAid: HomeAid is a non-profit corporation established by the Building Industry Association of Southern California to help alleviate homelessness in the region. The HomeAid program has a dual focus: to construct or renovate shelters for the transitionally homeless and to develop housing for lower income families and individuals. Representatives of HomeAid have expressed the agency's interest in preserving at-risk housing in Orange County. Southern California Presbyterian Homes (SCPH): SCPH is an experienced non-profit housing developer based in Glendale. Using a variety of federal,state and local funds,SCPH has developed a number of low-income independent living facilities in Southern California. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-67 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Shelter 1br the Fromeless: Shelter for the Homeless owns two four-bedroom apartment buildings in Huntington Beach. They also provide homeless services to the Huntington Beach community. Jamboree Hort n : Jamboree Housing is a non-profit corporation that has developed and implemented a number of affordable housing projects in Orange County including; a First-Time Homebuyer Program in Irvine; ownership and management of various affordable housing projects; and processing a 48-unit development in Anaheim for low-income buyers. Opportunities for Enerb Conservation Under current law, Huntington Beach's Housing Element must include the following: Analysis of opportunities for energy conservation with respect to residential development. Section 65583(a)(7). By way of background, the Legislature in :974 created the California Energy Commission to deal with the issue of energy conservation. The Commission in 1977 adopted conservation standards for new buildings. The Legislature directed the Commission to periodically improve the standards to account for state-of-the-art energy efficient building design. The Commission has adopted revised energy standards for new residential buildings. The revised energy conservation standards for new residential buildings have been placed in Title 24 of the California Administrative code. The new standards apply to all new residential buildings(and additions to residential buildings)except hotels and motels. The regulations specify energy saving design for walls,ceilings and floor installations, as well as heating and cooling equipment and systems,gas cooling devices,conservation standards and the use of non-depleting energy sources, such as solar energy or wind power. Compliance with the energy standards is achieved by satisfying certain conservation requirements and an energy budget. Among the alternative ways to meet the energy standards are the following: • Alternative 1: The passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels. • Alternative 2: Generally requires higher levels of insulation than Alternative 1,but has no thermal mass or window orientation requirements. • Alternative 3: Also is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-68 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Standards for energy conservation,then,have been established. In turn,the home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations. In relation to new residential development,and especially affordable housing,construction of energy efficient buildings does add to the original production costs of ownership and rental housing. Over time,however,the housing with energy conservation features should reduce occupancy costs as the consumption of fuel and electricity is decreased. This means the monthly housing costs may be equal to or less than what they otherwise would have been if no energy conservation devices were incorporated in the new residential buildings. Reduced energy consumption in new residential structures is one way of achieving affordable housing costs when those costs are measured in monthly carrying costs as contrasted to original sales price or production costs. Generally speaking, utility costs are among the highest components of ongoing carrying costs. Opportunities for additional energy conservation practices include the implementation of"mitigation measures" contained in environmental impact reports prepared on residential projects in the City of Huntington Beach. Mitigation measures to reduce energy consumption may be proposed in the appropriate section of environmental impact reports, prepared by or for the City of Huntington Beach. These mitigation measures may be adopted as conditions of project approval. Some additional opportunities for energy conservation include various passive design techniques. Among the range of techniques that could be used for purposes of reducing energy consumption are the following: • Locating the structure on the northern portion of the sunniest area on the site. • Designing the structure to admit the maximum amount of sunlight into the building and to reduce exposure to extreme weather conditions. • Locating indoor areas of maximum usage along the south face of the building and placing corridors, closets, laundry rooms, power core, and garages along the north face of the building to serve as a buffer between heated spaces and the colder north face. • Making the main entrance a small, enclosed space that creates an air lock between the building and its exterior; orienting the entrance away from prevailing winds; or using a windbreak to reduce the wind velocity against the entrance. • Locating window openings to the south and keeping east, west and north windows small, recessed, and double-glazed. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-69 COMMUNITY DEVELOPMENT CHAPTER HOUSING EI.EMENT These and any other potential state-of-the-a_-t opportunities could be evaluated within the co:itext of environmental impact reports and/or site plan review. Feasible site planning and/or building design energy conservation opportunities then could be incorporated into the project design. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-70 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT I. PREVIOUS ACCOMPLISHMENTS Previous Accomplishments State Housing Element law requires communities to assess the achievements under adopted housing programs as part of the update to their housing elements. These results should be quantified where possible(e.g. the number of units that were rehabilitated), but may be qualitative where necessary (e.g.mitigation of governmental constraints). These results then need to be compared with what was projected or planned in the earlier element. Where significant shortfalls exist between what was planned and what was achieved, the reasons for such differences must be discussed. The Huntington Beach Housing Element was last updated in 1999, the 1999 Element contains a detailed description of each program from the prior 1989 Element and program accomplishments from 1989 to 1997,included as Appendix B to this document. In order to provide a complete picture of accomplishments during the prior 1989-2000 Housing Element cycle, the following section evaluates the accomplishments under the adopted 1999 Housing Element. Table HE-3- presents the programs adopted with the 1999 Element and reviews accomplishments since that time. 1 Sher Lane:66-unit acquisition/rehabilitation for lower income households THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-71 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELZiWENT TABLE HE-30 1999 HOUSING ELEMENT ACCOMPLISHMENTS HUNTINGTON BEACH PROGRAM TWO I997-2000 ACCO:NIPLISHMENTS HOUSING PROGRAM DESCRIPTICN YEAR GOAL CONSERVING AN:3 IMPROVING EXISTING AFFORDABLE HOUSING: I. Down Payment Continue to implement Assist 10 first The Economic Development Department discontinued Assistance shared equity program time this program due to escalating home prices draining Program on a project by project moderate- funds.The Department reassessed how to most basis. income effectively use limited funds and determined that households homeownership assistance to targeted multi-family projects are more cost effective. 2. Mortgage Credit Participate in the Participate in The Economic Development Department accomplished Certificate Mortgage Credit Mortgage the following: Program Certificate program to Credit 13 MCCs were issued totaling SIA million increase home ownership Certificate City Council approved a resolution adopting the opportunities for program MCC program with the County of Orange and moderate-income first appropriated S30,000 in set aside funds which time homebuyers. secured certificates for an estimated 20 units. Participation in the:MCC program has declined recently due to there only being I qualified lender in Huntington Beach. The Department should work to increase the number of lenders and actively market the program. 3. Rental Through OCHA,provide Continue to The City continues to participate in OCHA's Section 8 Certificates Section 8 rental coordinate with rental certificate/vouchers program,with 834 certificates/ Orange County households participating in the program as of July vouchers to families of Housing 2000. all sizes. Authority 4. Adequate Review all changes in Continue as The City continues to review changes in land uses to Community planned land uses to part of ensure adequate levels of community facilities and Facilities determine cumulative development services. impacts on community approval facilities. process 5. Single-Family Continue to make A total of30 The Economic Development Department made 25 Rehabilitation available low interest low-income rehabilitation loans totaling over S250,000. rehab loans for low- units- income owner-occupied maximum loan single-family housing. ofS15,000per unit(15 per year). 6. Multiple-Family Continue to assist non- Rehabili- The City actively worked with non-profits and Acquisition and profits in acquisition and cation of 10 expended over$3.5 million on the following Rehabilitation rehabilitation of existing low-income acquisition/rehabilitation projects: through Non- multiple-family housing units(5 per Bridges America-66-unit Sher Lane project Profit stock within year). Interval House-6-unit shelter for battered Developers enhancement and women redevelopment areas. Shelter for the Homeless-4 units • Orange County Community Housing Corporation-4 buildings totalling 20 units THE CITY OF HUNT_'NGTON BEACH GENERAL PLAN II-HE-72 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT PROGRAM( TVO 1997-2000 ACCOMPLISHMENTS HOUSING PROGRAM DESCRIPTION YEAR GOAL 7. Multiple-Family Within selected target 16 low-income This program was just approved by the City Council Rehabilitation areas,provide low units(8 per 2000.New marketing material was developed in 2000. Assistance to interest rehab loans to year). Investors/ investor-owners of Owners multiple-family rental housing. 8. Monitor Monitor housine Target different The Economic Development Department targeted the HOLISM conditions in areas of the Oakview neighborhood for neighborhood revitalization. Conditions neighborhoods City every year and provided information about available home considered marginal or rehabilitation programs at community meetings. at-risk for deteriorated conditions in order to identifv the need to expand existing rehab programs. 9. Neighborhood Implement Hold The City provided funding for the following projects: Improvement comprehensive community Private alley improvements at the Bridges Programs neighborhood meetings in the America apartments benefitting 80 rental improvement Strategy in target area for households. target areas. each year Installation of 8 exterior lighting fixtures in strategic areas in 30 multi-family buildings in the Oakview neighborhood. City incorporated existing programs into comprehensive Neighborhood Improvement Program. The objective is to preserve and maintain the City's housing stock. 10. Citywide Code Continue to implement Continue The City continues to perform property maintenance Enforcement the City's code property inspections. Program enforcement program, maintenance including property inspections In January 2000,a focused housing survey was maintenance inspections. conducted in the Oak-view Enhancement Area to determine exterior conditions and upgrade buildings found to be substandard.Of the 277 buildings surveyed,8 were in poor condition.Violation notices were sent,and all property owners have complied or are in the process of complying. 11. Affordable Develop an affordable Locate all units The Department of Economic Development has Housing housing monitoring and establish developed a database of all affordable housing projects. Monitoring program,including ongoing Program restrictive covenants for monitoring Affordable homeownership and rental housing projects resale and rental units program. are monitored annually by the Economic Development and financing Create Department for compliance with affordability, mechanisms to ensure preservation occupancy,and property maintenance requirements. long-term conservation program by of affordable units where June 30, 1999 public subsidy or incentive has been provided. 12. Multiple-Family Develop a Multi-Family Implemen- Income restrictions on the Seabridge Village multi- Interest Rate Interest Rate Write- tation of family mortgage revenue bond project expired in 2000. Write-Down Down Program targeted program. The City contains 2 remaining bond projects- Program towards publicly- Preservation of Huntington Village and Huntington Breakers,at risk of subsidized housing 137 at-risk conversion over the next 10 years.The 2000-2005 projects with the bond units. Element will include a more comprehensive program to potential for conversion preserve at-risk units which will include bond financing to market rate. I I as a tool. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-73 I COMMUNITY DEVELOPMENT CHAPTER - HOUSING ELEMENT PROGRAh TWO 1997-2000 ACCOMPLISHMENTS HOUSINGPROGW.,L%1 DESCRIPTION YEAR GOAL 13. Condominium Continue to enforce the Continue to The City approved a condo conversion late in 1997 for Conversion City's condominium enforce the the conversion of 3 market rate units. Ordinance conversion ordinance to ordinance regulate the conversion of rental housing to ownership units - 14_ Financial Provide financial Require a The City.Agencv.and all affordable housing non- Assistance fo- assistance for relocation housing profits assisted in the City complying with all Displaced of persons displaced by replacement obG_ationi under the Uniform Relocation Act. Residents government activities. plan for all projects that result in displacement of residents 15. Repiacement of Continue to monitor and Continue The City continues to monitor and assure replacement Affordable assure replacement of monitoring of lo%%-and moderate-income housing which is Housing. low-and moderate- demolished or converted. income housing which is demolished or converted. 16. Off-site Multi- Allow developers to Provide 23 Bridges America rehabilitated a building(80 units)on Family fulfill affordable housing deed restricted Nichols Street with funds from private developers Acquisition/ requirements through units through the Inclusionary Housing Program.The units Rehabilitation off-site acquisition/ are restricted to low income households for a 30-year rehabilitation of rental period. units. PROVISION OF ADEQUATE HOUSING SITES: 17. Vacant Land Maintain inventory of Review on an In June 2000,the City conducted a comprehensive Inventory vacant land in City to ongoing basis vacant land survey.The survey,which includes expedite identification of identification of vacant parcels by zone,is available for residential opportunities purchase at public counter as a valuable tool to in the City. encourage development. 18. Monitor Monitor changes in Review on an The monitoring of changes of Industrial and Changes in industrial and ongoing basis Commercial land is ongoing. Industrial and commercial land uses to Commercial assess their impact on Land Use residential land use. 19. Residential Work with school Review on an The City will continue to work with school districts to Development districts to provide ongoing basis identify residential development opportunities on Opportunities on residential development surplus sites. The City is currently evaluating potential School Sites opportunities on development on the Burke School Site,a surplus school appropriate surplus district property. school sites. ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING: 20. Development of Construction of senior Aid in The City aided in the production of the following Senior Citizen citizen and low/moderate production of project: and Low- income housing. 21 units 6 single-fami y homes for very low income /Moderate- families with Habitat for Humanity under Income Housing construction Three projects are under negotiation: • Victoria Woods Senior Apartments-80 units • Bowen Court Senior Apartments-20 units • Wycliffe Apartments-28 units THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-74 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEWNT PROGRAM TWO 1"7-2000 ACCOMPLISHMENTS HOUSING PROGRAM DESCRIPTION YEAR GOAL 21. Incentives for Provide incentives for Development As stated above,the City provided incentives for Development of development of senior of between development of the following project: Senior Citizen citizen and low/moderate 5-10 additional 6 single-family homes with Habitat for and income housing. affordable Humanity Low/Moderate units Three projects are under negotiation: Income Housing Victoria Woods Senior Apartments-80 units • Bowen Court Senior Apartments-20 units • Wcclitle Apartments-28 units 22. Provide Assist private developers Continue to The City provided consultation and technical support to Consultation and in expanding housing provide OHDC for the development of Bowen Court.a 21-unit Technical opportunities by consultation senior apartment project. Support for providing consultation and technical Affordable and technical support. support Housing Projects 23. Solicit Solicit participation of Maintain roster A ten year Disposition and Development Agreement Participation of private developers in of interested (DDA),beginning in 1993,with Pacific Development Private affordable housing firms Company governs an Agency-owned vacant parcel in Developers in programs. the Huntington Center project area.Based on the size Affordable of the parcel and current zoning,approximately 80 Housing efficiency apartments are suitable for the site.To date, Programs there has been no project submitted by the developer. 24. Encourage and Establish contact with Continue The City worked with CDCs and non-profits to achieve Facilitate the local community contacts with the following project: Development of development local 6-single-family homes with Habitat for Affordable corporations and other community Humanity under construction Housing non-profit housing development Three projects are under negotiation: providers to facilitate corporations Victoria Woods Senior Apartments-80 units development of and non-profits Bowen Court Senior Apartments-20 units affordable housing. Wycliffe Apartments-28 units 25. Tax Exempt Continue to provide tax Continue to No new bonds were issued.This funding source is now Mortgage exempt mortgage monitor addressed under the Resources Section of the Element, Financing financing for new interest rates multiple-family housing. for opportunities. 26. Project Self- Offer assistance to Continue The 9-unit 313 11'Street complex for Project Self- Sufficiency families through a broad program Sufficiency families houses 16 children and their array of networking parents. agencies. Prevent single- parent households from A new rent buy-down program was initiated for becoming homeless and program participants. achieve self-sufficiency. Program activities include:a monthly speaker for low- income single-parents,monthly newsletters,provision of food and clothing,financial assistance,scholarships, school supplies drive,cultural trips,summer activities, adopt-a-family,a Christmas Program,and mentoring. 27. OCHA"Gap" Encourage use of"gap" Continue City will continue to direct development of affordable Financing for financing from OCHA program housing to funding sources available through the affordable housing for res.projects with County.This funding source in now addressed under affordable housing. the Resources Section of the Element. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-75 I COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEX[ENT PROGRAM TWO IM-2000 ACCOMPLISHMENTS HOUSING PROGRAM DESCRIPTION YEAR GOAL 28. Redevelopment Continue to pursue 25 Units The Economic Development Department in partnership Agency Production production of affcrdable with Orange County Community Housing Corporation and Replacement housing to meet the provided 10 rplacement units. Housing Redevelopment Agency's Obligations ongoing production and replacement housing obligations. 29. Inclusionary Evaluate establishment Adopt The City has not adopted a codified Inclusionarc Housing ofan inclusionary ordinance Housing Ordinance. Ho%%ever.a 10% inclusiunar- Ordinance housing ordinance. requirement for low and moderate income households is required on most new development. Given the strong housing market and escalating housing costs in the City,this program remains appropriate for the Element. 30. In-Lieu Fee Evaluate establishing an Conduct Nexus The City has not completed the study to determine the Program for Non- in-lieu fee for non- Study. appropriateness of a commercial impact fee program. Residential residential development. Establish fee Given the City's desire to attract rather than detract Development program as employment generating uses,this program is no longer appropriate. deemed appropriate. REMOVAL OF GOVERNMENTAL CONSTRAINTS: 31. Handicapped Continue to adopt code Continue to The City continues to adopt updates to the State Accessibility updates. adopt code Uniform Building and Housing Codes to reflect current updates. accessibility requirements 32. "Fast Track" Evaluate fast track Evaluate The City's general approach is to fast track projects in Processing for processing for affordable development of accordance with the Permit Streamlining Act. Affordable housing projects. a specific Nonetheless,the City intends to evaluate opportunities Housing Projects procedure for to further streamline the development process. fast track processing 33. Encourage Develop program to Develop A study session conducted in August of 2000 evaluated Implementation of encourage Program the development standards for future Single Room SRO Ordinance implementation of SRO Occupancy projects.A review of constructed SRO Ordinance. projects throughout the county identifies sections of the Huntington Beach code where modifications could be considered to increase the viability of constructing or rehabilitating SROs. 34. Review General Review General Plan, Continue to The General Plan and Zoning Subdivision Ordinance Plan and Zoning Zoning and Subdivision review on an are reviewed on an ongoing basis. Subdivision Ordinance to ensure it ongoing basis Ordinance for reflects Housing Element Consistency with policies and programs. Housing Element EQUAL HOUSING OPPORTUNITY: 35. Fair Housing Plan Prepare Fair Housing Continue to The Economic Development Department is currently Plan which identifies provide fair working with the Orange County Fair Housing impediments to fair housing Foundation on a county-wide fair housing policy. housing choice,and sets services. forth appropriate actions. Implement actions called for in Plan. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-76 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT PROGRAM TWO 1997-2000 ACCOMPLISHMENTS HOUSING PROGRAM DESCRIPTION YEAR GOAL 36. Continue to use Refer all complaints of Continue to The City continues to use CDBG funds to contract with the services of the discriminatory housing provide fair FHCOC for fair housing services and landlord tenant Fair Housing practices to FHCOC,and housing mediation. Council of Orange provide education and services County outreach services. Assist residents in efforts to obtain unrestricted access to housing. 37. Fair Housin_e To allinnatively further Adopt a Fair The City Economic Development Department Ordinance fair housing choice- Housin_ evaluated establishment of a Fair Housing Ordinance. Ordinance and determined local adoption of an ordinance would be duplicative given the City's Fair Housing obligations. 38. Accessible Continue to coordinate Coordinate The City provides a comprehensive listing of atTordable Housing with Dayle Macintosh with the Dayle rental housing available to disabled persons.This list is Coordination Center. Make accessible Macintosh updated annually. information on locational Center to choice for the physically maintain a handicapped. directory of accessible housing for persons with disabilities. 39. Rehabilitation Increase awareness of Modification One Handicap Grant was issued in the amount of Loans and Grants grants for unit assistance for 2 S2,0007he City continues to update program for Unit modifications to rental units and brochures. Modifications to accommodate physically 2 owner units. Accommodate handicapped.More During fiscal year 1999-2000,this loan program was Physically locational choice for the consolidated in to the overall Housing Rehabilitation Handicapped physically handicapped Loan Program. due to increase in supply ofsuitable rental units. 40. Continuum of Participate in Regional Participate in The City assisted the homeless in the following ways: Care-Homeless Strategy to assist the the Regional Assistance homeless. Committee for Awarded$I 12,583 in CBDG funds to service the Continuum providers.These agencies served over 8,000 of Care. persons. Allocate Committed funds to the 6-unit Interval House CDBG funds to Transitional Housing project homeless Establishment of Mercy House Project,six units of service transitional housing for single parents with providers. children,located in the Oakview project sub area. ENERGY CONSERVATION: 41. Review Relevant Review the City's zoning Continue to Landscaping plans are reviewed on a constant basis. Regulations and and subdivision review on The review of the City's Zoning and Subdivision Code Policies to Address regulations,EIR and site ongoing basis regulating solar access is pending. Solar Access plan review guidelines, and municipal landscaping policies and revise as appropriate to address the issue of solar access.Sustained energy conservation in existing and new development. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-77 COMMUNITY DEVELOPMENT CHAPTER ' HOUSING ELEAWENT PROGRAM IAVO 1997-2000 ACCOMPLISHMENTS HOUSING PROGRAM DESCRIPTION YEAR GOAL 42. Continue to Continue to support and Continue on an The City continues to Support Energy Conservation Support Energy assist in publicizing ongoing basis Programs Offered by the Utilities&Non-profit Conservation energy conservation Agencies.The State and Local Government Programs Offered programs offered by the Commission's Local Energy Assistance Program was by the Utilities& utilities.Improved utilized in the evaluation of two large residential Non-profit residential energy projects.The study results were provided to the project Agencies. efficiency and related proponents. reductions in hous:n_g costs. ,As outlined in Table HE-29, the City has been successful in creating a number of major affordable housing projects during the 1997-2000 period. Specific projects include the following: • Orange County Community Housing Corporation (OCCHC): The City partnered with OCCHC to rehabilitate 24 very low-income units in four buildings at a cost of over $1.5 million. • Shelter for the Homeless: The City worked with this non-profit to rehabilitate 4 very low- income units for transitional housing. • Habitat for Humanity: Working with Habitat for Humanity, the City produced 6 single- family homes for very low income families. • Interval House: The City partnered with this non-profit to rehabilitate 6 very low-income units for battered women. • Bridges America:Through the Inclusionary Housing Program,Bridges America created 80 low income units by rehabilitating a building on Nichols Street.Additionally,using HOME and Set Aside funds, the City and Bridges America are currently rehabilitating 66 units, of which 22 are very low-income,11 low-income, and 33 moderate-income. During the early part of 2000,the City reviewed all of the existing loan programs for effectiveness. In June 2000, City staff recommended to the City Council/Redevelopment Agency and it approved consolidation of the programs and revision of program guidelines. Subsequent to approval, Department staff is undertaking a marketing campaign for the new loan programs. Comparison of 1989-1994 RHNA with Units Constructed since 1989 According to the previous Housing Element, the City of Huntington Beach had a total regional housing need (RHNA) of 6,228 units to be developed between 1989 and 1994, including 984 very low-income, 1,264 low-income, 1,370 moderate-income,and 2,610 upper-income units. While the THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-78 COMMUNITY DEVELOPMENT CHAPTER HOUSING EL ENJENT RHNA originally covered the 1989 to 1994 planning period, the R14NA was extended through December 1997 based on direction from the State Department of Housing and Community Development to reflect the revised housing element cycle. Housing developed after January 1998 is applied to the City's future RHNA for the 1998-2005 period. Based on review of Building Department records,between 1989 and 1997,a total of 1,911 units have been produced in the City. Of these units. 32 were very low-income, 52 low-income, 130 moderate income, and 1,697 upper income. Table HE-31 provides a comparison of the number of holiSing units constructed between July 1989 and December 1997 compared to the total regional housing growth need for the 1989-1997 period. y TABLE HE-31 1989 - 1997 REGIONAL HOUSING GROWTH NEEDS COMPARED TO UNITS CONSTRUCTED BETWEEN JULY 1989 AND DECEMBER 1997 Income Regional Number of New Remaining Category Housing Units Units to be Needs Constructed Constructed 7/89-12/97 Very Low 984 32 952 Low 1,264 52 1,212 Moderate 1,370 130 1,240 Upper 2,610 1,697 913 Total 6,228 1,911 4,317 Source: 1988 SCAG Regional Housing Needs Assessment; City of Huntington Beach Planning Department. Actual housing production in Huntington Beach fell 4,317 units short of the overall RHNA of 6,228 units. This shortfall in production is only to be expected given that the RHNA was calculated assuming the continuation of the favorable economic conditions in the late 1980s. In actuality, Huntington Beach, along with the entire Southern California region, was largely impacted by the economic recession in the early to mid 1990s and as a result,residential construction activities were below the projected levels. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-79 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELE,NENT J. HOUSING PLAN Goals, Obiectives, and Policies The previous sections of the Housing Element establish the City's housing needs,opportunities and constraints and evaluates the City's progress in implementing its housing programs. The following section sets forth the City's goals, objectives, and policies to address Huntington Beach's identified Housing needs and housing priorities. The City adopted a series of goals and policies as part of its 1999 Housing Element update to guide the development and implementation of its housing program. As part of the current Housing Element update,these adopted goals and policies have been evaluated in terms of their effectiveness and actual results in implementation. In addition, the adopted goals and policies were reviewed in terms of their appropriateness in addressing the housing needs identified in this Housing Element Update. The following goals,objectives and policies will serve as a guide to City officials in daily decision making. The City of Huntington Beach has adopted three overall goals for its housing program which are consistent %vith 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; and 3. The development of a balanced residential environment with access to employment opportunities, community facilities,and adequate services. In order to attain these general goals, the City has committed to specific goals, policies and programs. The policies are organized around the five issue areas required to be addressed under State Statutes. These issue areas are: 1)conservation of existing affordable housing; 2)provision of adequate sites for housing; 3)assistance with development of affordable housing; 4)removal of government constraints; and 5)provision of equal housing opportunity. This section describes the specific goals, objectives, and relevant policies for each area of concern. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-80 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT EXISTING AFFORDABLE HOUSING HE 1.1.5 Encourage compatible design to minimize the Goal impact of intensified reuse of residential land HE 1 on existing residential development. (1--HE Conserve and Improve Existing Affordable 18, L U 9.2.1, and 1-L U 1) Housing in Huntington Beach. HE 1.1.6 Objective Encourage preservation of the existing low HE 1.1 density residential character in established Retain and expand the supply of sound single-family neighborhoods. (1-HE 18, 1-LU housing at prices affordable to all segments of 9.2.1 and 1-LU 1) the community through conservation of the currently sound housing stock, and HE 1.1.7 rehabilitation of deteriorated units. Promote and, where possible, require the continued affordability of all units produced Policies or rehabilitated with participation by the City HE 1.1.1 or its authorized agents, including affordable Encourage the retention of adequate numbers units produced through density bonuses and of mobile homes and continue to enforce the tax exempt financing. Attempt to preserve City's mobile home conversion ordinance. (1- low-income housing in the City that is at risk HE 5, L U 1 5.6, 1--L U 1) of converting to market rate by monitoring the status of prepayment-eligible and bond- HE 1.1.2 financed projects, and identifying financial Encourage the rehabilitation of substandard and organizational resources available to and deteriorating housing where feasible and preserve these units.(1--HE 11, 1--HE 16, 1--HE encourage the maintenance and repair of 20 and I--HE 2.5-29) existing owner-occupied and rental housing to prevent deterioration. (1-HE.5-10, 1--HE 16, 1- HE 1.1.8 L U 16, 1-L U 19, 1-L U 22) Regulate the conversion of existing apartment units to condominiums to minimize the HE 1.1.3 adverse impact of conversions on the supply Where possible, take action to promote the of low and moderate income rental housing, removal and replacement of those substandard while recognizing that condominiums can units which cannot be rehabilitated. (I-L U 16, offer affordable opportunities for home 1--L U 19, 1--L U 22) ownership. (1-HE 13 and I--L U 1) HE 1.1.4 HE 1.1.9 Provide and maintain an adequate level of Mitigate the displacement impacts occurring community facilities and municipal services in as a result of residential demolition through all community areas, and improve and unit replacement or relocation of tenants. (1- upgrade community facilities and services HE 14, 1--HE 15, and 1--L U 16) where necessary. (I-HE 4, RCS 1, 1--RCS 7, 1- PF 2, and 1--PF 13) THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-81 COMMUNITY DEVELOPMENT CHAPTER HOUSING E,!EMENT HE 1.1.10 designation aid the Specific Plan process. Conserve affordable housing opportunities in (LU 11.1 and 1--LU l) the Coastal Zone through implementation of State requirements for replacement of low- HE 2.1.3 and moderate-income housing, and for Use the following general criteria for inclusion of affordable units where feasible in identifying and evaluating potential sites for new residential construction. (I-HE 1 5) affordable housing and for the elderly and handicapped. While compliance with these HE 1.1.11 criteria is preferab:e,no site shall be dismissed Pursue a program that would offer developers for failure to meet these criteria and shall be an opportunity to purchase "at-risk" units as a judged on its own merit. Sites should be: means of satisfying affordable housing requirements that may be conditioned on their located with convenient access to projects. (1-HE 11, 1-HE 16) arterial highways and public transportation, schools, parks and recreational facilities, shopping areas, ADEOUATE SITES employment opportunities; Goal adequately served by public facilities, HE 2 services, and utilities; Provide Adequate Housing Sites. • minimally impacted by seismic and Objective flood hazards. Where such hazards HE 2.1 cannot be avoided, adequate Provide appropriate zoning and regulatory mitigation measures shall be incentives to facilitate the production of 388 incorporated into the design of all very low, 255 low, 400 moderate, and 972 proposed development; upper income units through this planning period. minimally affected by noise and blighted conditions; and Policies HE 2.1.1 located outside areas of predominantly Take advantage of existing infrastructure and lower income concentrations. public improvements to provide additional affordable housing by allowing second units (I-HE 20 and 1--HE 21, and L U 9.5.1) in single-family zoning districts. (1-HE 20) HE 2.1.4 HE 2.1.2 Plan for residential land uses which Facilitate the development of mixed-use accommodate anticipated growth from new projects containing residential and non- employment opportunities. (I--HE 17 and LU residential uses which can take advantage of 1) shared Iand costs to reduce the costs of land for residential uses through General Plan THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-82 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT HE 2.1.5 number of rooms and level of amenities. (1- Promote the rezoning of vacant or recyclable HE 16, I-HE 20- 30, I-LU 9, and LU 9.1.1) parcels of land to higher densities where compatible with surrounding land uses and HE 3.1.2 available services in order to lower the cost of Support both the private and public sectors to housing. (1-HE 17 and 1-HE 18) produce or assist in the production of affordable housing to lower income HE 2.1.6 households, as well as the needs of the Use surplus park and/or school sites for handicapped, the elderly, large families and residential use where appropriate and female-headed households. (1-HE 20 - I-HE consistent with the City's General Plan. (I-HE 25, I-HE 27, I-HE 29, I-HE 30 anti LU 9.5.1) 19, L U 13.1.6, L U 13.1.7 and I-L U 25) HE 3.1.3 HE 2.1.7 Encourage alternative forms of home Permit the development of manufactured ownership, such as shared equity ownership, housing in single-family zones, and shared living units, and other housing accommodate the maintenance or arrangements to make housing more development of mobile home parks through affordable. (1-HE 1, 1-HE 2) the City's Manufactured Housing Overlay Zone. (L U 1 5.6.1) HE 3.1.4 DEVELOPMENT OF AFFORDABLE Provide the management and personnel HOUSING resources necessary to carry out identified housing programs and responsibilities. (1--PF Goal 1, I--PF 2, and I--PF 13) HE3 Assist in Development of Affordable HE 3.1.5 Housing. Continue and expand use of Federal and State housing assistance programs. (1-HE I -1--HE Objective 12, 1--HE 14, 1-HE 20, I-HE 21, 1--HE 24, 1--HE HE 3.1 25, I-HE 26, 1--HE 27, I--HE 39) Facilitate the development of housing for low and moderate income households which is HE 3.1.6 compatible with and complements adjacent Review the City's condominium conversion uses and is located in close proximity to ordinance, and consider revising to allow public and commercial services. modified requirements for units which are set aside for low- and moderate-income Policies households. (I--HE 13 and I-HE 14) HE 3.1.1 Encourage the provision and continued HE 3.1.7 availability of a range of housing types Continue to coordinate with local social throughout the community,with variety in the service providers and notify them of available THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-83 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT City funding to address the needs of the City's HE 4.1.3 homeless population. (1-HE 40) Review all re;ulations, ordinances, departmental processing procedures, and HE 3.1.8 residential fees related to rehabilitation and/or Encourage the provision of alternative housing construction to assess their impact on housing through replacement housing and/or relocation costs, and revise as appropriate. (I-HE 32-1- for low or moderate income households HE 33, and I-LU 22) displaced by public or private development. (I-HE 14, 1-HE 15) EQUAL HOUSING HE 3.1.9 Goal Investigate the development of single room HE5 occupancy (SRO) hotels to provide housing Provide Equal Housing Opportunity. opportunities for very low-income residents. (I-HE 33 and L U 9.5.1) Objective HE 5.1 REMOVE CONSTRAINTS Promote equal housing opportunity for all residents to reside in the housing of their Goal choice. HE4 :Remove Governmental Constraints. Policies HE 5.1.1 Objective Affirm a positive action posture to assure that :HE 4.1 unrestricted access to housing is available to Mitigate any potential governmental the community. (I-HE 35 -1--HE 37) constraints to housing production and affordability. HE 5.1.2 Promote housing which meets the special .Policies needs of handicapped and elderly persons.,as HE 4.1.1 well as housing facilities for drug and alcohol Evaluate the City's General Plan policies to rehabilitation,and for persons with AIDS. (I- ensure they do not present any unreasonable HE 20, 1--HE 21, 1--HE 31, I--HE 38, I-HE 39, constraints to the development of affordable and I-L U 9.5.1) lousing or fair housing goals. (I-HE 34, and .(HE 35) HE 5.1.3 Encourage the provision of adequate numbers .HE 4.1.2 of housing units to meet the needs of families :Provide for a wide variety of housing types for of all sizes. (I-HE I -1--HE 3, I--HE S-1--HE different income levels and household needs. 7, I-HE 12 -1--HE 16, 21, 1--HE 20-1--HE 30, !ME 1 -1--HE 3, 1--HE 5 - 1--HE 7, 1--HE 12 - 1--L U 9, and L U 9.5.1) HE 16, 1--HE 20 - 1--HE 30, I-L U 9, and L U 9.5.1) THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-84 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Implementation Programs The goals, objectives and policies contained in the Housing Element address Huntington Beach's identified housing needs and are implemented through a series of housing programs and activities. Housing programs and activities described below define the specific actions the City will take during the 2000-2005 planning period, and are organized by the five issue areas required under the State statutes. The Housing Program Summary Table HE-32, located at the end of this section, summarizes the Goals of each housing program through June 30, 2005, along with identifying the program funding source, responsible agency, and time frame for implementation. ISSUE AREA: CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING I-HE 1. Single-Family Rehabilitation Program Description: The City will utilize its newly adopted loan programs to make available Deferred Repayment Loans, Below Market Interest Rate Loans,and Health and Safety Emergency Grants to low-and moderate-income single-family homeowners.These loans are available for single- family units as well as mobile homes,condominiums,and townhouses.The maximum loan amount for a single-family home is $25,000, and $15,000 for mobile homes, condominiums, and townhouses. Priority is given to properties within the Redevelopment Agency's Project Area or a Neighborhood Enhancement Area.Properties must be in need of repair to meet housing and property maintenance standards and City codes, and the rehabilitation must bring the property into full compliance with such standards and codes. Five-Year Goal: Provide rehabilitation assistance to 75 low-and moderate-income households. I-HE 2. Multi-Family Rental Housing Loans (MRH) Program Description: The City adopted its new MRH program in 2000 and has developed new program marketing material.MRHs are available to owners of apartment buildings occupied by low- income tenants. Property owners are required to provide affordable rents, enforce strict unit occupancy limits, and verify annually that tenants are low-income. The interest rate is fixed at two percent below market rate, with monthly payments made over a 15-year term. Priority is given to properties located within the Redevelopment Agency's Project Area or a Neighborhood Enhancement Area. Maximum loan amount is $15,000 per unit. Five-Year Goal: Provide MRH loans to upgrade 100 rental units. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-85 COMMU1gITY DEVELOPMENT CHAPTER HOUSING ELEMENT I-HE 3. Multiple-Family Acquisition and Rehabilitation through Non-Profit Developers Program Description: The City assists non-profits with acquisition and rehabilitation of existing multiple-family housing. Once rehabilitated,the non-profit retains ownership,rents the units to low- income IousehcIds,and manages the project.To conserve the existing supply of affordable housing, the City places a Covenant on the property to ensure continued occupancy by lower income households. Five-Year Goal: Continue to work with non-profit developers in the acquisition and rehabilitation of substandard rental housing. I-HE 4. Neighborhood Improvement Programs Program Description: The City administers and implements a comprehensive neighborhood improvement program in target areas of City, including: Home Improvement Rebates; Home Security;Target Area Code Enforcement;Neighborhood Cleanup Days; and Graffiti Removal and Prevention. In addition,the City facilitates formation of Property Owner Associations within Target Areas to encourage property maintenance, deter overcrowding, and instill neighborhood pride. These programs help improve homes and enhance neighborhoods in the city. Five-Year Goal: Continue to implement the neighborhood improvement program in target areas and conduct annual community meetings to receive resident input. I-HE 5. Off-Site Multi-family Acquisition/Rehabilitation Program Description: The City allows developers to fulfill their affordable housing requirements (a condition of new residential development in the City)through rehabilitation of low and very-low income units in various projects within the City. The affordability of the units is secured for a minimum 30 year period through an affordable housing agreement between the City,the developer, and a non-profit organization that administers the affordable rental units and is responsible for monitoring and annual reporting of the affordable rental rates and renter eligibility certification to the City. Five-Year Goal: Provide additional affordable units through off-site, deed restricted rental rehabilitation. I-HE 6. Mortgage Credit Certificate Program .Program Description: The Mortgage Credit Certificate (MCC)program is a federal program that ,allows qualified first-time homebuyers to take an annual credit against federal income taxes of up THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-86 i COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT to 15 percent of the annual interest paid on the applicant's mortgage. This enables homebuyers to have more income available to qualify for a mortgage loan and make the monthly mortgage payments. The value of the MCC must be taken into consideration by the mortgage lender in underwriting the loan and may be used to adjust the borrower's federal income tax withholding. The MCC program has covenant restrictions to ensure the affordability of the participating homes for a period of 15 years. Five-Year Goal: Work to sign up additional lenders in Huntington Beach with the program and then actively market the program to first-time homebuyers. I-HE 7. Section 8 Rental Assistance Program Program Description: The Section 8 Rental Assistance Program extends rental subsidies to very low-income households who spend more than 30 percent of their gross income on housing. Rental assistance not only addresses housing affordability,but also overcrowding by allowing families that may be "doubling up" to afford their own housing. The Orange County Housing Authority coordinates Section 8 rental assistance on behalf of the City of Huntington Beach, with 834 households participating in the program, as of July 2000. Five-Year Goal: Continue current levels of Section 8 rentaI assistance and direct eligible households to the County program.Encourage landlords to register units with the Housing Authority and to undergo education regarding Section 8 program. I-HE 8. Citywide Code Enforcement Program Program Description: Single-family and multi-family residential units are inspected by Code Enforcement as part of their regular duties, with marginal residential units identified and appropriately cited. Violation notices are issued to the property owner directing compliance with property maintenance regulations and uniform housing code requirements. As the City ages, monitoring of the City's housing stock will continue to be a high priority for the Code Enforcement Division. Five-Year Goal: Continue to implement the City's residential code enforcement program, and inform violators of available rehabilitation assistance to correct code deficiencies. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-87 COMMUNITY DEVELOPMENT CHAPTER . HOUSING ELEMENT I-HE 9. Preservation of Assisted Rental Housing Program Description: The City contains a variety of publicly subsidized affordable rental units including projects assisted under Federal,state and local programs. An estimated 584 of these low- income units are at-risk of conversion to market rate during the next ten years. Preserving the City's existing stock of subsidized housing units is more cost effective than replacing affordable units through new constnuction. The following are strategies the City will undertake to preserve the at-risk affordable rental holtSing. a. Monitor At-Risk Units: Contact project owner as expiration date on restricted units approach to determine the intent of property owner. Discuss with owner the City's desire to preserve at-risk units as affordable low income housing. b. Tenant Education: The California Legislature passed AB 1701 in 1998,requiring property owners to give a nine month notice of their intent to opt out of low income use restrictions. The City will work with tenants of at-risk units and provide them with education regarding tenant rights and conversion procedures. C. Work with Potential Priority Purchasers:Establish and maintain close contact with public and non-profit agencies, such as the Orange County Community Housing Corporation, interested in purchasing and/or managing units at-risk to inform them of the status of at-risk projects. Solicit technical assistance for additional means of preserving these units at risk from OCCHC and the California Housing Partnership. d. Refinancing Bonds: Contact project owner as expiration date on restricted units approach to refinance the bonds in exchange for extending use restrictions another 20 years. e. Off-Site Purchase of Affordability Covenants: The City will pursue development of a program that would offer developers an opportunity to purchase "at-risk" units as a means to satisfy affordable housing requirements that may be part of the conditions of approval for their project. f. Facilitate Tenant Purchase of Units: Facilitate tenant purchase of applicable projects by providing technical assistance in financing, organizing a tenant association as a priority purchaser, coordinating with non-profit housing organizations, and encouraging tenant participation in the prepayment process. Work with the Orange County Affordable Housing Clearinghouse (OCAHC) to establish a program to provide preferential financing, and potentially downpayment assistance,for low-income tenants wishing to purchase their units. g. Provide New Affordable Housing The Redevelopment Agency has a commitment to providing affordable housing. In addition to new construction, the Agency provides affordable housing by acquiring and rehabilitating existing apartments and establishing THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-88 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT long-term affordability controls. Agency activities to expand the supply of affordable housing will serve to offset any losses to the stock of assisted housing. Five Year Goal: Implement the following actions to protect or replace at-risk units: 1) Monitor at risk units; 2) Provide tenant education; 3)Work with potential non-profit purchasers; 4) Refinance bonds; 5) Pursue off-site purchase of affordability covenants; 6) Facilitate tenant purchase of units; and 7) Provide new affordable housing. I-HE 10. Condominium Conversion Ordinance Program Description: The City has adopted a Condominium Conversion Ordinance to provide protections to existing tenants in apartments proposed for conversion to condominium ownership. The City will consider allowing for modified standards where condominiums integrate affordable units, and will evaluate provision of ownership assistance to tenants interested in purchasing their units. Five-Year Goal: Continue to enforce the condominium conversion ordinance, and evaluate opportunities for affordable homeownership on a project-by-project basis. I-HE 11. Replacement Housing Program Program Description: The City requires a housing replacement plan for all redevelopment projects that result in displacement of residents and for all projects that result in demolition of housing for low- and moderate-income households located within the Coastal Zone. In addition, the City provides financial assistance for relocation of persons displaced by government activities. Five-Year Goal: Pursuant to Redevelopment law,continue to require replacement housing and financial assistance for displaced households. ISSUE AREA: PROVISION OF ADEQUATE HOUSING SITES I-HE 12. Vacant Land Inventory Program Description: With limited land resources remaining for residential development,the City can assist in identification of development opportunities through maintenance of a residential sites inventory. As part of this Housing Element, the City has developed a comprehensive inventory of vacant residential sites. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-89 i COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT fENT Five-Year Goal: Maintain a current inventory of vacant residential sites and provide to developers. I-HE 13. Residential Development Opportunities on School Sites Program Description: The City works with the school districts to provide residential development opportunities on appropriate surplus school sites. For example, Burke School is a 7.7-acre Huntington Beach City School District property recommended for private sale.The site is considered suitable for residential development. as it is compatible with the surrounding zoning and development. Five-Year Goal: Continue to coordinate with the school districts to provide additional sites for residential development. ISSUE: ASSIST IN THE DEVELOPMENT OF AFFORDABLE HOUSING I-HE 14. Development of Senior Citizen and Low-/Moderate-Income Housing Program Description: The City plays an active role in the provision of quality,affordable housing through land write-downs, direct financial assistance and regulatory incentives (density bonus and other relaxed development standards) for the construction of senior citizen and/or low- and moderate-income housing. As part of this activity,the City also provides for reduced development standards through use of the City's Senior Residential development standards. Three affordable housing projects currently under negotiation are 1)Victoria Woods Senior Apartments-271 units, 2) Bowen Court Senior Apartments -20 units, and 3) Wycliffe Apartments - 28 units. Five-Year Goal: Continue to provide regulatory and financial assistance for the development of affordable housing. I-HE 15. Technical Support for Affordable Housing Projects Program Description: The City provides consultation and technical assistance to aid private developers, local community development corporations,and other non-profit housing providers in expanding housing opportunities. Five-Year Goal: Continue to provide consultation and technical assistance. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-90 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT I-HE 16. Solicit Participation of Private Developers in Affordable Housing Programs Program Description The City conducts outreach to provide financial and regulatory incentives to private developers to increase the supply of affordable housing in Huntington Beach The City focuses a portion of Agency assistance towards rental projects which meet the needs of very low- and low-income renters, and large families The City is currently in negotiations with private developers for the provision of 271 affordable senior apartments kno-vNn as Victoria Woods Senior Apartments, and 20 affordable senior apartments, known as Bogen Court Senior Apartments Five-Yeas Goal Continue outreach effort to private developers I-HE 17 Project Self-Sufficiency Program Description This program offers assistance to low-income,single parents so that they can achieve economic independence from governmental assistance through a vast community and county network of human services This program is a public private partnership between the Project Self- Sufficiency Task Force/Single Parent Network of Orange County and the Project Self-Sufficiency Foundation, founded in 1994 The program is funded by a combination of the City's CDBG funds, City General Funds, and private donations Assistance to eligible participants includes education scholarships,job training support,childcare scholarships,medical emergencies,transportation,and emergency services Five-Year Goal Continue to provide support services to low-income, single parents to transition towards self-sufficiency I-HE 18. Redevelopment Agency Production and Replacement Housing Obligations Program Description The Redevelopment Agency supports the production of affordable housing using CDBG and HOME funds,redevelopment set-aside funds,and other available resources to meet the Agency's ongoing housing production(inclusionary) and replacement obligations Five-Year Goal Construct a total of 100 affordable housing units I-HE 19. Implement Inclusionary Housing Program Description "Inclusionary housing" refers to provisions which require an established percentage of units within a market rate development be price-restricted as affordable units to be occupied by low-and moderate-income households. The City_requires developers c fprojects with THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-91 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELErVENT greater than 3 units to include ten percent of units as affordable to low-and moderate-income. For rental proiects,these inclusionary units are targeted between 50-80%Median Family Income(MFI). For ownership projects, inclusionary units are-required to be affordable to 100-120%NM. In the Holly Seacliff Specific Plan,the inclusionary requirement is 15%. The City provides several options for fulfillment of the inclusionary housing requirement,including provision of new units either on- or off-site, off-s-.te multi-famility acquisition/rehabilitation, and off-site purchase of affordability covenants of at-risk units. Many developers have chosen to provide the units off-site through contribution of $25,000 per required inclusionary unit to a local non-profit building and rehabilitating housing in the communit;�. Five-Year Goal: Continue to implement inclusionary housing requirements. ISSUE: REMOVAL OF GOVERNMENTAL CONSTRAINTS I-HE 20. "Fast Track" Processing for Affordable Housing Projects Program Description: The City's procedures, while efficient, can add cost to developing housing. The City will evaluate its approval process and determine the feasibility of a "fast track" approval process for affordable housing projects. Five-Year Goal: Evaluate development of a specific procedure for fast track processing during 2001-2002.. I-HE 21. Encourage Implementation of SRO Ordinance Program Description: The City adopted an SRO Ordinance; however, the ordinance has not yet been utilized. Development standards for SROs are codified in the Zoning Ordinance (Section 230.46, Non-Residential Districts). The City will evaluate other successful SRO ordinances throughout the State and identify potential revisions to the City's Ordinance to make it more useful. Five-Year Goal: Develop implementation program during 2001-2002. ISSUE: EQUAL HOUSING OPPORTUNITY I-HE 22. Fair Housing Program Description: As required by HUD,the City has prepared an"Analysis of Impediments to Fair Housing Choice"and will implement Plan actions to address identified impediments.The City will continue to use the services of the Fair Housing Council of Orange County. All complaints of THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-92 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEKENT discriminatory housing practices are referred to the Fair Housing Council of Orange County. The Council also provides education and outreach services regarding fair housing issues and resident rights. Five-Year Goal: Continue to provide fair housing services and implement actions called for in the Fair Housing Plan. I-HE 23. Accessible Housinb Program Description: The City adopts updates to Uniform Building and Housing Codes to reflect current accessibility requirements in new construction. The City coordinates with the Dayle MacIntosh Center to maintain a directory of accessible housing for physically disabled individuals. Rehabilitation loans are available through the City for modifications necessary to make units accessible to and suitable for the physically disabled. Five-Year Goal: Continue to adopt updates to Uniform Building and Housing Codes, maintain directory of accessible housing for physically disabled individuals, and provide loans for accessibility improvements. I-HE 24. Continuum of Care- Homeless Assistance Program Description: The City participates in the County's Continuum of Care Strategy to assist homeless persons transition through the various stages to self-sufficiency. The City funds local non- profit groups that provide services to the area's homeless population. Public notification of the availability of funds are provided through newspaper advertisements, as well as direct notification to local service providers. Five-Year Goal: Continue participation in the County's Regional Committee for the Continuum of Care and allocate CDBG monies to fund homeless services providers. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-93 i COMMUNITY DEVELOPMENT CHAPTER _ HOUSING ELF_XfENT TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING IMPLEMENTATION PROGRAM PROGRAM FIFE RESPONSIBLE FUNDING SCEEDCLE IIOUSING PROGRAM DESCRIPTION PEAR GOAL I AGENCY SOURCE CONSERVING AND IMPROVING EXISTING AFFORDABLE 110USING: 1. Sinele-Family Continue to make Assist 75 low-and Economic CDBG;HOME 2000-2005 Rehabilitation available Deferred moderate-income Development Funds Repayment Loans. single-family Department Below Market Interest homeonwers. Rate Loans,and Health and Safety Emergency Grants to low-and moderate-income single-family homeowners. 2. Multi-Family Continue to assist Provide MRH loans Economic CDBG; 2000-2005 Rental Housing owners of apartment to upgrade 100 Development Redevel-opment Loans(MRH) buildings occupied by rental units. Department Set-Aside; low-income tenants. HOME 3. Multiple-Family Continue to assist non- Continue to work Economic HOME; Ongoing Acquisition and profits in acquisition with non-profit Development Redevel-opment Rehabilitation and rehabilitation of developers. Department; Set-Aside; through Non- existing multiple- Redevel- CDBG;Bonds; Profit Developers family housing within opment Agency tar credits enhancement and redevelopment areas. Preserve existing affordable housing. 4. Neighborhood Administer and Continue to Planning CDBG; 2000-2005 Improvement implement a administer program. Department and Redevelopment Programs comprehensive Economic Set Aside; neighborhood Development Private Funds. improvement program Department in targeted areas of the City. 5. Off-Site Multi- Allow developers to Provide additional Planning None necessary Ongoing Family fulfill affordable affordable units Department Acquisition/Reha housing requirements through off-site, bilitation through off-site deed restricted acquisition/rehabil- rental rehabilitation. itation of rental units. 6. Mortgage Credit Participate in the MCC Work to sign up Economic Federal Tax Ongoing Certificate(MCC) program to increase additional lenders Development Credits Program homeownership and actively market Department opportunities for program. moderate-income first time howebuvers. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-94 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING IMPLEMENTATION PROGRAIM (continued) PR0GR.%\1 FIFE RESPONSIBLE FUNDING SCHEDULE HOUSING PROGR.%.NI DESCRIPTION PEAR GOAL AGENCY SOURCE 7. Section 8 Rental Provide Section 8 Continue current OCHA HUD Section 8 Ongoing Assistance rental certificates levels of Section 3 Program through OCHA to assistance. families of all sizes. Encourage landlords to register units with Housing Authority 8. Citywide Code Continue to monitor Continue to Planning General Fund; Ongoing Enforcement the City's housing implement the Department CDBG stock,issuing violation City's residential notices to property code enforcement owner requiring program. compliance with property maintenance regulations and uniform housing code requirements. 9. Preservation of The City will work to Implement the Planning HOME;Set- Ongoing Assisted Rental preserve the existing following actions to Department Aside,CBDG; Housing stock of subsidized protect or replace and other housing units through at-risk units:a) a)monitoring at-risk monitoring at-risk units,b)tenant units,b)tenant education,c)work education,c)work with priority with priority purchasers,d) purchasers,d) refinance bonds,e) refinance bonds,e) pursue off-site pursue off-site purchase of purchase of affordability affordability covenants,f)tenant covenants,f)tenant purchase of units,and purchase of units, g)provide new and g)provide new affordable housine. affordable housine. 10. Condominium Consider allowing Continue to enforce Planning General Fund Ongoing Conversion modified standards ordinance and Department;City Ordinance where condominiums evaluate Attorney integrate affordable opportunities for units and evaluate affordable assistance to tenants homeowner-ship on interested in a project-by-project purchasing their units I basis. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-95 COMMUN::TY DEVELOPMENT CHfkPTER _ HOUSING ELEMENT� TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM FIFE RESPONSIBLE Ft.NDING SCHEDCLE HOUSING PROGRAM DESCRIPTION YEAR GOAL AGENCY SOURCE It. Replacement Continue to require a Continue to require Planning General Fund: On_goira Housin_Pro_m:n housing replacement replacement Department: Rede%elopment - plan for projects that housine and Economic Set Aside Funds result in the financial assistance Development displacement of for displaced Department residents and households. demolition of low-and moderate-income housing within the Coastal Zone. PROVISION OF ADEQUATE HOUSING SITES: 12. Vacant Land Identify development Maintain a current Planning General Fund; Ongoing Inventory opportunities through inventory of vacant Department; CDBG maintenance of a residential sites and Economic residential sites provide to Development inventorv. developers. Department 13. Residential Work with school Continue to Planning Department Ongoing Development districts to provide coordinate with the Department Budgets Opportunities on residential school districts to Department of School Sites development provide additional Public Works; opportunities on sites for residential Economic appropriate surplus deve:opment. Development school sites. Department. Community Services Department ASSIST IN THE DEVELOPMENT OF AFFORDABLE HOUSING: 14. Development of Play an active role in Continue to provide Economic Set Aside Fund; Ongoing Senior Citizen the provision of regulatory and* Development Tar Credits; and Low- affordable housing and financial assistance Department HUD Section /Moderate-Income provide for reduced for the development 202,Nome Housing development standards of affordable funds;Bonds; through the use of the housing. tax credits City's Senior Residential Suffix zone. 15. Technical Support Provide consultation Continue to provide Planning General Fund; Ongoing for Affordable and technical consultation and Department; Set Aside Housing Projects assistance to aid in the technical assistance. Economic Funds;HOME; expansion ofhousing Development CDBG;HUD opportunities. Department Section 202 THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-H E-96 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT fENT TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING IMPLEMENTATION PROGRAM (continued) PROGR\.N1 FIVE RESPONSIBLE Ft*LADING SCIIEDCLE IIOUSING PROGR\%I DESCRIPTION YEAR GO:\L AGF.NCI• SOURCE 16. Solicit Provide financial and Continue outreach Planning General Fund; On_eoine Participation of regulatory incentives to effort to private Department-, Set Aside - Private private developers to developers. Economic Funds:HOME: Developers in increase the supply of Development CDBG Affordable affordable housing. Department Housing Programs 17. Project Self- Offer assistance to Continue to provide Community CDBG:HOME; Ongoing Sufficiency low-income,single- support services to Services General Fund: parents so that they low-income,single Department private can achieve economic parents to transition donations: independence from toward self- competitive governmental sufficiency. HUD grants- assistance. 18. Redevelopment Pursue production of Construct a total of Economic CDBG Funds, Ongoing Agency affordable housing to 100 affordable Development Redevelopment Production and meet the housing units. Department Agency funds, Replacement Redevelopment HOME,State Housing Agency's ongoing and Federal Obligations production and Housing Tar replacement housing Credits,others obligations. as available. 19. Implement Provide ten percent Continue to require Planning Department 2000-2005 Inclusionary affordable units within inclusionary units. Department; Budget Housing market-rate projects. Economic Offer several Development altematives to providing units on-site. REMOVAL OF GOVERNMENTAL CONSTRAINTS: 20. "Fast Track" Evaluate the City's Evaluate Planning Department 200I-2002 Processing for approval process and development of a Department Budget Affordable determine the specific procedure Housing Projects feasibility of a"fast for fast track track"approval processing process for affordable housing ro'ects. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-97 i COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEXtENT TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM FIFE RESPONSIBLE FUNDING SCHEDULE IIOUSING PROGRAM DESCRIPTION YEAR GOAL %GENCY SO(RCE 21. Encourage The City adopted an Develop Planning Department 2001 2002 Implementation of SRO Ordinance but it implementation Department Bud__et SRO Ordinance has not yet been program. utilized.Evaluate other successful SRO ordinances and identify potential revisions to make the Citv's more useful. EQUAL HOUSING OPPORTUNITY: 22. Fair Housing Implement Fair Continue to provide Economic CDBG Ongoing Housing Plan actions fair housing Development and continue to use the services.Implement Department, service of the Fair actions called for in Planning Housing Council of Plan. Department Orange Count - 23. Accessible Adopt Uniform Continue to adopt Economic CDBG Ongoing Housing • Building and Housing updates to Uniform Development Codes to reflect current Building and Department and accessibility Housing Codes, Dayle Macintosh requirements in new maintain directory Center construction. of accessible Coordinate with Dayle housing for Macintosh Center and physically disabled, provide modification and provide loans assistance. for accessibility improvements. 24. Continuum of Participate in Regional Continue Economic CDBG Ongoing Care-Homeless Strategy to assist the participation in the Development Assistance homeless. Regional Department Committee of Care. Allocate CDBG funds to homeless service providers. QUANTIFIED OBJECTIVES: TOTAL UNITS TO BE CONSTRUCTED:384 Very Low;255 Low; 146 Moderate; 112 Upper' TOTAL UNITS TO BE REHABILITATED:50 Very Low;85 Low Income,40 Moderate Income TOTAL UNITS TO BE CONSERVED:At Risk Units:452 Very Low Income, 147 Low Income I Reflects reduction in RHNA of 1,118 units developed between 1/98-7/00 per Table HE-28. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-98 Appendix A 1989 - 1997 Housing Accomplishments (Excerpt from 1999 Housing Element) COMMUNITY DEVELOPMENT CHAPTER HOUSfA F.LEXf&T,4PPE'r D!X 1989 - 1997 HOUSING ACCOMPLISHMENTS (Excerpt from 1999 Housing Element) The Huntington 3each 1989 Housing Element contained a series of housing programs with related quantified objectives grouped by the following issue areas: New Housing Constriction;Assistance to Existing Units; Housing Services; Removal of Government Constraints; and Fair Housing. In addition, several programs were included in the Element that were under consideration by the City. The following section reviews the progress in implementation of these programs, the effectiveness of the element,and the continued appropriateness of identified programs. Each program/action from the 1989 element is included,with its prior reference number from the 1989 element.These numbers zxe not in sequence because the issue areas have changed since the previous element. The results of this analysis provided the basis for developing the comprehensive housing program strategy presented in the final section of the 1999 Housing Element. New Housing Construction - Programs 1. New Low-/Moderate-Income Housing The City will continue to make available Redevelopment Agency owned property within the Talbert- Beach Redevelopment Project Area for construction of low- and moderate-income housing. 1989 Goal: Aid in the production of up to 200 senior and affordable units. Program Status: In 1993,the Agency conveyed several small lots to facilitate development of 80 multiple-family units. Due to market demands, the overall development plan was changed. The Planning Commission approved 27 single-family units on the last vacant parcel in the area, to provide a total of 65 units in the project. Of the 65 units, a total of 22 affordable units will be provided. s THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A-99 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENTAPPE.Nnrx 2. Density Bonus Incentives Pursuant to State law, if a developer allocates at least 20 percent of the units in a housing project to lower income households, 10 percent for very low-income households, or at least 50 percent for "qualifying residents" (e.g. senior citizens), the City must either a) grant a density bonus of 25 percent,along with one additional regulatory concession to ensure that the housing development will be produced at a reduced cost, or b) provide other incentives of equivalent financial value based upon the land cost per dwelling unit. In order to ensure the continued affordability of units provided under the program for a minimum of 30 years,the City will require that restrictive covenants be filed with the deed on all new density bonus projects and will bi-annually monitor these units. As an additional incentive to increase the number of affordable units provided, the City can also offer to write down the development costs in exchange for the provision of additional affordable units. The number of additional units set aside is a proportionate percentage of the City's contribution to the overall construction costs for the project. 1989 Goal: Facilitate the development of 50 to 100 affordable units. Program Status: In March of 1992, the City adopted its density bonus ordinance providing increases in density and other incentives for housing projects which provide housing units affordable to low- and very low-income households. Since adoption of the 1989 Housing Element, the City has approved 113 affordable units using density bonus and incentive programs for affordable housing. Of these 113 units, 44 were never constructed due to revisions in the projects. However,additional units were required as conditions of approval on other tracts approved during this period. Since June 1989, a total of approximately 190 affordable units (32 very low-, 52 low-, and 106 moderate-income) have been approved and have been constructed/are under construction/required through covenant. 3. Land Assemblage and Write-Down The City uses CDBG, HOME, and redevelopment set-aside monies to write down the cost of land for low- and moderate-income housing. The intent of this program is to reduce land costs to the point that it becomes economically feasible for a private(usually non-profit)developer to build units which are affordable to low-and moderate-income households. As part of the land write-down,the City may also assist in acquiring and assembling property and in subsidizing on- and off-site improvement costs. 1989 Goal: This is the same as the density bonus/incentives program above. Program Status:The City has assisted in the acquisition of land for two affordable housing projects under this program. The first is a project by Habitat for Humanity and consists of the construction of three single family homes; the second is a twenty-one unit senior apartment complex (Bowen THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 100 i COMMUNITY DEVELOPMENT CI-_APTER HOUSING ELEMENT APPENDIX Court). Both projects have received their entitlements for development, but neither has been constructed to date. 4. Technical Assistance The City will provide technical assistance to aid private developers in expanding housing opportunities. 1989 Goal: Provide more opportunities for affordable housing. Program Status: The City regularly provides developers with technical assistance regarding the permit/entitlement process, zoning, municipal codes, and other city requirements; as part of this assistance,developers are offered information on any known resources to assist them in meeting their affordable housing requirements or options which help to promote the City's affordable housing goals. Through this program, developers are also informed about the Housing Set-Aside, the Community Development Block Grant, and Home programs, as well as other financial resources, such as, affordable housing lenders and bonds. 5. Outreach Program Continue the City's outreach program to solicit participation of private developers in affordable housing programs. 1989 Goal: Production of affordable units. Program Status: The Departments of Economic and Community Development have a list of developers interested in doing affordable housing projects in or for the City of Huntington Beach or the Redevelopment Agency. The City(or Agency)draws from this list(along with other parties who respond to public notices and news releases) to solicit participation in the City's affordable housing programs. The Department of Economic Development also has a specialized developer list for the non-profit housing developer, and has qualified certain developers to be Community Housing Development Organizations (CHDOs) as required within the HOME program design. ,6. Development Standards The City will review its development standards for residential development to assess feasibility of :.,educing or relaxing the standards for affordable housing projects. 1989 Goal: Reduce housing construction costs. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 101 COMMUNITY DEVELOPMENT CHAPTER HOUSING E1E�L%E1VT.4PPEND Program Status: This is an ongoing effort which was partially satisfied with the adoption of the density bonus ordinance,and the Downtown Specific Plan which includes provisions for affordable housing. 7. "Fast Track" Procedure The City will evaluate the feasibility of a "fast track" process for affordable housing projects. 1989 Goal: Reduce costs for affordable housing projects. Program Status: The City is in the process of working on streamlining its development review process. 8. Tax-Exempt Mortgage Program The City maintains an on-going program to provide tax-exempt mortgage financing for construction and permanent loans for multiple-family housing. The City sells bonds to provide the financing for the program. The income from the bonds is tax-exempt, which increases the effective net yield to the bond holder. Federal law requires that 20 percent of the total units in a bond-financed project be reserved for lower income households. 1989 Goal: Provide mortgage financing for three projects for a total of approximately 300 housing units. Program Status: As of 1993, the City issued multiple-family mortgage revenue bonds in the amount of$76,865,000 to finance a total of 262 units affordable to lower income households. The City has not issued any additional bonds. 9. Specific Plans The City will consider the use of specific plans to promote a balance between open space and housing to reduce the unit cost of housing. 1989 Goal: Reduce housing development costs. Program Status: The use of specific plans is considered on a project-by-project basis. Most large vacant areas within the City either have a specific plan, or a specific plan is in the process of being prepared for the area. Specific plans can allow for reductions in housing development costs by allowing modifications to existing development standards. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 102 COMMUNITY DEVELOPMENT CHAPTER HnUSiNG ELEXiENT APPENDIX 10. Single Room Occupancy (SRO) Housing the City will investigate the feasioility of an ordinance to permit SRO hotels as a mechanism for providing affordable housing. 1989 Goal: To facilitate the development of SROs. Program Status: In 1991,the City adopted an ordinance to incorporate provisions for SRO/Living Units into the Huntington Beach Zoning Code. The ordinance establishes standards and procedures for establishing SRO projects in the non-residential districts of the City. To date, no applications for an SRO project have been submitted to the City. 11. "Gap" Financing The City will encourage developers to pursue "gap" financing from the Orange County Housing Authority (OCHA), and for residential projects that include affordable units. 1989 Goal: Increase the supply of affordable housing units. Program Status: No developers within Huntington Beach have applied for such financing. However, the City continues to encourage developers to pursue "gap" financing. 12. Vacant Land Inventory The City will maintain an inventory of vacant land in the City and make it available to interested parties for use in identifying potential residential development sites. 1989 Goal: Provide information which could expedite residential development. ;Program Status: In June of 1993,the City completed a vacant land survey,which was updated in August, 1996. As of this date, there were almost 214 acres of vacant land with no entitlements, lyhich could accommodate 2,575 additional units. The City will continue to update this inventory. 13. Monitor Changes in Industrial and Commercial Land Uses 77 ..he City will monitor changes in industrial and commercial land uses to assess their impact on residential land use, and investigate the General Plan and zoning residential designations to determine where increased densities can be used to provide affordable rental units. 1989 Goal: Provide additional opportunities for affordable housing. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 103 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDI.� Program Status: As part of the General Plan update process, the City has been assessing the changes in industrial,commercial and residential land uses to identify trends in land use patterns in the City. This information has been used to amend the City's land use maps to address trends and accommodate housing needs. 14. Use of Vacated School and Park Sites for Affordable Housing The City will investigate the feasibility of using vacated school and park sites and other publicly owned land for affordable housing. 1989 Goal: Provide approximately 776 units on vacant school sites. Program Status: As of 1993,the City had a total of 553 acres occupied by schools. Some of these are vacant school sites. Through the General Plan update, the City designated the school sites as Public (with various underlying designations). The 776 units that were the 1989 goal were projects in process at the time the 1989 Housing Element was prepared. However,these projects were not pursued,and,therefore, the 776 units have not been constructed. A total of 116 single-family units have been constructed on two vacated school sites(Bushard and Gill). These projects are providing 12 affordable units off- site. 15. Increased Residential Densities The City will investigate General Plan and zoning designations to determine where increased densities can be used to provide affordable housing. 1989 Goal: Increase the number of suitable sites for affordable housing. Program Status: Part of the General Plan update process has been to assess under used sites and sites which could accommodate higher density residential uses;where appropriate,the City amended its land use map to better meet its housing needs. 16. Identify Locations for Emergency Shelters/Transitional Housing As part of the Zoning Ordinance update, identify appropriate zones for the location of transitional housing and emergency shelters for the homeless. 1989 Goal: Provide adequate sites for housing for the homeless. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 104 i COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDIX Program Status: As part of the Zoning Code rewrite, the City adopted provisions allowing for transitional housing and homeless shelters as permitted uses in the commercial,industrial and public institutional zones in the City subject to a Conditional Use Permit. 17. Affordable Housing Monitoring The City will develop an affordable housing monitoring program. The program will require the filing of restrictive covenants on affordable units for which City incentives have been provided. In addition, bi-annual monitoring of the units will be conducted_ to verify the income of the tenant, along with the continued affordability of the unit. 1989 Goal: Create an affordable housing covenant and monitoring process. Program Status: The City has created affordable housing covenants for re-sale and rental units to facilitate the retention of affordable units required as conditions of approval on new housing projects. The City is working on a program to monitor older affordable projects approved with density bonuses or other incentives that have not been adequately monitored. The Department of Economic Development monitors the bond projects for compliance. 18. Establish Contact with Local Community Development Corporations The City will establish contact with local community development corporations and other non-profit housing providers to encourage/facilitate affordable housing development in Huntington Beach. 1989 Goal: Increase opportunities for low- and moderate-income housing. Program Status: The Redevelopment Agency has developed contacts with several non-profit organizations (such as the Orange County Community Housing Corporation; Jamboree Housing; Bridges of America; the Orange Housing Development Corporation; and American Housing) and reviews their housing development proposals. Assistance to Existing Units/Households Programs 19. Handicapped Grant Program Handicapped households have special needs for their units which can include access ramps, wider doorways,assist bars in bathrooms,lower cabinets and counters,and special access to upper floors. The City is working with the Dayle MacIntosh Center for the disabled to encourage owners of rental units to make some of their units available for accessibility modifications. The City uses CDBG funding to offer$2,000 handicapped modification grants to multiple-family project property owners THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 105 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEAA .VT,4PP NO1X to encourage modification of existing units.The 1989 Housing Element recommended that the City undertake more intensive marketing of this program to widen participation. 1989 Goals: Modification assistance to 10 rental units. Program Status: Modification assistance has been provided to a total of six units since June, 1989. 20. Section 8 Rental Assistance Payments/Housing Certificates and Vouchers The Section 8 rental assistance certificate program extends rental subsidies to low-income families and elderly who spend more than 30 percent of their income on rent. The subsidy represents the difference between the excess of 30 percent of the monthly income and the actual rent. The voucher program is similar to the certificate program except participants receive housing vouchers rather than certificates. Unlike the certificate program, participants are permitted to rent units beyond the federally determined fair market rent in an area provided the tenant pays the extra rent increment. The City of Huntington Beach contracts with the Orange County Housing Authority to administer the Section 8 certificate/voucher program. 1989 Goals: Provide additional rental subsidies to 238 households. Program Status: There are currently a total of 850 vouchers and certificates in the City, thus the City exceeded its goal by over 50 certificates/vouchers. The City has no jurisdiction over how many households receive Section 8 assistance. 21. Shared Equity Program Equity sharing allows lower income households to purchase a home by sharing the costs of home ownership with a sponsor,such as a local housing authority. The sponsor and buyer together provide the down payment and purchase costs to buy a house. When the house is sold, the equity earned through appreciation is split between the occupant and the sponsor according to an agreement made prior to purchase. The City/Redevelopment Agency developed a shared equity program in which a loan pool was established using redevelopment set-aside funds for down payment assistance to qualifying low-and moderate-income first-time homebuyers. A Deed of Trust and affordable housing covenant will be secured against the property to ensure the unit will be owner-occupied and that the loan is paid back with a proportionate share of the equity at the time the property is sold or the title transferred. The covenant will designate the use for the longest feasible time, but not for less than ten years. 1989 Goal: Provide assistance to 25 to 30 low- and moderate-income first time home buyers annually. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 106 COMMUNITY DEVELOPMENT CHAPTER HG,USING ELE�V1ENT 4PP .ND1X Program Status: Between 1989 and 1996, 27 loans were been provided to low- and moderate- income households in conjunction with the Seaview Village project. This project is complete, and no additional downpayment assistance has been provided. 22. Rent Certificates Provide rent certificates(through the rental rehabilitation program)and single-family rehabilitation loans for room additions to alleviate overcrowding. 1989 Goal: Provide adequate size housing for large families. Program Status: The Federal Rental Rehabilitation Program was discontinued in the 1991-1992 Fiscal Year and has not been resumed. 23. Community and Neighborhood Enhancement The Community and Neighborhood Enhancement Program is a comprehensive program designed to promote and assist in the upgrading of declining residential neighborhoods within the City. This program is designed to meet individual needs, to be responsive to the social and economic circumstances which exist within each neighborhood, to have strong resident and property owner support,and to be limited to a few priority areas so that the full benefit of a concentrated effort might be realized. ' The areas included in the Neighborhood Enhancement Program are Oakview, Washington Street,Amberleaf Circle,South Shores,Liberty,Oldtown,and Townlot neighborhoods. Rehabilitation loans are provided through the City Housing Rehabilitation Loan Program and formerly the Rental Rehabilitation Program. There is a continuing effort to provide housing rehabilitation assistance,combined with needed public improvements,to promote the renovation of existing units within these neighborhoods. 1989 Goals: Assist 100 units in the Oakview area; and rehabilitate 80 units in Amberleaf Circle, as well as initiate occupancy and maintenance standards for Amberleaf Circle. Program Status: The 1989 goals were met. A total of 126 units occupied by very low-income households were assisted in the Oakview neighborhood. The Community and Neighborhood Enhancement Program goals were completed in the Amberleaf Circle neighborhood--all 76 of the substandard units have been rehabilitated,public improvements have been completed and all owners have executed a maintenance agreement with the City. Amberleaf Circle continues to be part of the Neighborhood Enhancement Program. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 107 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDI,r 24. City-Wide Housing Rehabilitation Loan Program This program uses CDBG funding to provide low interest loans to owners of residential properties including mobile homes. Deferred payment rehabilitation loans of up to $10,000 are available to very low-income owner-occupied households. These loans are due and payable with a five percent one-time interest fee at the time of sale or transfer of ownership. The City also offers the following below market interest rate loans for residential rehabilitation: a) three percent loans available to lower income households; b) five percent loans available to median-income households within identified Community and Neighborhood Enhancement target areas for health and safety repairs only; and c) eight percent loans available to above-median income households with identified Community and Neighborhood Enhancement target areas for health and safety compliance repairs only. The maximum loan amount for a below market interest rate loan is $15,000. The City also offers rehabilitation loans to income-qualified households in response to the City's code enforcement activities. 1989 Goals: Assist 80 single-family units annually. Program Status: Since adoption of the 1989 Housing Element in June, 1989,the City has provided loans for the rehabilitation of 171 single family units,which is approximately 24 units per year. Of these units, 148 were affordable to very low-income households, and the remaining units were affordable to low-income households. 25. Rental Rehabilitation Program The Rental Rehabilitation Program was a separately funded Federal program established to encourage the rehabilitation of substandard apartment buildings in targeted neighborhoods. Through this program,the City offered up to a 50 percent deferred loan toward the total cost of a rehabilitation project,with the balance financed through a loan at a six percent interest rate. The maximum loan amount was$40,000. To qualify for a rental rehabilitation loan,at least 70 percent of the tenants in the building to be rehabilitated must have been low- or moderate-income. In order to address potential displacement impacts resulting from increased rents in rehabilitated units,the City coupled the Rental Rehabilitation Program with its Rental Assistance Program. Low- income tenants in rehabilitated buildings were offered rent vouchers to ensure their housing costs would not exceed 30 percent of their gross monthly income. 1989 Goals: Assist 16 multiple-family units per year. Program Status: Between June, 1989, and 1992, the City issued rehab loans for 139 multiple- family units. All of the households assisted were very low-income. This program was discontinued in FY 91-92. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 108 i COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEM6NT APPEND/Y 26. Enforce Land Use Ordinances The City will continue to actively enforce land use ordinances. -1989 Goal: Improved property maintenance throughout the City. Program Status: This is an ongoing process. 27. Mobile Home Park Displacement --he City will meet and consult with mobile home owners who are potential displaces as the result Of mobile home park conversions to other uses. 1989 Goal: Mitigate displacement impacts on mobile home park residents. Program Status: This program has not been implemented, since there have been no conversions other than the Driftwood mobile home park. The gradual conversion of this park is occurring due to Redevelopment Agency activities. Mitigation of relocation impacts is being addressed through the Redevelopment Agency. 28. Financial Assistance for Displaced Residents The City will provide financial assistance for relocation of persons displaced by redevelopment activities including occupants of mobile home parks. 1989 Goal: Mitigate impacts to displaced residents. Program Status: The majority of housing displacement has occurred in the Main Pier Redevelopment Project Area or due to public improvement projects. Relocation benefits have been provided. 29. Monitor and Replace Affordable Units in the Coastal Zone The City will continue to monitor and assure replacement of low- and moderate-income housing which is demolished or converted in the Coastal Zone. 1989 Goal: Conservation of affordable housing through replacement. Program Status: There have been a total of 112 affordable units demolished in the Coastal Zone since June. 1989. and a total.of_141 replacement units built..From_ inception of the Coastal Act in 1982`and adoption of the;City's1989.Housing Element,73 units were demolished in the_Coastal THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 109 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMINT APPENDIX Zone.with 1.086 replacement units affordable to low and moderate income households built within three miles of the coastal zone. (Refer to City's 1989 Housing Element for additional information on these projects). 30. Home Weatherization Improvements The Community Development Council, a non-profit corporation, the Southern California Gas Company, and Southern California Edison offer a variety of energy conservation services designed to assist low-income,senior citizens,the handicapped,and non-English speaking customers to help them reduce energy consumption. Homeowners or renters-may qualify for the following free weatherization improvements: attic insulation,weather stripping, caulking,water heater insulation blankets, water-saving showerheads, heating/cooling duct insulation, as well as other types of improvements that increase energy efficiency. 1989 Goals: Improve residential energy efficiency and related housing costs. Program Status: This is an ongoing activity. 31. Code Enforcement One of the primary objectives of the City's code enforcement program is to bring substandard housing units into compliance with City housing codes. The code enforcement program is operated through the City's Community Development Department. 1989 Goals: Expand the code enforcement program. Program Status: Due to citizen complaints and community concerns regarding deterioration within the City,the code enforcement program has been expanded from 3 '/z inspectors in 1989 to five full- time field inspectors,one part-time abandoned vehicle inspector,and one part-time business license enforcement inspection. This staffing level enables the Community Development Department to respond to the average monthly caseload of 625 code complaints. Code enforcement is an ongoing activity in the City. Two Code Enforcement officers are funded using CDBG funds. 32. Interest Rate Write-Downs for Existing Affordable Housing The City of Huntington Beach has a number of affordable multiple-family housing projects that were built with the assistance of federal,state,or redevelopment set-aside monies,and/or that were given density bonuses or other non-monetary incentives. Some of these units have the potential to convert to market rate housing,because of expiration of the federal loan,expiration of the Section 8 contract, or expiration of other affordability controls. The City will develop a Multiple-Family Unit Interest Rate Write-Down Program that will offer a lump sum write-down of an existing interest bearing note THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 110 COMMUNITY DEVELOPMENT CF:APTER H.U,51, A NT APP N01Y to reduce debt service on existing multiple-family apartment complexes. In return for the write- down,the property owner will execute with the City a recorded covenant requiring the continuation of affordable rental rates to low- and moderate-income households for a minimum of 15 years. A second approach to conserving existing affordable units would be for a non-profit developer to purchase subsidized projects at their market value with financing provided by tax-exempt multiple- family revenue bonds issued by the City. The rating of these tax-exempt securities could be enhanced by pledge of the redevelopment housing set-aside funds, HOME, or other funds, thus reducing the net interest cost of the mortgage loan. 1989 Goals: Conservation of existing stock of publicly-subsidized affordable housing. Program Status: Due to limitations on funding,this program has not been pursued. The City may still be interested in providing interest rate write-downs in conjunction with the two remaining bond projects at-risk of losing affordability controls - Seabridge Villas and Huntington Breakers. 33. Condominium Conversion Ordinance The City has adopted a stringent Condominium Conversion Ordinance that requires converted units to conform to the requirements of the City's Planned Unit Development (PUD) Ordinance. Since most existing multiple-family housing units have been developed to standards that generally require substantially less open space and parking than that required under the PUD Ordinance, these requirements serve as a significant disincentive for condominium conversions. The City will amend the ordinance to allow less stringent requirements for condominium conversions if a portion of the units are set aside for low- and moderate-income households. 1989 Goals: Regulate the conversion of rental to ownership units to allow for mitigation of impact to affordable rental housing stock. Program Status: As part of the Zoning Code rewrite, the City has adopted revisions to its Condo Conversion Ordinance to allow modified requirements if a portion of the units are set aside for low- and moderate-income households. Housing Services Programs 34. Support Dayle Macintosh Center The City will provide coordination and financial support to the Dayle Macintosh Center to maintain directory of accessible housing. 1989 Goal: Assist handicapped persons locate appropriate housing. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 111 COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&WENT APPENDIX Program Status: The City contributed CDBG funds to the Dayle MacIntosh Center during five years since 1989. 35. Housing Accessibility The City will fund rehabilitation loans to make housing accessible to handicapped persons. 1989 Goal: Provide modification assistance to 10 owner-occupied units. Program Status: The City provided modification assistance to a total of six units since June, 1989. 36. State Mortgage Bond Allocation Committee The City will apply to State Mortgage Bond Allocation Committee to provide below market rate financing for moderate-income first-time homebuyer households. 1989 Goal: Increase the share of the housing stock affordable to first-time home buyers. Program Status: The City has participated in the mortgage credit certificate program since 1994. Since that time, the City has assisted 22 moderate-income households purchase their homes. 37. Ensure Eligibility of Housing Assistance Recipients The City contracts with the Orange County Housing Authority(OCHA)to screen and verify incomes of potential participants in Section 8 housing assistance programs. 1989 Goal: Ensure that eligible recipients are occupying affordable housing. Program Status: This is an ongoing activity. 38. Project Self-Sufficiency The Project Self-Sufficiency Program goal is to allow people to become independent of government subsidies and be self-sufficient. To meet this goal,the program was awarded housing assistance in the form of Section 8 housing vouchers to low-income, single parents who are either currently homeless or at risk of becoming homeless. The project also has access to a nine-unit apartment which houses nine low-income single-parent families. Three of these units are owned and operated by Orange County Community Housing Corporation (OCCHC). The program also matches the parent with the appropriate agencies in the community to receive needed items such as food, THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 112 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPEVDI,� clothing, childcare and job training. The program is funded with CDBG grants and private sector donations which are raised by the Project Self-Sufficiency Foundat'on. 1989 Goals: Prevent additional single-parent households from becoming homeless. Program Status: Since July 1, 1989, the City has assisted a total of 550 households through this program. In addition, the City helped address 6,500 crisis intervention inquiries by low income single-parent households. The program no longer receives Section 8 housing vouchers and certificates directly. The City has dedicated a nine-unit apartment complex for Project Self- Sufficiency families. The program encourages self-sufficiency through the achievement of educational and job retention goals. 39. Homeless Services The City offers financial assistance to local groups which provide services to the area's homeless population. 1989 Goal: Address the needs of the City's homeless through provision of CDBG funds. Program Status: The City supports non-profit agencies servicing the homeless through the CDBG program. The City is a participant in the County's Continuum of Care strategy to assist homeless persons. 40. Home Sharing An ongoing City-funded shared housing program is offered at Roger's Senior Center in Huntington Beach. Roommate matches are made between seniors based on telephone requests. The City will undertake more active marketing to better advertise the program's availability to seniors in the community. The City will also investigate developing a pilot project to match residents of different age categories and linking with the Project Self-Sufficiency Program (see below). 1989 Goals: Provide approximately 30 to 40 roommate matches per year during the 1989 to 1994 period. Program Status: Since June 30, 1989,the City has assisted in placing a total of approximately 373 people. The City exceeded its program goal, but no longer participates in the program. 41. Assess Cumulative Impact on Community Facilities The City will review all changes in land uses to determine the cumulative impact on community facilities. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 113 ' COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEXfENT APPE1VQ1X 1989 Goal: Assure adequate community facilities and services for development in the City. Program Status: This is an ongoing activity that is addressed through policies of the General Plan which encourage improvement and upgrade of current facilities and services to adequately accommodate existing and new development. 42. Energy Conservation and Recycling Include provisions for energy conservation measures and for recycling space within multiple-family residential developments through the Zoning Code update. 1989 Goal: Reduce energy consumption. Program Status: The recycling area provisions were not pursued, since the City operates its own facility that sorts all refuse/recyclables after they are collected. The energy conservation measures that are implemented are those required through Title 24,and,therefore,there is no need to include them in the City's Zoning Code. 43. Solar Access Review the Zoning Code and other policies to address solar access. 1989 Goal: Energy conservation through preserving solar access. Program Status: Although not actively required, the City does have a policy to address the issue of solar access. Removal of Government Constraints Programs 44. Handicap Accessibility Implement State and Federal laws for handicap accessibility. 1989 Goal: Provide greater supply of handicap accessible units. Program Status: The City adopts and implements State and Federal handicap accessibility laws on an ongoing basis. However, no inventory of handicap accessible units is kept. Therefore, the number of accessible units provided is unknown. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 114 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDIX - 45. Provision of Day Care in Residential Zones Review the City's subdivision ordinance to identify any unnecessary restrictions related to provision of day care in residential zones. 1989 Goals: Facilitate opportunities for providing day care services to assist single parent and family households. Program Status: This was completed as part of the Zoning Code rewrite which was adopted in November of 1994. 46. Consistency Between Municipal Code and Housing Element The City will review Division 9 of the Municipal Code to ensure it reflects Housing Element policies and programs while maintaining adequate standards for development. 1989 Goal: To ensure consistency between the Housing Element and Zoning Code. Program Status: This was completed as part of the Zoning Code rewrite. However, the Zoning Code and Housing Element will need to be reevaluated as the two documents are amended from time to time. Fair Housing Programs 47. Fair Housing Services Retain the Orange County Fair Housing Council(OCFHC)to provide assistance with addressing fair housing complaints. 1989 Goal: Resolution of fair housing issues as they arise. Program Status: This is an ongoing activity. Since June, 1989,the OCFHC has resolved or heard a total of 14,375 fair housing complaints. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 115 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDI,r Summary of Appropriateness of 1989 Housing Element Programs The Element's overall intent of providing for housing construction,rehabilitation,and conservation remain highly appropriate for the current Housing Element. The following programs achieved their targeted goals: 2. Density Bonus Incentives - Since adoption of the 1989 Housing Element, the City has approved 190 affordable units using density bonus and incentives programs for affordable housing. 8. Tax-Exempt Mortgage Program - As of 1993, the City issued multiple-family mortgage revenue bonds to finance a total of 262 affordable housing units. 10. Single Room Occupancy (SRO) Housing - In 1991, the City adopted an ordinance to incorporate provisions for SRO/Living Units. 0. Monitor Changes in Industrial and Commercial Land Uses - As part of the General Plan process,the City has been assessing the changes in industrial,commercial and residential land uses to identify trends in land use patterns in the City. 15. Increased Residential Densities - Part of the General Plan update process has been to assess underused sites and sites which could accommodate higher density residential uses; where appropriate, the City amended the land use map to better meet its housing needs. 18. Establish Contact with Local Community Development Corporations-The Redevelopment Agency has developed contacts with several non-profit organizations and reviews their housing development proposals. 19. Handicapped Grant Program -Modification assistance has been provided for a total of six owner-occupied units since June, 1989. 21. Shared Equity Program-Between 1989 and 1996, 27 loans have been provided to low-and moderate-income households in conjunction with the Seaview Village Project. 23. Community and Neighborhood Enhancement - A total of 126 units occupied by very low- income households were assisted in the Oakview neighborhood. The Community and Neighborhood Enhancement Program goals for 1989 were completed in the Amberleaf Circle Neighborhood -- all 76 substandard units were rehabilitated, public improvements were completed, and all owners have executed a maintenance agreement with the City. 24. City-Wide Housing Rehabilitation Loan Program - Since June, 1989, the City has provided for rehabilitation of 171 single-family units. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 116 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDIX 25. Rental Rehabilitation Program-Between June 1989 and 1992,the City issued rehabilitation loans for 139 multiple-family units. The program was discon-inued in FY 1991-1992. 29. Monitor and Replace Affordable Units in the Coastal Zone - There have been a total of 112 affordable units demolished in the Coastal Zone since June, 1989, and a total of 141 replacement units built. 31. Code Enforcement - The code enforcement program has been expanded to provide six full- time inspectors,one part-time abandoned vehicle inspector,and one part-time business license enforcement inspector. .33. Condominium Conversion Ordinance - As part of its Zoning Code rewrite, the City has adopted revisions to its Condo Conversion Ordinance to allow modified requirements if a portion of the units are set aside for low- and moderate-income households. :34. Support Dayle Macintosh Center - The City contributed CDBG funds to the Center during five years since 1989. 35. Housing Accessibility-The City provided modification assistance to owner-occupied six units since June, 1989. 36. State Mortgage Bond Allocation Committee - The Redevelopment Agency has participated in the mortgage credit certificate program since 1994. Since that time, the City has assisted 22 moderate-income households purchase their homes. .38. Project Self-Sufficiency- Since July 1, 1989, the City has assisted a total of 550 households through this program. 39. Homeless Services-The City supports non-profit agencies serving the homeless through the CDBG program, and participates in the County's Continuum of Care strategy. 40. Home Sharing-Since June 30, 1989,the City has assisted in placing a total of approximately 373 people. 45. Provision of Day Care in Residential Zones-This was completed as part of the Zoning Code rewrite, which was adopted in November, 1994. 46. Consistency Between Municipal Code and Housing Element-This was completed as part of the Zoning Code rewrite. The following programs have not been implemented due to staffing and/or funding deficiencies,or are still in the implementation process. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 117 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELE &yr,4PPENDI,r 7. "Fast Track"Procedure - The City is in the process of streamlining its development review process. 17. Affordable Housing Monitoring - The City is working on a program to monitor older affordable projects approved with density bonuses or other incentives. 32. Interest Rate Write-Downs for Existing Affordable Housing - Due to lack of funding, this program has not been pursued. 42. Energy Conservation and Recycling- The recycling area provisions were not pursued since the City operates its own facility that sorts all refuse/recyclables after they are collected. The following programs did not meet their goals due to changes in the market. 1. New Low/Moderate-Income Housing - Due to market demand, the 80 units that were originally planned were changed to 65 units, and of the 65, 22 will be affordable housing. 14. Use of Vacated School and Park Sites for Affordable Housing - The 776 units that were identified as the 1989 goal were projects in process at the time the 1989 Housing Element was prepared. These projects were not pursued. A total of 116 single-family units have been built on two vacated school sites. These projects provide 12 affordable units off-site. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- I I8 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEX[ENT APPENDIX HOUSING ELEMENT GLOSSARY Acre: a unit of land measure equal to 43,560 square feet. Acreage,Net:The portion of a site exclusive of existing or planned public or private road rights-of- way. Affordability Covenant: A property title agreement which places resale or rental restrictions on a housing unit. Affordable Housing:Under State and federal statutes,housing which costs no more than 30 percent of gross household income. Housing costs include rent or mortgage payments, utilities, taxes, insurance, homeowner association fees, and other related costs. Annexation: The incorporation of land area into the jurisdiction of an existing city with a resulting change in the boundaries of that city. Assisted Housing: Housing that has been subsidized by federal, state, or local housing programs. At-Risk Housing:Multi-family rental housing that is at risk of losing its status as housing affordable for low and moderate income tenants due to the expiration of federal, state or local agreements. California Department of Housing and Community Development-HCD:The State Department responsible for administering State-sponsored housing programs and for reviewing housing elements to determine compliance with State housing law. Census : The official United States decennial enumeration of the population conducted by the federal government. Community Development Block Grant (CDBG): A grant program administered by the U.S. Department of Housing and Urban Development (HUD). This grant allots money to cities and counties for housing rehabilitation and community development activities,including public facilities and economic development. Condominium: A building or group of buildings in which units are owned individually, but the structure,common areas and facilities are owned by all owners on a proportional, undivided basis. Density: The number of dwelling units per unit of land. Density usually is expressed "per acre," e.g., a development with 100 units located on 20 acres has density of 5.0 units per acre. Density Bonus: The allowance of additional residential units beyond the maximum for which the parcel is otherwise permitted usually in exchange for the provision or preservation of affordable housing units at the same site or at another location. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix B- 119 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPE.ND/,� Development Impact Fees: A fee or charge imposed on developers to Fay for a jurisdiction's costs of providing services to new development. Development Right: The right granted to a land owner or other authorized party to improve a property. Such right is usually expressed in terms of a use and intensity allowed under existing zoning regulation. For example, a development right may specify the maximum nur_-►ber of residential dwelling units permitted per acre of land. Dwelling,Multi-family:A building containing two or more dwelling units for the use of individual households; an apartment or condominium building is an example of this dwelling unit type. Dwelling, Single-family Attached: A one-family dwelling attached to one or more other one- family dwellings by a common vertical wall. Row houses and town homes are examples of this dwelling unit type. Dwelling, Single-family Detached: A dwelling, not attached to any other dwelling, which is designed for and occupied by not more than one family and surrounded by open space or yards. Dwelling Unit: One or more rooms,designed,occupied or intended for occupancy as separate living quarters,with cooking,sleeping and sanitary facilities provided within the unit for the exclusive use of a household. Elderly Household: As defined by HUD, elderly households are one- or two- member(family or non-family)households in which the head or spouse is age 62 or older. Element: A'division or chapter of the General Plan. Emergency Shelter: An emergency shelter is a facility that provides shelter to homeless families and/or homeless individuals on a limited short-term basis. Emergency Shelter Grants (ESG): A grant program administered by the U.S. Department of Housing and Urban Development (HUD) provided on a formula basis to large entitlement jurisdictions. Entitlement City:A city,which based on its population,is entitled to receive funding directly from HUD. Examples of entitlement programs include CDBG, HOME and ESG. Fair Market Rent (FMR): Fair Market Rents (FMRs) are freely set rental rates defined by HUD as the median gross rents charged for available standard units in a county or Standard Metropolitan Statistical Area (SMSA). Fair Market Rents are used for the Section 8 Rental Program and many other HUD programs and are published annually by HUD. First-Time Home Buyer: Defined by HUD as an individual or family who has not owned a home during the three-year period preceding the HUD-assisted purchase of a home. Jurisdictions may adopt local definitions for first-time home buyer programs which differ from non-federally funded programs. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix B- 120 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDIX Floor Area Ratio (FAR): The gross floor area of all buildings on a lot divided by the lot area; usually expressed as a numerical value(e.g.,a building having 10,000 square feet of gross floor area located on a lot of 5,000 square feet in area has a floor area ratio of 2.0). General Plan: The General Plan is a legal document, adopted by the legislative body of a City or County, setting forth policies regarding long-term development. California law requires the preparation of seven elements or chapters in the General Plan: Land Use, Housing, Circulation, Conservation,Open Space,Noise,and Safety. Additional elements are permitted,such as Economic Development, Urban Design and similar local concerns. Group Quarters: A facility which houses groups of unrelated persons not living in households (U.S. Census definition). Examples of group quarters include institutions, dormitories, shelters, military quarters, assisted living facilities and other quarters, including single-room occupancy (SRO) housing, where 10 or more unrelated individuals are housed. Growth Management: Techniques used by a government to regulate the rate,amount,location and type of development. HCD: The State Department of Housing and Community Development. Home Mortgage Disclosure Act (HMDA): The Home Mortgage Disclosure Act requires larger lending institutions making home mortgage loans to publicly disclose the location and disposition of home purchase, refinance and improvement loans. Institutions subject to HMDA must also disclose the gender, race, and income of loan applicants. HOME Program: The HOME Investment Partnership Act, Title II of the National Affordable Housing Act of 1990. HOME is a Federal program administered by HUD which provides formula grants to States and localities to fund activities that build,buy,and/or rehabilitate affordable housing for rent or home ownership or provide direct rental assistance to low-income people. Homeless: Unsheltered homeless are families and individuals whose primary nighttime residence is a public or private place not designed for,or ordinarily used as,a regular sleeping accommodation for human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings). Sheltered homeless are families and persons whose primary nighttime residence is a supervised publicly or privately operated shelter (e.g., emergency, transitional, battered women, and homeless youth shelters; and commercial hotels or motels used to house the homeless). Household: The US Census Bureau defines a household as all persons living in a housing unit whether or not they are related. A single person living in an apartment as well as a family living in a house is considered a household. Household does not include individuals living in dormitories, prisons, convalescent homes, or other group quarters. Household Income: The total income of all the persons living in a household. A household is usually described as very low income,low income,moderate income,and upper income based upon household size, and income, relative to the regional median income. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix B- 12I COMMUNITY DEVELOPMENT CHAPTER HOUSING F.LE,NENTAPPENDIX Housing Problems: Defined by HUD as a household which: (1) occupies a unit with p':lysical defects(lacks complete kitchen or bathroom);(2)meets the definition of overcrowded;or(3)spends more than 30% of income on hous--ng cost. Housing Subsidy:Housing subsidies refer to government assistance aimed at reducing housing sales or rent prices to more affordable levels. Two general types of housing subsidy exist. Where a housing subsidy is linked to a particular house or apartment,housing subsidy is "project"or"unit" based. In Section 8 rental assistance programs the subsidy is linked to the family and assistance provided to any number of families accepted by willing private landlords. This type of subsidy is said to be "tenant based." Housing Unit: A room or group of rooms used by one or more individuals living separately from others in the structure, with direct access to the outside or to a public hall and containing separate toilet and kitchen facilities. HUD: See U. S. Department of Housing and Urban Development. Income Category: Four categories are used to classify a household according to income based on the median income for the county. Under state housing statutes, these categories are defined as follows: Very Low (0-50% of County median); Low(50-80% of County median); Moderate (80- 120% of County median); and Upper(over 120%of County median). Large Household: A household with 5 or more members. Manufactured Housing: Housing that is constructed of manufactured components, assembled partly at the site rather than totally at the site. Also referred to as modular housing. Market Rate Housing: Housing which is available on the open market without any subsidy. The price for housing is determined by the market forces of supply and demand and varies by location. Median Income: The annual income fo.r each household size within a region which is defined annually by HUD. Half of the households in the region have incomes above the median and half have incomes below the median. Mobile Home: A structure,transportable in one or more sections, which is at least 8 feet in width and 32 feet in length,is built on a permanent chassis and designed to be used as a dwelling unit when connected to the required utilities, either with or without a permanent foundation. Mortgage Revenue Bond(MRB): A state, county or city program providing financing for the development of housing through the sale of tax-exempt bonds. Overcrowding: As defined by the U.S. Census, a household with greater than 1.01 persons per room, excluding bathrooms, kitchens, hallways, and porches. Severe overcrowding is defined as households with greater than 1.51 persons per room. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix B- 122 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDIX Overpayment: The extent to which gross housing costs, including utility costs,exceed 30 percent of gross household income, based on data published by the U.S. Census Bureau. Severe overpayment, or cost burden, exists if gross housing costs exceed 50 percent of gross income. Parcel: The basic unit of land entitlement. A designated area of land established by plat, subdivision, or otherwise legally defined and permitted to be used, or built upon. Physical Defects: A housing unit lacking complete kitchen or bathroom facilities (U.S. Census definition). Jurisdictions may expand the Census definition in defining units with physical defects. Project-Based Rental Assistance: Rental assistance provided for a project,not for a specific tenant. A tenant receiving project-based rental assistance gives up the right to that assistance upon moving from the project. Public Housing: A project-based low-rent housing program operated by independent local public housing authorities. A low-income family applies to the local public housing authority in the area in which they want to live. Redevelopment Agency: California Community Redevelopment Law provides authority to establish a Redevelopment Agency with the scope and financing mechanisms necessary to remedy blight and provide stimulus to eliminate deteriorated conditions. The law provides for the planning, development,redesign,clearance,reconstruction,or rehabilitation,or any combination of these,and the provision of public and private improvements as may be appropriate or necessary in the interest of the general welfare by the Agency. Redevelopment law requires an Agency to set aside 20 percent of all tax increment dollars generated from each redevelopment project area for the purpose of increasing and improving the community's supply of housing for low and moderate income households. Regional Housing Needs Assessment (RHNA): The Regional Housing Needs Assessment (RHNA)is based on State of California projections of population growth and housing unit demand and assigns a share of the region's future housing need to each jurisdiction within the SCAG (Southern California Association of Governments) region. These housing need numbers serve as the basis for the update of the Housing Element in each California city and county. Rehabilitation: The upgrading of a building previously in a dilapidated or substandard condition for human habitation or use. Section 8 Rental Voucher/Certificate Program:A tenant-based rental assistance program that subsidizes a family's rent in a privately owned house or apartment.The program is administered by local public housing authorities. Assistance payments are based on 30 percent of household annual income. Households with incomes of 50 percent or below the area median income are eligible to participate in the program. Service Needs: The particular services required by special populations,typically including needs such as transportation,personal care,housekeeping,counseling,meals,case management,personal THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix B- 123 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEAAENT APPEND emergency response, and other services preventing premature institutiona;ization and assisting individuals to continue living independently. Small Household: Pursuant to HUD definition, a small householc. consists of two to fOL:r non- elderly persons. Southern California Association of Governments(SCAG):The Southern California Association of Governments is a regional planning agency which encompasses six counties: Imperial,Riverside, San Bernardino, Orange, Los Angeles, and Ventura. SCAG is responsible for preparation of the Regional Housing Needs Assessment (RHNA). Special Needs Groups: Those segments of the population which have a more difficult time finding decent affordable housing due to special circumstances. Under California Housing Element statutes, these special needs groups consist of the elderly, handicapped, 'large families, female-headed households, farmworkers and the homeless. A jurisdiction may also choose to consider additional special needs groups in the Housing Element, such as students, military households, other groups present in their community. Subdivision: The division of a lot,tract or parcel of land in accordance with the Subdivision Map Act (California Government Code Section 66410 et seq.). Substandard Housing: Housing which does not meet the minimum standards contained in the State Housing Code (i.e. does not provide shelter, endangers the health, safety or well-being of occupants). Jurisdictions may adopt more stringent local definitions of substandard housing. Substandard,Suitable for Rehabilitation: Substandard units which are structurally sound and for which the cost of rehabilitation is considered economically warranted. Substandard,Needs Replacement:Substandard units which are structurally unsound and for which the cost of rehabilitation is considered infeasible,such as instances where the majority of a unit has been damaged by fire. Supportive Housing: Housing with a supporting environment, such as group homes or Single Room Occupancy(SRO) housing and other housing that includes a supportive service component such as those defined below. Supportive Services: Services provided to residents of supportive housing for the purpose of facilitating the independence of residents. Some examples are case management, medical or psychological counseling and supervision, child care, transportation, and job training. Tenant-Based Rental Assistance: A form of rental assistance in which the assisted tenant may move from a dwelling unit with a right to continued assistance. The assistance is provided for the tenant, not for the project. Transitional Housing: Transitional housing is temporary(often six months to two years)housing for a homeless individual or family who is transitioning to permanent housing. Transitional housing THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix B- 124 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPENDLY often includes a supportive services component (e.g.job skills training, rehabilitation counseling, etc.) to allow individuals to gain necessary life skills in support of independent living. U.S. Department of Housing and Urban Development(HUD): The cabinet level department of the federal government responsible for housing, housing assistance, and urban development at the national level. Housing programs administered through HUD include Community Development Block Grant (CDBG), HOME and Section 8, among others. Zoning: A land use regulatory measure enacted by local government. Zoning district regulations governing lot size, building bulk,placement,and other development standards vary from district to district, but must be uniform within the same district. Each city and county adopts a zoning ordinance specifying these regulations. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix B- 125 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT APPEND/X 1989 - 1997 HOUSING ACCOMPLISHMENTS (Excerpt from 1999 Housing Element) The Huntington Beach 1989 Housing Element contained a series of housing programs with related quantified objectives grouped by the following issue areas: New Housing Construction;Assistance to Existing Units; Housing Services; Removal of Government Constraints; and Fair Housing. In addition,several programs were included in the Element that were under consideration by the City. The following section reviews the progress in implementation of these programs, the effectiveness of the element,and the continued appropriateness of identified programs. Each program/action from the 1989 element is included,with its prior reference number from the 1989 element.These numbers are not in sequence because the issue areas have changed since the previous element. The results of this analysis provided the basis for developing the comprehensive housing program strategy presented in the final section of the 1999 Housing Element. New Housing Construction - Programs 1. New Low-/Moderate-Income Housing The City will continue to make available Redevelopment Agency owned property within the Talbert- Beach Redevelopment Project Area for construction of low- and moderate-income housing. 1989 Goal: Aid in the production of up to 200 senior and affordable units. Program Status: In 1993,the Agency conveyed several small lots to facilitate development of 80 multiple-family units. Due to market demands, the overall development plan was changed. The Planning Commission approved 27 single-family units on the last vacant parcel in the area, to provide a total of 65 units in the project. Of the 65 units, a total of 22 affordable units will be provided. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A-99 _ f COMMUNITY DEVELOPMENT CHAPTER NOUSLVG ELEMENT APPENDI,r 2. Density Bonus Incentives Pursuant to State law, if a developer allocates at least 20 percent of the units in a housing project to lower income households, 10 percent for very low-income households, or at least 50 percent for "qualifying residents" (e.g. senior citizens), the City must either a) grant a density bonus of 25 percent,along with one additional regulatory concession to ensure that the housing development will be produced at a reduced cost, or b) provide other incentives of equivalent financial value based upon the land cost per dwelling unit. In order to ensure the continued affordability of units provided under the program for a minimum of 30 years,the City will require that restrictive covenants be filed with the deed on all new density bonus projects and will bi-annually monitor these units. As an additional incentive to increase the number of affordable units provided, the City can also offer to write down the development costs in exchange for the provision of additional affordable units. The number of additional units set aside is a proportionate percentage of the City's contribution to the overall construction costs for the project. 1989 Goal: Facilitate the development of 50 to 100 affordable units. Program Status: In March of 1992, the City adopted its density bonus ordinance providing increases in density and other incentives for housing projects which provide housing units affordable to low- and very low-income households. Since adoption of the 1989 Housing Element, the City has approved I I3 affordable units using density bonus and incentive programs for affordable housing. Of these 113 units, 44 were never constructed due to revisions in the projects. However,additional units were required as conditions of approval on other tracts approved during this period. Since June 1989, a total of approximately 190 affordable units (32 very low-, 52 low-, and 106 moderate-income) have been approved and have been constructed/are under construction/required through covenant. 3. Land Assemblage and Write-Down The City uses CDBG, HOME,and redevelopment set-aside monies to write down the cost of land for low- and moderate-income housing. The intent of this program is to reduce land costs to the point that it becomes economically feasible for a private(usually non-profit)developer to build units which are affordable to low-and moderate-income Households. As part of the land write-down,the City may also assist in acquiring and assembling property and in subsidizing on- and off-site improvement costs. 1989 Goal: This is the same as the density bonus/incentives program above. Program Status:The City has assisted in the acquisition of land for two affordable housing projects under this program. The first is a project by Habitat for Humanity and consists of the construction of three single family homes; the second is a twenty-one unit senior apartment complex (Bowen THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 100 a COMMUNITY DEVELOPMENT CHAPTER , HOUSING ELEMENTAPP END I,r Court). Both projects have received their entitlements for development, but neither has been constructed to date. 4. Technical Assistance The City will provide technical assistance to aid private developers in expanding housing opportunities. 1989 Goal: Provide more opportunities for affordable housing. Program Status: The City regularly provides developers with technical assistance regarding the permit/entitlement process, zoning, municipal codes, and other city requirements; as part of this assistance,developers are offered information on any known resources to assist them in meeting their affordable housing requirements or options which help to promote the City's affordable housing goals. Through this program, developers are also informed about the Housing Set-Aside, the Community Development Block Grant, and Home programs, as well as other financial resources, such as, affordable housing lenders and bonds. 5. Outreach Program Continue the City's outreach program to solicit participation of private developers in affordable housing programs. 1989 Goal: Production of affordable units. Program Status: The Departments of Economic and Community Development have a list of developers interested in doing affordable housing projects in or for the City of Huntington Beach or the Redevelopment Agency. The City(or Agency)draws from this list(along with other parties who respond to public notices and news releases) to solicit participation in the City's affordable housing programs. The Department of Economic Development also has a specialized developer list for the non-profit housing developer, and has qualified certain developers to be Community Housing Development Organizations (CHDOs) as required within the HOME program design. 6. Development Standards The City will review its development standards for residential development to assess feasibility of reducing or relaxing the standards for affordable housing projects. 1989 Goal: Reduce housing construction costs. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-Appendix A- 101 RCA ROUTING SHEEN, INITIATING DEPARTMENT: Planning Department SUBJECT: General Plan Amendment No. 00-01 (Housing Element Update) COUNCIL MEETING DATE: December 18, 2000 RCA ATTACHMENTS STATUS Ordinance (w/exhibits & legislative draft if applicable) Not Applicable Resolution (w/exhibits & legislative draft if applicable) Attached Tract Map, Location Map and/or other Exhibits Not Applicable Contract/Agreement (w/exhibits if applicable) (Signed in full by the City Attomey) Not Applicable Subleases, Third Party Agreements, etc. (Approved as to form by City Attomey) Not Applicable Certificates of Insurance (Approved by the City Attomey) Not Applicable Financial Impact Statement (Unbudget, over$5,000) Not Applicable Bonds (If applicable) Not Applicable Staff Report (If applicable) Attached Commission, Board or Committee Report (If applicable) Not Applicable Findings/Conditions for Approval and/or Denial Not Applicable EXPLANATION FOR MISSING ATTACHMENTS REVIEWED RETURNED FORWARDED Administrative Staff ( ) ( ;�, ) Assistant City Administrat r (Initial) City Administrator (Initial) ( ) ( p ) City Clerk ( ) EXPLANATION FOR RETURN OF ITEM: Only)(Below Space For City Clerk's Use RCA Author: HZ:SH:RM NOTICE OF PUBLIC HEARING / BEFORE THE CITY COUNCIL•OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that ton Monday,December 18,2000,at 7:00 p.m.in the City Council Chambers,2000 Main Street,Huntington Beach,the City Council will hold a public hearing on the following planning and zoning items: ❑ 2. GENERAL,PLAN AMENDMENT No.00-01(HOUSING ELEMENT UPDATE Applicant:City of Huntington Beach Requests:To review and adopt the updated C,,eneral Plan Housing Element.Location:City-wide Project Planner:Rosemary Medel j NOTICE IS HEREBY GIVEN that Item#2 is covered under the Program Environmental Impact Report No.94-1 for the City of Huntington Beach General Plan. ON FILE: A copy of the proposed request is on file in the City Clerk's Office,2000 Main Street,Huntington Beach,California 92648,for inspection by the public.A copy of the staff report will be available to interested parties at the City Clerk's Office after Friday,December 15,2000. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above.If you challenge the City Council's action in court,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written .correspondence delivered to the City at,or prior to,the public hearing.If there are any further questions please call the Planning Division at 536-5271 and refer to the above items.Direct your written communications to the City Clerk. Connie Brockway,City Clerk City of Huntington Beach 2000 Main Street,2nd Floor Huntington Beach,California 92648 (714)536-5227 Published Huntington Beach-Fountain Valley Independent December 7,2000 122-239 PROOF OF PUBLICATION STATE OF CALIFORNIA) ) SS. County of Orange ) I 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 entitled matter. I am a principal clerk of the HUNTINCTON BEACH INDEPENDENT, a newspaper of general circulation, printed and published in the City of Huntington Beach, County of Orange, State of California, and that attached Notice is a true and complete copy as was printed and published in the Huntington Beach and Fountain Valley issues of said newspaper to wit the issue(s) of: December 7, 2000 1 declare, under penalty of perjury, that the foregoing is true and correct. Executed on December 7 , 2000 at Costa Mesa, California. ignature NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that ton Monday,December 18,2000,at 7:00 p.m.in the City Council Chambers,2000 Main Street,Huntington Beach,the City Council will hold a public hearing on the following planning and zoning items: ❑ 2. GENERAL.PLAN AMENDMENT NO.00-01(HOUSING ELEMENT UPn9 Applicant:City of Huntington Beach Requests:To review and adopt the updated General Plan Housing Element.Location:City-wide Project Planner:Rosemary Medel NOTICE IS HEREBY GIVEN that Item#2 is covered under the Program Environmental Impact Report No.94-1 for the City of Huntington Beach General Plan. ON FILE: A copy of the proposed request is on file in the City Clerk's Office,2000 Main Street,Huntington Beach,California 92648,for inspection by the public.A copy of the staff report will be available to interested parties at the City Clerk's Office after Friday,December 15,2000. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above.If you challenge the City Council's action in court,you may be limited to raising only those issues you or isomeone else raised at the public hearing described in this notice,or in written correspondence delivered to the City at,or prior to,the public hearing.If there are any further questions please call the Planning Division at 536-5271 and refer to the above items.Direct your written communications to the City Clerk. Connie Brockway,City Clerk City of Huntington Beach 2000 Main Street,2nd Floor Huntington Beach,California 92648 (714)536-5227 Published Huntington Beach-Fountain Valley Independent December 7,2000 122-239 PROOF OF PUBLICATION STATE OF CALIFORNIA) ) SS. County of Orange ) I 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 entitled matter. I am a principal clerk of the HUNTINGTON BEACH INDEPENDENT, a newspaper of general circulation, printed and published in the City of Huntington Beach, County of Orange, State of California, and that attached Notice is a true and complete copy as was printed and published in the Huntington Beach and Fountain Valley issues of said newspaper to wit the issue(s) of: December 7, 2000 1 declare, under penalty of perjury, that the foregoing is true and correct. Executed on December 7 , 2000 at Costa Mesa, California. Signature NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, December 18, 2000, at 7:00 PM in the City Council Chambers, 2000 Main Street, Huntington Beach,the City Council will hold a public hearing on the following planning and zoning items: d2. GENERAL PLAN AMENDMENT NO. 00-01 (HOUSING ELEMENT UPDATE): Applicant: City of Huntington Beach Requests: To review and adopt the updated General Plan Housing Element. Location: City-wide Project Planner: Rosemary Medel NOTICE IS HEREBY GIVEN that Item #2 is covered under the Program Environmental Impact Report No.94-1 for the City of Huntington Beach General Plan. ON FILE: A copy of the proposed request is on file in the City Clerk's Office, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at the City Clerk's Office after Friday, December 15, 2000. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning Division at 536-5271 and refer to the above items. Direct your written communications to the City Clerk Connie Brockway,City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach,California 92648 (714) 536-5227 le als:00cc1218 �g g ) CITY COUNCIL/REDEVELOPMENT AGENCY PUBLIC HEARING REQUEST SUBJECT: 4 �P ACY DEPARTMENT: P4A-MV1H MEETING DATE: /)-tr,. /�T CONTACT: Sl jo, PHONE: 0;�71/`1!i?!V N/A YES NO Is the notice attached? ( ) ( ) Do the Heading and Closing of Notice reflect City Council(and/or Redevelopment Agency)hearing? ( ) \ ( ) Are the date,day and time of the public hearing correct? ( ) ( ) If an appeal,is the appellant's name included in the notice? ( ) ( ) If Coastal Development Permit,does the notice include appeal language? ( ) ( ) Is there an Environmental Status to be approved by Council? ( ) ( ) Is a map attached for publication? ( ) ( ) Is a larger ad required? Size ( ) ( ) Is the verification statement attached indicating the source and accuracy of the mailing list? ( ) ( ) Are the applicant's name and address part of the mailing labels? ( ) ( ) Are the appellant's name and address part of the mailing labels? ( ) ( ) If Coastal Development Permit, is the Coastal Commission part of the mailing labels? ( ) ( ) If Coastal Development Permit,are the Resident labels attached? ( ) ( ) Is the33343 report attached? (Economic Development Dept. items only) Please complete the following: 1. Minimum days from publication to hearing date 1 tJ 2. Number of times to be published 3. Number of days between publications (\kf� HOUSING ELEMENT MAILING LABELS— October 6, 2000 President I Council on Aging 10 H.B. Chamber of Commerce 1706 Orange Ave. 2100 Main Street, Suite 200 Huntington Beach CA 92648 Huntington Beach CA 92648 Judy Legan 2 Planning Department 11 Orange County Assoc. of Realtors Orange County EMA 25552 La Paz Road P.O. Box 4048 19 Laguna Hills CA 92653 Santa Ana CA 92702-4048 President 3 Project Self Sufficiency 12 Huntington Beach Tomorrow 2000 Main Street, 5`n Floor PO Box 865 Huntington Beach CA 92648 Huntington Beach CA 92648 Julie Vandermost - 4 League of Women Voters 13 BIA-OC Orange Coast 9 Executive Circle #100 4057 Warner Avenue Irvine CA 92714-6734 Huntington Beach CA 92649 Orange County Community 5 Richard Spicer 14 Housing Corp. SCAG 1833 E. 17`n Street, Ste. 207 818 West 71n, 121n Floor Santa Ana CA 92705 Los Angeles CA 90017 Bridges America Foundation 6 Edna Littlebury 15 18837 Brookhurst St., Ste. 303 Gldn St.Mob. Hm. Owners Leag. Fountain Valley CA 92708 11021 Magnolia Blvd. Garden Grove, CA 92642 Habitat for Humanity,Orange Cty. 7 Fair Housing Council of O.C. 16 2165 S.Grand Avenue 201 South Broadway Santa Ana CA 92705 Santa Ana CA 92701 Interval House Crisis Shelters 8 P.O. Box 3356 Seal Beach CA 90740 Shelter for the Homeless 9 15161 Jackson Street Midway City CA 92655 G.\LABELS\L.ABELSWousing Element.DOC C1. NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday,December 18, 2000, at 7:00 PM in the City Council Chambers, 2000 Main Street,Huntington Beach, the City Council will hold a public hearing on the following planning and zoning items: ❑ 1. APPEAL OF CONDITIONAL USE PERMIT NO. 00-60/VARIANCE NO. 00-24 (HUNTINGTON CENTRAL PARK SPORTS COMPLEX): Applicant/ApMflant: Community Services Department Request: CUP: 1)To construct a sports complex on a 45-acre site with the following amenities: a)Eight(8)lighted softball fields overlaid with eight(8)soccer fields;b)Two(2) 1,680 square foot concession stands/restroom buildings; c)One 900 square foot maintenance building;d)Two(2)tot lots; and e)An 858 space parking lot;2)To allow development on a site with greater than a three foot grade difference between the low point and high point; 3)To allow walls and fences up to a maximum height of 30 feet in lieu of 3.5 feet within the front, interior side, and rear yards. VAR:To allow a 20 foot landscaped setback in lieu of 25 feet for an 85 foot portion along Gothard. Location: South of Talbert Avenue,between Goldenwest Street and Gothard Street Proiect Planner: Ricky Ramos V2. GENERAL PLAN AMENDMENT NO. 00-01 (HOUSING ELEMENT UPDATE): Applicant:City of Huntington Beach Requests:To review and adopt the updated General Plan Housing Element. Location: City-wide Project Planner: Rosemary Medel NOTICE IS HEREBY GIVEN that Item#1 is covered under Environmental Impact Report No. 99-1. NOTICE IS HEREBY GIVEN that Item#2 is covered under the Program Environmental Impact Report No.94-1 for the City of Huntington Beach General Plan. ON FILE: A copy of the proposed request is on file in the City Clerk's Office, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at the City Clerk's Office after Friday,December 15,2000. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at,or prior to,the public hearing. If there are any further questions please call the Planning Division at 536-5271 and refer to the above items. Direct your written communications to the City Clerk Connie Brockway,City Clerk City of Huntington Beach 2000 Main Street,2nd Floor Huntington Beach,California 92648 (714)536-5227 (gAegals:00cc1218) J� City of Huntington Beach P.O. Box 190-2000 Main Street + Huntington Beach,California 92648 HUNTINGTON BEACH From the desk of. Connie Brockway City Clerk Telephone: (714) 536-5404 Fax: (714) 374-1557 Internet: www.ci.huntington-beach.ca.us (kE 3 � all sE MEETING DATE: December 18, 2000 DEPARTMENT SUBJECT: REQUESTING: Planning Huntington Central Park S ports Complex (Appeal of CUP No. 00-60Nariance No. 00-24) Planning General Plan Amendment No. 00-01 (Housing Element Update) TODAY'S DATE November 30, 2000 VERIFIED BY ` ADMININSTRATION: - APPROVED BY: Ray Silver 11/30/00 3:11 PM CITY OF HUNTINGTON BEACH Inter Office Communication Planning Department TO: Honorable Mayor and City Council Members = c::r =•S VIA: Ray Silver, City Administrator FROM: Howard Zelefsky, Director of Planning / -4 Z cu r DATE: December 15,2000 Uj SUBJECT: LATE COMMUNICATION REGARDING ITEM D-2 (HOUSING ELEMENT) The Housing Element is scheduled for review and approval by the City Council on December 18, 2000. This memorandum transmits revised pages in response to comments from the State Department of Housing and Community Development(HCD)for your consideration at that meeting. Pursuant to State requirements,the draft Housing Element was sent to HCD for a 45-day initial review period prior to the Planning Commission hearing. The City received written comments from the State and revised the draft Housing Element to address those comments. The revised document was sent back to the State for an informal review on November 9t'and was approved by the Planning Commission on November 14''. On December 13'',the City's consultant received comments from the State as a result of their informal review of the November 9t' submittal. Staff has revised sections of the draft to address these comments as indicated on the attached pages. Upon City Council approval of the Housing Element,the document will be transmitted to HCD for a State-mandated 120-day final review period. Attachment: Revised pages for Draft Housing Element HZ:SH:MBB xc: Scott Hess, Principal Planner Mary Beth Broeren, Senior Planner Rosemary Medel,Associate Planner )nj 2- G:\AdinLtjAAdmitrOO\1200mbb2.doc AT& OMMAI COMMUNITY DEVELOPMENT CHAPTER HOUSING EL&WENT relatively high denial rates for low- and moderate-income households support importance of City sponsored rehabilitation assistance for these households. Increasing the availability of financing sources for households to improve or rehabilitate their homes is important to improving the overall quality of housing in the City. Governmental Constraints Housing affordability is affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing in the City. Land use controls,site improvement requirements, building codes, fees and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. a. Land Use Controls The Huntington Beach General Plan and Zoning and Subdivision Ordinance provide for a range of residential land use designations/zones in the City: Residential Low(RL)-Single-family residential units,clustered zero-lot line developments,and "granny"flats. This designation allows for between three and seven dwelling units per net acre. Residential Medium(RM) - Single-family residential units,duplexes,townhomes,and garden apartments, allowing for a maximum of 15 dwelling units per net acre. Residential Medium High(RMH)-Townhomes,garden apartments,apartment"flats",allowing for a maximum of 25 dwelling units per net acre. Residential High (RH) - Townhomes, garden apartments, and apartments. This designation is intended for developments of up to 35 dwelling units per net acre. Mixed Use (M) - May include residential uses. The exact density, location, and mix of uses in the category is intended to be governed by a specific plan, in order to allow greater design flexibility and to address the uniqueness of a particular area. In May 2000,the City adopted Ordinance No.3455 to amend the Zoning and Subdivision Ordinance to add standards for small lot developments(lots less than 4,000 square feet).The new standards act as an alternative to attached housing in multi-family districts. They apply to all small lot subdivisions, whether the tentative map is designed with single units per lot, or multiple units per lot(condominium).By providing greater development flexibility and allowing smaller lot sizes,this ordinance facilitates development and reduces development costs. The City's residential development standards are summarized in Table HE-21. The City's standards are fairly comparable to other Orange County communities,_and have not served as a constraint to THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-45 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEiVENT development. Through the Affordable Housing Incentives provisions within the City's Zoning Ordinance, the City provides modified development standards for projects with an affordable component, including reductions in parking. TABLE HE-21 PROPERTY DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS RM H-A RL RM Subdistrict RMH RH RMP Minimum Building Site 6,000 6.000 2,500 6,000 6.000 10 ac. Width(ft.) 60 60 25 60 60 N/A Cul de sac frontage 45 45 — 45 45 N/A Minimum Setbacks Front(ft.) 15 15 12 10 10 10 Side(ft.) 3;5 3;5 3:5 3;5 3;5 — Street Side(ft.) 600 6,10 5 6;10 6;10 10 Rear(ft.) 10 10 7.5 10 10 — Maximum Height(ft.) Dwellings 35 35 35 35 35 20 Accessory Structures 15 15 15 15 15 15 Maximum FAR — — 1.0 — — — Min. Lot Area/Unit(sq. ft.) 6,000 2,904 • 1,742 1.244 — Density(du/acre) 7.26 15 25 35 Maximum Lot Coverage% 50 50 50 50 50 75 Studio 1 bed 2 bed 3 bed 4 bed Minimum Floor Area 500 650 900 1,100 1,300 Private Open Space Ground Floor Units 200 200 250 300 400 Above Ground Floor Units 60 60 120 120 120 Parking Single Family 2 2 2 2 2 Multi-Family 1 1 2 2.5 2.5 (I enclosed) (1 enclosed) (1 enclosed) Guests .5 per unit Senior 1 I 1 1 1.5 • Lots<50'in width= I du per 25'frontage. Lots>50'in width= l du per 1,900 sq. ft. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE46 C O` MI N ITY DLY I-101'%11-\T C I I \P I I R In addition to de\clopment on \aunt land the Domitov n '-)peclfIC flan pros ides tot III ulti-tanul% and ini-ced use intill \ total of apptomrnatel� '80 units can be pro\ided tot in the Dov.ntomrn aS sho%�n In I able Hl.-'7 I his area has desi-*nated 1 1 acre, fur Medium-I It�ah and l ii�,h Densit', use, pioNiding for up to 177 hiulici denslt\ units_ As described *previously in thJ environmental constraints section,many lots in the Downtown have historically been used for of production. However,the cost to remediate previous oil sites represents a fraction of the land value and has nQt served as a deterrent to development) TABLE HE-27 DONNNTONNN SPECIFIC PLAN RESIDENTIAL DEN ELOPMENT C APAC ITN Zone Number of %cres T_ Number of New l nits %I(-drum(0-15 du al) 0 17 3 \kdium-1 h4ah(0-25 du aL) 740 13i High(0-35 du ac) 3 97 9' I otal I 1 54 280 ',UU LL C it', ut l luntinI-Itun BLaLh \u111,t 2000 b Closed School Sites -Surplus Sites jor Housing from School Districts The City has a total of 15 closed schools that ha\e General Plan land use designations ofpubhc land ssith underl-vina designations of to" Densm, Residential (7 du acre) If all of these sites %sere de-..eloped as residential the\ �sould Meld an additional 1 258 units Althou"h the School District no longer operates Schools at any of these sites it leases the properties to otganirations Such a', the YMCA da-, care facilities and churches and uses Some of the sites for its administiative offices Currently the City IS e\aluating potential development on the Burke School site Market demand may not be strong enough to \sarrant de-veloping, the School sites �sith housing in the near term In fact scs oral sites are being considered bN -v at IouS pri\ate deg elopers for commercial deg cloprnent I herefore potential de\elopment of these sites as residential has not been included in the total numbet of units anticipated to be constructed over the 2000-2005 planning period C. Residential Development Potential Compared with Hunwi toiz Bench's Reyioiial Housm- Needs IlUntington Beach has an identified future housing need (RHN k) of 2.015 units to be de%eloped during the 2000- 2005 period Fable H1 -28 sho%sS the breakdo"n of these ' 0 1-5 unit', Into Income categot Ies I I f E CI IY Of HUNTINGTON BEACH GE NER\L PLAN II-1-II -61 COMMUNITY DEVELOPMENT CHAPTER HO(JSI,Wi ELFtIEbT Five-f eca Goal Maintain a current inventory of vacant resicitntial sites and provide to developers I-HE 13 Residenti it Development Opportunities on School Sites Ptog,tam Desci iption Fhe City works vvith the school districts to providt residential development opportunities on appropriate surplus school sites For example Burke School is 1 7 7 aLrL Huntington Beach Citv School District property recommended for private.Sale, The Site is considLrtd suitable for residential development as It is Lompatible with the surrounding zoning and development Fii e-Ycai Goal Continue to coordinate with the school districts to provide additional sites for residential development ISSUE ASSIST IN THE DEVELOPMENT OF AFFORDABLE HOUSING I-HE 14 Development of Senior Citizen and Low-/Moderate-Income Housing Program Description The City plays an active role in the provision of quality affordable housing through land write-downs direct financial assistance and regulatory incentives (density bonus and other related development standards) for the construction of senior citizen and/or low- and moderate-income housing As part of this activity the City also provides for reduced development standards through use of the City's S_em_or Residential development standards The City'sAf3'ordabl Housing Zoning Incentives (Section 230 14) further provides for density increases and modifi development standards for projects which integrate affordable units Particularly for affordabl projects targeted to large families,the City will utilize these zoning rnceimves to provide rqc uL ho m multi-family parlangreguirements f Frye-Year Goal Continue to provide regulatory and financial assistance for the developmen of affordable housmg Seek to achieve development of 350 new_ affardab units I-HE 15 Technical Support for Affordable Housing Projects Program Description The City provides consultation and technical assistance to aid private developers local community development corporations and other non-profit housing providers in expanding, housing opportunities Frtic-Year Goal Continue to provide consultation and technical assistance THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11 HE 90 COMMUNITY DEVELOPMENT CHAPTER 10 USIW; F.I.EI1EV I-HE lb. Solicit Participation of Private Developers in Affordable Housing Programs Prograin Descril)tion: The City conducts outreach to pro-vide financial and regulatory incenti\es to pris ate developers to increase the supply of affordable housing in Huntington Beach. '['he City ,,Hill continue to focus a portion of Agency assistance tosNards rental projects «hich meet the needs ot'very low- and lo%N-income renters. and large families. Fiiv-}ear Goal Continue_outreach effort to private developers. Complete'a muumum o three„affordable ,housing projects cutreittly:under negotiation: 1).Victo'd Woods Senior Apartments-27.1 units}2)Bowen Court Senior Apartments 2Qjmits,:and 3—xc;"iffe Apartments 2aupits1 I-HE 17. Project Self-Sufficiency Program Description: This program offers assistance to low-income,single parents so that they can achieve economic independence from governmental assistance through a vast community and county network of human services. This program is a public private partnership between the Project Self- Sufficiency Task Force/Single Parent Network of Orange County and the Project Self-Sufficiency Foundation, founded in 1994. The program is funded by a combination of the City's CDBG funds, City General Funds, and private donations. Assistance to eligible participants includes education scholarships,job training support,childcare scholarships,medical emergencies,transportation.and emergency services. Five-fear Goal. Continue to provide support services to low-income, single parents to transition towards self-sufficiencv. Seek to assist•a minimum of 49 households ,annually, with? Huntington._Beach residents;'cg n"p'iRsmg minimum of, of those,as ste41 I-HE 18. Redevelopment Agency Production and Replacement Housing Obligations Program Description: The Redevelopment Agency supports the production of affordable housing using C DBG and HOME funds.redevelopment set-aside funds,and other available resources to meet the Agency's ongoing housing production (inclusionary) and replacement obligations. Five-Year Goal• Construct a total of 100 affordable housing units to fulfill Agency housing production and replacement jpquirem� I-HE 19. Implement Inclusionary Housing THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-FIE-91 C(Al%H \I I lr DINE I OP 01-N I C I I \P I I R MY W%(, l I l of%I P,ozrain Description "Inclusionary houising" refers to provisions which require an established percentage of units within a market rate de,,elopment be price-restiieted as affordable units to be occupied by low-and moderate-income households The City requires developers of projects with greater than 3 units to include ten percent of units as affordable to low-and moderate-income For rental projects these inclusionary units are targeted between 50-80%'Median Family Income(,1FI) For ownership projects inclusionary units are required to be affordable to 100-120% MFI In the Holly Seacliff Specific Plan,the inclusionary requirement is 15% The City prop ides se,,eral options for fulfillment of the inclusionary housing requirement including provision of new units either on- or oft-site, oft-site multi-famility acquisition/rehabilitation and off-site purchase of atfordability covenants of at-risk units Many de-velopers halve chosen to provide the units off-site through contribution of $$25,000 per required inclusionary unit to a local non-profit building and rehabilitating housing in the community 1 n e-1 eat (foal C ontinue to implement inclusionar� housin�ty requirements ISSUE REMOVAL OF GOVERNMENTAL CONSTRAINTS I-HE 20 "Fast Track" Processing for Wordable Housing Projects P,oif,un, Descr,pt„ n the City s procedures V.hile dfieient can add cost to dewloping housing Tlic City will evaluate its approval process and determine the feasibility ofa "fast track" appro.al process for affordable 110using projects F n e-1 etn bowl Evaluate development ofa specific procedure for fast track processing during 2001-2002 I-HE 21 Encourage Implementation of SRO Ordinance P,c�i�tun,DcEsc„p�t oY? wI} C tr�adoptR d an SRO Ordinance d,C,ItyCotlt>tCilhasreceAdyapprgvet an I06 witSRt}und--theOrdinauee. Development standards for SROs are codified in the Zoning Ordinance(Section 230 46 Non-Residt_ntial Districts) Fhe 0t�, will e%aluate other successful SRO oidinances throuWahout the State and identih, potential re,,isions to the C itN s Ordinance to make, it more useful Fne-I ear Goul Complete the development of a minimum of 106 SRO units Develop appropriate recisions to SRO Ordinance during 2001-2002 to further facilitate SROs ISSL E EQUAL HOC SING OPPORTL LAITY ME CI EY OF FIL"N I INGTON BE kC I I GE.\ER\L PLAIN II-E1E---92 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEVEN TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING IiMPLEMENTATION PROGRAM (continued) PROGR%.NI Pink RFtiPONti1Rl t tt\DI\(. tic MIA t t 110t'ti1NG PROGR%%I Dt ti(RIP 1 ION \t %R GO%1 \(.t N(\ tiOl R(t I 1 RLpIaLLmLtlt Con[innL to rLgwrL a ContinuL to require Planning Clenl.ral 1 and 01I,0111_ I lousing Program housing rLplaLuttLnt replaLenlLnt DLpartnunt RLdLVLIopmLnt plan for prolLcts that housuta and I umom1L SLt AsidL I ands rLsult tit thL finanLial assl,laneL DLvclopn%nt displacLmutt of for displaLLd DLpartn1L11t mSidLnts and hOUSLholds dt.nohuon of low-and modLratL-nuomc housing suthin the Coastal%onL PRO%ISION OF %DEQU%1 E 1101 SING SI I ES 12 VaLant Land IdLntifv development Maintain a Ltirrent Planning CiLnLral Fund Ongoing Inventory opportunities through invLntory of vacant Department CDBG mamtLnance of a residential sites and I-LonomiL restdLnual sites provide to DwclopmLnt u»entory developers DL artment 13 Residential Wort.%%ith,ehool Continue to Planning Department Ongoing DLvelopmLnf districts to providL LoordinatL%%ith the Department Budgets Opportunrtit s on residential school districts to Department of School Sites development provide additional PubhL Worts opportunities on saes for residential FLonom1L appropriate surplus development Development school sites Department Community SLrvILCS DL artment %SSIST IN 111E DEVELOPMEN r OF kFFORD*%BLF IIOI SING. 14 Development of Play an active role in C onilnnL to provide Economic Set Aside Fund Ongoing SLnior C mien the provision of regulatory and Development rar Credits and Low- affordable housing and finanual assistance Department I IUD SLLtion /Moderate-Income prov ide for reduced for the development 202 1 lone Iloosing development standards of affordable funds Bonds through the usL of the housing taX crLdnS Citv s SLnior achk"35O LM Residential Suffix ionc 15 rechnical Support Provide Lonsultation Continue to provide Planning GLneral Fund Ongoing for AttordablL and technical consultation and Department Set Aside Flousing Prolet.ts assistance to aid in the technical asststancL Economic I unds I TOME expansion of housing DLvLlopmLnt CDBC, HUD opportunities Department Section 202 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-H E-96 COMMUNITY [DEVELOPMENT CHAPTER HOU.SI.N(; ELF I/F.NT TABLE HE-32 HUNTINGTON BEACH 2000-200-5 HOUSING INIPLENIENTATION PROGRAM (continu(:d) 1'RO(:R.\\I FIN F: RESPONSIBLE I tNIIING S(IIEDI LF: 1101 SING PROGR\\I DESCRIP IION N F.\R GO\I. \GEM SO( R( E 16 Sol IcII Pm%tdc financial and Continue outreach Pl;umin_ Gcncral Fund. (ht_oin_ Participation of rc2.ulaton incentives to ellort to private Department. tict:\side - Private private developers to developers Economic Funds I IONII_. Dcvelopers in increase the supply of Comph te_mt 1 Development (A)BG Affordable atlordahlc housing of kigjc� Department I luustm_ wwiIIg3.I9 UnI_ Programs 17 Project Sell- 011er assistance to Continue to provide Conununrty CDI3(i.I IOME. Ongoutg StdfICICn L% low-income.single- support services to Services General Fund. parents so that then low-income.single Department private can achieve economic parents to transition donations. independence tfUm toward self= aanpcutivc governmental sulticrcnc_v $� IIUD_rants assistance Sssist hot h'? arinuall . 18 Redcyclopment Pursue production of Construct a IOWI of Economic CD13G Funds. Ongoing Agurcv affordable housing tO 100 affordable Development Redevelopment Production and meet the housing L1111i Department Agency funds. Replacement Redevelopment address ___Cg C HOME.State I lousing Agencc's ongoing housia and Federal Obligations production and I lousms Tax replacement housing Credits.others obligations as available - 19 Implement Provide ten percent Continue to require Planning Department 2000-2005 Inclustonary affordable units mthin inclusumary units Department. Budget I lousing market-rate projects- Lconomic Otter several Development alternatives to providing units on-site REMOVAL OF COVERNMF.NTAL CONSTRAINTS: 20 "Fast Track" Evaluate the Of\ s Evaluate Planning Department 2001-2002 Processing for approval process and development of a Department [3udgct A11itrdable determine the specific procedure I lousing Projects Ieasibtltty of a"last for tact track track approval processing process for alfordable housing proiects THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-97 COINIMUNITY DI V'ELOPIMENT CHAPTER H06'.C/,V(; Fl.F.-IlF;VT TABLE HE-32 HUNTINGTON BEACH 2000-2005 HOUSING UNIPLENIENTATION PROGRAM (continued) PROCRANI FINE REPO\SI13LE Ft IIF:Dt LE IIOt SIM;I'RUGR.%Nl DES(R11"i MN l F.%R(NO%L %CEM N SM R('F 21 I:ncuura^_c I he Cit% adopted an Gompla 1'I;curing Dcparuncin 2ot11-2002 InplCmencrtion of SRO Ordinance.an develOpmento Deparuncnt 131)1.12Ci SROchJmancc recenUyppt�vedon minimum of to livaluate other SRO units:I e i ;ucccssl'ul SRO SRO Ordinan, ordinances and apQrppII rdentiA potential revisions to make the Ole-s nxrre usclirl. FO(;.%I.110t.SIN(;pPPOR"ft NI \: 22 Farr I 10us1112, Implement Fair Continue to provide Ecunon)1c CDBG Onguim_ Housing Plan actions Iair housntg Development and continue to use the services Implement Department. service of the Fair actions called fix in Plannine 1-Iousme Council of Plan Department Oranee County 23 Accessible Adopt Uniform Continue to adopt Economic CD136 Ongoing f lousng Bmldiri2 and Housing updates to Unitorrn Dcvclopn)cnt Codes to reflect current 13wIJrnL,and Department and accessibiht\ liousrn^Codes. D;nie k1aclntosh reyuirernents in new maintain drrectory Center construction ot'accessible Coordinate with Davlc houses lix Macintosh Center and ph�sicalh disabled. provide modification and provide loans assistance lix 1CLCss1h1l11\ improvements 24 Continuum of Participate in Regional Continue Economic CD13G Ongurn Care-Homeless Stratcsv to assist the participation in the Development Assistance homeless ReLiunal Department Committee of Care Allocate CDBG finds to homeless scm ice provideri QUANTIFIED OBJECTIVES TOTAL UNITS TO BE CONSTRUCTED: 384 Very Low:255 Low: 146 Moderate: 112 Upper' TOTAL UNFI-S 10 131:: REI IA13I1-ITATED. 50 Very Low:85 Low Income.40 Moderate Income TOTAL UNITS'1'0 BE CONSERVED- At Risk Units:452) Vcry Low Income. 147 Low Income I Reflects reduction in RHNA of 1.1 18 units developed between 1/98 - 71100 per Table HE-28. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-98 General Plan Fri CO AmendmeptNo. 00-01 U-1 Housing Element Update Request *.**Purpose of this update is to incorporate new Regional Housing Needs Assessment (RHNA) numbers approved by the State in 1999. -.*-RHNA #s are City's share of regional housing growth as projected by the Southern California Association of Governments (SCAG) for 1998- 2005. ❖Also updates other information, such as housing prices, where more current data is available. commbNicPION Background -*.-The Housing Element is a mandatory component of the City's General Plan. ❖The City's existing Housing Element was last updated in 1999. -*.-State law requires the City to incorporate the new RHNA numbers into its housing element by December 31, 2000. 3 Regional Housing Needs Assessment (RHNA) 4-The City's new RHNA is 2,015 units; the previous allocation was 6,228. -*.-Over half of this growth has already occurred; the City has sufficient sites to meet remaining housing need. 4 2 Key Achievements since 1999 ❖Assisted construction of 4 very low single-family homes for Habitat for Humanity. -.*-June of 2000 the Vacant Land Survey updated. ❖City worked with non-profits and expended over $3.5 million on acquisitions/rehabilitation projects. 4-Completed Oakview housing survey determining exterior conditions and plan upgrades. 5 Recommendation 4-The Planning Commission approved General Plan Amendment No. 00-01 on November 14, 2000. ❖Staff recommends the City Council approve the Housing Element and adopt Resolution No. 2000- 119: ❖Consistent with General Plan and State law. ❖Updates the RHNA numbers. 6 3 End Presentation 4 A` City of Huntington.-Beach •� General Plan- Community ; _ �""'ems�• ,•��j��5»' Development- Chapter Housing Element February 1 , 1999 w vo cc 4 Y J C b S .d w x- • • • City of Huntington Beach General Plan • Community Development Chapter Housing Element • Prepared for: City of Huntington Beach 2000 Main Street • Huntington Beach, California 92648 (714) 536-5271 • Prepared by: Cotton/Beland/Associates 747 East Green Street, Suite 400 • Pasadena, CA 91101 • • Adopted February 1, 1999 • • CITY OF HUNTINGTON BEACH HOUSING ELEMENT • TABLE OF CONTENTS Section Page STATUTORY REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1 • Organization of the Housing Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-2 TECHNICAL SYNOPSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-2 • A. Sources of Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-2 B. Public Participation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3 C. Housing Needs Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-4 Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-4 Household Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-9 D. Housing Stock Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-22 • E. Assisted Housing At Risk of Conversion to Market Rate Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I1-24 ISSUES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-33 F. HOUSING NEED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-33 Groups in Need of Housing Assistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1I-33 Other Components of Housing Need . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-34 G. HOUSING CONSTRAINTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-38 • Market Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-38 Governmental Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-42 Environmental and Infrastructure Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-46 H. HOUSING OPPORTUNITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-52 Availability of Sites for Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-52 Opportunities for Energy Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-54 I. PREVIOUS ACCOMPLISHMENTS/HOUSING PLAN . . . . . . . . . . . . . . . . . . . . II-56 • Previous Accomplishments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-56 • ' I THE CITY OF HUNTINGTON BEACH GENERAL PLAN i • • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • STATUTORY REQUIREMENTS The California State Legislature identifies the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal. Recognizing the important role • of local planning programs in the pursuit of this goal, the Legislature mandates that all cities and counties prepare a housing element as part of their comprehensive General Plans. Section 65302 (c) of the Government Code sets forth the specific components to be contained in a community's housing element. Huntington Beach's Housing Element was last updated in 1989 for the five year period from July 1, • 1989 to June 30, 1994. Prior to the deadline for the next five-year update in 1994, the State Legislature granted an extension of the deadline for the update for cities and counties to June 30, 1996. In May, 1996, the State Legislature passed a bill extending the existing planning period of local housing elements by two years, which is, in the Southern California Association of Governments (SCAG) region (including Huntington Beach), until June 30, 1998. Two additional • extensions have been adopted by the Legislature, further extending the Housing Element deadline to July 1, 2000. The City began its update of its Housing Element in 1996 instead of waiting until 2000 so that it is consistent with the rest of the General Plan, which was updated in May, 1996. Therefore,the planning period covered by this Housing Element update is from July 1, 1989 through June 30, 2000, and the beginning of the next Housing Element cycle begins July 1, 2000. • • • • • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Organization of the Housing Element The Huntington Beach Housing Element comprises the following major components: 1. An analysis of the City's population, household and employment base, and the characteristics of the City's housing stock. (Section C and D) 2. A summary of the present and projected housing needs of the City's households. (Section C and F) 3. A review of potential constraints to meeting the City's identified housing needs. (Section G) 4. An evaluation of opportunities that will further the development of new housing. (Section H) 5. An assessment of the City's achievements under the adopted housing program. (Section I) 6. A statement of the City's housing priorities for the next 2 years. (Section J) 7. A statement of the Housing Plan to address Huntington Beach's identified housing needs, including housing goals,policies and programs. 1 TECHNICAL SYNOPSIS A. SOURCES OF INFORMATION The analysis of population characteristics and existing housing stock for the Housing Element is 1 based primarily on the sources listed below: 1. U.S. Department of Commerce, Bureau of Census, 1980 and 1990 Census reports. 1 2. City of Huntington Beach General Plan, Housing Element, 1989. 3. City of Huntington Beach General Plan,adopted by the City Council May 13, 1996. 4. City of Huntington Beach Consolidated Plan, 1995-1999. 1 5. Comprehensive Housing Affordability Strategy, 1994-1998. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-2 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • 6. Redevelopment Implementation Plan, 1995-2000. 7. Fair Housing Plan 8. City of Huntington Beach Community Profile, 1993-1994. • 9. Housing Condition Field Surveys conducted by City staff. 10. Residential site information compiled by City staff. • B. PUBLIC PARTICIPATION Section 65583 (c)(5)of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." • City residents were given several opportunities to recommend strategies, review, and comment on the Huntington Beach Housing Element. Two workshops were held with the Planning Commission and with the City Council. The first workshop consisted of a review of identified housing needs in Huntington Beach, and potential programs to address those needs. The second workshop consisted • of a review of the Draft Housing Element. In addition, four meetings were held with the City's Housing Element Update Ad Hoc Committee, which included two City Councilpersons, two Planning Commissioners, two Citizens Advisory Committee members, and staff from the departments of Economic Development and Community Development to review identified housing needs and potential programs, and to review the Draft Housing Element. • • • • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-3 • COMMUNITY DEVELOPMENT CHAPTER HOUSING Ff. .MF.NT C. HOL SING NEEDS ASSESSMENT Assuring the availability of adequate housing for all social and economic sectors of the City's present end future population is an important goal of the Housing Element. To implement this goal,the City must target its programs toward those households with the greatest reed. This section of the ).-lousing Element discusses the characteristics of the City's present and future population and housing :Mock, in order to better define the nature and extent of unmet housing needs in the City. Population The characteristics of the population in a city are important factors affecting the type and quantity of housing in that community. Issues such as population growth rates,age and race/ethnicity as well as employment help determine the city's housing needs. a. Population Growth Trends The 1990 Census population for Huntington Beach was 181,519. This represents a total increase of 6.4 percent over the 1980 population of 170,505. As Table HE-1 shows,Huntington Beach ranks as the third most populated city in Orange County, following Anaheim and Santa Ana. Population figures from the State Department of Finance identify the City's 1996 population as 187,200, reflecting the lowest growth rate in the County between 1990 and 1996 at 3.1 percent, and significantly lower than the County-wide average growth rate of 8.1 percent. 1 b. Age Characteristics The age structure of a population is an important factor in evaluating housing needs and projecting the direction of future housing development. The 1990 Census data reveal that, in terms of median' age and persons over the age of 18, the population of Orange County, including Huntington Beach, is aging (see Table HE-2). In 1990, about 75 percent of the Orange County population was above the age of 18, compared to about 73 percent in 1980. In 1990, 79 percent of the population in Huntington Beach was above age 18, compared to 1980 when 72 percent of the population was more than 18 years old (see Table HE-3). The aging trend can be attributed to a decline in the influx of large families, a general trend of decreasing household size, and a proportion of the population that is "aging in place" (i.e., they are not moving out of the area when their children leave home or when they retire). Compared to surrounding communities, Huntington Beach has historically had one of the lower median ages. However, since 1980,the City's median age has risen so that it is slightly above the County's median age. 'The median is that number exactly in the middy of a distribution of numbers. That is,50 percent of the numbers in the distribution are above the median,and 5o percent of the numbers are below the median. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-4 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • TABLE HE-1 POPULATION GROWTH TRENDS HUNTINGTON BEACH AND SURROUNDING CITIES 1980-1996 • 1990- 1996 City 1980 1990 1996 Change %Change Anaheim 219,311 266,406 293.200 26,794 10.1 Costa Mesa 82,562 96,357 102,100 5,743 6.0 • Fountain Valley 55,080 53,691 54,300 609 11.3 Huntington Beach 170,505 181,519 187,200 5,681 3.1 Newport Beach 62,556 66,643 69,100 2,457 3.7 • Santa Ana 203,713 293,742 305,800 12,058 4.1 Seal Beach 25,975 25,098 26.350 1,252 5.0 Westminster 71,133 78,118 82,500 4,392 5.6 Total County 1,932,709 2,410,556 2,624,300 213,744 8.1 • Source: 1980, 1990 U.S. Census, 1996 figures from State Department of Finance TABLE HE-2 MEDIAN AGE - 1980 AND 1990 HUNTINGTON BEACH AND SURROUNDING COMMUNITIES • City 1980 Median Age 1990 Median Age Anaheim 28.1 28.9 Costa Mesa 28.3 30.1 • Fountain Valley 28.7 33.5 Huntington Beach 28.1 31.7 Newport Beach 35.0 38.4 Santa Ana 25.8 25.0 • Seal Beach 40.1 50.0 Westminster 28.4 30.2 Orange County 28.5 30.4 Source: 1980, 1990 U.S.Census • Note: Information only provided through Census;more updated information not available. THE CITY OF HUNTINGTON BEACH GENERAL PLAN • II-HE-5 COMMUNITY DEVELOPMENT CHAPTER HOUSING El.EMENT TABLE HE-3 AGE CHARACTERISTICS - 1980 AND 1990 HUNTINGTON BEACH Age Range 1980 1980 1990 1990 4 % # % 0-5 13,024 7.6 12,663 <6.9> 6-13 21,341 12.5 16,057 <8.8> 14-17 13,074 7.7 8,915 <4.9> 18-20 10,237 6.0 8,834 <4.9> 21-24 14,550 8.5 13,331 <7.3> 25-34 32,910 19.3 38,712 21.3 35-44 24,724 14.5 30,095 16.6 45-54 17,808 10.4 23,374 12.9 55-64 12,717 7.5 14,577 8.0 65+ 10,120 5.9 14,961 8.0 Total 170,505 100 181,519 100 Source: 1980, 1990 U.S.Census Note: Information available through Cersus only. More current information unavailable. c. Race and Ethnicity The racial and ethnic composition of a population affects housing needs because of the unique household characteristics of different racial/ethnic groups. Huntington Beach mirrored the County- wide racial and ethnic trends between 1980 and 1990. Orange County is predominately non- Hispanic White (64.5 percent of the population). This is a smaller proportion than it was in 1980 when the non-Hispanic White population accounted for 78 percent of the total population. 1 When compared to the rest of the County, Huntington Beach has the fourth largest Asian and Pacific Islander population, the third largest non-Hispanic Black population, and the second largest Native American population. Table HE-4 describes the population of Huntington Beach and surrounding communities by race and ethnicity. In 1990, the Huntington Beach population was 79 percent non-Hispanic White, down from 90 1 percent in 1980 (see Table HE-5). The proportion of those reporting themselves as Hispanic increased from 7.8 percent in 1980 to 11.2 percent in 1990. The proportion of Asian/Pacific Islanders increased from 4.9 percent to 8 percent between 1980 and 1990. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-6 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • TABLE HE-4 POPULATION BY RACE/ETHNICITY HUNTINGTON BEACH AND SURROUNDING COMMUNITIES • City White Black Native Asian Hisp. Other Am. Anaheim 150,874 6,302 996 24,083 83,755 396 Costa Mesa 69,493 1,140 340 5,998 19,319 67 • Fountain Valley 39,164 485 257 9,368 4,357 60 Huntington Beach 143,848 1,622 932 14,565 20,397 155 Newport Beach 61,727 215 148 1,884 2,648 21 Santa Ana 67,897 6,454 720 26,867 191,383 421 Seal Beach 22,513 244 48 1.025 1,253 15 Westminster 44,907 795 347 17,105 14,896 68 • Orange County 1,554,501 39,159 8,584 240,756 564,828 2,728 Source: 1990 U.S. Census Note:Information only available through the Census. More current information unavailable. • • • • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-7 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-5 POPULATION BY RACE/ETHNICITY- 1980 AND 1990 HUNTINGTON BEACH Race/ 1980 1980 1990 1990 Ethnicity # % # % *White 154,156 90 143,848 79.2 *Spanish Origin 13,427 NA 20,397 11.2 Black 1,218 0.7 1,622 0.9 Native Am. 1,204 0.7 932 0.5 Asian 8,453 5 14,565 8.0 Other 5,474 3.2 155 0.1 Total 170,505 100 181,519 100 Source: 1980, 1990 U.S.Census *Note: Spanish origin is a sub-category of the White ethnic class,and is therefore not included in the total. e. Employment _. There are currently approximately 47,177 jobs'- in Huntington Beach. The key employment 1 categories in the City in terms of the number of firms and employees are the retail, service, and manufacturing sectors. Together, these categories account for over 71 percent of all employment in Huntington Beach. Table HE-6 shows employment by business type in the City in 1995. The 1990 Census data indicated that 108,429 Huntington Beach residents were in the labor force. 1 Of those employed, approximately 18 percent of them worked in the manufacturing sector and 45 percent in the service sector. According to the 1990 Census, the unemployment rate in Huntington Beach was 3.6 percent, considerably below the County average of 4.8 percent. The unemployment rate varied by race/ethnicity. That is, in 1990, the unemployment rate for the White population was 3.4 percent, 1 compared to 7.9 percent for those of"Other" races, 7 percent for the Black population, 6.2 percent for those of Hispanic origin, 4.2 percent for the Asian population, and 3.8 percent for the Native American population. ''Source: City of Huntington Beach Business License Department, 1995. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-8 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • TABLE HE-6 EMPLOYMENT BY BUSINESS TYPE - 1995 HUNTINGTON BEACH Business 9 Employees • Retail Trade 7,526 Financial/Insurance/Real Estate 2,241 Business/Professional Service 19,641 • Construction 6,546 Manufacturing 10,974 Transportation/Communi- 249 cation/Public Utility Total 47,177 Source:Business License Dept.City of Huntington Beach, 1995. Household Characteristics • The characteristics of the households in a city are important indicators of the type of housing needed in that community. The U.S. Census defines a household as all persons who occupy a housing unit, regardless of whether these persons are related by birth, marriage, adoption, or not related at all. People living in retirement or convalescent homes, dormitories, or other group living situations are not considered households. • a. Household Composition and Size As indicated on Table HE-7, since 1980, the number of households, or occupied housing units, increased by about 27 percent in Orange County. In Huntington Beach, the number of households • increased by approximately 9,239, or 15 percent. Household size is an important indicator of population growth as well as an indicator of unit overcrowding. A city's average household size will increase over time if there is a trend towards larger families. In communities where the population is aging, the average household size may actually decline. In Orange County,the average household size increased from 2.78 to 2.96 persons • per unit between 1980 and 1996. In Huntington Beach, the average household size has declined from 2.78 in 1980, to 2.65 in 1996, as it has declined in Fountain Valley and Newport Beach. In contrast, the cities of Anaheim, Costa Mesa, and Westminster showed increases in their average household size, and Santa Ana's average household size increased dramatically from 3.12 to 4.17. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-9 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT c. Income Distribution Median family income and median household income data for specific cities are collected and reported through the Census only; however, median household income for the County is calculated winually for each Southern California Metropolitan Statistical Area(MSA). The HUD figures are only available for the County as a whole, not on a City by City basis. The median household income for the County of Orange in 1997 was $63,200 and $65,800 for 1998. The median3 household' income for Orange County increased by 132 percent between 1980 and 1990, and by 23 percent between 1990 and 1998. Between 1980 and 1990, the median family' income increased by 96 percent. Median family and household income in Huntington Beach between 1980 and 1990 followed a trend similar to that of the County. That is, in 1990, the median household income for the City was $50,633 compared to $24,015 in 1980 (a 110 percent increase), and the median family income in 1990 was$57,056,compared to$26,985 in 1980(a 111 percent increase). Compared to surrounding communities, the 1990 median family and household income in Huntington Beach is the third highest after Newport Beach and Fountain Valley(refer to Table HE-9). 1 1 3The median is that number exactly in the middle of a distribution of numbers. That is,50 percent of the numbers in the distribution are above the median,and 50 percent of the numbers are below the median. 4A household is defined as all persons who occupy a housing unit,regardless of whether they are related by birth, marriage,adoption,or not related at all. 5A family is a household whose members are all related,either by birth,marriage,or adoption. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-12 • COMMUNITY DEVELOPMENT CHAPTER HO(N41NG EL.EHENT • TABLE HE-9 MEDIAN HOUSEHOLD AND FAMILY INCOME - 1980 AND 1990 HUNTINGTON BEACH AND SURROUNDING COMMUNITIES City 1980 1980 1990 1990 • Family Household Family Household Income Income Income Income Anaheim $23,112 $20,026 $43,133 $39,620 Costa Mesa $22,485 $19,309 $45,266 $40,313 • Fountain Valley $31,051 $29,590 $60,350 $56,255 Huntington Beach $26,985 $24,015 $57,056 $50,633 Newport Beach $36,447 $27,516 $81,929 $60,374 • Santa Ana $20,193 $18,362 $34,760 $35,162 Seal Beach $24,594 $15,319 $51,381 $32,834 Westminster $25,050 $22,930 $45,007 1 $41,364 Orange County $26,090 $22,802 $51,167 $53,000 • Source: 1980, 1990 U.S.Census d Housing Affordability and Overpayment Housing Sales: The median housing unit value in Orange County is one of the highest in the state. According to the 1990 Census, the median value of an owner-occupied dwelling unit more than doubled since 1980, increasing from $108,100 in 1980 to $252,700 in 1990. Compared to surrounding cities, Huntington Beach had the third highest median housing value in 1990 after Newport Beach and Seal Beach (refer to Table HE-10). • Current information on housing sales prices continues to rank the City third in housing prices among those Orange County jurisdictions surveyed. And like most jurisdictions, while the City's housing values have fallen since 1990, the housing market is showing rapid recovery as illustrated by the 15 percent increase in median home prices in Huntington Beach between June 1997 and June 1998. Table HE-11 shows median sale prices for both single-family homes and condominiums by zip code in Huntington Beach for the first six months of 1998. Sales volume has been strong throughout the City, with a particularly large number of single-family homes sold in zip code 92646, and large numbers of condominiums sold in zip code 92648. Median sales price varies significantly by area of the City, with zip codes 92647 and 92646 evidencing the most affordable sales prices. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-13 COMMUNITY DEVELOPMENT CHAPTER HOUSING FLEjWLNT TABLE HE-10 MEDIAN VALUE OF HOUSING 1980 - 1990- 1997- 1998 I City 1980 1990 1980- 1990 June 1997 June 1998 Median Value Median Value % Increase Median Value Median Value Anaheim $93,000 $218,700 135% $168,250 $180,000 Costa Mesa $108,400 1 $257,000 137% $199,500 $230,000 Fountain Valley $126,300 $287,000 127% $221,000 $254,000 Huntington Beach $120,400 5287,100 138% $229,000 $265,000 Newport Beach $200,100 $500,001 150% $425,000 $515,750 Santa Ana $80,500 $185,400 130% $140,000 $160,000 Seal Beach $125,900 $353,600 181% $319,000 $333,000 Westminster $95,300 $226,100 137% $164,250 $179,500 Total County $108,100 $252,700 134% not available not available Source: 1980, 1990 U.S. Census 1997 and 1998 median values from data compiled by the California Association of Realtors on units sold during monthly time frame indicated. TABLE HE-II HUNTINGTON BEACH MEDIAN SALES PRICES BY ZIP CODE 1 January -June 1998 Single amil Condominiums Median Median Sales 1 Zip Code Sale Price Sales Volume Price Sales Volume 92646 $245,000 334 $151,250 45 92647 $230,000 250 $121,000 45 92648 $322,000 232 $175,500 110 1 92649 $339,000 198 $159,000 85 Source: Los Angeles Times Dataquick Information Systems, January-June 1998. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-14 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING F.L_F.M .NT i Housing affordability is income dependent. Table HE-12 compares Huntington Beach's 1990 household income distribution and affordable monthly housing costs to housing prices affordable to these income groups. Housing affordability is based upon HUD's 30 percent income standard (that is,a household should not spend more than 30 percent of its gross income on housing). Given + that the June 1998 reported median for-sale home price in the City is $265,000, almost 50 percent of the City's households cannot afford to purchase these homes. Rental Housing: Between 1980 and 1990, housing unit rental rates have increased 122 percent in the City and 116 percent in the County as a whole. In 1990,the median monthly rent in Huntington Beach was $808, and the median monthly rent for the entire County was $728. Compared with • surrounding communities,Huntington Beach had the third highest median monthly rent in 1990 after Newport Beach ($961), and Fountain Valley ($846). City rents were above those in Seal Beach ($790), Costa Mesa($759), Westminister($690), Santa Ana ($679), and Anaheim ($661). Current information(June 1998)on rental housing costs was obtained from REALFACTS, a service i which provides information for rental complexes of 100 units or more. Twenty-eight complexes in Huntington Beach were included in the survey, comprising 6,316 units. Table HE-I') presents information on rental rates by number of bedrooms and bathrooms for both the City and Countywide totals. The largest supply of rental units in the City were in the one bedroom, one bath category,with 42 • percent of the City's rentals falling in this category. Average rents on these units were $823 per month, compared to $824 to similar sized units Countywide. Twenty-three percent of the City's rentals were two bedroom, two bath units, renting for an average of$1,048, compared to $1,076 Countywide. Approximately six percent of the City's rentals were three bedroom units, with rents averaging around $1,200. REALFACTS also tracks rent history for the preceeding eight quarter period, from September 1996 to June 1998. During this period, rents have been climbing steadily in Huntington Beach from an overall average of$861 in September 1996 to $938 in June 1998. Countywide rents have followed a similar trend, increasing from an average of$839 to$936 during the two year period. Consistent with the increase in rents has been an increase in average occupancy rates, climbing from 96.6%to • 98.1% in Huntington Beach and 95.3% to 96.1% Countywide during the 1996-1998 period. Area Fair Market Rents(FMRs)6 for 1998 in Huntington Beach are$635 for a studio,$693 for a one- bedroom, $858 for a two-bedroom, and $1,193 for a three-bedroom unit. Based on the information from the REALFACTS survey presented in Table HE-13, market rents in Huntington Beach are significantly higher than the FMRs for Huntington Beach. 6 The Fair Market Rent is determined by HUD and is published as the Section 8 existing fair market rent which applies to the city in which • a residential project is located- The rent level that HUD uses for its Section 8 program is the government's estimate of what an average local market rent is for that area. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-15 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-12 HOUSING AFFORDABILITY - 1990 HUNTINGTON BEACH Income Group No. of %of Affordable Affordable Households Total Monthly Housing Sale Housing Cost Price <$5,000 1,105 1.6% <$125 <$21,720 $5,000-$9,999 2,453 3.6% $125-$250 $21,720- $43,440 $10,000- $14,999 2,593 3.8% $250-$375 $43,440- $65,161 $15,000- $24,999 6,594 9.5% $375-$625 $65,161- $108,601 $25,000- $34,999 8,321 12.0% $625-$875 $108,601- $152,041 $35,000- $49,999 12,900 18.7% $875-$1,250 $152,041- $217,202 $50,000- $74,000 17,319 25.0% $1,25041,850 $217,202- $321,459 $75,000- $99,000 9,268 13.4% $1,85042,500 $321,459- $434,404 $100,000+ 8,504 12.3% $2,500+ 1 $434,404+ Source: U.S. Department of Commerce, Bureau of the Census, 1990 Census. Notes: I)Affordability based upon HUD 30%income standard-i.e.,a household should not spend more than 30%of its gross income on housing. 2) Affordable housing price based upon 20% downpayment, 8% interest rate, 30-year fixed-rate mortgage, and a 2 point fee(2%of the mortgage). Taxes, insurance,association fees,utilities,etc. are not included. THE CITY OF HUNTINGTON BEACH GENERAL PLAN tl-HE-16 • COMMUNITY DEVELOPMENT CHAPTER HOILSING FLE.MENT • TABLE HE-13 HUNTINGTON BEACH AND ORANGE COUNTY RENTAL RATES IN COMPLEXES WITH 100+ UNITS June 1998 • Huntington Beach Orange County # Bedrooms # Units Av.Sq. Ft. Av.Rent #Units Av.Sq. Ft. Av. Rent Studio 311 522 $720 5,215 512 $674 • jr. 1 bd 328 599 S704 3,490 574 $750 1 bd Ibth 2,689 736 $823 41,792 747 $824 1 bd 1.5 bth -- -- -- 210 867 $954 2bd 1 bth 581 964 $954 12,401 926 $853 • 2bd 1.5 bth 402 1,000 $962 2,423 965 $847 2bd2bth 1,450 1,017 $1,048 33,625 1,027 $1,076 3bd 1.5bth 4 1,466 $1,145 54 1,327 $989 • 3bd 2bth 257 1,243 $1,209 3,509 1,210 $1,189 4bd - -- -- 48 1,414 $1,205 2bd 174 1,132 $1,088 4,316 1,119 $1,098 Townhouse • 3bd 120 1,376 $1,219 908 1,308 $1,363 Townhouse Totals 6,316 1,005 $939 107,991 1,000 $937 • Source: Real Facts Submarket Overview,June 1998. Households Overpaying for Their Housing: State and Federal standards specify that a household overpays for its housing if it spends more than 30 percent of its gross income on housing. A household that is spending more than it can afford for housing has less money available for other necessities and emergency expenditures. Lower income households overpaying for housing are more likely to be at risk of becoming homeless than other households. Renter-households overpay for their housing costs more often than owner-households. Because renter-households tend to be lower income than homeowners, overpayment affects renter-households more seriously. In addition, overpayment by owners is typically considered less serious than overpayment by renters because they have more options than renters, and are therefore less likely to become homeless. That is, owners are building equity, and have the option of selling the home and possibly obtaining less expensive THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-17 • COMMUNITY DEVELOPMENT CHAPTER HO ISIN ,-F . .M.NT housing, refinancing, or using the equity -.n the home to obtain a loan. However, it is important to note that this is not universally the case and that due to the reduction in home prices in the 1990s, there are also a number of homeowners whose mortgage exceeds the current market value of their home. Based on trends identified in the 1990 Census, it is projected that approximately 26 percent (10,702 r.ouseholds) of the City's homeowners and 42 percent (12,265 households) of renter households in 1996 are spending 30 percent or more of their gross income on housing. ir. Special Needs Groups Certain segments of the population may have a more difficult time finding decent,affordable housing due to their special circumstances or needs. These "special needs" households include elderly persons, disabled persons, large households, female-headed households, farmworkers, and the homeless. Elderly: The population over 65 years of age has four main concerns: • Income - People over 65 are usually retired and living on a fixed income; • Health Care-Because the elderly have a higher rate of illness and dependency,health care and supportive housing is important; - • Transportation - Many seniors use public transit. However, a significant number of seniors have disabilities and require alternative transportation; and • Housing - Many seniors live alone and are renters. These characteristics indicate a need for smaller, lower cost housing units with easy access to public transit and health care facilities. According to the 1990 Census, there are an estimated 15,088 elderly persons(i.e., 65+ years of age) in the City of Huntington Beach, representing 8.3 percent of the total population. Of these, approximately 32 percent,or 4,795 are considered "frail" elderly persons (people with one or more limitations to daily activities). According to the CHAS Data Book, an estimated 2,840 elderly households in the City are lower income households in need of housing assistance. Assuming the same proportion (32 percent) of these elderly are frail, it can be estimated that 909 of Huntington Beach's lower income elderly households are frail elderly in need of housing assistance. Given the size of the elderly population in Huntington Beach and the number of those in need of housing assistance, the existing inventory of assisted housing and supportive housing for elderly in the City is inadequate to serve the needs. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-H E-18 1 i • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • Disabled: Persons with disabilities include those with mental, developmental, and physical disabilities. According to the 1990 Census, there are 14,098 Huntington Beach residents with work, mobility, and/or self-care disabilities, comprising 9 percent of the City's population. Housing for physically disabled persons must not only be affordable, but also contain special construction features to be accessible. The location of housing for disabled persons is also important because • many such households need access to a variety of social services and to specialized handicapped access facilities. In addition to the housing needs of the physically disabled described above, there should be support services designed to meet individual needs. While no current comparisons of disability with income, household size, or race are available, it can • be assumed that a substantial number of disabled persons fall within the federal Section 8 income limits, particularly those households not in the labor force. Housing opportunities for individuals with disabilities can be addressed through the provision of affordable, barrier-free housing. Rehabilitation assistance can be targeted to disabled renters and homeowners for unit modifications to improve accessibility. Accessible housing for the disabled can also be provided through • development of housing for seniors. Large Households: Large households are identified as a group with special housing needs based on the limited availability of adequately sized,affordable housing units. Large households are often of lower income, frequently resulting in the overcrowding of smaller dwelling units and in turn, • accelerating unit deterioration. The 1990 Census reports 6,447 households with five or more members in Huntington Beach, representing 9 percent of the City's total households. The tenure distribution of large households is as follows: 3,683 owner-occupied, and 2,764 renter-occupied. According to the City's 1995 Consolidated Plan, 1,197 large family renters were lower income and in need of housing assistance, • and approximately 56 percent of these households live in overcrowded conditions. This indicates a need for large (i.e.,three or more bedrooms) affordable rental units in the City. Female-Headed Households: Female-headed households with children require special consideration and assistance because of their greater need for day care, health care, and other • facilities. These households tend to have lower incomes than other groups, which limits housing availability for this group. In 1990, Huntington Beach had 6,576 female-headed family households, 3,633 or 55 percent with children. The 1990 Census also indicates that approximately 15 percent of these female-headed families with children had incomes below the poverty level. These households need affordable supportive services, such as day care and health care, as well as affordable housing opportunities. • Farmworkers: The special housing needs of Farmworkers stem from their low wages and the insecure, seasonal nature of their employment. The 1990 Census indicated that there were 932 Huntington Beach residents employed in farming, forestry,or fishing occupations,which is less than one percent of the City's workforce. Farmworkers have a need for affordable housing for families, • as well as single people. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I1-HE-19 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FLE.WENT homeless: Throughout the country, homelessness has become an increasing problem. Factors contributing to the rise in the number of homeless people include the economic recession, a general lack of housing affordable to lower income persons, reductions in pudic subsidies to the poor, and the de-institutior..alization of the mentally ill. As indicated in the City's 1994 Comprehensive Housing Affordability Strategy (CHAS) and 1995 Consolidated Plan, the exact size of the homeless population in Huntington Beach is difficult to estimate because of the transient character of the homeless and their dispersed locations. According to the City's Consolidated Plan, interviews with service providers, City staff, and agencies involved with homeless issues, the City of Huntington Beach does not perceive itself as having a critical homeless problem, but finds it more important to focus on providing affordable housing and assistance to individuals and families at risk of becoming homeless. The 1990 Census data on the homeless reported seven residing in emergency shelters and none visible on the streets in Huntington Beach. Of note is that it has been widely acknowledged that the methodology used in the Census for estimating the number of homeless was ineffective in systematically identifying and quantifying the numbers of homeless persons, which resulted in a substantial undercount. In 1995, the Episcopal Service Alliance, located in the downtown area, reports serving approximately 75 homeless persons monthly in Huntington Beach. Based on estimates by the Orange County Homeless Issues Task Force, the County's homeless population consists of approximately I0,000 to 12,000 individuals, representing 0.4 to 0.5 percent of the County's population. In contrast to the public perception of the homeless person as a single man often on drugs or alcohol, the composition of this population is becoming increasingly heterogeneous and complex. The homeless include families, children, single women, and the temporarily unemployed. As a beach community, the City attracts numerous individuals who congregate along the beach, under the pier, by the Santa Ana River,and in Central Park. As most homeless individuals migrate ' to available services, social service agencies located outside the City also serve the Huntington Beach homeless. In October 1993,the Research Committee of the Orange County Homeless Issues Task Force issued a report titled. "Demographic Profile and Survey of Homeless Persons Seeking Services in Orange County." The report compares data from two homeless surveys (1990 and 1993). According to the demographic profile contained in the report: • Approximately 56 percent of 1993 respondents were single, where 48 percent of the 1990 respondents were single. • Approximately 59 percent of respondents in both surveys were White. • The 1990 sample had a slightly smaller proportion of African-Americans and a higher proportion of Latino/Hispanic respondents. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-20 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELFMEIVT • • Approximately 16 percent of the 1993 sample were veterans, whereas 22 percent of the 1990 sample were veterans. • Approximately 68 percent of the 1993 respondents were unemployed and looking for work,whereas 61 percent of the 1990 respondents were unemployed and looking for work. • • The average length of residence in Orange County for the 1993 sample was 14.6 months, and the average length of residence for the 1990 sample was 11.92 months. A 1990 study entitled"Hunger in Orange County"by Anne Cotter is an update of an ongoing survey • begun in May, 1988. The study estimated that only 17 percent of all Orange County families had incomes which would qualify them to buy homes. The above information on the homeless indicates a need for additional emergency shelters as well as transitional housing that includes an array of services, including job training and child care. A • variety of housing types and services should be provided to serve the various subpopulations such as single men and women, families,and battered women. The study by Ms. Cotter also described those who are considered to be "at-risk" of becoming homeless. About one-third of all Orange County families paid a larger percentage of their incomes on housing than the federal guidelines recommended, which makes them vulnerable to becoming homeless upon loss of employment or reduction in incomes. Persons "At-Risk" of Becoming Homeless: The "at-risk" population is comprised of very low- income families and individuals who upon loss of employment would lose their housing and end up residing in shelters, with friends or family, or becoming homeless. Lower-income families, • especially those earning less than 50 percent of the regional median income, are at particular risk of becoming homeless. These families are generally experiencing a cost burden, paying more than 30 percent of their income for housing. In more severe cases, some families pay more than 50 percent of their income for housing. The "at-risk" population also includes individuals who are in imminent danger of residing in shelters or of being unsheltered because they lack access to permanent housing and do not have an adequate support network, such as parents or relatives in whose homes they could temporarily reside. These individuals, especially battered women and children, runaway or abandoned youth, those being released from penal, mental or substance abuse facilities require social services that help them make the transition back into society and remain off the streets. Needed services include counseling,rental • assistance, and job training assistance. The "at-risk" population needs housing that is subsidized in some way to prevent them from becoming homeless. This need can be met through any housing program that provides for affordable rents. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-21 • COMMUNITY DEVELOPMENT CHAPTER HOUSING F.1.FM .NT I). HOUSING STOCK CHARACTERISTICS "11iis section describes characteristics of the housing supply in Huntington Beach,including type,age, condition,and availability. a. Housing Growth Huntington Beach is a suburban community with relatively little vacant land remaining for new development. Most of the City's residential development occurred between 1960 and 1979, and another 17 percent of the City's housing was built between 1980 and 1990. According to the Census, Huntington Beach had a housing stock of 72,736 units in 1990, representing a moderate 14 percent increase over the number of units in 1980. b. Housing Type and Tenure Housing Type: During the 1960s, vacant land was plentiful in Huntington Beach, and housing construction was characterized almost exclusively by large tracts of single-family homes. During the early 1970s,condominium developments and small multiple-family rental units became popular in response to changing housing demands,land constraints, and market conditions. Housing growth in the 1980s was characterized by multiple-family apartments and condominiums, lower density duplex and triplex units, and some single-family dwellings. Between 1980 and 1990,the number of single-family units increased by 12 percent(from 38,644 to 43,441 units),while the number of multiple-family units increased by about 14 percent(from 22,245 to 25,353 units). The number of mobile homes increased significantly by about 20 percent, from 2,667 units in 1980 to 3,200 units in 1990. The overall distribution of housing types remains relatively stable in Huntington Beach, with single-family housing units still comprising the majority (60 percent)of the City's housing stock. Approximately 33 percent of the City's housing units are multiple-family units. Table HE-14 shows the distribution of the City's housing stock by housing 1 type in 1990. Housing Tenure: The tenure distribution of a community's housing stock (i.e., owner vs. renter) influences several aspects of the local housing market. Residential mobility is influenced by tenure, with ownership housing having a much lower turnover rate than rental housing. Housing overpayment, while faced by many households regardless of tenure, is far more prevalent among 1 renters. Tenure preferences are primarily related to household income, composition, and age of the householder. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-22 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • TABLE HE-14 HOUSING TYPE AND VACANCY RATE - 1990 HUNTINGTON BEACH Housing Unit Type Number Percent of Total • Housing Units Single-Family 43,441 59.7% Multiple-Family 26,095 35.9% Mobile Home 3,200 4.4% • Total Housing Units 72,736 100% Total Occupied Units 68,879 95% Vacancy Rate — 5.30% Source: 1990 U.S. Census In 1980,owner-occupied housing comprised about 57.6 percent(35,208 households) of Huntington Beach's households. The proportion of owner-occupied housing in 1990 had remained nearly the same at 58.5 percent, although the number increased to 40,284 households. • Age and Condition of Single-Family Housing Stock: City Code Enforcement and Housing staff began conducting a housing condition survey during 1995, finishing it in July, 1996. The survey covers the exterior of the units only, and was completed while staff was out in the field responding to code compliance complaints. The determination of condition was based on a point system. That • is,the condition of a number of features, such as the roof,paint,and landscaping were given a rating of 1, 2, or 3. A rating of 1 means the feature is in good condition, a 2 means the feature is in fair condition, and a 3 means the feature is in poor condition. The scores of all the features were then combined for the property and categorized such that an overall score of up to 10 means the property is in good condition, an overall score of 11-20 indicates the property is in fair condition, and an overall score of more than 21 indicates a property in need of considerable repair. Of the 35,125 • properties surveyed to date', 28,485 (81 percent)were determined to be in good condition, 6,041 (17 percent) were determined to be in fair condition, and 599 (less than 2 percent) were determined to be in poor condition. • • 'As of July 15, 1996. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-23 • COMMUNITY DEEVELOPMENT CHAPTER HOUSING ELEMENT E. ASSISTED HOUSING AT RISK OF CONVERSION TO MARKET RATE HOUSING According to Government Code Section 65583 (a)(8), (c)(6), jurisdictions must evaluate the potential for currently rent restricted low-income housing units to convert to non-low-income housing and propose programs to preserve or replace those units. This section identifies the City's assisted housing units that are at risk of converting to market rate housing between 1998 and 2009. Detailed discussion regarding the potential conversion of these units is provided in the City's Preservation of Assisted Housing - Analysis and Program, adopted by the City Council in 1992. it. Inventory of At-Risk Housing Units 'The City of Huntington Beach has a total of 137 assisted units that could potentially be at risk of conversion to market rate, all of them bond financed under the City's Multi-Family Revenue Bond Program. Table HE-15 provides a list of these assisted projects. Under the Multi-Family Revenue Bond Program, the City provides preferential financing for multiple-family rental housing projects in exchange for ten-year low income use restrictions of 20 percent of the units in each project. According to the bond agreements, a total of 137 units in the City's two bond projects at risk are income-restricted. Use restrictions on Seabridge Villas were due to expire in February, 1995, although the affordability period has now been extended to the year 2000. Huntington Breakers is a 342-unit project built in 1984 with 68 income-restricted units. The project owner refinanced the bond with the City in 1989, and again in 1996, extending affordability controls until 2006. 1 1 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-24 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • TABLE HE-15 CITY OF HUNTINGTON BEACH ASSISTED HOUSING AT RISK OF CONVERSION TO MARKET RATE HOUSING Earliest • Project Name Type(s) Potential Total At-Risk and of Gov't. Conversion Affordable Tenant Units Address Assistance Date At-Risk Type Bedroom Mix Units Seabridge Villas City Multi- 2000 69 Family 56- Ibdrm 20251 Cape Coral Family (Low-Income) 13 -2bdrm Lane Revenue Bond Huntington City Multi- 2006 68 Family 25-studio Breakers Family (Low-Income) 36- Ibdrm 21270 Beach Revenue 7-2bdrm Blvd. Bond Total Units 137 • Source: Compiled by Cotton/Beland/Associates, Inc.,August, 1998,based on information provided by City of Huntington Beach Economic Development Department. b. Preservation Costs Preservation of the City's low income bond financed projects at-risk of losing affordability controls can be achieved in three primary ways: 1) refinance mortgage on projects to extend affordability controls; 2) facilitate the transfer of ownership of these projects to or purchase of similar units by non-profit organizations; or 3) assist qualified tenants in obtaining Section 8 certificates from the Orange County Housing Authority. • Option to Refinance Mortgage Revenue Bond. Refinance the mortgage revenue bonds that were issued to the respective owners on the two City multiple-family housing bond projects. If refinanced,the projects would be required by the 1986 Tax Reform Act to commit their 20 percent low-income units for the greater of 15 years or one-half the term of the bonds, whichever is longer. • City records indicate a bond total of$25,000,000 was issued to Seabridge Villas, and $16,000,000 to Huntington Breakers, totaling $41,000,000. To ensure the affordability of the 137 bond-financed income restricted units in Huntington Beach, the City can negotiate with the project owners to refinance the bonds. The costs to refinance each • THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-25 • COMMUNITY DEVELOPMENT CHAPTER _ -HOUSING ELEME.NT bond would therefore include the difference in interest rates on the remaining debt between the .,previous and the renegotiated bond packages,an issuance cost which amounts to approximately three percent of the bcnd to be paid up front by the City, and administrative costs. Project owners may not have a financial incentive to refinance unless the bond structures allow for interest rates that are well below rates on the initial bonds, and are combined with other incentives. More often, property owners prefer to either sell the property or to seek refinancing opportunities from private lending institutions and therefore be able to opt out of affordability controls. The ten-year use restrictions on the Huntington Breakers low-income units were initially eligible to expire in 1994. The City refinanced the mortgage on Huntington Breakers in 1989 and extended the use restrictions on 20 percent of the units until 2006. The City has experience and technical expertise in bond refinancing and has expressed the intention to preserve the at-risk units in bond projects by encouraging bond project owners to refinance. The City's Redevelopment Housing Set- Aside fund could be used to refinance mortgage revenue bonds. Option to Transfer Ownership/Purchase of Similar Units: Transfer ownership of the projects with at risk units to community-based non-profit or government entity, such as the Orange County Housing Authority. By transferring the ownership of these projects to non-profit housing organizations, low-income use restrictions can be secured,and the projects will become eligible for a greater range of government assistance programs. However, transfer of ownership is less feasible for the City's bond financed projects than for traditional HUD prepayment eligible. Because the bond-financed projects contain only a percentage of all rent-restricted units, it is unlikely that the current owners would choose to sell these projects at rates affordable to non-profit entities. Therefore,with respect to bond-projects, it would be more feasible to purchase similar existing units by non-profits. The assessed value for a piece of property establishes the property tax structure. Re-assessment of property value occurs only when there is a transfer of ownership; otherwise, inflation on the assessed value is capped at an annual rate of two percent. Therefore, a property's assessed value is usually lower than its current market value. However,with the absence of current market value information on the at-risk projects,current assessed values shown in Table HE-16 are used to establish an order of magnitude for estimating preservation costs. Given the good condition of the at-risk projects listed, maintenance costs are likely to be low. Therefore, it is assumed that rental income will defray monthly mortgage and maintenance costs. Table HE-16 summarizes the estimated costs associated with transfer of ownership of each project. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-26 S COMMUNITY DEVELOPMENT CHAPTER HOUSING FI.FMFNT • TABLE HE-16 COSTS OF TRANSFERRING OWNERSHIP/ PURCHASE OF SIMILAR UNITS Assessed At-Risk Units At-Risk Units Project Value Downpayment Mortgage Loan Seabridge Villas Entire Project $38,338,740 • Rent-Restricted Units(20%) $7,667,748 $766,775 $6,900,973 Huntington Breakers Entire Project $17,238,920 Rent-Restricted Units(20%) $3,447,784 $344,778 $3,103,006 • Total Rent-Restricted Units $11,115,532 $1,111,553 $10,003,979 Source: Assessed values obtained from the Orange County Assessor's Office,May, 1992. Changes in assessed value since 1992 are nominal and capped at two percent annually pursuant to Proposition 13. • Rent Subsidy: When the low-income use restrictions on the at-risk units expire and units are converted to market rate, Section 8 certificates can be used to subsidize the property owners for extending the affordability of those units. Under the Section 8 certificate program, HUD pays owners the difference between what tenants can pay (defined as 30 percent of household income) and what HUD and the local Housing Authority estimate to be Fair Market Rent on the unit. Section 8 certificates are only available to very low-income households - households earning less than 50 percent of the County median income. The 1998 HUD median income for the Anaheim- Santa Ana region is $65,800. Assuming the average very low-income household has an income at • 30 percent of the regional median income, the average income of Section 8 recipients in Orange County would be $19,740 for a family of four. Under these assumptions, monthly housing costs affordable to Section 8 recipients are estimated to be approximately$494(based on HUD's definition of affordable housing costs as 30 percent of household income). • According to HUD, the 1998 Fair Market Rent is $635 for a studio unit, $693 for a one-bedroom unit, $858 for a two-bedroom unit, and $1,193 for a three-bedroom unit. Thus, the difference between the housing cost for units affordable to very low-income households and the Fair Market Rent is $141 for a studio unit, $199 for a one-bedroom unit, $364 for a two-bedroom unit, and $699 for a three-bedroom unit. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-27 • COMMUNITY DEVELOPMENT CHAPTER HOUSING:ELEMENT Because Section 8 certificates are only available to very low-income households, use of Section 8 subsidies as a means of extending affordability controls on the City's at-risk units would not benefit tenants that are low-income. And since the units restricted in Seabridge Villas and Huntington Breakers are only restricted at the low income level,many of these tenants are likely above the very low income limit and do not qualify for Section 8 assistance. As of January 1, 1996, 850 families were receiving Section 8 rental assistance in Huntington Beach. During March 1-15, 1996,the Orange County Housing Authority(OCHA)requested that cities assist in disseminating Section 8 rental assistance applications to residents. the City of Huntington Beach distributed 900 applications through its Department of Economic Development. OCHA received 9,797 applications for its entire county-wide program by the deadline. By July 1996,the lottery was held. All 9,797 applicants, if eligible, were put on the waiting list with preferences given to those living in substandard housing,those displaced, and those paying over 50 percent of their income for housing. It is estimated that 1,000 received housing assistance during 96-97. As of June 1998, OCHA is not taking any additional applications. c. Replacement Costs This subsection analyzes the cost of constructing new low-income housing units to replace the 137 assisted units in bond projects in Huntington Beach should they be converted from low-income uses. The cost of developing new housing depends upon a variety of factors such as density, size of the units (i.e. number of bedrooms), location and related land costs, and type of construction. Table HE-17 shows the average per unit development cost by unit type in Huntington Beach. Based 1 on estimates by City staff updated to 1996, per unit development cost in Huntington Beach is approximately$118,287 for a studio,$130,396 for a one-bedroom, and$148,841 for a two-bedroom unit. These estimates are based on a construction cost of approximately $78 per square foot and include permit processing fees, infrastructure connection fees, and impact fees. Using the per unit cost estimates shown in Table HE-17,the cost to replace the 137 assisted units in Huntington Beach 1 would be approximately $17,930,427, requiring a minimum downpayment of$1.7 million. This amount is substantially higher than the $10,003,979 preservation cost and related $1,111,553 downpayment under a transfer of ownership scenario, and substantially higher than the costs (plus administrative fees) to refinance the bonds. 1 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-28 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-17 REPLACEMENT COSTS PER UNIT Average Construction Total Costs/Unit Unit Type Unit Size Land Cost/Unit Cost/Unit Studio 500 sq. ft. $78,750 $39,537 $118,287 One-bedroom 650 sq. ft. $78,750 $51,646 $130,396 Two-bedroom 1 900 sq. ft. 1 $78,750 1 $70,091 1 $1481841 Source: City of Huntington Beach,July, 1992,estimates updated November, 1996. Update assumed a 5 percent increase in land costs,and a 7.7 percent increase in construction costs, per the Construction Industry Research Board. Note: Per unit costs are estimated on the basis of minimum sizes according to the City's Zoning Code. Cost estimates include: permit fees for building,electrical,plumbing and mechanical permits; impact fees for parks and recreation,schools, library,and traffic;and • infrastructure connection and impact fees for sewer(City),sewer(County),water,and water conservation. d. Cost Comparisons Ownership transfer usually involves the project in its entirety and thus, is more likely to be used by HUD prepayment eligible projects rather than bond projects where only a portion of the project units are reserved for lower-income households. Also,the costs of transferring ownership of a project to a public or non-profit agency are based on the projects'current values,which are usually marked-up to incorporate inflation and profit for the existing owners. Purchase of similar units by non-profit organizations is also costly and purchasing opportunities cannot be guaranteed. The total cost to preserve the 137 at-risk units in Huntington Beach or to maintain the assisted housing stock by means of transferring ownership and purchasing similar units is estimated at $10,003,979, with a total downpayment cost of$1,111,553. Because the costs to refinance an existing bond under the current owner(s) are based primarily on the outstanding debt, refinancing the existing bond is probably the least costly preservation option for bond-financed projects. In 1989,the City refinanced the mortgage on Huntington Breakers using a variable interest rate. The City can use a similar approach to refinance other bond projects and preserve the at-risk units. A e. Resources for Preservation This subsection discusses two types of resources available for preserving affordable units: a) financial resources potentially available to purchase or supplement existing units, or to build replacement housing, and b) entities with the interest and ability to purchase and/or manage replacement units. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-29 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT ,Financing/Subsidy Resources: There are a variety of potential funding sources available for potential acquisition, subsidy, or replacement of units at risk. Due to both the high costs of developing and preserving housing and ?imitations on both the amount and uses of funds, a variety of funding sources may be required. HUD Funds: Under LIHPRHA, should a non-profit instead take ownership of the project, the following HUD incentives would be offered: • Mortgage insurance for acquisition loans for 95 percent of equity. • Grants to non-profit buyers that would fill any gap between fair market rent or local market rent (whichever is higher) and allowable rents. Redevelopment Set-Aside: The City's Redevelopment Agency has limited monies in the Redevelopment Housing Set Aside Fund available for future affordable housing activities. The Housing Set Aside Fund can be used for a variety of affordable housing construction and preservation activities including: land disposition and write-downs,site improvements, loans,grants, issuance of bonds, land and building acquisition by Agency, direct housing construction, housing rehabilitation, rent subsidies,redevelopment funds, and administrative costs for non-profit housing corporations. The Set-Aside Fund could be a significant funding source for the preservation (or production)of assisted housing. CDBG Funds: Through the Community Development Block Grant (CDBG) program, HUD provides funds to local governments for funding a wide range of community development activities d for low-income persons. As an entitlement jurisdiction,Huntington Beach receives CDBG monies directly from HUD which the City utilizes for a variety of housing,eligible public improvements and public facilities, and social service activities. The City can potentially direct a portion of the uncommitted CDBG funds toward the preservation of assisted housing for low-income households. HOME Funds: The City has HOME Investment Partnership (HOME) funds, which are used for 4 acquisition and rehabilitation of affordable housing in order to expand and preserve the existing affordable housing stock. General Revenues: The City does not currently fund housing programs out of general revenue funds and,consequently,does not have any general revenue funds set aside for housing. However,general funds may be used for housing activities, and therefore represent a potential future source of funds. Housing Authority Reserves: Other potential sources of funding are the reserves of housing authorities, such as the Orange County Housing Authority. This money is subject to some restrictions and priority is given to projects which provide for the leverage and recycling of funds. ' Orange County Affordable Housing Clearinghouse: The Orange County Affordable Housing Clearinghouse is a consortium of lending institutions and community groups focused on providing funds for affordable housing through team lending. Sixteen lending institutions are currently THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-30 s COMMUNITY DEVELOPMENT CHAPTER HOUSING FI.FMENT • members of the coalition. Because the coalition is new and is still in the process of being set up, it does not currently have a track record in the community. However the financial assets and expertise of coalition members suggest that this should be a significant source of funds for low-income housing in Orange County in the future. • Administrative Resources: An alternative to providing subsidies to existing owners to keep units available as low income housing is for public or non-profit agencies to acquire or construct housing units to replace "at risk" units lost to conversion. Non-profit ownership assures the future availability of purchased units as low-income housing. Several public and non-profit agencies are currently active or have expressed an interest in purchasing and/or managing at-risk, low-income housing projects in Orange County. The Orange County Community Housing Corporation (OCCHCLOCCHC is the oldest and largest non-profit affordable housing developer in Orange County. OCCHC has been involved in a number of housing projects for very low-income large families throughout Orange County. OCCHC • participates in the management as well as the development of low income housing and has expressed interest in "at risk" units in Huntington Beach. Council Qf Orange County. Society ofSaint Vincent De Paul: The Society of Saint Vincent De Paul provides many social services in Orange County such as food distribution and medical services. The • Society plans to continue to expand its housing operations. Including the value of donated time and goods, the Society has an annual revenue of$9.8 million and employs a staff of 75 persons. The Society has expressed interest in preserving at-risk housing in Huntington Beach. The Bridges Foundation: The Bridges Foundation is a national non-profit housing development • corporation with a local office in Orange County. This organization specializes in the acquisition and rehabilitation of apartment projects,and placement of affordability covenants on a portion of the rehabilitated units. To date. the Bridges Foundation has completed the rehabilitation of an 80 unit project in Huntington Beach. Home.Vd: HomeAid is a non-profit corporation established by the Building Industry Association • of Southern California to help alleviate homelessness in the region. The HomeAid program has a dual focus: to construct or renovate shelters for the transitionally homeless and to develop housing for lower income families and individuals. Representatives of HomeAid have expressed the agency's interest in preserving at-risk housing in Orange County. • Southern California Presbyterian Homes CPH): SCPH is an experienced non-profit housing developer based in Glendale. Using a variety of federal, state and local funds, SCPH has developed a number of low-income independent living facilities in Southern California. Shelter for the Homeless: Shelter for the Homeless is a four-bedroom facility in Huntington Beach that can accommodate up to 12 people. Room and board is provided for a 15-day period during • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-31 • COMMUN17Y DEVELOPMENT CHAPTER HOUSING LEA-f NT which the client must find employment. Upen verification of employment, the stay may extend up :o 120 days. Jamboree Housing: Jamboree Housing is a non-profit corporation that has developed and implemented a number of affordable housing projects in Orange County including; a First-Time Homebuyer Prop-am in Irvine; ownership and management of various affordable housing projects; and processing a 48-unit development in Anaheim for low-income buyers. 4 1 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-32 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • ISSUES F. HOUSING NEED • Assuring the availability of adequate housing for all social and economic segments of Huntington Beach's present and future population is an important goal for the City. To achieve this goal,the City must target its programs and monetary assistance toward those households with the greatest need. This section of the Housing Element is a summary of the major housing need categories in terms of income groups as defined by Federal and State law. It includes the City's share of regional housing need as developed by the Southern California Association of Governments (SCAG). The City • recognizes the special status of very low- and low-income households, which in many cases are elderly, single-parent or large family households. Groups in Need of Housing Assistance As summarized in Table HE-18 at the end of this section, the groups most in need of housing assistance in the near future include the following: a. Overcrowded Households-Overcrowding in households results from either a lack of affordable housing(which forces more than one household to live together) and/or a lack of available housing units of adequate size. According to the 1990 Census, 6,146 (8.9 percent) of all renters and 1,105 • (1.6 percent)of all owner households were overcrowded. Most of these households, particularly the renter households, were lower income. b.Households Overpaying for Housing-According to the Census,an estimated 10,683 (26 percent) of the City's homeowners, and 2,981 (7 percent) of the City's lower income homeowners were • spending 30 percent or more of their gross income on housing. Of the renter households, 11,979(42 percent) of the total and 9,829 (34 percent) of the lower income renter households were spending more than 30 percent of their income on housing. c. Special Needs Households- Certain segments of the population may have a more difficult time finding decent,affordable housing due to their special circumstances or needs. In Huntington Beach, • these "special needs" households include: • 909 of Huntington Beach's lower income elderly households are frail elderly in need of housing assistance; 14,098 persons with work, mobility, and/or self-care disabilities (9 percent of the total population) who may have special housing needs; • 6,447 large households with five or more members,representing 9 percent of the total households; • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-33 COMMUNITY DEVELOPMENT CHAPTER HOUSING F_ E U • 6,576 female-headed:zouseholds,and 3,633 of these households had children. Of the fernale-headed households with children, approximately 545 (15%) were living in pcverty; and • 932 Huntington Beach residents employed in farming, forestry, or fishing occupations (i.e., farm workers). d. The Homeless- As a beach community, the City attracts numerous individuals who congregate along the beach, under the pier, by the Santa Ana River, and in Central Park. The 1990 Census data on the homeless reported seven residing in emergency shelters and none visible on the streets in Huntington Beach. In 1995,the Episcopal Service Alliance, located in the downtown area, reported serving approximately 75 homeless persons monthly in Huntington Beach. The "at-risk" homeless population is comprised of very low-income families and individuals who upon loss of employment would lose their housing and end up residing in shelters, with friends or family,or becoming homeless. Lower-income families,especially those earning less than 50 percent of the regional median income, are at particular risk of becoming homeless. These families are generally experiencing a cost burden, paying more than 30 percent of their income for housing. In more severe cases, some families pay more than 50 percent of their income for housing. The at-risk population also includes individuals who are in imminent danger of residing in shelters or of being unsheltered because they lack access to permanent housing and do not have an adequate support network, such as parents or relatives in whose homes they could temporarily reside. These individuals, especially battered women and children, runaway or abandoned youth, those being 1 released from penal, mental or substance abuse facilities require social services that help them make the transition back into society and remain off the streets.Needed services include counseling,rental assistance, and job training assistance. Other Components of Housing Need / Other components of housing need include the age and condition of the housing stock,housing sales prices and rents, and assisted housing at risk of conversion to market rate housing. a. Age and Condition of Housing Stock - The age and condition of the housing stock can have ' implications for housing needs. That is, some residents may live in older housing that needs major repair/replacement but not have the money to effect the repairs, leaving the housing stock vulnerable to further deterioration. Assisting these households with rehabilitation assistance will help preserve the City's existing affordable housing stock. In general,housing over 30 years old usually is in need of some major rehabilitation, such as a new roof, foundation work, plumbing, etc. According to the 1990 Census, approximately 80 percent of the City's housing stock is more than 30 years old. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-34 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELFAIENT • City Code Enforcement staff began conducting a housing condition survey in January of 1995. The survey covers the exterior of the units only, and is being completed while staff is out in the field responding to complaints. Of the 35,125 properties surveyed, the survey found that the following number of housing units were in good, fair and poor condition: • Good Condition 28,485 Units (81%) Fair Condition 6,041 Units (17%) Poor Condition 599 Units (Less than 2% 35,125 Units • b. Housing Sales Prices and Rents - According to the 1990 Census, the median value of an owner-occupied dwelling unit more than doubled since 1980, increasing from $108,100 in 1980 to $252,700 in 1990. Housing affordability is income dependent. Given that the June, 1998 reported median for-sale home price in the City is $265,000 almost 50 percent of the City's households cannot afford to purchase these homes. In 1990,the median monthly rent in Huntington Beach was $808, and the median monthly rent for the entire County was $728. Information on 1998 average rents was obtained from REALFACTS for apartment and townhome rentals with a minimum of 100 units. Average rents ranged from • approximately $720 for a studio, $823 for a one-bedroom unit, $1,043 for a two-bedroom unit, to $1,209 for a three-bedroom unit. Area Fair Market Rents (FMRs)t for 1998 in Huntington Beach are $635 for a studio, $693 for a one-bedroom, $858 for a two-bedroom, and $1,193 for a three-bedroom unit. Based on the • information from the REALFACTS survey, market rents in Huntington Beach are significantly higher than the area FMRs. Rental units affordable to very low income households are very limited compared to the number of units affordable to other income levels. c. Assisted Housing at Risk of Conversion - The City of Huntington Beach has a total of 137 multiple-family assisted units at risk of conversion to market rate housing. Of these units, all were • constructed under the City's Multi-Family Revenue Bond Program in two separate projects: Seabridge Villas; and Huntington Breakers. Low-income units in the City's two bond projects are subject to the following expiration dates, as shown in Table HE-15. Seabridge Villas is a 344-unit housing project with 69 units set aside for • lower income households. Use restrictions on Seabridge Villas expire at the end of the year 2000. Huntington Breakers is a 342-unit project built in 1984 with 68 income-restricted units. The project • ' The Fair Market Rent is determined by HUD and is published as the Section 8 existing fair market rent which applies to the city in which a residential project is located. The rent level that HUD uses for its Section 8 program is the government's estimate of what an average local market rent is for that area. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-35 • COMMUNITY DEVELOPMENT CHAPTER HOUSING E1,E1WLNT owner refinanced the bond with the City in 1989,and again in 1996, extending affordability controls rmtil 2006. d. The Regional Housing Needs Assessment(RHNA) - Regional growt:i needs are defined as the dumber of units that would have to be added in each jurisdiction to accommodate the forecasted growth in the number of households in the different income categories between July 1, 1989 and June 30, 2000, as well as the number of units that would have to be added to compensate for anticipated demolitions and changes to achieve an "ideal" vacancy rate. The RHNA for Huntington Beach for the period from July 1, 1989 through June 30,2000 is 6,228 additional dwelling units. In order to provide for a more balanced distribution of income groups,the total growth need is allocated to four income categories: very low-income, low-income, moderate-income, and upper-income. Table HE-18 shows the household growth divided into the various income categories. 1 1 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-36 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING FI.FMENT TABLE HE-18 CITY OF HUNTINGTON BEACH EXISTING AND PROJECTED HOUSING NEEDS Existing Housing Needs Overpaying Households: Special Needs Groups: Total 22,662 Elderly Households 909 Renter 11,979 Disabled Persons 14,098 Owner 10,683 Large Households 6,447 Female Headed Households 6,576 Female Headed w/Children 3,633 Farmworkers 932 Overcrowded Households: Housing in Need of Rehabilitation: Total 7,251 Fair Condition 6,041 Renter 6,146 Poor Condition 599 Owner 1,105 Projected Housing Growth Needs (July 1, 1989 through June 30,2000) Total 6,228 Very Low-Income 984 Low-Income 1,264 Moderate-Income 1,370 Upper-Income 2,610 Note: Special needs figures cannot be totaled because categories are not exclusive of one another. Source: 1990 U.S.Census;City of Huntington Beach,Housing Conditions Survey, 1996(based on survey of 35,125 units);SCAG 1988 Regional Housing Needs Assessment. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-37 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELFAfENT G. HOUSING CONSTRAINTS Actual or potential constraints on the provision and cost of housing af-ect the development of new housing and the maintenance of existing units for all income levels. Market, government, infrastructure, anc. environmental constraints to housing development in Huntington Beach are discussed below. Market Constraints The high cost of renting or buying adequate housing is the primary ongoing constraint of providing affordable housing in the City of Huntington Beach. High construction costs, labor costs, land costs and financing constraints are all contributing to a decrease in the availability of affordable housing. a. Vacant/Underdeveloped Land The City of Huntington Beach is an established, nearly built-out urban area, with relatively Iittle additional growth in the number of dwelling units anticipated. A vacant land survey' identifies nearly 214 acres of vacant land in the City that could be used for residential development. As shown in Table HE-19, development of all remaining vacant land designated for residential use in Huntington Beach could add up to 2,575 more units to the City's housing stock. In addition, the Downtown Specific Plan area can accommodate 363 additional units, as illustrated in Table HE-25 under Housing Opportunities. Currently vacant residentially designated properties with entitlements provide for an additional 576 units(478 market-rate, and 1342 for very low-/moderate-income households). Currently vacant land that is under entitlement is shown in Table HE-20. These are the projects Frith entitlements that are likely to be built within the next two years. Table HE-21 shows currently vacant land with projects pending approval. A total of 1,783 units are pending approval-- 1713 for moderate-income households; and 1,653 market rate units. Table HE-22 shows the residential development potential of existing underdeveloped parcels in the City. The net number of new units that could be developed on these properties is 374. 1 ' Source: City of Huntington Beach,July, 1996. Includes vacant land without entitlements only. 1 Z Of the 134 units for low-/moderate-income households,36 of these are to be provided through off-site rehabilitation and have not been included in the calculation of net new development. 3 Of the 171 potential units for moderate income households,41 of these are anticipated to be provided through off-site rehabilitation and have not been included in the calculation of net new development. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-38 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-19 RESIDENTIAL DEVELOPMENT POTENTIAL - VACANT LAND WITH NO ENTITLEMENTS Land Use Category Acres Total Units Estate(4 du/ac) 78.47 314 Low(7 du/ac) 49.76 348 Medium(15 du/ac) 39.56 593 Medium-High(25 du/ac) 13.08 327 • High(30 du/ac) 33.09 993 Total 213.96 2,575 Source: City of Huntington Beach,August, 1997. TABLE HE-20 RESIDENTIAL DEVELOPMENT POTENTIAL - VACANT LAND PROJECTS WITH ENTITLEMENTS Very Low- Low- Moderate- Market Income Income Income Rate N 478 Source: City of Huntington Beach,August, 1997. Note: The above figures include 8 very low&28 moderate income units which will be provided through off-site rehabilitation. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-39 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEAL ENT TABLE HE-21 RESIDENTIAL DEVELOPMENT POTENTIAL - VACANT LAND PROJECTS PENDING APPROVAL Very Low- Low- Moderate- Market Income Income income Rate Source: City of Huntington Beach,August, 1997. Note: The moderate-income categories include 41 potential units anticipated to be provided through off-site rehabilitation. TABLE HE-22 RESIDENTIAL DEVELOPMENT POTENTIAL - EXISTING UNDERDEVELOPED PARCELS Zone Number of Acres Number of New Units RM(15 du/acre) 17.02 255 R_VIH(25 du/acre) 1.42 35 RMH-A(30 du/acre) 1.50 45 RMH-25(25 du/acre) 3.46 86 MV-F8(25 du/acre) 0.66 16 M-FI 1/25 (25 du/acre) 0.61 15 MV-F12(35 du/acre) 0.38 13 MH-F4/30(30du/acre) 1.70 51 1 Total 26.75 516* Source: City of Huntington Beach,August, 1996. *Note: There are a total of 142 existing housing units on these properties. Therefore,the net number of new units that could be constructed on these underdeveloped properties is 374. 1 b. Construction Costs The single largest cost associated with building a new house is the cost of building materials, 1 comprising between 40 to 50 percent of the sale price of a home. Overall construction costs rose over 30 percent between 1980 and 1996, with the rising cost of energy a significant contributor. Construction costs for wood frame, single-family construction of average to good quality range from 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-40 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • $40 to $55 per square foot, not including development fees. The cost of wood frame, multiple- family construction averages around $42 per square foot, not including parking. A reduction in amenities and quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could result in lower sale prices. In addition, pre- fabricated, factory built housing,which the City allows for in its General Plan,may provide for lower priced housing by reducing construction and labor costs. Another factor related to construction costs is the number of units built at one time. As the number of units built at once increases, construction costs over the entire development are generally reduced based on economies of scale. This reduction in costs is of particular benefit when density bonuses are used for the provision of affordable housing. c. Land Costs The limited supply of developable vacant land in Huntington Beach has accounted for a steady • increase in raw land costs. According to local housing developers,the most recent typical residential sale prices in Huntington Beach were $30 to $35 per square foot for a lot zoned for multiple-family development, and $80,000 plus about $25,000 for improvements for a lot zoned for single-family development. These prices are for lots that are not close to the beach, where prices are higher than these. • d. Labor Labor is the third most expensive component in building a house, constituting an estimated 17 percent of the cost of building a single-family unit. The City's ability to mitigate high construction and land costs is limited, since the City lacks the financial resources to directly subsidize • construction. e. Financing Interest rates are determined by national policies and economic conditions, and there is little that • local governments can do to affect these rates. Jurisdictions can, however, offer interest rate write- downs to extend home purchase opportunities to lower income households. Although home mortgage interest rates are currently low (rates have been averaging below 8% for several years), there is no guarantee that they will remain at this level. A greater hurdle to home ownership for lower income households at this time may be the downpayment. A household may be able to make the monthly payment on a mortgage, but be unable to accumulate enough cash for even a five or ten • percent downpayment, much less a 20 percent downpayment. Government insured loan programs may be available to reduce mortgage downpayment requirements for these households. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN • II-HE-41 COMML-NIT`.' DEVELOPMENT CHAPTER HOUSLV , FLEVENT Governmental Constraints Housing affordabIlty is affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing in the City. Land use controls, site improvement requirements, building codes, fees and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. a. Land Use Controls The Huntington Beach General Plan and Zoning Ordinance provide for a range of residential land use designations.'zones in the City: Residential Low(RL) -Single-family residential units,clustered zero-lot line developments,and "granny" flats. This designation allows for between three and seven dwelling units per net acre. Residential Medium (RAI) - Single-family residential units, duplexes, twnhomes. and garden apartments, allowing for a maximum of 15 dwelling units per net acre. Residential Medium High(RMH) -Townhomes,garden apartments,apartment "flats",allowing for a maximum of 25 dwelling units per net acre. Residential High (RH) - Townhomes, garden apartments, and apartments. This designation is intended for developments of more than 30 dwelling units per net acre. I Mixed Use (M) - May include residential uses. The exact density, location, and mix of uses in the category is intended to be governed by a specific plan, in order to allow greater design flexibility and to address the uniqueness of a particular area. In addition, the City offers incentives, including density bonus, land write downs, and write downs 4 of other development costs, to for-profit and non-profit developers, for the development of senior citizen and very low- to moderate-income housing. b. Fees and Improvements Building, zoning and site improvement fees can significantly add to the cost of construction, and 1 have a negative effect on the production of low-income housing. Since the enactment of Proposition 13, the Tax Reform Act of 1986, the City has had to shift the cost burden of processing the development from the City to the developer in the form of a variety of fees which are shown in Table HE-23. Development fees for a single-family low density development are estimated at S 17,100 per unit, and fees for a multiple-family high density development are approximately S12,100 per unit. Certain Planning/Building and/or Public Works fees could be waived or subsidized by the City for the provision of lower income and senior citizen housing. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-42 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FLFMFNT TABLE HE-23 SUMMARY OF DEVELOPMENT FEES - TYPICAL RESIDENTIAL PROJECT Cost Per Single Cost Per Multi- Fee Type Family Unit Family Unit Planning/Building Fees: Tract Map' $61.00 $50.37 Conditional Use Permit' 79.19 79.19 Environmental Processing' 34.67 34.67 Inspection' 907.00 617.50 Building Plan Checks 834.44 568.10 Plan review' 72.56 49.40 Strong Motion 17.42 9.31 Library 375.00 240.00 Processing 20.00 20.00 School Fees' 3,864.00 2,208.00 Parks/Recreation 3,120.00 1,662.00 Electrical Permit' 250.00 200.00 Mechanical Permit' 213.00 120.00 Plumbing Permit' 250.00 180.00 Fence Permit9 98.00 79.50 Addressing"' 4.17 4.17 Sub-Total 10,200.00 $6,122.21 Public Works Development Fees: Sewer-City Sewer-County 150.00 $150.00 Traffic Impact Fee 2,350.00 2,350.00 Water 825.00 825.00 Drainage 2,400.00 2,400.00 Grading" 1,000.00 150.00 Street Plans''- 6.70 6.70 Tract Map-Plan Check" 50.00 50.00 Landscaping Plan-Check14 40.00 16.00 Engineering/Inspection" 100.00 86.00 Sub-Total $6,921.70 $6,033.70 • Total Fees Per Unit $17,122.15 $12,155.91 Total Fees Per Acre $77,049.68 $364,677.30 Source:City of Huntington Beach,April, 1996. Fee Assessments based upon average single-family dwelling development of: A)2.100 sq.ft-of living area/400 sq.ft.garage;B)4 bedroom units; C)30-lot subdivision at 4.5 du/acre;D)Type V construction;and E)Building Valuation-$174,000 • Fee Assessments based upon average multiple-family development of:A)1.200 sq.ft.of living area/400 sq.ft.garage;B)4 bedroom units; C) I-lot subdivision at 30 du/acre;D)Type V construction;and E)Bwlding Valuation-$93,080 I 0 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE43 COMMUNITY DEVELOPMENT CHAPTER NOU .ING FI.FHENT Fees which have an established per unit cost have been indicated in the above table. However, some fees vary based upon the scale of the project. The formula and assumptions made for calculating those fees}lave been provided below: Fee Formula Assumption 'Tract Map $1,500+$11/lot Towl processing fee was divided among each unit 'Conditional Use Permit Per project fee of$2,375 Total processingfee was divided among each unit 'Environmental Process Per project fee of: Assumes preparation ofa $870 Environmental Assessment Iblitigated Negative Declaration $150 Mitigation pursuant to CEQA $20 County Posting Fee $1040 Total processing fee was divided among each unit. 'Inspection Per Project fee of: Fee amount based upon average $644+$3.50/$1,000 valuation inspection fees collected for over S 100,000 projects requiring inspection at time ofpreparation of table. 'Building Plan Check 92%of inspection fee. Fee amount based upon 92%of average inspection fees collected for single and multifamily projects requiring inspection at time of preparation of table. 'Plan Review 8%of inspection fee. Fee amount based upon 8%of average inspection fees collected for single and multifamily projects requiring inspection at time of preparation of table. 'Strong Motion $1.84/s uare foot 'Electrical Permit Fees vary by type of work and Fee amount based upon average Mechanical Permit number of fixtures being installed. permit fees collected for single Plumbing Permit and multifamily projects at time of re aration of table. 'Fence Permit $30/foot for 6 foot tall block wall Assumed 75 lineal feet of 6 foot tall block wall per unit. 10Addressing S 125/project Total processing fee was divided among each unit. Source: City of Huntington Beach,April, 1996. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-44 ' • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • Fee Formula Assumption "Grading Permit Varies depending upon project Fee amounts based upon and acreage and number of cubic yards average per acre cost of of soil involved. $4,500/acre. Total processing fee was divided among each unit "Street Plans $201/project Total processing fee was divided among each unit "Tract Map Plan Check Fee varies based upon number of Fee amount calculated based pages upon the average number of pages for single and multifamily tract maps being processed at the time. "Landscape Plan Check $40/lot(with Minimum Charge of Total processingfee was divided $480) among each unit "Engineering/lnspection Fees are highly variable by project Per unit fee was too variable and characteristics. was not addressed in table. City of Huntington Beach,May 1998. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-45 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT c. Building Codes and Enforcement Tke City of Huntington Beach has adopted the State Uniform Building, Housing, Plumbing, Mechanical and E:.ectrical Codes. These codes are considered to be the minimum necessary to pratect the public health, safety and welfare. The local enforcement of these codes does no`: add significantly to the cost of housing. d. Local Processing and Permit Procedures The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately reflected in the unit's selling price. The review process in Huntington Beach is governed by four levels of decision-making bodies: the Zoning Administrator, the Design Review Board, the Planning Commission and the City Council. One way to reduce housing costs is to reduce the time for processing permits. Table HE-24 presents a. comparison that shows the average development processing times in Huntington Beach are comparable with several surrounding communities. Environmental and Infrastructure Constraints ,2. Floodplain Situated on a low-lying flood plain and bounded by the Santa Ana River, Huntington Beach has i faced significant flood hazard in the past. However, as of April 30, 1996, the Federal Emergency Management Agency (FEMA)redesignated most of the City's flood plain to A99, which means that the area is protected by a Federal flood protection system under construction from a flood having a one percent chance of being equaled or exceeded in any given year(base flood) with no base flood elevations determined. This redesignation is based on construction of the Santa Ana River Mainstem flood control project, which includes critical features - channel and bridge widening and 4 channelization of the Lower Santa Ana River Channel Reaches 1 through 4, and construction of the Seven Oaks Dam. Consequently, nearly all properties within the floodplain are exempt from flood construction requirements and have a substantial reduction in flood insurance rates. Figure HE-1 shows the redesignated zones. 1 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-H E-46 1 3 � Nao — m rn w � a m 0 0 Balsa m L U Seal ; ° Westminster 1 � m Beach ' McFadden e � `a Edinger o c M keit \ c `k Fountain Warner Valley s Slater ounj♦♦ Talbert Saop� �♦ ♦♦ 1 a oFae Orarjg�♦ ♦ way ♦ ♦_ y (BolsaChic� ♦♦ Ellis o Y ♦ o m m a) 3 Gadie! Yorktown Pacific f- •�, '' Adams Ocean 13.F , Indianapolis a Atlanta Legend —� City Boundary amilton r Methane Overlay District Banning Fault Zone r� Areas of 100-year flood ,9' Cosra . :a ♦ Mesa A-No Base Flood Elevation Q°y AE-Base Flood Elevation A99-Protected by Federal Project under construction , Coastal Flood with velocity hazard Areas of 500 year Floods; Areas of 100 year flood with average depth<1 foot and protected from 100 year Flood Levels Development Constraints City of Huntington Beach General Plan 1t-HE-47 COMMUNITY DEVELOPMENT CHAPTER _ HOUSING ELEVEN TABLE HE-24 DEVELOPMENT PROCESSING TIME IN HUNTINGTON BEACH AND SURROUNDING COMMUNITIES (in months) Process Huntington Costa Newport Orange Beach Mesa Irvine Beach County General Plan Amendment 6-12 6-8 8-12 6-8 12-24 Zone Change 6-12 6-8 6 4-6 3-4 EIR 6 4-6 4-6 4-6 3-4 Tentative Tract 4-6 6-8 6-12 6-12 1-2 Site Plan Review (Staff) 1-2 1-2 3-4 2-3 1-2 Site Plan Review (Comm.) 34 1-2 3-4 2-3 1-2 Plan Checking/ Building Permits 2 1 — 1-2 1 Source:City of Huntington Beach,as of May, 1996. b. Oil Resources 1 Huntington Beach is historically an oil town. The numerous oil facilities currently operating in the City serve to reduce the amount of land currently available for development. While residential projects can sometimes be developed around producing wells,often redevelopment of the sites must be postponed until oil production ceases and facilities are abandoned. The presence of oil facilities thus reduces the amount of land available for development in the near future and/or increases the cost of development. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-48 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT c. Hazardous Waste Because of the long history of oil recovery operations in Huntington Beach, some vacant residential properties contain hazardous wastes related to abandoned oil wells, oil pipelines, or the presence of gas. These contaminated sites require clean up prior to their development, which adds to the cost • of developing these sites. d. Public Services and Facilities Much of the City's infrastructure is aging and will require improvements or replacement over time. • The timing and funding of improvements needs to be closely correlated with development phasing. The City has adopted an Integrated Infrastructure Master Plan which identifies needed improvement(s) and associated costs. e. Land Use Conflicts • There are several areas of the City in which the location of residential uses with commercial or industrial uses has resulted in conflicts (refer to Figure HE-2). These areas are described below: 1. Garfield Avenue, Huntington Street, Clay Avenue, Gothard Street - This area contains low density, medium density, and high density residential uses adjacent to heavy • manufacturing uses. At this time, no manufacturing use poses a problem, however, a future manufacturing use as permitted by zoning may create a land use conflict with the residential uses. 2. Magnolia Street, Warner Avenue - The northwestern area of this intersection contains industrial uses adjacent to a school, low density, and high density residential uses. The • mix of industrial uses adjacent to noise sensitive uses creates noise impacts on the noise sensitive uses. 3. North of Adams, between Delaware Street and Huntington Street- This area contains a number of oil production sites adjacent to medium and high density residential uses. Oil • production activities pose a possible risk of subsidence for adjacent residential lands. 4. Garfield Avenue, Beach Boulevard, Ellis Avenue, Gothard Street - This area is a mix of single-family residential units, multiple-family residential units, light industrial, and institutional uses. This land use mix presents pedestrian/vehicular conflicts in addition to the health and environmental hazards presented by the industrial and non-industrial land use conflict. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-49 • m - m a U v v c 3 n v o m h W 1 I i • I ' I a 1 1 I 0 O ! 1 I 0 galsa cc L Seal I 1 Westminster m Beach McFadden I I r�.t.__-_—Etlinger r o I 1 ! 2 Heil Fountain rWT Warner Valley ♦♦ % I i I • '' I i I Salter I � i ♦t Counry of ♦ I I i I Talbert Orange `♦,r •� ! I I 1 I �"dY Ellis '0 (Bolsa Chico) a in Co Garbeic I 1 l i 4 t Yorktown Pacific �•� / � , \ j'�'Oai -' I I Adams Ocean %� \\ \` 1 Imbanapolis 4 1 Atlanta /#-Hamilton I i r1 Banning \ Costa Mesa tti • Legend / ��♦ City Boundary ® Land Use Conflict Areas Land Use to Conflict Areas = 4 S II'2 City of Huntington Beach General Plan 11-HE-50 COMMUNITY DEVELOPMENT CHAPTER HOUSING E.LE.M .NT �. [Varner Avenue, Gothard, Street, Slater Avenue, and Southern Pacific Railroad Right-of- Way - The single-family residential units, institutional, light industrial, and retail mix creates traffic conflicts and the potential for environmental and health hazards. Mitigating those conflicts for residential projects in these areas will add to the costs of development. f. Wetland Environments The City contains important coastal and river wetland environments that contain significant habitat. As development continues, it is important to maintain existing and establish new standards that ensure the protection of these resources. Protecting these resources can also add to the cost of new development. g. Seismic Hazards Most of the geologic and seismic hazards that have the potential to impact the City are due to the A active Ne-,tport-Inglewood fault which traverses the City, the shallow water table, and the relatively loose nature of recent sedimentary deposits. Collectively or individually, these factors may generate surface fault rupture, severe ground shaking, subsidence, the release of methane, and other hazards (refer to Figure HEA). More stringent building standards that are necessary in areas with a shallow water table and/or loose sediment can add to the cost of residential development. • h. Methane Overlay Districts Figure HE-1 shows the areas in Huntington Beach that have been affected by methane gas and have been designated as Methane Overlay Districts. Huntington Beach was identified as a high-risk area relative to methane gas migration into and/or from the shallow geology (peat and organic) deposits in the Roberti Report;. A later study by GeoScience Analytical' indicating biogenic methane caused the City to enact methane seepage district regulations for these areas. All oil fields are considered high risk areas for methane seepage. The main conduit for petrogenic methane is through abandoned oil wells. Therefore, all areas which lie above or in the immediate vicinity of one of the identified major oil field areas or drilling areas in the City are potential areas of concern. Methane may also be trapped beneath impervious surfaces (e.g., parking lots) or in enclosed underground areas (e.g., basements. subterranean garages, tunnels) where concentrations may cause an explosion or hazardous breathing conditions. The more stringent site cleanup and development standards necessary in the methane overlay • districts can add to the cost of residential development ;Angus Petroleum, 1988. '.-Angus Petroleum, 1988. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-5 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEAWENT H. HOUSING OPPORTUNITIES This section of the Housing Element evaluates the potential additional residential units which could occur in Huntington Beach. This section includes opportunities for development of new residential development as well as other additional affordable housing. The section concludes with an analysis of opportunities for energy conservation in residential development, as required under Housing Element law. Availability of Sites for Housing a. Vacant Land Relatively little vacant land suitable for residential development remains in Huntington Beach. Approximately 214 acres of the City's residential land is vacant. Under the existing zoning and General Plan land use designations, these acres could accommodate an additional 2,575 dwelling units. Table HE-19 provides a breakdown of the number of additional dwelling units that could be developed on vacant land in Huntington Beach, at densities ranging from four to 30 dwelling units per acre. Of the vacant acres, 46 are in the Medium-High and High Density categories, providing opportunities for lower cost housing development that can accommodate lower income households. These 46 acres can provide up to 1,320 total dwelling units, of which some may be affordable. The Downtown Specific Plan area can accommodate a total of approximately 363 dwelling units(see Table HE-25). This area has 12 acres of land in the Medium-High and High Density land use categories, which will allow for up to 319 dwelling units for lower income households. TABLE HE-25 DOWNTOWN SPECIFIC PLAN RESIDENTIAL DEVELOPMENT CAPACITY Zone Number of Acres Number of New Units Low(7 du/ac) 0.49 3 Medium (15 du/ac) 2.71 40 Medium-High (25 du/ac) 8.12 203 High (30 du/ac) 3.88 116 1= Total 15.20 363 Source: City of Huntington Beach, August, 1996. 1 Note: Numbers don't add exactly due to rounding. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-52 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING E.L.E.Mf.NT b. Underdeveloped Land There is some additional residential development capacity for land in the City that is underdeveloped, which means that it is not developed to the maximum density allowed. Development on these properties could add an additional estimated 374 dwelling units to the City's housing stock. Table HE-22 shows the development potential of land that is currently • underdeveloped. Again,there is land at densities that can accommodate lower income households: nearly 10 acres at densities ranging from 25 to 35 dwelling units per acre. Together, this higher density land could accommodate up to 261 units. c. Vacant Land with Entitlements or Pending Approval There are several residential projects that have entitlements that are anticipated to be built over the next two years. A total of 576 units are anticipated to be built,426 of these within the next two years (refer to Table HE-20). There are also several residential projects pending approval that City staff anticipates will be • constructed within the next two years. A total of 1,783 units are anticipated from these projects; 551 of these are anticipated to be built in the next 2 years (refer to Table HE-21). The development of the vacant and unentitled, underdeveloped and vacant land with entitlements or pending approval described above could add approximately 5,671 dwelling units to the City's housing stock. d Closed School Sites-Surplus Sites for Housing from School Districts The City has a total of 16 closed schools that have General Plan land use designations of public space with underlying designations of either Low Density Residential(7 du/acre)or Medium Density • Residential (15 du/acre). If all of these sites were developed as residential, they would yield an additional 1,457 units. Although the School District no longer operates schools at any of these sites, it leases the properties to organizations such as the YMCA,day care facilities and churches,and uses some of the sites for its administrative offices. Market demand is probably not strong enough to warrant developing the school sites with housing within the next two years. In fact, at least three r sites are being considered by various private developers for commercial development. Therefore, potential development of these sites as residential has not been included in the total number of units anticipated to be constructed over the next two years. e. Rehabilitation of Rental Units with Affordability Covenants In addition to new construction, the rehabilitation of affordable units has become a useful option for the City to provide additional affordable housing units where the high cost of land, difficulties in financing, and other development constraints(as identified in section G of this document), make the construction of new low and very low income for sale units difficult if not infeasible. The City has r THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-53 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT begun accepting the provision of off-site rental rehabilitation un:.ts to comply with the City's affordable housing policy. As an alternative, the City has been allowing developers to provide their affordable housing requirements (a condition of new residential development in the City) through rehabilitation of..ow and very-low income units in various projects within the City. The affordability of the units is secured for a minimum 30 year period through an affordable housing agreement between the City, the developer,and a non-profit organization that administers the affordable rental units and is responsible for monitoring and annual reporting the affordable rental rates and renter eligibility certification to the City. To date, the City has secured an additional 8 very low income units, 28 low income units, and 64 moderate income units. Based upon the current record, the City projects that rental rehabilitation is an opportunity to provide approximately 23 additional affordable units over the next two years. Opportunities for Energy Conservation Under current law, Huntington Beach's Housing Element must include the following: Analysis of opportunities for energy conservation with respect to residential development. Section 65583(a)(7). By way of background, the Legislature in 1974 created the California Energy Commission to deal with the issue of energy conservation. The Commission in 1977 adopted conservation standards for new buildings. The Legislature directed the Commission to periodically improve the standards to account for state-of-the-art energy efficient building design. The Commission has adopted revised energy standards for new residential buildings. The revised energy conservation standards for new residential buildings have been placed in Title 24 of the California Administrative code. The new standards apply to all new residential buildings(and additions to residential buildings)except hotels and motels. The regulations specify energy saving design for walls, ceilings and floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards and the use of non-depleting energy sources, such as solar energy or wind power. Compliance with the energy standards is achieved by satisfying certain conservation requirements and an energy budget. Among the alternative ways to meet the energy standards are the following: • Alternative 1: The passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels. • Alternative 2: Generally requires higher levels of insulation than Alternative 1, but has no thermal mass or window orientation requirements. • Alternative 3: Also is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-54 • COMMUNITY DEVELOPMENT CHAPTER HOUSING E.L.E I NT • Standards for energy conservation, then, have been established. In turn, the home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations. In relation to new residential development,and especially affordable housing,construction of energy efficient buildings does add to the original production costs of ownership and rental housing. Over time, however, the housing with energy conservation features should reduce occupancy costs as the consumption of fuel and electricity is decreased. This means the monthly housing costs may be equal to or less than what they otherwise would have been if no energy conservation devices were incorporated in the new residential buildings. Reduced energy consumption in new residential structures is one way of achieving affordable housing costs when those costs are measured in • monthly carrying costs as contrasted to original sales price or production costs. Generally speaking, utility costs are among the highest components of ongoing carrying costs. Opportunities for additional energy conservation practices include the implementation of"mitigation measures" contained in environmental impact reports prepared on residential projects in the City of • Huntington Beach. Mitigation measures to reduce energy consumption may be proposed in the appropriate section of environmental impact reports, prepared by or for the City of Huntington Beach. These mitigation measures may be adopted as conditions of project approval. Some additional opportunities for energy conservation include various passive design techniques. Among the range of techniques that could be used for purposes of reducing energy consumption are • the following: • Locating the structure on the northern portion of the sunniest area on the site. • Designing the structure to admit the maximum amount of sunlight into the building and to reduce exposure to extreme weather conditions. • Locating indoor areas of maximum usage along the south face of the building and placing corridors, closets, laundry rooms, power core, and garages along the north face of the building to serve as a buffer between heated spaces and the colder north face. Making the main entrance a small, enclosed space that creates an air lock between the building and its exterior; orienting the entrance away from prevailing winds; or using a windbreak to reduce the wind velocity against the entrance. • Locating window openings to the south and keeping east, west and north windows small, • recessed, and double-glazed. These and any other potential state-of-the-art opportunities could be evaluated within the context of environmental impact reports and/or site plan review. Feasible site planning and/or building design energy conservation opportunities then could be incorporated into the project design. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-55 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Court). Both projects have received their entitlements for development, but neither has be--n constructed to date. 4. Technical Assistance The City will provide technical assistance to aid private developers in expanding housing opportunities. 1989 Goal: Provide more opportunities for affordable housing. Program Status: The City regularly provides developers with technical assistance regarding the permit/entitlement process, zoning, municipal codes, and other city requirements; as part of this �issistance,developers are offered information on any known resources to assist them in meeting their - ,iffordable housing requirements or options which help to promote the City's affordable housing goals. Through this program, developers are also informed about the Housing Set-Aside, the Community Development Block Grant, and Home programs, as well as other financial resources, such as, affordable housing lenders and bonds. 5. Outreach Program Continue the City's outreach program to solicit participation of private developers in affordable _ housing programs. 1989 Goal: Production of affordable units. Program Status: The Departments of Economic and Community Development have a list of developers interested in doing affordable housing projects in or for the City of Huntington Beach or the Redevelopment Agency. The City(or Agency)draws from this list(along with other parties who respond to public notices and news releases) to solicit participation in the City's affordable housing programs. The Department of Economic Development also has a specialized developer list for the non-profit housing developer, and has qualified certain developers to be Community Housing Development Organizations (CHDOs) as required within the HOME program design. 1 6. Development Standards The City will review its development standards for residential development to assess feasibility of reducing or relaxing the standards for affordable housing projects. 1 1989 Goal: Reduce housing construction costs. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-58 I 7 COMMUNITY DEVELOPMENT CHAPTER HOUSING FL_F.MENT • Program Status: This is an ongoing effort which was partially satisfied with the adoption of the density bonus ordinance, and the Downtown Specific Plan which includes provisions for affordable housing. 7. "Fast Track" Procedure • The City will evaluate the feasibility of a "fast track" process for affordable housing projects. 1989 Goal: Reduce costs for affordable housing projects. • Program Status: The City is in the process of working on streamlining its development review process. 8. Tax-Exempt Mortgage Program • The City maintains an on-going program to provide tax-exempt mortgage financing for construction and permanent loans for multiple-family housing. The City sells bonds to provide the financing for the program. The income from the bonds is tax-exempt, which increases the effective net yield to the bond holder. • Federal law requires that 20 percent of the total units in a bond-financed project be reserved for lower income households. 1989 Goal: Provide mortgage financing for three projects for a total of approximately 300 housing units. • Program Status: As of 1993, the City issued multiple-family mortgage revenue bonds in the amount of$76,865,000 to finance a total of 262 units affordable to lower income households. The City has not issued any additional bonds. • 9. Specific Plans The City will consider the use of specific plans to promote a balance between open space and housing to reduce the unit cost of housing. 1989 Goal: Reduce housing development costs. • Program Status: The use of specific plans is considered on a project-by-project basis. Most large vacant areas within the City either have a specific plan, or a specific plan is in the process of being prepared for the area. Specific plans can allow for reductions in housing development costs by allowing modifications to existing development standards. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-59 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELE.ME.NT 10. Single Room Occupancy (SRO) Housing T;1e City will investigate the feasibility of an ordinance to permit SRO hotels as a mechanism for providing affordable housing. 1989 Goal: To facilitate the development of SROs. Program Status: In 1991, the City adopted an ordinance to incorporate provisions for SRO/Living Units into the Huntington Beach Zoning Code. The ordinance establishes standards and procedures for establishing SRO projects in the non-residential districts of the City. To date, no applications for an SRO project have been submitted to the City. 11. "Gap" Financing The City will encourage developers to pursue "gap" financing from the Orange County Housing Authority(OCHA), and for residential projects that include affordable units. 1989 Goal: Increase the supply of affordable housing units. ` Program Status: No developers within Huntington Beach have applied for such financing. However,the City continues to encourage developers to pursue "gap" financing. 1 12. Vacant Land Inventory The City will maintain an inventory of vacant land in the City and make it available to interested parties for use in identifying potential residential development sites. 1989 Goal: Provide information which could expedite residential development. Program Status: In June of 1993, the City completed a vacant land survey, which was updated in August, 1996. As of this date, there were almost 214 acres of vacant land with no entitlements, which could accommodate 2,575 additional units. The City will continue to update this inventory. 1 13. Monitor Changes in Industrial and Commercial Land Uses The City will monitor changes in industrial and commercial land uses to assess their impact on residential land use, and investigate the General Plan and zoning residential designations to 1 determine where increased densities can be used to provide affordable rental units. 1989 Goal: Provide additional opportunities for affordable housing. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-60 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • Program Status: As part of the General Plan update process, the City has been assessing the changes in industrial, commercial and residential land uses to identify trends in land use patterns in the City. This information has been used to amend the City's land use maps to address trends and accommodate housing needs. • 14. Use of Vacated School and Park Sites for:affordable Housing The City will investigate the feasibility of using vacated school and park sites and other publicly owned land for affordable housing. • 1989 Goal: Provide approximately 776 units on vacant school sites. Program Status: As of 1993, the City had a total of 553 acres occupied by schools. Some of these are vacant school sites. Through the General Plan update, the City designated the school sites as Public (with various underlying designations). The 776 units that were the 1989 goal were projects in process at the time the 1989 Housing Element was prepared. However, these projects were not pursued, and, therefore, the 776 units have not been constructed. A total of 116 single-family units have been constructed on two vacated school sites(Bushard and Gill). These projects are providing 12 affordable units off- site. 15. Increased Residential Densities The City will investigate General Plan and zoning designations to determine where increased densities can be used to provide affordable housing. 1989 Goal: Increase the number of suitable sites for affordable housing. Program Status: Part of the General Plan update process has been to assess under used sites and • sites which could accommodate higher density residential uses; where appropriate,the City amended its land use map to better meet its housing needs. 16. Identify Locations for Emergency Sheltersfrransitional Housing As part of the Zoning Ordinance update, identify appropriate zones for the location of transitional housing and emergency shelters for the homeless. 1989 Goal: Provide adequate sites for housing for the homeless. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-61 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Program Status: As part of the Zoning Code rewrite, the City adopted provisions allowing for transitional housing and homeless shelters as permitted uses in the commercial, industrial and public institutional zones in the City subject to a Conditional Use Permit. 17. Affordable Housing Monitoring The City will develop an affordable housing monitoring program. the program will require the filing of restrictive covenants on affordable units for which City incentives have been provided. In addition, bi-annual monitoring of the units will be conducted to verify the income of the tenant, along with the continued affordability of the unit. 1.989 Goal: Create an affordable housing covenant and monitoring process. - )Program Status: The City has created affordable housing covenants for re-sale and rental units to -facilitate the retention of affordable units required as conditions of approval on new housing projects. The City is working on a program to monitor older affordable projects approved with density bonuses or other incentives that have not been adequately monitored. The Department of Economic Development monitors the bond projects for compliance. 18. Establish Contact with Local Community Development Corporations The City will establish contact with local community development corporations and other non-profit housing providers to encourage/facilitate affordable housing development in Huntington Beach. 1989 Goal: Increase opportunities for low- and moderate-income housing. Program Status: The Redevelopment Agency has developed contacts with several non-profit organizations (such as the Orange County Community Housing Corporation; Jamboree Housing; Bridges of America; the Orange Housing Development Corporation; and American Housing)and reviews their housing development proposals. Assistance to Existing Units/Households Programs t 19. Handicapped Grant Program Handicapped households have special needs for their units which can include access ramps, wider doorways,assist bars in bathrooms, lower cabinets and counters, and special access to upper floors. 1 The City is working with the Dayle MacIntosh Center for the disabled to encourage owners of rental units to make some of their units available for accessibility modifications. The City uses CDBG funding to offer$2,000 handicapped modification grants to multiple-family project property owners THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-62 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • to encourage modification of existing units. The 1989 Housing Element recommended that the City undertake more intensive marketing of this program to widen participation. 1989 Goals: Modification assistance to 10 rental units. • Program Status: Modification assistance has been provided to a total of six units since June, 1989. 20. Section 8 Rental Assistance Payments/Housing Certificates and Vouchers The Section 8 rental assistance certificate program extends rental subsidies to low-income families • and elderly who spend more than 30 percent of their income on rent. The subsidy represents the difference between the excess of 30 percent of the monthly income and the actual rent. The voucher program is similar to the certificate program except participants receive housing vouchers rather than certificates. Unlike the certificate program, participants are permitted to rent units beyond the federally determined fair market rent in an area provided the tenant pays the extra rent increment. The City of Huntington Beach contracts with the Orange County Housing Authority to administer the Section 8 certificate/voucher program. 1989 Goals: Provide additional rental subsidies to 238 households. Program Status: There are currently a total of 850 vouchers and certificates in the City, thus the • City exceeded its goal by over 50 certificates/vouchers. The City has no jurisdiction over how many households receive Section 8 assistance. 21. Shared Equity Program • Equity sharing allows lower income households to purchase a home by sharing the costs of home ownership with a sponsor,such as a local housing authority. The sponsor and buyer together provide the down payment and purchase costs to buy a house. When the house is sold, the equity earned through appreciation is split between the occupant and the sponsor according to an agreement made prior to purchase. • The City/Redevelopment Agency developed a shared equity program in which a loan pool was established using redevelopment set-aside funds for down payment assistance to qualifying low-and moderate-income first-time homebuyers. A Deed of Trust and affordable housing covenant will be secured against the property to ensure the unit will be owner-occupied and that the loan is paid back with a proportionate share of the equity at the time the property is sold or the title transferred. The covenant will designate the use for the longest feasible time, but not for less than ten years. 1989 Goal: Provide assistance to 25 to 30 low- and moderate-income first time home buyers annually. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-63 • COMMUNITY DEVELOPMENT CHAPTER HOUSING F.LFMFNT Program Status: Between 1989 and 1996, 27 loans were been provided to low- and moderate- income households in conjunction with the Seaview Village project. This project is complete, and no additional downpayment assistance has been provided. 22. Rent Certificates Provide rent certificates (through the rental rehabilitation program) and single-family rehabilitation loans for room additions to alleviate overcrowding. 1.989 Goal: Provide adequate size housing for large families. Program Status: The Federal Rental Rehabilitation Program was discontinued in the 1991-1992 iscal Year and has not been resumed. 23. Community and Neighborhood Enhancement The Community and Neighborhood Enhancement Program is a comprehensive program designed to promote and assist in the upgrading of declining residential neighborhoods within the City. This program is designed to meet individual needs, to be responsive to the social and economic circumstances which exist within each neighborhood, to have strong resident and property owner support, and to be limited to a few priority areas so that the full benefit of a concentrated effort might be realized. The areas included in the Neighborhood Enhancement Program are Oakview, 1 Washington Street,Amberleaf Circle, South Shores, Liberty, Oldtown, and Townlot neighborhoods. Rehabilitation loans are provided through the City Housing Rehabilitation Loan Program and formerly the Rental Rehabilitation Program. There is a continuing effort to provide housing rehabilitation assistance, combined with needed public improvements, to promote the renovation of existing units within these neighborhoods. 1 1989 Goals: Assist 100 units in the Oakview area; and rehabilitate 80 units in Amberleaf Circle, as well as initiate occupancy and maintenance standards for Amberleaf Circle. Program Status: The 1989 goals were met. A total of 126 units occupied by very low-income households were assisted in the Oakview neighborhood. The Community and Neighborhood 1 Enhancement Program goals were completed in the Amberleaf Circle neighborhood--all 76 of the substandard units have been rehabilitated,public improvements have been completed and all owners have executed a maintenance agreement with the City. Amberleaf Circle continues to be part of the Neighborhood Enhancement Program. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-64 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT 24. City-Wide Housing Rehabilitation Loan Program This program uses CDBG funding to provide low interest loans to owners of residential properties including mobile homes. Deferred payment rehabilitation loans of up to $10,000 are available to very low-income owner-occupied households. These loans are due and payable with a five percent one-time interest fee at the time of sale or transfer of ownership. The City also offers the following below market interest rate loans for residential rehabilitation: a) three percent loans available to lower income households; b) five percent loans available to median-income households within identified Community and Neighborhood Enhancement target areas for health and safety repairs only: and c) eight percent loans available to above-median income households with identified Community and Neighborhood Enhancement target areas for health and safety compliance repairs only. The maximum loan amount for a below market interest rate loan is $15,000. The City also offers rehabilitation loans to income-qualified households in response to the City's code enforcement activities. 1989 Goals: Assist 80 single-family units annually. Program Status: Since adoption of the 1989 Housing Element in June, 1989,the City has provided loans for the rehabilitation of 171 single family units, which is approximately 24 units per year. Of these units, 148 were affordable to very low-income households, and the remaining units were affordable to low-income households. 25. Rental Rehabilitation Program The Rental Rehabilitation Program was a separately funded Federal program established to encourage the rehabilitation of substandard apartment buildings in targeted neighborhoods. Through this program,the City offered up to a 50 percent deferred loan toward the total cost of a rehabilitation project, with the balance financed through a loan at a six percent interest rate. The maximum loan amount was$40,000. To qualify for a rental rehabilitation loan, at least 70 percent of the tenants in the building to be rehabilitated must have been low- or moderate-income. • In order to address potential displacement impacts resulting from increased rents in rehabilitated units.the City coupled the Rental Rehabilitation Program with its Rental Assistance Program. Low- income tenants in rehabilitated buildings were offered rent vouchers to ensure their housing costs would not exceed 30 percent of their gross monthly income. ' 1989 Goals: Assist 16 multiple-family units per year. Program Status: Between June, 1989, and 1992, the City issued rehab loans for 139 multiple- family units. All of the households assisted were very low-income. This program was discontinued in FY 91-92. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-65 COMMUNITY DEVELOPMENT CHAPTER HOUSING FIF.XIF.NT 26. Enforce Land Use Ordinances The City will continue to actively enforce land use ordinances. 1989 Goal: Improved property maintenance throughout the City. Program Status: This is an ongoing process. 27. Mobile Home Park Displacement The City will meet and consult with mobile home owners who are potential displaces as the result of mobile home park conversions to other uses. 1989 Goal: Mitigate displacement impacts on mobile home park residents. Program Status: This program has not been implemented, since there have been no conversions other than the Driftwood mobile home park. The gradual conversion of this park is occurring due to Redevelopment Agency activities. Mitigation of relocation impacts is being addressed through the Redevelopment Agency. 28. Financial Assistance for Displaced Residents The City will provide financial assistance for relocation of persons displaced by redevelopment activities including occupants of mobile home parks. 1989 Goal: Mitigate impacts to displaced residents. Program Status: The majority of housing displacement has occurred in the Main Pier Redevelopment Project Area or due to public improvement projects. Relocation benefits have been provided. 29. Monitor and Replace Affordable Units in the Coastal Zone / The City will continue to monitor and assure replacement of low- and moderate-income housing which is demolished or converted in the Coastal Zone. 1989 Goal: Conservation of affordable housing through replacement. Program Status: There have been a total of 112 affordable units demolished in the Coastal Zone since June, 1989, and a total of 141 replacement units built. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-66 A COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • 30. Home Weatherization Improvements The Community Development Council, a non-profit corporation, the Southern California Gas Company, and Southern California Edison offer a variety of energy conservation services designed to assist low-income, senior citizens, the handicapped, and non-English speaking customers to help them reduce energy consumption. Homeowners or renters may qualify for the following free weatherization improvements: attic insulation, weather stripping, caulking, water heater insulation blankets, water-saving showerheads, heating/cooling duct insulation, as well as other types of improvements that increase energy efficiency. 1989 Goals: Improve residential energy efficiency and related housing costs. Program Status: This is an ongoing activity. 31. Code Enforcement • One of the primary objectives of the City's code enforcement program is to bring substandard housing units into compliance with City housing codes. The code enforcement program is operated through the City's Community Development Department. 1989 Goals: Expand the code enforcement program. • Program Status: Due to citizen complaints and community concerns regarding deterioration within the City,the code enforcement program has been expanded from 3 '/2 inspectors in 1989 to five full- time field inspectors, one part-time abandoned vehicle inspector,and one part-time business license enforcement inspection. This staffing level enables the Community Development Department to respond to the average monthly caseload of 625 code complaints. Code enforcement is an ongoing • activity in the City. Two Code Enforcement officers are funded using CDBG funds. 32. Interest Rate Write-Downs for Existing Affordable Housing The City of Huntington Beach has a number of affordable multiple-family housing projects that were built with the assistance of federal, state, or redevelopment set-aside monies, and/or that were given density bonuses or other non-monetary incentives. Some of these units have the potential to convert to market rate housing,because of expiration of the federal loan,expiration of the Section 8 contract, or expiration of other affordability controls. The City will develop a Multiple-Family Unit Interest Rate Write-Down Program that will offer a lump sum write-down of an existing interest bearing note • to reduce debt service on existing multiple-family apartment complexes. In return for the write- down,the property owner will execute with the City a recorded covenant requiring the continuation of affordable rental rates to low- and moderate-income households for a minimum of 15 years. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-67 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FLEMENT A. second approach to conserving existing affordable units would be for a ncn-profit developer to purchase subsidized projects at their market value with financing prov=ded by tax-exempt multiple- family revenue bonds issued by the City. The rating of these tax-exempt securities could be enhanced by pledge of the redevelopment housing set-aside funds, HOME, or other funds, thus r,:ducing the net interest cost of the mortgage loan. 1989 Goals: Conservation of existing stock of publicly-subsidized affordable housing. Program Status: Due to limitations on funding,this program has not been pursued. The City may still be interested in providing interest rate write-downs in conjunction with the two remaining bond projects at-risk of losing affordability controls - Seabridge Villas and Huntington Breakers. 33. Condominium Conversion Ordinance The City has adopted a stringent Condominium Conversion Ordinance that requires converted units to conform to the requirements of the City's Planned Unit Development (PUD) Ordinance. Since most existing multiple-family housing units have been developed to standards that generally require substantially less open space and parking than that required under the PUD Ordinance, these requirements serve as a significant disincentive for condominium conversions. The City will amend the ordinance to allow less stringent requirements for condominium conversions if a portion of the units are set aside for low- and moderate-income households. 1989 Goals: Regulate the conversion of rental to ownership units to allow for mitigation of impact to affordable rental housing stock. Program Status: As part of the Zoning Code rewrite, the City has adopted revisions to its Condo Conversion Ordinance to allow modified requirements if a portion of the units are set aside for low- and moderate-income households. 1 Housing Services Programs 34. Support Dayle Macintosh Center 1 The City will provide coordination and financial support to the Dayle Macintosh Center to maintain directory of accessible housing. 1989 Goal: Assist handicapped persons locate appropriate housing. 1 Program Status: The City contributed CDBG funds to the Dayle Macintosh Center during five years since 1989. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-68 1 • COMMUNITY DEVELOPMENT CHAPTER HOIJSIN . ELEMENT • 35. Housing Accessibility The City will fund rehabilitation loans to make housing accessible to handicapped persons. 1989 Goal: Provide modification assistance to 10 owner-occupied units. • Program Status: The City provided modification assistance to a total of six units since June, 1989. 36. State Mortgage Bond Allocation Committee • The City will apply to State Mortgage Bond Allocation Committee to provide below market rate financing for moderate-income first-time homebuyer households. 1989 Goal: Increase the share of the housing stock affordable to first-time home buyers. • Program Status: The City has participated in the mortgage credit certificate program since 1994. Since that time, the City has assisted 22 moderate-income households purchase their homes. 37. Ensure Eligibility of Housing Assistance Recipients • The City contracts with the Orange County Housing Authority(OCHA)to screen and verify incomes of potential participants in Section 8 housing assistance programs. 1989 Goal: Ensure that eligible recipients are occupying affordable housing. • Program Status: This is an ongoing activity. 38. Project Self-Sufficiency The Project Self-Sufficiency Program goal is to allow people to become independent of government • subsidies and be self-sufficient. To meet this goal,the program was awarded housing assistance in the form of Section 8 housing vouchers to low-income, single parents who are either currently homeless or at risk of becoming homeless. The project also has access to a nine-unit apartment which houses nine low-income single-parent families. Three of these units are owned and operated by Orange County Community Housing Corporation (OCCHC). The program also matches the • parent with the appropriate agencies in the community to receive needed items such as food, clothing, childcare and job training. The program is funded with CDBG grants and private sector donations which are raised by the Project Self-Sufficiency Foundation. 1989 Goals: Prevent additional single-parent households from becoming homeless. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-69 • COMMUNITY DEVELOPMENT CHAPTER HQUUNG EL.EME.NT Program Status: Since July 1, 1989, the City has assisted a total of 550 households through this program. In addition, the City helped address 6,500 crisis intervent ion inquiries by low income single-parent households. The program no longer receives Section 8 housing vouchers and certificates directly. The City has dedicated a nine-unit apartment complex for Project Self- Sufficiency families. The program encourages self-sufficiency through the achievement of educational and job retention goals. 3.9. Homeless Services The City offers financial assistance to local groups which provide services to the area's homeless population. 1989 Goal: Address the needs of the City's homeless through provision. of CDBG funds. Program Status: The City supports non-profit agencies servicing the homeless through the CDBG program. The City is a participant in the County's Continuum of Care strategy to assist homeless persons. 40. Home Sharing An ongoing City-funded shared housing program is offered at Roger's Senior Center in Huntington Beach. Roommate matches are made between seniors based on telephone requests. The City will undertake more active marketing to better advertise the program's availability to seniors in the community. The City will also investigate developing a pilot project to match residents of different age categories and linking with the Project Self-Sufficiency Program (see below). 1989 Goals: Provide approximately 30 to 40 roommate matches per year during the 1989 to 1994 period. Program Status: Since June 30, 1989,the City has assisted in placing a total of approximately -3 73 people. The City exceeded its program goal, but no longer participates in the program. 1 41. Assess Cumulative Impact on Community Facilities The City will review all changes in land uses to determine the cumulative impact on community facilities. 1 1989 Goal: Assure adequate community facilities and services for development in the City. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-70 I COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • Program Status: This is an ongoing activity that is addressed through policies of the General Plan which encourage improvement and upgrade of current facilities and services to adequately accommodate existing and new development. • 42. Energy Conservation and Recycling Include provisions for energy conservation measures and for recycling space within multiple-family residential developments through the Zoning Code update. • 1989 Goal: Reduce energy consumption. Program Status: The recycling area provisions were not pursued, since the City operates its own facility that sorts all refuse/recyclables after they are collected. The energy conservation measures that are implemented are those required through Title 24, and, therefore, there is no need to include them in the City's Zoning Code. • 43. Solar Access Review the Zoning Code and other policies to address solar access. • 1989 Goal: Energy conservation through preserving solar access. Program Status: Although not actively required, the City does have a policy to address the issue of solar access. • Removal of Government Constraints Programs 44. Handicap Accessibility • Implement State and Federal laws for handicap accessibility. 1989 Goal: Provide greater supply of handicap accessible units. Program Status: The City adopts and implements State and Federal handicap accessibility laws on an ongoing basis. However, no inventory of handicap accessible units is kept. Therefore, the • number of accessible units provided is unknown. i • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-71 • COMMUNITY DEVELOPMENT CHA?TER HOUSING FLEMENT 43. Provision of Day Care in Residential Zones Review the City's subdivision ordinance to identify any unnecessary restrictions related to provision of day care in residential zones. 1989 Goals: Facilitate opportunities for providing day care services to assist single parent and family households. Program Status: This was completed as part of the Zoning Code rewrite which was adopted in November of 1994. .46. Consistency Between Municipal Code and Housing Element The City will review Division 9 of the Municipal Code to ensure it reflects Housing Element policies and programs while maintaining adequate standards for development. 1989 Goal: To ensure consistency between the Housing Element and Zoning Code. Program Status: This was completed as part of the Zoning Code rewrite. However, the Zoning Code and Housing Element will need to be reevaluated as the two documents are amended from time to time. i Fair Housing Programs 47. Fair Housing Services Retain the Orange County Fair Housing Council(OCFHC)to provide assistance with addressing fair housing complaints. 1989 Goal: Resolution of fair housing issues as they arise. Program Status: This is an ongoing activity. Since June, 1989,the OCFHC has resolved or heard a total of 14,375 fair housing complaints. i i THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-72 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Summary of Appropriateness of 1989 Housing Element Programs The Element's overall intent of providing for housing construction, rehabilitation, and conservation remain highly appropriate for the current Housing Element. The following programs achieved their targeted goals: 2. Density Bonus Incentives - Since adoption of the 1989 Housing Element, the City has approved 190 affordable units using density bonus and incentives programs for affordable housing. 8. Tax-Exempt Mortgage Program - As of 1993, the City issued multiple-family mortgage revenue bonds to finance a total of 262 affordable housing units. 10. Single Room Occupancy (SRO) Housing - In 1991, the City adopted an ordinance to incorporate provisions for SRO/Living Units. 13. Monitor Changes in Industrial and Commercial Land Uses - As part of the General Plan process, the City has been assessing the changes in industrial,commercial and residential land uses to identify trends in land use patterns in the City. 0 15. Increased Residential Densities - Part of the General Plan update process has been to assess underused sites and sites which could accommodate higher density residential uses; where appropriate, the City amended the land use map to better meet its housing needs. 18. Establish Contact with Local Community Development Corporations- The Redevelopment Agency has developed contacts with several non-profit organizations and reviews their housing development proposals. 19. Handicapped Grant Program - Modification assistance has been provided for a total of six owner-occupied units since June, 1989. 0 21. Shared Equity Program -Between 1989 and 1996, 27 loans have been provided to low- and moderate-income households in conjunction with the Seaview Village Project. 23. Community and Neighborhood Enhancement - A total of 126 units occupied by very low- income households were assisted in the Oakview neighborhood. The Community and • Neighborhood Enhancement Program goals for 1989 were completed in the Amberleaf Circle Neighborhood -- all 76 substandard units were rehabilitated, public improvements were completed, and all owners have executed a maintenance agreement with the City. 24. City-Wide Housing Rehabilitation Loan Program - Since June, 1989, the City has provided for rehabilitation of 171 single-family units. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-73 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT 25. Renial Rehabilitation Program - Between June 1989 and 1992, the City issued rehabilitation loans for 139 multiple-family units. The program was discontinued in FY 1991-1992. 29. Monitor and Replace Affordable Units in the Coastal Zone -There have been a total of 112 affordable :snits demolished in the Coastal Zone since June, 1989, and a total of 141 replacement units built. 31. Code Enforcement- The code enforcement program has been expanded to provide six full- time inspectors,one part-time abandoned vehicle inspector,and one part-time business license enforcement inspector. 33. Condominium Conversion Ordinance - As part of its Zoning Code rewrite, the City has adopted revisions to its Condo Conversion Ordinance to allow modified requirements if a portion of the units are set aside for low- and moderate-income households. 34. Support Dayle Macintosh Center - The City contributed CDBG funds to the Center during five years since 1989. I 35. Housing Accessibility-The City provided modification assistance to owner-occupied six units since June, 1989. 36. State Mortgage Bond Allocation Committee - The Redevelopment Agency has participated -• in the mortgage credit certificate program since 1994. Since that time, the City has assisted 22 moderate-income households purchase their homes. 1 38. Project Self-Sufficiency- Since July 1, 1989, the City has assisted a total of 550 households through this program. 39. Homeless Services-The City supports non-profit agencies serving the homeless through the CDBG program, and participates in the County's Continuum of Care strategy. 40. Home Sharing- Since June 30, 1989, the City has assisted in placing a total of approximately 373 people. 45. Provision of Day Care in Residential Zones-This was completed as part of the Zoning Code rewrite,which was adopted in November, 1994. 46. Consistency Between Municipal Code and Housing Element - This was completed as part of the Zoning Code rewrite. 1 The following programs have not been implemented due to staffing and/or funding deficiencies, or are still in the implementation process. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-74 4 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FIEMENT • 7. "Fast Track"Procedure - The City is in the process of streamlining its development review process. 17. Affordable Housing Monitoring - The City is working on a program to monitor older affordable projects approved with density bonuses or other incentives. • 32. Interest Rate Write-Downs for Existing Affordable Housing - Due to lack of funding, this program has not been pursued. 42. Energy Conservation and Recycling- The recycling area provisions were not pursued since the City operates its own facility that sorts all refuse/recyclables after they are collected. The following programs did not meet their goals due to changes in the market. 1. New Low-/Moderate-Income Housing - Due to market demand, the 80 units that were originally planned were changed to 65 units, and of the 65, 22 will be affordable housing. • 14. Use of vacated School and Park Sites for Affordable Housing - The 776 units that were identified as the 1989 goal were projects in process at the time the 1989 Housing Element was prepared. These projects were not pursued. A total of 116 single-family units have been built on two vacated school sites. These projects provide 12 affordable units off-site. • Share of Region's Housing Needs State law requires jurisdictions to provide for their share of regional housing needs. The 1988 Regional Housing Needs Assessment (RHNA) for Huntington Beach was developed by SCAG. • Regional growth needs are defined as the number of units that would have to be added in each jurisdiction to accommodate the forecasted growth in the number of households by June 30, 2000, as well as the number of units that would have to be added to compensate for anticipated demolitions and changes to achieve an "ideal" vacancy rate of 3.14 percent. Huntington Beach's total regional housing growth need for the 1989-2000 period is 6,228 units. This • total is further allocated among HUD's four income groups to identify the types of households to be provided for as follows: 984 Very Low-Income (0-50% of Co. median income) 1,264 Low-Income (51-80%of Co. median income) 1,370 Moderate-Income (81-120% Co. median income) 2,610 Upper-Income. (>120% of Co. median income) Between July, 1989, and August, 1997,a total of 1,599 new housing units have been constructed in Huntington Beach. Table HE-26 provides a comparison of the number of housing units constructed since the 1989 Housing Element was adopted(i.e.,the period between July, 1989 and August, 1997), THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-75 • COMMUNIT`!DEVELOPMENT CHAPTER HOUSING ELEVEN . compared to the total regional housing growth need for the 1989-1998 period. The table shows that, fer all income categories, a shortfall of 4,629 units remains in comparison to projected regional housing needs. However,the 1988 RHNA was developed prior to the economic recession that started ir, the late 1980s, and continues to the present. Because of the recession, the housing market has b-yen depressed, and most urbanized_jurisdictions in the SCAG region have fallen significantly short in housing production compared with the RHNA projections. Table HE-27 shows the number of units by income category that are either approved but not yet constructed,or are pending approval. A total of 902 units' are anticipated to be constructed by June =00, 1999, leaving a RHNA shortfall of 3,727 units: 929 very low-, 1,212 low-, 1,161 moderate-, and 425 upper-income. The site inventory analysis contained in this Housing Element demonstrates the City's remaining - capacity for new residential development. The City has zoning in place to accommodate a total of 3,312 additional units including 2,575 units on vacant land, 363 units in the Downtown Specific Plan,and a net increase of 374 units on underutilized sites. An additional 2,359 units already have entitlements or are pending approval, as referenced in Table HE-27. The site inventory includes vacant land with no entitlements,and land that is developed, but at a lower density than is allowed. Regarding sites with higher densities that could accommodate lower income households with market rate housing,there are a total of 68 acres designated for densities ranging from 25 to 35 units per acre that could accommodate up to 1,900 units. The City intends to make a good faith effort to meet the housing needs of its very low-, low-, and moderate-income households. The City will continue to assist in the development of lower and moderate income affordable housing through Housing Element programs, including various regulatory and monetary incentives to facilitate development. Through these incentives,Huntington Beach will make every effort to address its housing needs for very low-, low- and moderate-income households during this Housing Element cycle. I 1 1 This includes vacant land with entitlements,and vacant land with development applications pending. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-76 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • TABLE HE-26 1989-1998 REGIONAL HOUSING GROWTH NEEDS COMPARED TO UNITS CONSTRUCTED BETWEEN DULY, 1989 AND AUGUST, 1997 Income Regional Number of New Remaining • Category Housing Units Units to be Needs Constructed Constructed Very Low 984 32 952 • Low 1,264 52 1,212 Moderate 1,370 130 1,240 Upper 2,610 1,385 1,225 Total 6,228 1,599 4,629 Source: 1988 SCAG Regional Housing Needs Assessment; City of Huntington Beach Planning Department. Note: The above figures include 18 low and 47 moderate income units which will be provided through off-site rehabilitation. • TABLE HE-27 HOUSING UNITS ANTICIPATED TO BE CONSTRUCTED BY JUNE 30, 1999 Housing Net Need [Remaining RHNA • Housing Projects Projects Total Anticipated Units to be Constructed(Table Income Approved-Not Pending to be Constructed HE-26)Less Total Anticipated to Category Yet Constructed' Approval' by June 30, 1999' be Constructed] Very Low 23 0 23 929 Low 0 0 0 1,212 • Moderate 75 130 79 1,161 Upper 478 1,653 800 425 Total 576 1,783 902 3,727 • Source: City of Huntington Beach Planning Department,as of August, 1997. 'Approved housing project information subtracts out 8 very low and 28 moderate income units which will be provided through off-site rehabilitation. Projects pending approval subtracts out 41 projected moderate income units which are anticipated to be provided through off-site rehabilitation. ' Units anticipated to be constructed by June 1999 subtracts out 8 very low and 36 moderate income units which are expected to be provided off-site. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-77 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Funding Sources For Affordable Housing There are three main funding sources for affordable housing in Huntington Beach: • Redevelopment Set-Aside - Twenty percent of the tax increment from the redevelopment project areas is required to be used for affordable housing; • Community Development Block Grant (CDBG) - This is a yearly allocation funded by the federal government; and • HOME Investment Partnership Program (HOME) - This is also a federally funded program. Redevelopment Set-Aside. Redevelopment law requires redevelopment agencies to reserve 20 percent of the tax increment collected annually for the purpose of providing affordable housing. Redevelopment agencies are also required to allocate 15 percent of the units produced in a project area for low-/moderate-income households. As required by law, the Huntington Beach Redevelopment Agency has a housing compliance plan for all project areas which specifies the estimated number of housing units for very low-, low-, moderate-, and upper income that will be produced over the next five years. The plan also specifies how the 20 percent tax increment set-aside monies will be spent. An Affordable Housing Strategy has been prepared for the City's Redevelopment Agency for the time period between FY 1996-1997 and FY 2000-2001. The strategy addresses the affordable housing production requirements for the City as a whole, as well as the redevelopment project areas. The agency's housing production requirements and replacement housing obligation are addressed in the Housing Plan. Other potential funding sources for affordable housing include Housing Opportunities for Persons with AIDS, the Emergency Shelter Grant Program, the Youth Housing/ Employment Program, and Homeless Assistance. Each of these is described below. Housing Opportunities for Persons with AIDS (HOPWA). HOPWA is an entitlement and competitive grant for long-term, comprehensive housing assistance and supportive services for low- income people with HIV/AIDS and their families. Allowable activities include property acquisition, residential rehabilitation, and support services. The City will also support the applications of non- profits,and will consider partnerships with non-profits as appropriate. City staff is participating with the Department of Housing and Community Development, County of Orange, in its application for HOPWA funds under the Continuum of Care HUD competitive grant process. Emergency Shelter Grant Program (ESG). Grants are for the purpose of improving the quality of existing shelters and to increase the number of new shelters for the homeless. Funds are awarded to local non-profits through the County, and the City is supportive of non-profits applications for 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-78 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING:ELEMENT • funding. Activities include homeless assistance in the form of property acquisition, new construction, rehabilitation,conversion, and support services. City staff is participating with Orange County in its Continuum of Care Strategy, much of which is funded through the ESG Program. Youth Housing/Employment Program. This program employs economically disadvantaged youth • and helps them obtain education, employment skills, and hands-on work experience in the home building industry constructing and rehabilitating affordable housing. The City will monitor the availability of funds for this program, and will consider supporting a non-profit agency making such an application for funding. Homeless Assistance. The City would be supportive of a non-profit agency making such application • for the funding. The City monitors the Notices of Funding Availability (NOFAs) issued by the Department of Housing and Urban Development(HUD)and the County so that the City can respond, and participates in the County's Continuum of Care Strategy. Community Development Block Grant (CDBG). The City receives a yearly allocation of CDBG • funds from the federal government. In Huntington Beach, the CDBG monies have been used for rehabilitation loans and grants, fair housing services,and agreements with Habitat for Humanity and Orange Housing Development Corporation for the creation of affordable housing. HOME Investment Partnership Program (HOME). The HOME Program is a federal program intended to expand and preserve the affordable housing supply for very low- and low-income • households. Eligible activities include housing rehabilitation, acquisition, new construction, rental assistance and first-time homebuyer assistance. The regulations require that a minimum of 15 percent of the HOME funds must be awarded to special housing non-profits known as Community Housing Development Organizations(CHDOs). Huntington Beach is using its HOME funds for the acquisition of multiple-family projects in need of rehabilitation; developing partnerships with • CHDOs and other non-profit housing developers; and to provide gap financing for non-profit housing partners with secured partial financing commitments from conventional lenders. • • • THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-79 • COMMUNITY DEVELOPMENT CHA13TER HO LSIN ,ELEMENT GOALS, OBJECTIVES,AND POLICIES The previous sections of the Housing Element establish the housing needs, opportunities and constraints in the City of Huntington Beach. This section sets forth the City's goals, objectives, and policies to address Huntington Beach's identified housing needs and housing priorities. The City of Huntington Beach adopted a series of goals and policies as part of its 1989 Housing Element Update to guide the development and implementation of its housing program. As part of the current Housing Element Update, these adopted goals and policies have been evaluated in terms of their effectiveness and actual results in implementation. In addition, the adopted goals and policies were reviewed in terms of their appropriateness in addressing the housing needs identified in this Housing Element Update. The following goals, objectives and policies will serve as a guide to City officials in daily decision making. The City of Huntington Beach has adopted three overall goals for its housing program which are consistent with State and Regional housing policies. These goals are: I. 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; and 3. The development of a balanced residential environment with access to employment opportunities, community facilities, and adequate services. In order to attain these general goals, the City has committed to specific goals, policies and programs. The policies are organized around five areas of concern which are identified by the State Department of Housing and Community Development(HCD) as important priorities in addressing local housing problems. These areas of concern are: 1)conservation of existing affordable housing; 2)provision of adequate sites for housing; 3)assistance with development of affordable housing; 4) removal of government constraints; 5) provision of equal housing opportunity; and 6) promotion of energy conservation. This section describes the specific goals, objectives, and relevant policies within each area of concern. 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-80 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING E.L.EM .NT • Existing Affordable Housing Goal HE 1 Conserve and Improve Existing Affordable Housing in Huntington Beach. • Objective HE 1.1 Retain and expand the supply of sound housing at prices affordable to all segments of the community through conservation of the currently sound housing stock, and rehabilitation of deteriorated units. • Policies HE 1.1.1 Encourage the retention of adequate numbers of mobile homes. (1-HE 5, LU 15.6) HE 1.1.2 Continue to enforce the City's mobile home conversion ordinance. (I-LU 1) • HE 1.13 Encourage the maintenance and repair of existing owner-occupied and rental housing to prevent deterioration of housing in the City. (1-HE 5-10, ME 16, I-LU 19, 1--LU 22) HE 1.1.4 Encourage the rehabilitation of substandard and deteriorating housing where feasible. • (1--HE 5-10, 1--HE 16, 1-L U 16, 1--L U 19, 1-L U 22) HE 1.1.5 Where possible, take action to promote the removal and replacement of those substandard units which cannot be rehabilitated. (1--L U 16, I--L U 19, I--L U 22) HE 1.1.6 Provide and maintain an adequate level of community facilities and municipal • services in all community areas. (I-HE 4, RCS 1, I-RCS 7, I-PF 2, and I-PF 13) HE 1.1.7 Improve and upgrade community facilities and services where necessary. (1--HE 4, 1- RCS 7, 1--PF 2, and I--PF 13) • HE 1.1.8 Encourage compatible design to minimize the impact of intensified reuse of residential land on existing residential development. (I--HE 18, L U 9.2.1, and I-L U 1) HE 1.1.9 Encourage preservation of the existing low density residential character in established single-family neighborhoods. (I--HE 18, 1-L U 9.2.1 and 1-L U 1) • HE 1.1.10 Promote and,where possible,require the continued affordability of all units produced or rehabilitated with participation by the City or its authorized agents, including affordable units produced through density bonuses and tax exempt financing. (I-HE 11, I-HE 16, I--HE 20 and I-HE 25-29) • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-81 • COMMUNITY DEVELOPMENT CHAPTER HOUSING EL.F.iyLE.NT HE 1.1.11 Re julate the conversion of existing apartment units to condominiums to minimize the adverse impact of conversions on the supply of low and moderate income rental housing, while recognizing that condominiums can offer affordable opportunities for home ownership. (I-HE 13 and 1-L U 1) HE 1.1.12 Mitigate the displacement impacts occurring as a result of residential demolition through unit replacement or relocation of tenants. (I-HE 14, 1--HE 15, and 1-LU 16) HE 1.1.13 Conserve affordable housing opportunities in the Coastal Zone through implementation of State requirements for replacement of low-and moderate-income housing, and for inclusion of affordable units where feasible in new residential construction. (I-HE 1 5) HE 1.1.14 Attempt to preserve low-income housing in the City that is at risk of converting to market rate by monitoring the status of prepayment-eligible and bond-financed projects, and identifying financial and organizational resources available to preserve these units. (1-HE 11) HE 1.1.15 Pursue a program that would offer developers an opportunity to purchase "at-risk" units as a means of satisfying affordable housing requirements that may be conditioned on their projects. (I-HE I1, 1-HE 16) Adequate Sites Goal HE 2 Provide Adequate Housing Sites. Objective HE 2.1 Provide appropriate zoning and regulatory incentives to facilitate the production of 31 very low, 115 moderate,and 800 upper income units through the remainder of this planning period. Policies HE 2.1.1 Take advantage of existing infrastructure and public improvements to provide additional affordable housing by allowing second units in single-family zoning districts. (I-HE 20) HE 2.1.2 Facilitate the development of 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 through General Plan designation and the Specific Plan process. (L U 11.1 and I-L U 4) 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-82 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING E.LEM .NT • HE 2.1.3 Use the following general criteria for identifying and evaluating potential sites for affordable housing and for the elderly and handicapped. While compliance with these criteria is preferable, no site shall be dismissed for failure to meet these criteria and shall be judged on its own merit. 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 affected by noise and blighted conditions; and • • located outside areas of predominantly lower income concentrations. (I-HE 20 and I--HE 21, and L U 9.5.1) • HE 2.1.4 Plan for residential land uses which accommodate anticipated growth from new employment opportunities. (I-HE 17 and LU I) HE 2.1.5 Locate residential uses in proximity to commercial and industrial areas and transportation routes to provide convenient access to shopping and employment centers. (L U 2.1.1, L U 2.1.4, and CE 3.1.1) • HE 2.1.6 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. (I--HE 17 and I-HE 18) HE 2.1.7 Use surplus park and/or school sites for residential use where appropriate and consistent with the City's General Plan. (I--HE 19, L U 13.1.6, L U 13.1.7 and I--L U 25) HE 2.1.8 Permit the development of manufactured housing in single-family zones, and accommodate the maintenance or development of mobile home parks through the City's Manufactured Housing Overlay Zone. (L U 1 S.6.1) • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-83 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FLEWFNT Development olAffordable Housing Goal HE3 Assist in Development of Affordable Housing. Objective HE 3.1 Facilitate the development of housing for low and moderate income households which is compatible with and complements adjacent uses and is located in close proximity to public and commercial services. Policies HE 3.1.1 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. (I-HE 16, 1-HE 20 - 30, I-LU 9, and LU 9.1.1) HE 3.1.2 Encourage both the private and public sectors to produce or assist in the production of housing with particu'.ar emphasis on housing affordable to lower income households, as well as the needs of the handicapped, the elderly, large families and female-headed households. (I--HE 20-1--HE 25, I--HE 27, I-HE 29, I--HE 30 and LU 9.5.1) HE 3.1.3 Use incentives where feasible to encourage the production of low- and moderate- 1 income housing. (I-HE 3, 1--HE 21, and 1--HE 25) HE 3.1.4 Encourage alternative forms of home ownership, such as shared equity ownership, shared living units, and other housing arrangements to make housing more affordable. (1-HE 1, 1--HE 2) 1 HE 3.1.5 Encourage the development of child care facilities with new housing development through conditions on project approval at the CUP or environmental level. Review the City's Zoning Ordinance to identify any unnecessary restrictions related to the provision of family day care and child care facilities in residential zones. (I-LU 13.1.3, 1-L U 13.1.6 and I-RCS 2) ! HE 3.1.6 Promote the adoption of development standards which reduce housing costs, while ensuring that any adverse impacts are minimized when increasing densities or relaxing standards. (I-HE 31 - I-HE 34) HE 3.1.7 Review all regulations, ordinances, departmental processing procedures, and residential fees related to rehabilitation and/or construction to assess their impact on housing costs, and revise as appropriate. (1-HE 32 - I HE 33, and I-LU 22) 4 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-84 COMMUNITY DEVELOPMENT CHAPTER HOUSING;ELEMENT • HE 3.1.8 Provide the management and personnel resources necessary to carry out identified housing programs and responsibilities. (I-PF 1, I-PF 2, and 1-PF 13) HE 3.1.9 Continue and expand use of Federal and State housing assistance programs. (I-HE 1 -1--HE 12, I--HE 14, I--HE 20, I-HE 21, I--HE 24, 1-HE 25, 1-HE 26, 1-HE 27, 1-HE 39) • HE 3.1. 10 Promote the availability of sufficient rental housing to afford maximum choice of housing types for all economic segments of the community. (1-HE 16, I-HE 20 - I- HE 30. and L U 9) HE 3.1.11 Review the City's condominium conversion ordinance,and consider revising to allow modified requirements for units which are set aside for low- and moderate-income households. (I-HE 13 and 1-HE 14) HE 3.1.12 Continue to coordinate with local social service providers and notify them of available City funding to address the needs of the City's homeless population. (I-HE • 40) HE 3.1.13 Encourage the provision of alternative housing through replacement housing and/or relocation for low or moderate income households displaced by public or private development. (I-HE 14, 1--HE 15) HE 3.1.14 Investigate the development of single room occupancy (SRO) hotels to provide housing opportunities for very low-income residents. (I-HE 33 and LU 9.5.1) Remove Constraints • Goal HE4 Remove Governmental Constraints. Objective HE 4.1 Mitigate any potential governmental constraints to housing production and affordability. Policies HE 4.1.1 Evaluate the City's General Plan policies to ensure they do not present any unreasonable constraints to the development of affordable housing or fair housing goals. (I-HE 34, and 1-HE 35) • THE CITY OF HUNTINGTON BEACH GENERAL PLAN I1-HE-85 • COMMUNITY DEVELOPMENT CHA'TER i HOUSING ELFMENT HE 4.1.2 Prcvide for a wide variety of housing types for different income levels and household needs. (I--HE 1 -I-HE 3, 1-HE S -I-HE 7, 1-HE 12 -1-IVE 16, 1-HE 20-1-HE 30, 1- L U 9, and L U 9.5.1) Equal Housing Goal HE5 Provide Equal Housing Opportunity. Objective HE 5.1 Promote equal housing opportunity for all residents to reside in the housing of their choice. Policies HE 5.1.1 Affirm a positive action posture to assure that unrestricted access to housing is available to the community. (I-HE 35- I-HE 37) HE 5.1.2 Promote housing which meets the special needs of handicapped and elderly persons., as well as housing facilities for drug and alcohol rehabilitation, and for persons with AIDS. (I-HE 20, I-HE 21, I-HE 31, I-HE 38, I-HE 39, and I-L U 9.5.1) 1 HE 5.1.3 Encourage the provision of adequate numbers of housing units to meet the needs of families of all sizes. (I-HE 1 -1-HE 3, 1-HE S-1-HE 7, 1-HE 12-I-HE 16, 21, 1-HE 20-I--HE 30, I-L U 9, and L U 9.5.1) Energy Conservation 1 Goal HE6 Promote Energy Conservation 1 Objective HE 6.1 Reduce residential utility costs through promoting energy conservation. Policies 1 HE 6.1.1 Encourage the use of energy conservation devices and passive design concepts which make use of the natural climate to increase energy efficiency and reduce housing costs. (I-HE 49, I-HE 50, I-ERC 1 and 1-U 7) 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-86 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • HE 6.1.2 Encourage housing unit retrofitting through public education, including attic insulation and weatherstripping,concurrent with improvements to the dwelling. (1- HE 49, I--HE 50, 1-U 2, 1-U 7, and I-L U 22) • HE 6.1.3 Investigate the feasibility of the use of renewable energy sources (e.g., solar) for hot water, space, and pool heating of larger housing developments. (1--HE 49 and I-HE 50) HE 6.4. Encourage deed restrictions that protect solar access in new development. (I--HE 49) • HE 6.5. Continue to encourage alternative forms of transportation, such as buses, bicycles, and walking. (1--ERC 5.1.3, I-ERC 1, I-CE 4.1.1, I-CE 4.1.2, I-CE 1, I-CE 2, I-CE 3, I-CE 8, 1--A01, 1-A0 3 and I-A0 4) • IMPLEMENTATION PROGRAMS The goals, objectives and policies contained in the Housing Element address Huntington Beach's identified housing needs and are implemented through a series of housing programs and activities. Housing programs and activities described below define the specific actions the City will take to • achieve specific goals, objectives and policies. These descriptions also include program goals for the 1998-2000 planning period. The Housing Program Summary Table HE-29, located at the end of this section, summarizes the goals of each housing program through June 30, 2000, along with identifying the program funding source, responsible agency, and time frame for implementation. ISSUE AREA: CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING • I-HE 1. Down Payment Assistance Program -Existing Program Program Description: The City will continue to implement a shared equity program on a project by project basis to provide down payment assistance to moderate-income first time home buyers. Objective: Increase home ownership opportunities for moderate-income households. Two-Year Goal: Assist 10 moderate-income first time home buyers. Agency Responsible for Implementation: Economic Development Department • Funding Source: Redevelopment Set-Aside. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-87 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Time Frame: Ongoing. I-HE 2. Mortgage Credit Certificate Program Program Description: The City will participate in the Mortgage Credit Certificate Program to provide assistanc;, to moderate-income first time home buyers. The Mortgage Credit Certificate (MCC) is a way for the City to further leverage homeownership assistance. MCCs are certificates issued to income qualified first time homebuyers authorizing the household to take a credit against federal income taxes of up to 20 percent of the annual mortgage interest paid. The mortgage payments are used to repay the bonds; there is no City guarantee required. Objective: Increase home ownership opportunities for moderate-income first time home buyers. Two-Year Goal: Establish participation in the Mortgage Credit Certificate Program. Agency Responsible for Implementation: Economic Development Department Funding Source: Federal Tax Credits. Time Frame: Ongoing. 1 I-HE 3. Rental Certificates - Existing Program Program Description: Through OCHA, provide Section 8 rental certificates/vouchers to income eligible singles and families of all sizes. 4 Objective: Provide rental housing affordable to very low income households. Two-Year Goal: Continue to coordinate with OCHA. Agency Responsible for Implementation: Orange County Housing Authority (OCHA) Funding Source: HUD Section 8. Time Frame: Ongoing. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-88 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FlYMENT I-HE 4. Adequate Community Facilities - Existing Activity Program Description: The City will review all changes to planned land uses to determine cumulative impacts on community facilities. • Objective: To assure adequate levels of community facilities and services. Two-Year Goal: Continue this as part of the development approval process. Agency Responsible for Implementation: Community Development Department; Department of • Public Works Funding Source: General Fund; Developer Fees. I Time Frame: Ongoing. • I-HE 5. Single-Family Rehabilitation - Existing Program Program Description: The City will continue to make available low interest rehabilitation loans for low- and moderate-income owner-occupied single-family housing including mobile homes. • Objective: To preserve existing affordable housing. Two-Year Goal: 15 units per year (30 units over the next two years), with a maximum loan of $15,000 per unit. • Agency Responsible for Implementation: Economic Development Department Funding Source: CDBG funds; HOME funds. Time Frame: Ongoing. • I-HE 6. Multiple-Family Acquisition and Rehabilitation through Non-Profit Developers - Existing Program Program Description: The City will continue to assist non-profits with acquisition and rehabilitation • of existing multiple-family housing stock. Objective: To preserve existing affordable housing. Two-Year Goal: Rehabilitation of five units per year. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN I1-HE-89 • I COMMUNITY DEVELOPMENT CHAPTER HOUSING EL.EIJE.NT Agency Responsible for Implementation: Economic Development Department; Redevelopment Agency Funding Source: HOME; Redevelopment Set-Aside Funds; CDBG. Time Frame: Ongoing. I-HE 7. Multiple-Family Rehabilitation Assistance to Investors/Owners - Existing Program Program Description: Within select target areas, the City will continue to provide low interest rehabilitation loans to investor-owners of multiple-family rental housing. Objective: To preserve existing affordable housing. Two-Year Goal: Rehabilitation of 8 units per year(a total of 16 units). Agency Responsible for Implementation: Economic Development Department Funding Source: CDBG Funds; Redevelopment Set-Aside Funds; HOME. Time Frame: Ongoing. I-HE 8. Monitor Housing Conditions - Existing Activity Program Description: The City will monitor housing conditions in neighborhoods considered marginal or at-risk for deteriorated conditions in order to identify the need to expand existing rehabilitation programs. 1 Objective: To prevent deterioration in marginal neighborhoods. Two-Year Goal: Target different areas of the City each year. Agency Responsible for Implementation: Community Development Department; Economic 1 Development Department Funding Source: General Fund; CDBG Funds. Time Frame: Ongoing. 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN I[-HE-90 • COMMUNITY DEVELOPMENT CHAPTER HOUSING;ELEMENT I-HE 9. Neighborhood Improvement Programs Program Description: This activity will be used to administer and implement a comprehensive neighborhood improvement in target areas of City, including: Home Improvement Rebates; Home Security; Target Area Code Enforcement; Neighborhood Cleanup Days; and Graffiti Removal and • Prevention. In addition, the City will facilitate formation of Property Owner Associations within Target Areas to encourage property maintenance,deter overcrowding,and instill neighborhood pride. These programs will help improve homes and enhance neighborhoods in the city. Objective: To increase property maintenance and neighborhood improvements in target areas. Two-Year Goal: Target different areas of the City each year. Agency Responsible for Implementation: Community Development Department; Economic Development Department • Funding Source: CDBG Funds; Redevelopment Set-Aside; private funds. Time Frame: Ongoing. I-HE 10. Citywide Code Enforcement Program - Existing Program Program Description: The City will continue to enforce the City's code enforcement program, including property maintenance inspections. Objective: To ensure uniform maintenance consistent with the standard prevalent in the community. • Two-Year Goal: Continue property maintenance inspections. Agency Responsible for Implementation: Community Development Department Funding Source: General Fund; CDBG Funds Time Frame: This is an ongoing activity. I-HE 11. Affordable Housing Monitoring Program - Existing Program r Program Description: The City will develop an affordable housing monitoring program, including restrictive covenants for resale and rental units and financing mechanisms to ensure long-term conservation of affordable units for which the City, State or Federal government has provided assistance and/or incentives. The City's density bonus and bond-financed units will be monitored and financial and organizational resources will be identified to preserve projects at risk of losing THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-91 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FLEMENT their affordability controls. In addition, the City will develop a program that would offer developers an opportunity to purchase"at-risk" units as a means of satisfying affordable housing requirements that may be part of the conditions of approval for their projects. Objective: To retain the existing affordable units that have been produced with public sector assistance and/or Incentives. Two-Year Goal: The City will locate all of the existing units with low income use restrictions, establish an ongoing monitoring program, and create a preservation program by June 30, 1999. Agency Responsible for Implementation: Economic Development Department; Community Development Department Funding Source: General Fund; CDBG; Redevelopment Set-Aside; HOME. Time Frame: This is an ongoing activity, however, the preservation program will be in place by the end of June, 1999. I-HE 12. Multiple-Family Interest Rate Write-Down Program Program Description: The City will develop a Multiple-Family Interest Rate Write-Down Program targeted to the 137 low income units in Seabridge Villas and Huntington Breakers at-risk of conversion to market-rate housing. Objective: To conserve the existing stock of publicly-assisted affordable housing. Two-Year Goal: The City will have this program in place by June 30, 1999. Preserve 137 low income bond units at risk of conversion to market rate. 1 Agency Responsible for Implementation: Economic Development Department Funding Source: CDBG; Redevelopment Set-Aside; HOME. Time Frame: Once established by the end of June, 1999, the program will be ongoing. 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-92 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FL.FMFNT I-HE 13. Condominium Conversion Ordinance- Existing Program Program Description: The City will continue to enforce its Condominium Conversion Ordinance, while considering revisions to allow modified requirements for affordable units. Objective: To regulate the conversion of rental housing to owner-occupied units to mitigate impacts on affordable rental housing. Two-Year Goal: The City will continue to enforce the ordinance. • .4gency Responsible for Implementation: Community Development Department; City Attorney Funding Source: General Fund. Time Frame: This is an ongoing activity. • I-HE 14. Financial Assistance for Displaced Residents - Existing Program Program Description: The City will require a housing replacement plan for all redevelopment projects that result in displacement of residents. In addition, the City will provide financial assistance for relocation of persons displaced by government activities. Objective: The requirement for a housing replacement plan and financial assistance for relocation of residents shall be required of all projects. Two-Year Goal: To provide housing for those displaced due to development. • agency Responsible for Implementation: Economic Development Department Funding Source: Redevelopment Funds; CDBG; HOME; Section 8 (OCHA) Time Frame: This will be an ongoing activity. I-HE 15. Replacement of Affordable Housing- Existing Program Program Description: The City will require a housing replacement plan for all projects that result • in demolition of housing for low-and moderate-income households located within the Coastal Zone. If the housing is demolished as part of the redevelopment plan, the Agency will assure that a relocation plan will provide financial assistance for relocation of persons displaced by redevelopment activities as required by Redevelopment law. • Objective: Conservation and replacement of affordable housing. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-93 • COMMUNITY DEVELOPMENT CHAPTER HOUS ELFMFNT Two-Year Goal: !o continue monitoring affordable housing. Agency Responsible for Implementation: Community Development Department; Economic Development Department. Funding Source: General Fund; Redevelopment Set-Aside Time Frame: This will be an ongoing activity. I-HE 16. Off-Site Multi-family Acquisition/Rehabilitation Program Description: The City has been allowing developers to provide their affordable housing requirements(a condition of new residential development in the City) through rehabilitation of low and very-low income units in various projects within the City. The affordability of the units is secured for a minimum 30 year period through an affordable housing agreement between the City, the developer, and a non-profit organization that administers the affordable rental units and is responsible for monitoring and annual reporting of the affordable rental rates and renter eligibility certification to the City. Objective: To facilitate rehabilitation and long term affordability of City's rental housing stock. Two-Year Goal: Provide an additional 23 affordable units through off-site, deed restricted rental rehabilitation. Agency Responsible for Implementation: Community Development Department. Funding Source: None necessary Time Frame: This will be an ongoing activity 1 ISSUE AREA: PROVISION OF ADEQUATE HOUSING SITES 1 I-HE 17. Vacant Land Inventory - Existing Activity Program Description: The City will maintain an up-to-date inventory of vacant land within the City. This inventory will be updated annually. 1 Objective: Expedite identification of residential opportunities in Huntington Beach. Two-Year Goal: Review the vacant land inventory on an ongoing basis. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-94 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • Agency Responsible for Implementation: Community Development Department; Economic Development Department Funding Source: General Fund; CDBG • Time Frame: This will be an ongoing activity. I-HE 18. Monitor Changes in Industrial and Commercial Land Use- Existing Activity Program Description: The City will monitor changes in industrial and commercial land use within the City, and assess the impacts of the changes on residential land use. Objective: Reflect changing conditions to adequately respond to current housing needs. Two-Year Goal: Monitor changes in industrial and commercial land use on an ongoing basis. • Agency Responsible for Implementation: Community Development Department; Economic Development. Funding Source: General Fund r Time Frame: This will be an ongoing activity. I-HE 19. Residential Development Opportunities on School Sites - Existing Activity • Program Description: The City will work with the school districts to provide residential development opportunities on appropriate surplus school sites. Objective: To increase the availability of sites for residential development. Two-Year Goal: The availability of school district property will be evaluated on an ongoing basis. • Agency Responsible for Implementation: Community Development Department; Department of Public Works; Economic Development Department; Community Services Department Funding Source: Department Budgets • Time Frame: This will be an ongoing activity. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-95 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT ISSUE: ASSIST IN THE DEVELOPMENT OF AFFORDABLE HOUSING I-HE 20. Development of Senior Citizen and Low-/Moderate-Income Housing - Existing Activity Program Description: The City will continue to make available Redevelopment Agency-owned property, set-aside funds, and other available resources for the construction of senior citizen and/or low- and moderate-income housing. As part of this activity, the City also provides for reduced development standards through use of the City's Senior Residential Suffix zoning. Objective: To add to the City's affordable housing stock. Two-Year Goal: Assist with production of 21 units by June 30, 1998. Agency Responsible for Implementation: Economic Development Department. Funding Source: Redevelopment Housing Set-Aside Fund;Housing Tax Credits;HUD Section 202. Time Frame: This is an ongoing activity. I-HE 21. Incentives for Development of Senior Citizen and Low-/Moderate-Income Housing -Existing Activity 1 Program Description: The City will continue to offer incentives, including density bonus, land write-downs,and write-downs of other development costs, to for-profit and non-profit developers, for the development of senior citizen and low-/moderate-income housing. Objective: To add to the City's affordable housing stock. 1 Two-Year Goal: Development of between 5-10 additional affordable units by June 30, 1998. Agency Responsible for Implementation: Community Development Department; Economic Development Department 1 Funding Source: General Fund; Redevelopment Set-Aside; HOME; CDBG; HUD Section 202. Time Frame: This is an ongoing activity. 1 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN I1-HE-96 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • I-HE 22. Provide Consultation and Technical Support for Affordable Housing Projects - Existing Activity Program Description: The City will continue to provide consultation and technical assistance to aid private developers in expanding housing opportunities. • Objective: To add to the City's affordable housing stock. Two-Year Goal: Continue to provide consultation and technical support. • Agency Responsible for Implementation: Community Development Department; Economic Development Department Funding Source: General Fund; Redevelopment Set-Aside; HOME; CDBG Time Frame: This is an ongoing activity. • I-HE 23. Solicit Participation of Private Developers in Affordable Housing Programs - Existing Activity Program Description: The City will continue its outreach campaign to solicit participation of private developers in affordable housing programs. The City will also maintain a roster of interested developers. An open door policy is in place for special non-profit housing developers known as Community Housing Development Organizations (CHDOs) using HOME funding. Objective: To foster the production of affordable housing. Two-Year Goal: Continue outreach and maintain roster. .4gency Responsible for Implementation: Economic Development Department • Funding Source: Department Administrative Budget Time Frame: This is an ongoing activity. • • THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-HE-97 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT I-HE 24. Encourage and Facilitate Development of Affordable Mousing- Existing Activity Program Description: The City will continue to establish contact with local community development corporations and other non-profit housing providers to encourage and facilitate the development of affordable housing in the City. Objective: To provide increased housing opportunities for low- and moderate-income households. Two-Year Goal: Continue contacts with local community development corporations and non-profits. Agency Responsible for Implementation: Economic Development Department; Community Development Department Funding Source: None necessary. Time Frame: This is an ongoing activity. I-HE 25. Tax Exempt Mortgage Financing- Existing Activity Program Description: The City will continue to provide tax exempt mortgage financing for new multiple-family housing as allocations from the State are available. Objective: To increase the supply of affordable rental housing stock. j Two-Year Goal: Continue to monitor interest rates for opportunities. Agency Responsible for Implementation: Economic Development Department Funding Source: Tax Exempt Financing Time Frame: This is an ongoing activity. I-HE 26. Project Self-Sufficiency - Existing Program 4 Program Description: This program offers assistance to families, through a broad array of networking agencies. The program is designed to promote self-sufficiency among the participants. Program participants are required to attend school or job training, and :o secure employment. Objective: To prevent single-parent households from becoming homeless through education and job training. Two-Year Goal: Continue program. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-98 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT Agency Responsible for Implementation: Community Services Department Funding Source: CDBG Funds and private donations Time Frame: This is an ongoing activity. • I-HE 27. OCHA "Gap" Financing for Affordable Housing- Existing Program Program Description: The City will encourage use of "gap" financing supplied by OCHA for • affordable housing projects. Objective: To increase the supply of affordable housing. Two-Year Goal: Continue program. • Agency Responsible for Implementation: Economic Development Department Funding Source: OCHA Time Frame: This is an ongoing activity. • I-HE 28. Redevelopment Agency Production and Replacement Housing Obligations-Existing Program Program Description: The Redevelopment Agency will continue to pursue the production of • affordable housing using CDBG and HOME funds, redevelopment set-aside funds and other available resources to meet the Agency's ongoing housing production and replacement obligations. Objective: To increase the supply of affordable housing. Two-Year Goal: Construct a total of 25 affordable housing units. Agency Responsible for Implementation: Economic Development Department Funding Source: CDBG funds; Redevelopment Agency funds; HOME; State and Federal Housing Tax Credits; other funds as available. • Time Frame: This is an ongoing activity. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1 I-HE-99 • COMMUNITY DEVELOPMENT CHAPTER LQUSIN . LEM .NT I-HE 29. Implement Inclusionary Housing.Ordinance. Program Description: The City will pursue adoption and implementation of an inclusionary housing ordinance. In general, "inclusionary housing" refers to provisions within the jurisdiction's zoning ordinance which require an established percentage of units within a market rate development be price-restricted as affordable units to be occupied by low- and moderate-income households. Most inclusionary housing ordinances provide several options for fulfiilment of the inclusionary housing requirement, such as provision of units either on- or off-site, or payment of an affordable housing in-lieu fee. The amount of the in-lieu fee is determined based on the amount of subsidy that would be necessary to develop the required inclusionary housing units at levels affordable to low- and moderate-income households(this is referred to as the "affordability gap"). Objective: To provide mechanism for integration of affordable housing within market rate developments, or development of off-site affordable units through payment of an in-lieu fee. Two-year Goal: Evaluate establishment of an inclusionary housing ordinance. Agency Responsible for Implementation: Community Development Department; Economic Development. Funding Source: Department Budget 1 Time Frame: June 30, 1999 I-HE 30. In-Lieu Fee Program for Non-Residential Development. Program Description: The City will evaluate establishing an in-lieu housing fee program for non- residential development. There is a clear relationship between the addition of new buildings where people are employed within a given area and the demand for housing in that area. If new buildings add workspace and increase net employment, they will attract new workers to the area who will, in turn, increase the demand for housing. The additional demand in the housing market may induce builders to construct some amount of new housing,but this market-rate housing may not be affordable, and the additional demand will also make existing housing more expensive. The increased cost and diminished availability of housing will have its greatest effect on low- and moderate- income households who can least afford it. 1 In 1981, San Francisco began its Office Housing-Production Program which required developers to mitigate the housing market impact of new downtown office buildings by developing or paying for new housing units. Subsequently,these employment-housing"linkage"programs have been adopted . 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-100 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEAI NT • by various other jurisdictions throughout the State and country, including Sacramento, Berkeley, Santa Barbara County, Santa Monica. West Hollywood, Boston, Seattle and Miami. Such programs usually focus on the provision of affordable housing for low- and moderate-income persons - housing at sales prices and rents below those needed to cover the costs of new construction, and which developers will therefore not build without subsidy. The logic of most jobs-housing linkage • programs holds that expanding the housing supply in the lower price and rent ranges will do most to mitigate the impact on the housing market from the influx of new workers, since they would otherwise compete with existing residents for the limited stock of affordable housing. Objective: To provide mechanism to mitigate impact of commercial development on affordable • housing demand. Two-near Goal: Conduct a Nexus Study to quantify the relative impact of commercial development on affordable housing. Establish an in-lieu fee program as appropriate. Agency Responsible for Implementation: Community Development Department; Economic Development Department. Funding Source: Department Budget Time Frame: June 30, 1999 • ISSL-E: REMOVAL OF GOVERNMENTAL CONSTRAINTS I-HE 31. Handicapped accessibility - Existing Activity • Program Description: The City will continue to adopt updates to the State Uniform Building and Housing Codes to reflect current accessibility requirements. Objective: To provide more locational choice for the physically handicapped through the increase in supply of suitably accessible rental units. • Two-Year Goal. Continue to be current with the State Uniform Building and Housing Codes. Agency Responsible for Implementation: Community Development Department Funding Source: None necessary. • Time Frame: This is an ongoing activity. I-HE 32. "Fast Track" Processing for Affordable Housing Projects • THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-101 • COMMUNITY DEVELOPMENT CHAPTER HOUSING FI FMFNT Program Description: The City will evaluate its approval process and determine the feasibility of a "fast tract" approval process for affordable housing projects. Objective: To improve the economic feasibility of affordable housing projects. Two-Year Goal: Evaluate development of a specific procedure for fast track processing. Agency Responsible for Implementation: Community Development Department Funding Source: Department budget. Time Frame: Begin development of a procedure by June 30, 1999. I-HE 33. Encourage Implementation of SRO Ordinance Program Description: The City will develop a program to encourage implementation of the SRO Ordinance. Development standards for SROs are codified in the Zoning Ordinance(Section 230.46, Non-Residential Districts). Objective: To increase the supply of affordable housing. Two-Year Goal: Develop implementation program. 1 Agency Responsible for Implementation: Community Development Department Funding Source: General Fund Time Frame: Begin development of an implementation plan by June 30, 1999. I-HE 34. Review the General Plan and the Zoning Subdivision Ordinance for Consistency with Housing Element -Existing Activity Program Description: The City will review the other General Plan Elements and the Zoning Subdivision Ordinance to ensure it reflects Housing Element policies and programs. Objective: To ensure consistency in implementing the housing programs. Two-Year Goal: Continue to review the General Plan & Zoning Ordinance on an ongoing basis. 1 Agency Responsible for Implementation: Community Development Department Funding Source: General Fund. 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-102 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • Time Frame: This is an ongoing activity. ISSUE: EQUAL HOUSING OPPORTUNITY • I-HE 35. Fair Housing Plan Program Description: As required by HUD, the City will prepare an "Analysis of Impediments to Fair Housing Choice" and implement Plan actions to address identified impediments. Objective: To identify impediments to fair housing choice. • Two-Year Goal.• Continue to provide fair housing services. Implement actions called for in 1996 Fair Housing Plan. Agency Responsible for Implementation: Economic Development Department; Community Development Department. Funding Source: Department Budgets; CDBG. Time Frame: This will be an ongoing activity. • I-HE 36. Continue to Use Services of the Fair Housing Council of Orange County (FHCOC) -Existing Activity Program Description: The City will continue to use the services of the FHCOC. All complaints of discriminatory housing practices will be referred to FHCOC, and they will also provide education and outreach services about fair housing issues in Huntington Beach. Objective: To assist residents in efforts to obtain unrestricted access to housing. • Two-Year Goal: Continue to provide fair housing services. Agency Responsible for Implementation: Economic Development Department Funding Source: CDBG. Time Frame: This is an ongoing activity. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-103 • COMMUNITY DEVELOPMENT CHAPTER HO USING ELFU .NT I-HE 37. Fair Housing Ordinance Program Description: The City will adopt a Fair Housing Ordinance substantially equivalent to the Federal Fair Housing Act, as amended in 1988, showing compliance with Federal and/or State law. Objective: To affirmatively further fair housing choice. Two-Year Goal: Begin draft, obtain citizen comment, and design enforcement program. Agency Responsible for Implementation: Economic Development Department; Community Development Department and City Attorney's Office. Funding Source: Department Budgets; CDBG Time Frame: Begin development of Fair Housing Ordinance by June 1999. I-HE 38. Accessible Housing Coordination - Existing Activity Program Description: The City will continue to coordinate with the Dayle Macintosh Center to maintain a directory of accessible housing for handicapped persons. Objective: To make accessible information on locational choice for the physically handicapped. Two-Year Goal: Continue to maintain an up-to-date directory. Agency Responsible for Implementation: Economic Development Department; Dayle Macintosh Center. Funding Source: N/A Time Frame: This is an ongoing activity. I-HE 39. Rehabilitation Loans and Grants for Unit Modifications for the Physically Handicapped - Existing Program Program Description: The City will increase the public's awareness of available grants, through preparation and distribution of information packets, which are available to owners of rental housing, and loans which are available to owner-occupants, for modifications necessary to make units accessible to and suitable for the physically disabled. Objective: To provide more locational choice for the physically handicapped due to an increase in the supply of suitable units. i THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-H E-104 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • Two-Year Goal: Modification assistance for two rental and two owner units. Agency Responsible for Implementation: Economic Development Department Funding Source: CDBG. • Time Frame: This is an ongoing activity. I-HE 40. Continuum of Care - Homeless Assistance • Program Description: Continue to participate in the County's Continuum of Care Strategy to assist homeless persons transition through the various stages to self-sufficiency. Continue to fund local non-profit groups that provide services to the area's homeless population. Provide public notification of the availability of funds through newspaper advertisements, as well as direct notification to local service providers. • Program Objective: To address the needs of the City's homeless. Two-Year Goal: Participate in the County's Regional Committee for the Continuum of Care. A portion of the City's CDBG monies will be used to fund homeless services providers. • Agency Responsible for Implementation: Economic Development Department Funding Source: CDBG. Time Frame: This is an activity approved annually in the City's Consolidated Action Plan. • ISSUE: ENERGY CONSERVATION I-HE 41. Review Relevant Regulations and Policies to Address Solar Access-Existing Activity • Program Description: Review the City's zoning and subdivision regulations, EIR and site plan review guidelines, and municipal landscaping policies and revise as appropriate to address the issue of solar access. • Objective: Provide for sustained energy conservation in existing and new development. Two-Year Goal: Continue to review the relevant regulations and policies on an ongoing basis. Agency Responsible for Implementation: Community Development Department • Funding Source: General Fund. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-105 • COMMUNITY DEV"ELOPMENT CHAPTER NOU.4INC: FL F.MENT Time Frame: This is an ongoing activity. I-HE 42. Continue to Support Energy Conservation Programs Offered by the Utilities. Program Description: Continue to support and assist in publicizing energy conservation programs offered by the utilities and non-profit agencies. Objective. Improve residential energy efficiency and allow for related reductions in housing costs. Two-Year Goal: Continue activity. Agency Responsible for Implementation: Community Development Department Funding Source: General Fund Time Frame: This is an ongoing activity i i THE CITY OF HUNTINGTON BEACH GENERAL PLAN I I-H E-106 1 • COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT • TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM • PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING: • 1. Down Payment Continue to Assist 10 first Economic Redevel- Ongoing Assistance implement shared time Development opment Set- Program equity program on a moderate- Department Aside project by project income basis. Increase households home ownership opportunities for • moderate-income first time homebuvers 2. Mortgage Credit Participate in the Participate in Economic Federal Tar Ongoing Certificate Mortgage Credit Mortgage Development Credits Program Certificate program. Credit Department Increase home Certificate • ownership program opportunities for moderate-income first time homebuvers_ 3. Rental Certificates Through OCHA, Continue to Orange County HUD Ongoing • provide Section 8 coordinate Housing Section 8 rental certificates/ with Orange Authority vouchers to families County of all sizes.Provide Housing rental housing Authority affordable to very low income • I households. 4- Adequate Review all changes Continue as Community General Ongoing Community in planned land uses part of Development Fund/ Facilities to determine development Department; Developer cumulative impacts approval Department of Fees on community process Public Works facilities. Assure • adequate levels of community facilities and services. • THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-107 • COMMUNITY DEVELOPMENT CHAPTER HOUSING F_LFMENT TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING(continued) 5. Single-Family Continue to make A total of 30 Economic CDBG Ongoing Rehabilitation available low low-income Development Funds; interest rehab loans units- Department HOME for low-income maximum Funds owner-occupied loan of single-family V 5,000 per housing. Preserve unit(15 per existing affordable year). housing. 6- Multiple-Family Continue to assist Rehabili- Economic HOME; Ongoing Acquisition and non-profits in cation of 10 Development Redevel- Rehabilitation acquisition and low-income Department; opment through Non-Profit rehabilitation of units(5 per Redevel- Set-Aside; Developers existing multiple- year). opment CDBG family housing Agency stock within enhancement and redevelopment areas. Preserve existing affordable housing. 7. Multiple-Family Within selected 16 low- Economic CDBG Ongoing Rehabilitation target areas,provide income units Development Funds; Assistance to low interest rehab (8 per year). Department Redevel- ' Investors/Owners loans to investor- opment Set- owners of multiple- Aside; family rental HOME housing. Preserve existing affordable. housing. 8. Monitor Housing Monitor housing Target Economic General Ongoing Conditions conditions in different areas Development Fund; neighborhoods of the City Department; CDBG considered marginal every year Community Funds or at-risk for Develop- deteriorated ment conditions in order Department to identify the need ' to expand existing rehab programs. Prevention of deterioration in marginal neighborhoods. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-108 1 iCOMMUNITY DEVELOPMENT CHAPTER HOUSING:ELEMENT � TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM Two RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING(continued) 9. Neighborhood Implement Hold Community CDBG; Ongoing Improvement comprehensive community Development Redevelop- Programs neighborhood meetings in Department ment Set- improvement the target area and Economic Aside; Strategy in target for each year Development Private areas. Increase Department Funds. property maintenance and • neighborhood improvements in target areas. 10. Citywide Code Continue to enforce Continue Community General Ongoing Enforcement the City's code property Development Fund; Program enforcement maintenance Department CDBG program,including inspections Funds property maintenance inspections.Ensure uniform maintenance consistent with the standard prevalent in the community. It. affordable Develop an Locate all Economic General Ongoing Housing affordable housing units and Development Fund; Monitoring monitoring establish Department; CDBG; Program program,including ongoing Community Redevel- restrictive monitoring Development opment covenants for resale program. Department Set-Aside; and rental units and Create HOME financing preservation mechanisms to program by ensure long-term June 30, 1999 conservation of affordable units for which City,State or • Federal incentive has been provided. Retention of affordable units produced with public sector assistance/ incentives THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-109 COMMUNITY DEVELOPMENT CHA?TER HOUSING ELEMENT FABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING(continued) 12. .Llultiple-Family Develop a Multi- Implemen- Economic Redevel- Establish by Interest Rate Family Interest Rate tation of Development opment Set- end of June, Write-Down Write-Down program. Department; Aside; 1999. Program Program targeted Preservation HOME; Thereafter it towards publicly- of 137 at-risk CDBG will be subsidized housing bond units. ongoing. projects with the potential for conversion to market rate. Conservation of existing stock of publicly-assisted affordable housing. 13 Condominium Continue to enforce Continue to Community General Ongoing Conversion the City's enforce the Development Fund Ordinance condominium ordinance Department; conversion City Attorney ordinance.Regulate the conversion of rental housing to ownership units in order to mitigate impacts on affordable rental housine. 14. Financial Provide financial Require a Economic Redevel- Ongoing Assistance for assistance for housing Development opment Displaced relocation of replacement Department Funds; Residents persons displaced plan for all CDBG; by government projects that HOME; activities. result in Section 9 i displacement (OCHA) of residents I I THE CITY OF F.UNTINGTON BEACH GENERAL PLAN 11-HE-1 10 1 0 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-28 HUNTINGTON BEACH 0 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE • HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING(continued) 15. Replacement of Continue to monitor Continue Community General Ongoing Affordable and assure monitoring Development Fund; . Housing. replacement of low- Department; Redevelop- and moderate- Economic ment Set- income housing Development Aside which is Department. demolished or converted. Conservation and replacement of affordable housin . 16. Off-site Multi- Allow developers to Provide 23 Community None Ongoing Family fulfill affordable deed restricted Development necessary Acquisition/ housing units Department Rehabilitation requirements through off-site • acquisition rehabilitation of rental units. Provide 30 year affordability covenants. PROVISION OF ADEQUATE HOUSING SITES: 17. Vacant Land Maintain inventory Review on an Community General Ongoing Inventory of vacant land in ongoing basis Development Fund; City. Expedite Department, CDBG identification of Economic residential Development • opportunities in the Department City. 18. Monitor Changes Monitor changes in Review on an Community General Ongoing in Industrial and industrial and ongoing basis Development Fund Commercial Land commercial land Department; Use uses to assess their Economic • impact on Development residential land use. Reflect changing conditions to adequately respond to current housing needs THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-1 1 I COMMUNITY DEVELOPMENT CHAPTER i HOUSING£L.E.ME.NT TABLE HE-28 HUNTINGTON BEACH - 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE PROVISION OF ADEQUATE HOUSING SITES(Continued): 19. Residential Work with school Review on an Community Department Ongoing Development districts to provide ongoing basis Development Budgets Opportunities on residential Department; School Sites development Department -I opportunities on of Public appropriate surplus Works; school sites. Economic Increase availability Development of sites for Department, residential Community development. Services ' Department I I ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING: 20. Development of Construction of Aid in Economic Redevel- Ongoing Senior Citizen and senior citizen and production of Development opment Low-/Moderate- low/moderate 21 units Department Housing Income Housing income housing. Set-Aside Add to the City's Fund;Tax affordable housing Credits, stock. HUD Section 202. 21. Incentives for Provide incentives Development Community General Ongoing Development of for development of of between Development Fund; Senior Citizen and senior citizen and 5-10 Department: Redevelop- Low/Moderate low/moderate additional Economic ment Set- Income Housing income housing. affordable Development Aside; Increase the supply units Department HOME; of affordable CDBG; housing. HUD ' Section 202- 22. Provide Assist private Continue to Community General Ongoing Consultation and developers in provide Development Fund; Technical Support expanding housing consultation Department; Redevelop- for Affordable opportunities by and technical Economic merit Set- Housing Projects providing support Development Aside; consultation and Department HOME; technical support. CDBG Increase housing choice and supply of affordable housin . THE CITY OF HUNTINGTON BEACH GENERAL PLAN 1I-HE-112 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE • HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING(continued): 23. Solicit Solicit participation Maintain Economic Department Ongoing Participation of of private roster of Development Adminis- • Pnvate Developers developers in interested Department trative in.-affordable affordable housing firms Budget Housing Programs programs. Production of affordable housing- 24. Encourage and Establish contact Continue Economic None Ongoing F3cilitate the with local contacts with Development necessary Development of community local Department; Affordable development community Community Housing corporations and development Development other non-profit corporations Department housing providers and non- to encourage and profits facilitate the • development of affordable housing in the City. Increased housing opportunities for low-and moderate- income households. 25. Tar Exempt Continue to provide Continue to Economic Tax Exempt Ongoing Mortgage tax exempt monitor Development Financing Financing mortgage financing interest rates Department for new multiple- for family housing. opportunities. Increase supply of affordable rental • housine stock. 26. Project Self- This program offers Continue Community CDBG; Ongoing Sufficiency assistance to program Services HOME families through a Department General broad array of Fund; networking private • agencies. Prevent donations; single-parent competitive households from HUD becoming homeless grants. and achieve self- sufficiencv. THE CITY OF HUNTINGTON BEACH GENERAL PLAN I1-HE-113 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE J I ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING(continued): 27. OCHA"Gap" Encourage use of Continue Economic Orange Ongoing Financing for "gap"financing program Development County affordable housing from OCHA for res. Department Housing projects with Authority - affordable housing. Increase supply of affordable housine. 28. Redevelopment Continue to pursue 25 Units Economic CDBG Ongoing Agency Production production of Development Funds; and Replacement affordable housing Department Redevel- Housing Obligations to meet the opment Redevelopment Agency Agency's ongoing funds; production and HOME; replacement State and housing obligations. Federal Increase the supply Housing of affordable rax Credits; housing. others as available 29. Inclusionary Housing Evaluate Adopt Community Department June 30, Ordinance establishment of an ordinance Development Budget 1999. inclusionary Department, housing ordinance Economic Development 30. In-Lieu Fee Program Evaluate an in-lieu Conduct Community Department June 30, for Non-Residential fee establishing an Nexus Study. Development Budget 1999 Development in-lieu fee for non- Establish fee Department; residential program as Economic development appropriate Development THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-1 14 I COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE • HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE REMOVAL OF GOVERNMENTAL CONSTRAINTS: 31. Handicapped Continue to adopt Continually Community None Ongoing Accessibility updates to the State adopt updates Development required • Uniform Building to the State Department and Housing Codes Uniform to reflect current Building and accessibility Housing requirements. More Codes to locational choice for reflect current the physically accessibility handicapped due to requirements increase in supply of suitable rental units. 32. "Fast Track" Evaluate fast track Evaluate Community Department Begin Processing for processing for development Development Budget developing a Affordable Housing affordable housing of a specific Department procedure by • Projects projects.Improve procedure for June 30, economic feasibility fast track 1999. of affordable processing projects. 33. Encourage Develop program to Develop Community General Begin Implementation of encourage Program Development Fund developing SRO Ordinance implementation of Department imple- SRO Ordinance. mentation Increase supply of plan by June affordable housing. 30. 1999- 34. Review General Plan Review General Continue to Community General Ongoing and Zoning Plan,Zoning and review on an Development Fund Subdivision Subdivision ongoing basis Department Ordinance for Ordinance to ensure Consistency with it reflects Housing Housing Element Element policies and programs. Ensure consistency in carrying out the housing program. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-1 15 COMMUNITY DEVELOPMENT CHAPTER I HOUSING ELEMENT TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM Two RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR COAL AGENCY SOURCE OBJECTIVE EQUAL HOUSING OPPORTUNITY: 35. Fair Housing Plan Prepare Fair Continue to Economic CDBG Ongoing Housing Plan which provide fair Develop- identifies housing ment impediments to fair services. Department; housing choice,and Implement Community sets forth actions called Development appropriate actions. for in Plan_ Department 36. Continue to use the All complaints of Continue to Economic CDBG Ongoing services of the Fair discriminatory provide fair Development Housing Council of housing practices housing Department Orange County will be referred to services FHCOC,and they will also provide education and outreach services. Assist residents in efforts to obtain unrestricted access to housing. 37.Fair Housing To affirmatively Adopt a Fair Community CDBG June, 1999 Ordinance further fair Housing Development housing choice. Ordinance and Economic Development departments; Citv Artornev 38. Accessible Housing Continue to Coordinate Economic N/A Ongoing Coordination coordinate with with the Development Davie Macintosh Davie Department Center. Make Macintosh and Davie accessible Center to Macintosh information on maintain a Center locational choice directory of for the physically accessible handicapped. housing for persons with disabilities. THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-116 1 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM TWO RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE EQUAL HOUSING OPPORTUNITY(continued) 39. Rehabilitation Increase Modification Economic CDBG Ongoing Loans and Grants awareness of assistance for Development or Unit grants for unit 2 rental units Department • Modifications to modifications to and 2 owner .accommodate accommodate units. Physically physically Handicapped handicapped. More locational choice for the physically • handicapped due to increase in supply of suitable rental units. 40. Continuum of Participate in Participate in Economic CDBG Ongoing Care-Homeless Regional Strategy the Regional Development assistance to assist the Committee Department homeless. for the Continuum of Care. Allocate CDBG funds to homeless service providers. THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-HE-117 COMMUNITY DEVELOPMENT CHAPTER HOUSING ELEMENT TABLE HE-28 HUNTINGTON BEACH 1989-2000 HOUSING IMPLEMENTATION PROGRAM (continued) PROGRAM Two RESPONSIBLE FUNDING SCHEDULE HOUSING PROGRAM DESCRIPTION/ YEAR GOAL AGENCY SOURCE OBJECTIVE ENERGY CONSERVATION: 41. Review Relevant Review the City's Continue to Community General Ongoing Regulations and zoning and review on Development Fund Policies to Address subdivision ongoing Department Solar Access regulations.EIR basis and site plan review guidelines, and municipal landscaping policies and revise as appropriate to address the issue of solar access. Sustained energy conservation in existing and new w development. 42. Continue to Support Continue to Continue on Community Depart- Ongoing Energy support and assist an ongoing Development ment Conservation in publicizing basis Department Budget Programs Offered energy by the Utilities& conservation Non-profit programs offered Agencies. by the utilities. Improved residential energy efficiency and related reductions in housine costs. QUANTIFIED OBJECTIVES: TOTAL UNITS TO BE CONSTRUCTED: 31 Very Low,0 Low: 115 Moderate;800 Upper TOTAL UNITS TO BE REHABILITATED: 16 Very Low;67 Low Income TOTAL UNITS TO BE CONSERVED: 137 Low(Bond Units): 10 tloderate(First-Time Homebuver) 1 THE CITY OF HUNTINGTON BEACH GENERAL PLAN 11-HE-118 1